Shiawassee County property record for 103 S Higgins St, Bancroft, MI 48414
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1 ba · 1,216 sqft · built 1890 |
| Lot Size | 0.289 acres (12,620 sqft) |
| Owner | Individual Name on File |
| Tax Bill | $735 (2025) |
| Deeds & Mortgages | Jan 2024 Mortgage Aug 2022 Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 011-68-003-010 |
| Primary APN | 011-68-003-010 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1 Bath |
| Building Area | 1,216 sqft Living Area |
| 1st Floor Area | 698 sqft |
| Year Built | Built 1890 |
|---|---|
| Effective Year Built | Effective 1890 |
| Lot Area | 12,620 sqft (0.289 acres) |
| Garage Area | 320 sqft |
| Heating System | Forced Air with A/C |
|---|
| Street Address | 103 S HIGGINS ST |
|---|---|
| City | BANCROFT |
| State | MI |
| Zip | 48414-9495 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | NG PHILLIP'S 2ND ADD BANCROFT LOTS 10 & 11 & W 12 OF LOT 3 BLK 3 |
| Legal Subdivision | NG PHILLIPS 2ND ADD |
| Legal Block | 3 |
| Legal Lot Number | 10-11,3 |
| Jurisdiction | SHIAWASSEE MI |
| Township / Civil Division | SHIAWASSEE |
| Census Block Group | 3 |
| Census Block | 3038 |
| Census Tract | 31302 |
103 S Higgins St is owned and occupied by an individual who acquired it in December 2024.
Source: Shiawassee County records, as of October 20, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 103 S HIGGINS ST, BANCROFT, MI 48414-9495 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Date | Document |
|---|---|
| Jan 11, 2024 | Deed of Trust, Mortgage · Conventional Mortgage ROYAL UNITED MORTGAGE LLC |
| Aug 18, 2022 | Intrafamily Transfer, Transfer · Conventional Mortgage ROYAL UNITED MORTGAGE LLC |
| Deed Names | Name on Deed |
|---|---|
| Last Transfer Date | Dec 10, 2024 |
| Transfer Doc | 0013220844 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | SHIAWASSEE MI |
| Property Address | 103 S HIGGINS ST, BANCROFT, MI 48414-9495 |
| Transaction Type | Mortgage |
| Record Updated | Jan 24, 2024 |
| Name | Verified Name |
|---|---|
| Address | 103 S HIGGINS ST, BANCROFT, MI 48414-9495 |
| Investor | Possibly a Property Investor |
| Document Number | 0013130519 |
|---|---|
| Date | Jan 11, 2024 |
| Book Page | 1313/519 |
| Instrument | 3377749 |
| Name | ROYAL UNITED MORTGAGE LLC |
|---|---|
| Type | Mortgage Company |
| Address | 7999 KNUE RD STE 300, INDIANAPOLIS, IN 46250 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 355 Months |
| Due | Aug 1, 2053 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | SHIAWASSEE MI |
| Recording Date | Aug 18, 2022 |
| Property Address | 103 S HIGGINS ST, BANCROFT, MI 48414-9495 |
| Document Number | 0012990664 |
| Book / Page | 1299 / 664 |
| Instrument Date | Aug 8, 2022 |
| Instrument | 3363623 |
| Transaction Type | Transfer |
| Record Updated | Dec 13, 2022 |
| Title Company | NATIONS LENDING SERVICES |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 103 S HIGGINS ST, BANCROFT, MI 48414-9495 |
| Name | Verified Name |
|---|---|
| Address | 103 S HIGGINS ST, BANCROFT, MI 48414-9495 |
| Investor | Possibly a Property Investor |
| Document Number | 0003363624 |
|---|---|
| Date | Aug 18, 2022 |
| Instrument | 3363624 |
| Name | ROYAL UNITED MORTGAGE LLC |
|---|---|
| Type | Mortgage Company |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 180 Months |
| Due | Aug 1, 2037 |
The 2025 property tax bill for 103 S Higgins St was $735 with a homeowner's exemption, up 2.7% from the year before.
Source: Shiawassee County assessment roll, as of July 16, 2026
| Type | Name |
|---|---|
| State | Michigan |
| Municipality | Bancroft Village |
| County | Shiawassee County |
| County Subdivision | Shiawassee Township |
| Unified School District | Durand Area Schools (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $47,700 (-0.21%) | $95,400 (-0.21%) | |
| 2025 | $735.00 (+2.65%) Homeowner's exemption | $47,800 | $95,600 |
| 2024 | $716.00 (+17.96%) | ||
| 2023 | $607.00 Homeowner's exemption | $45,300 | $90,600 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 103 S Higgins St in Zone X, an area of minimal flood risk, within 500 ft of a high-risk flood zone.
Source: FEMA National Flood Hazard Layer, effective April 12, 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Nearest Special Flood Hazard Area | Zone A, within 500 ft |
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
Wildfire risk around 103 S Higgins St is low, with a 0.01% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 80% of the US · above 51% of Michigan |
|---|---|
| Wildfire Likelihood | 0.01% annual chance |
| Exposure | None beyond ember reach |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | VILLAGE OF BANCROFT serves 616 people · EPA ID MI0000370 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Jan 2025 |
| Lead | Under 1 ppb (2022–2024) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | Lead service line inventory Oct 2024 |
| Monitoring and Reporting | 4 last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes. The service area is an EPA estimate; the actual supplier may differ.
Source: FCC Broadband Data Collection, based on 116 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
May also be available: DayStarr, Verizon.
5G (outdoors only) and 4G LTE
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