About Isabella County — Land For Sale

In the heart of Mid‑Michigan, Isabella County blends small‑town living with a university vibe from Mount Pleasant and the Chippewa River winding through town. Union Township, Shepherd and Rosebush anchor surrounding communities, while county parks—Deerfield Nature Park, Herrick Recreation Area and Meridian Park—offer quick trailheads, launches and beaches.

Land & Lifestyle at a Glance

Hunting & Recreation — Classic edge habitat: oak/maple uplands and aspen regen meet cattail marsh and lowland cedar along the Chippewa and its creeks. Whitetails and turkey are steady; small‑game and waterfowl round things out. Public access is solid via county parks, city greenways and river launches.

Waterfront & Lakes/Rivers — Parcels range from small inland lakes and ponds to riverfront on the Chippewa. Expect firm sand/gravel in many stretches with softer marl/muck in back bays. Know floodplain on river lots and ordinary high‑water setbacks on lakes; confirm local wake/no‑wake rules.

Farm & Tillable — Productive loams and sandy loams dominate uplands; heavier clays sit in drain bottoms. Ask for tile maps, outlet capacity and all‑season field entrances (culverts/base) for modern equipment.

Timber & Habitat — Uplands carry oak, maple and beech; cedar/spruce/tamarack in drains. Many tracts show light/select cuts—room for trails, TSI and tucked plots along upland edges.

Cabin/Residential — Year‑round county roads are the norm; private lanes pop up near lakes and the river corridor. Power is typically at the road; natural gas/fiber strongest near Mount Pleasant/Union Township. Most townships allow homes/cabins with well/septic after a passing perc—verify zoning and driveway/ROW permits.

Public Land & Nearby Recreation

• Deerfield Nature Park — Chippewa River access, swinging bridges, disc golf and miles of wooded trails.

• Herrick Recreation Area — Campground, swim beach, fishing piers and no‑wake lake.

• Meridian Park — River access, trails and picnic areas minutes from town.

• City of Mount Pleasant Parks & Paths — Chipp‑A‑Waters, Island Park and the GKB Riverwalk along the Chippewa through downtown.

• Chippewa River Water Trail — Signed put‑ins/take‑outs for family‑friendly paddling and fishing access.

Prefer privacy with more to roam? Parcels abutting parkland or buffered by large ag fields do come up—ask about current availability.

Local Tips from a Michigan Land Specialist

• Perc & soils: Upland sands/loams usually pass; muck/peat near marsh edges may need engineered systems—order a current perc.
• Frontage quality: On lake parcels, confirm bottom type (sand vs. marl/muck), wake/no‑wake zones and setbacks; on the Chippewa, verify floodplain and bank stability.
• Tillable details: Request tile maps and outlet capacity; size entrances for semis and grain carts.
• Timber access: Stabilize wet crossings with geotextile and culverts; loop trails help you hunt the wind without bumping bedding cover.
• Utilities/internet: Electric/natural gas common near towns; fiber/cable strongest around Mount Pleasant and major corridors.

FAQs — Isabella County

What makes land for sale in Isabella County, Michigan appealing? A river‑centered park network, productive soils and quick US‑127/M‑20 access fit cabins, year‑round homes and mixed‑use tracts.

Is rural acreage “buildable”? Generally yes with township approval and a passing perc for septic. Expect driveway/culvert permits and shoreline/floodplain considerations on water parcels.

Where can I launch a boat or paddle? County and city sites along the Chippewa River, plus launches and beaches at Herrick Recreation Area.

What parcel sizes are typical? 10–20 acre starters, 40–80 acre hunting pieces, larger 80–160 acre farm/timber tracts, and select river/lakefront lots.

Can I get reliable internet? Strongest near city/village centers and along US‑127/M‑20; remote pockets rely on fixed‑wireless or satellite.

Talk to a Michigan Land Specialist — contact us

Helpful resources: Michigan DNR hunting rules & regulations • MSU Extension Home Soil Test kit • Isabella County Community Development — permits/zoning • Isabella County Road Commission — permits