446 E Buffalo St
New Buffalo, MI 49117
(on 0.60 acres)
Local Information
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Description
Unlock the potential of this exceptional property located in the heart of New Buffalo, offering a unique combination of commercial and residential possibilities! Situated just blocks away from the scenic Lake Michigan shoreline, this expansive lot boasts 60 feet of frontage along Buffalo/US 12, 396 feet of frontage on Wilson Street, and an additional 60 feet along E Merchant.
Zoned General Business District, this versatile parcel is perfect for a wide range of developments, including a thriving business, multifamily housing, or even your dream home with rental opportunities. The high visibility and prime location provide excellent traffic exposure and easy access to local amenities, ensuring your investment will flourish.
Whether you're looking to create a commercial hub, build a modern multifamily property, or design a custom lakeside home, this property offers endless possibilities in one of New Buffalo's most desirable areas. Don't miss the chance to make your vision a reality in this bustling, picturesque community!
Reach out today to explore this incredible opportunity!
Zoned General Business District, this versatile parcel is perfect for a wide range of developments, including a thriving business, multifamily housing, or even your dream home with rental opportunities. The high visibility and prime location provide excellent traffic exposure and easy access to local amenities, ensuring your investment will flourish.
Whether you're looking to create a commercial hub, build a modern multifamily property, or design a custom lakeside home, this property offers endless possibilities in one of New Buffalo's most desirable areas. Don't miss the chance to make your vision a reality in this bustling, picturesque community!
Reach out today to explore this incredible opportunity!
Home Highlights
Parking
No Info
Outdoor
No Info
HOA
None
Price/Sqft
No Info
Listed
180+ days ago
Home Details for 446 E Buffalo St
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MLS Status: Active |
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Appliances & Utilities Utilities: Natural Gas Available, Electricity Available, Cable Available, None |
Gas & Electric Has Electric on Property |
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Frontage Not on Waterfront |
Water & Sewer Sewer: Public Sewer |
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Days on Market: 180+ |
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Property Type / Style Property Type: LandProperty Subtype: Land |
Property Information Parcel Number: 116211500013000 |
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Price List Price: $375,000 |
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Direction & Address City: New Buffalo |
School Information Elementary School: New Buffalo Elementary SchoolJr High / Middle School: New Buffalo Middle SchoolHigh School: New Buffalo Senior High SchoolHigh School District: New Buffalo |
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Listing Agent Listing ID: 25034518 |
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Lot Area: 0.60 acres |
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Listing Terms: Cash, Conventional |
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Mls Number: 25034518 |
Last check for updates: about 11 hours ago
Listing courtesy of Andrew Valaitis, (630) 805-2202
Keller Williams Realty SWM, (269) 469-2911
Source: MichRIC, MLS#25034518
Also Listed on MichRIC, Realcomp II.
Price History for 446 E Buffalo St
| Date | Price | Event | Source |
|---|---|---|---|
| 03/19/2025 | $375,000 | PriceChange | MichRIC #23133057 |
| 03/05/2024 | $425,000 | PriceChange | MichRIC #23133057 |
| 09/07/2023 | $465,000 | Listed For Sale | MichRIC #23133057 |
| 07/01/2021 | ListingRemoved | BHHS Chicago | |
| 04/02/2019 | $237,500 | Listed For Sale | Agent Provided |
| 01/01/2019 | $207,500 | ListingRemoved | Agent Provided |
| 03/01/2018 | $207,500 | PriceChange | Agent Provided |
| 02/04/2017 | $192,500 | Listed For Sale | Agent Provided |
| 05/28/2015 | $185,000 | ListingRemoved | Agent Provided |
| 06/14/2014 | $185,000 | Listed For Sale | Agent Provided |
| 02/16/2014 | $185,000 | ListingRemoved | Agent Provided |
| 02/14/2014 | $185,000 | Listed For Sale | Agent Provided |
| 01/02/2014 | $185,000 | ListingRemoved | Agent Provided |
| 03/26/2012 | $185,000 | PriceChange | Agent Provided |
| 05/26/2011 | $213,000 | Listed For Sale | Agent Provided |
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Property Tax and Assessment
| Year | 2025 |
|---|---|
| Tax | $1,222 |
| Assessment | $99,000 |
Home facts updated by county records
Comparable Sales for 446 E Buffalo St
Address | Distance | Property Type | Sold Price | Sold Date | Bed | Bath | Sqft |
|---|---|---|---|---|---|---|---|
0.16 | Lot/Land | $116,500 | 05/04/26 | - | - | ||
0.54 | Lot/Land | $463,500 | 09/12/25 | - | - | ||
0.57 | Lot/Land | $60,000 | 05/29/25 | - | - | ||
0.57 | Lot/Land | $60,000 | 05/29/25 | - | - | ||
0.74 | Lot/Land | $83,500 | 08/13/25 | - | - | ||
0.77 | Lot/Land | $87,000 | 05/30/25 | - | - | ||
0.56 | Lot/Land | $22,000 | 06/27/25 | - | - | ||
0.61 | Lot/Land | $28,000 | 04/10/26 | - | - |
Assigned Schools
These are the assigned schools for 446 E Buffalo St.
- New Buffalo Middle School
- 6-8
- Public
- 139 Students
9/10GreatSchools RatingParent Rating AverageMy son had some academic difficulties early in his sixth grade year. The school called me with a sort of action plan, we worked together, and by the end of the year he was invited to join the National Honor Society. He is in seventh grade and is excited about school. The Smart Lab is the best!Parent Review15y ago - New Buffalo Senior High School
- 9-12
- Public
- 172 Students
7/10GreatSchools RatingParent Rating AverageThere is nothing done leadership-wise, classes are mostly useless there's no help from most teachers.Student Review3y ago - New Buffalo Elementary School
- PK-5
- Public
- 203 Students
8/10GreatSchools RatingParent Rating AverageThe district and school rely heavily on technology. This can be a good thing, right? Well, not so much when it is the anchor of provided education. In our experience, very little teacher led instruction happens. Restorative justice does not seem to be utilized and if your child is different in any way, shape or form, they will know it and will not be supported by staff, administration nor the school board.Parent Review3y ago 
Check out schools near 446 E Buffalo St.
What Locals Say about New Buffalo
At least 33 Trulia users voted on each feature.
94 % Say it's quiet
92 % Say people would walk alone at night
83 % Say car is needed
82 % Say it's dog friendly
79 % Say yards are well-kept
77 % Say there's holiday spirit
72 % Say they plan to stay for at least 5 years
71 % Say parking is easy
67 % Say there's wildlife
61 % Say kids play outside
61 % Say streets are well-lit
55 % Say it's walkable to grocery stores
50 % Say neighbors are friendly
48 % Say it's walkable to restaurants
44 % Say there are sidewalks
38 % Say there are community events
Learn more about our methodology.
LGBTQ Local Legal Protections
LGBTQ Local Legal Protections
Andrew Valaitis, Keller Williams Realty SWM, (269) 469-2911
Agent Phone: (630) 805-2202
Information is deemed reliable but not guaranteed.
Copyright 2026 MichRIC, LLC. All rights reserved.
446 E Buffalo St, New Buffalo, MI 49117 is a lot/land. This property is currently available for sale and was listed by MichRIC on Jul 14, 2025. The MLS # for this home is MLS# 25034518.