$5,995,000
$2M PRICE DROP

1600 Rocky Gap Rd Benton Harbor, MI 49022

Higman Park Neighborhood

Estimated payment $37,018/month

Total Views 30,669
7 Beds
7.5 Baths
6,263 Sq Ft
$957 Price per Sq Ft

Highlights

  • Private Waterfront
  • 17.21 Acre Lot
  • Maid or Guest Quarters
  • In Ground Pool
  • Midcentury Modern Architecture
  • Fireplace in Primary Bedroom

About This Home

Perched along 600+ feet of Lake Michigan's pristine shoreline, and tucked upon 17+ acres of beautifully maintained land, the former H.D. Mendel Residence stands alone in its exceptional design, expansive lake frontage, and meticulous attention to detail. This architectural gem embodies the elegance of Japanese contemporary design, seamlessly blending traditional elements with modern luxury. The estate features seven bedrooms, seven and a half baths, a private guest quarters, and an array of premier amenities—including a tennis court, pool, double seawall, and a tram to the beach. Walls of glass flood the home with natural light, offering breathtaking lake views while maintaining privacy along a secluded tree-lined path. There is simply nothing else like it. Schedule your tour today.

Listing Agent

Liz Roch

@properties Christie's International R.E. License #6506045544 Listed on: 03/06/2025

@properties Christie's International R.E.

Home Details

Home Type

  • Single Family

Est. Annual Taxes

  • $66,175

Year Built

  • Built in 1968

Lot Details

  • 17.21 Acre Lot
  • Private Waterfront
  • 600 Feet of Waterfront
  • Shrub
  • Sprinkler System
  • Wooded Lot

Parking

  • 2 Car Attached Garage
  • Front Facing Garage
  • Garage Door Opener
  • Gravel Driveway

Home Design

  • Midcentury Modern Architecture
  • Slab Foundation

Interior Spaces

  • 6,263 Sq Ft Home
  • 2-Story Property
  • Wet Bar
  • Built-In Desk
  • Bar Fridge
  • Garden Windows
  • Family Room with Fireplace
  • 3 Fireplaces
  • Living Room
  • Dining Room
  • Den with Fireplace
  • Recreation Room
  • Screened Porch
  • Wood Flooring
  • Partial Basement

Kitchen

  • Eat-In Kitchen
  • Double Oven
  • Built-In Gas Oven
  • Range
  • Microwave
  • Dishwasher
  • Kitchen Island

Bedrooms and Bathrooms

  • 7 Bedrooms | 3 Main Level Bedrooms
  • Fireplace in Primary Bedroom
  • En-Suite Bathroom
  • Maid or Guest Quarters

Laundry

  • Laundry Room
  • Laundry on main level
  • Dryer
  • Washer

Outdoor Features

  • In Ground Pool
  • Water Access
  • Property is near a lake
  • Deck
  • Patio

Utilities

  • Forced Air Heating and Cooling System
  • Heating System Uses Propane
  • High Speed Internet

Community Details

  • Electric Vehicle Charging Station

Home Details

Home Type

Single Family

Est. Annual Taxes

$66,175

Year Built

Built in 1968

Lot Details

0

Parking

2

Listing Details

  • Property Sub-Type: Single Family Residence
  • Property Type: Residential
  • New Construction: No
  • ArchitecturalStyle: Mid-Century Modern
  • Stories: 2
  • Year Built: 1968
  • Location Property Info:Property Sub-Type: Single Family Residence
  • OfficeContract Info:List PriceSqFt2: 957.21
  • General Property Info:New Construction2: No
  • General Property Info:Lot Dimensions: irregular
  • General Property Info:Waterfront3: Yes
  • General Property Info:Basement: Yes
  • General Property Info:Total Fin SqFt All Levels: 6263.0
  • General Property Info:Main Level Primary: Yes
  • Tax Info:Annual Property Tax: 66175.0
  • Waterfront Options:Water Access YN: Yes
  • Lot Description:Wooded: Yes
  • Heat Source:Propane: Yes
  • Heat Type:Forced Air: Yes
  • Air Conditioning:Central Air: Yes
  • Appliances Dryer: Yes
  • Appliances Refrigerators: Yes
  • Washers: Yes
  • Landscape:ShrubsHedges: Yes
  • General Property Info:Total Fireplaces: 3.0
  • Substructure:Partial: Yes
  • Sewer:Public: Yes
  • Water:Public2: Yes
  • Waterfront Options:Water Frontage3: 600.0
  • General Property Info:Fireplace: Yes
  • Driveway:Gravel: Yes
  • Substructure:Slab: Yes
  • Appliances Microwave: Yes
  • Landscape:Underground Sprinkler: Yes
  • Utilities Attached:High-Speed Internet: Yes
  • Additional Items:Wet Bar: Yes
  • Additional Items:Guest Quarters: Yes
  • Additional Items:Ensuite: Yes
  • Additional Items:Vehicle Charging Station: Yes
  • General Property Info:SqFt Above Grade: 6263.0
  • Laundry Features Laundry Room: Yes
  • Laundry Features Main Level: Yes
  • General Property Info Garage YN: Yes
  • Flooring:Wood Floor: Yes
  • Architectural Style Mid Century Modern: Yes
  • Remarks Misc: Public Remarks: Perched along 600+ feet of Lake Michigan's pristine shoreline, and tucked upon 17+ acres of beautifully maintained land, the former H.D. Mendel Residence stands alone in its exceptional design, expansive lake frontage, and meticulous attention to detail. This architectural gem embodies the elegance of Japanese contemporary design, seamlessly blending traditional elements with modern luxury. The estate features seven bedrooms, seven and a half baths, a private guest quarters, and an array of premier amenities—including a tennis court, pool, double seawall, and a tram to the beach. Walls of glass flood the home with natural light, offering breathtaking lake views while maintaining privacy along a secluded tree-lined path. There is simply nothing else like it. Schedule your tour today.
  • Remarks Misc: Agent Only Remarks: Proof of funds required. Additional lot 1350 M-63 included - tax id - 11-03-0007-0066-00-8. Taxes do not include this lot. BTA Listing agent must be present and buyers must be accompanied by agent with signed BA. 2 hours notice please. Exterior siding is environmentally friendly Accoya wood and was installed between 2015 & 2017. Fire in fireplaces is virtual BTA functionality. Measurement by Elevate Home media for floor plan, BTA. Does not include sq ft in guest quarters.
  • Special Features: None
  • Property Sub Type: Detached

Interior Features

  • Appliances: Bar Fridge, Built-In Gas Oven, Dishwasher, Double Oven, Dryer, Microwave, Range, Refrigerator, Washer
  • Flooring: Wood
  • Interior Amenities: Garage Door Opener, Guest Quarters, Wet Bar, Center Island, Eat-in Kitchen, Pantry
  • Fireplace Features: Den, Family Room, Primary Bedroom
  • Fireplace: Yes
  • Fireplaces: 3
  • Total Bedrooms: 7
  • Main Level Bedrooms: 3
  • Full Bathrooms: 7
  • Half Bathrooms: 1
  • Total Bathrooms: 8
  • Basement: Partial, Slab
  • LivingArea: 6263.0
  • Window Features: Garden Window
  • General Property Info:Stories2: 2.0
  • Basement Rooms:Total Basement SQFT: 305.0
  • Kitchen Features:Eating Area: Yes
  • Appliances Range: Yes
  • Kitchen Features:Center Island: Yes
  • Kitchen Features Pantry: Yes
  • Appliances Dishwasher: Yes
  • Fireplace:Family: Yes
  • Fireplace:Primary Bedroom: Yes
  • Kitchen Features:Desk Built-In: Yes
  • Kitchen Features:Garden Window: Yes
  • Fireplace:DenStudy: Yes
  • Appliances:Built-In Gas Oven: Yes
  • Appliances:Bar Fridge: Yes
  • Appliances:Double Oven: Yes

Exterior Features

  • Construction Materials: Other
  • Exterior Features: Scrn Porch
  • List Price: 5995000.0
  • Lot Features: Wooded
  • Patio and Porch Features: Deck, Patio
  • Pool Features: In Ground
  • Water Body Name: Lake Michigan
  • Waterfront Features: Lake
  • Waterfront: Yes
  • Access Feat:Accessibility Features2: No
  • Exterior Features:Scrn Porch: Yes
  • Patio and Porch Features:Deck(s): Yes
  • Patio And Porch Features:Patio: Yes
  • Pool:In Ground: Yes

Garage/Parking

  • Attached Garage: Yes
  • Garage Spaces: 2.0
  • Garage: Yes
  • Parking Features: Garage Faces Front, Attached
  • Additional Items:Garage Door Opener: Yes
  • Parking Features Attached2: Yes
  • Parking Features:Garage Faces Front: Yes
  • General Property Info:Garage Spaces: 2.0

Utilities

  • Cooling: Central Air
  • Cooling: Yes
  • Heating: Forced Air
  • Heating: Yes
  • Laundry Features: Laundry Room, Main Level
  • Sewer: Public
  • Utilities: High-Speed Internet
  • Water Source: Public

Association/Amenities

  • Water Fea Amenities:All Sports: Yes
  • Water Fea Amenities:Private Frontage: Yes

Lot Info

  • Lot Size Acres: 17.21
  • Lot Size Area: 17.21
  • Lot Dimensions: irregular
  • Lot Size Sq Ft: 749668.0

Tax Info

  • Tax Annual Amount: 66175.0
  • Tax Year: 2024

Map

Range of Values:

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Value Increase
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Percent Increase
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Adjusted for Inflation
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Home Values in the Area

Source: Public Records

Average Home Value in this Area

Source: Public Records

Tax History

Year Tax Paid Tax Assessment Tax Assessment Total Assessment is a certain percentage of the fair market value that is determined by local assessors to be the total taxable value of land and additions on the property. Land Improvement
2025 $59,254 $1,360,800 $0 $0
2024 $41,966 $1,173,700 $0 $0
2023 $46,868 $1,310,800 $0 $0
2022 $17,719 $678,600 $0 $0
2021 $24,306 $827,800 $610,800 $217,000
2020 $23,947 $887,200 $0 $0
2019 $23,443 $453,400 $276,400 $177,000
2018 $23,115 $453,400 $0 $0
2017 $23,654 $594,400 $0 $0
2016 $23,218 $466,300 $0 $0
2015 $23,149 $462,900 $0 $0
2014 $19,741 $559,600 $0 $0
Source: Public Records

Property History

Date Event Price List to Sale Price per Sq Ft
11/01/2025 11/01/25 Price Changed $5,995,000 -11.8% $957 / Sq Ft
07/23/2025 07/23/25 Price Changed $6,800,000 -6.2% $1,086 / Sq Ft
05/29/2025 05/29/25 Price Changed $7,250,000 -8.8% $1,158 / Sq Ft
03/06/2025 03/06/25 For Sale $7,950,000 -- $1,269 / Sq Ft
Source: MichRIC

Purchase History

Date Type Sale Price Title Company
Warranty Deed -- --
Interfamily Deed Transfer -- --
Deed $100 --
Deed $1,630,000 --
Source: Public Records

Mortgage History

Date Status Loan Amount Loan Type
Previous Owner $785,000 New Conventional
Source: Public Records

Source: MichRIC

MLS Number: 25008286

MichRIC

APN: 11-03-0212-0002-19-0

Michigan Berrien County Benton Harbor 49022 Higman Park

1600 Rocky Gap Rd, Benton Harbor, MI

For Sale

Detached

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MichRIC Information is deemed reliable but not guaranteed.
Copyright 2025 MichRIC, LLC. All rights reserved.

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Liz Roch
Listing Agent
Liz Roch
Section Image
@properties Christie's International R.E.
(269) 309-3665