Berrien County property record for 2426 Bluff St, Niles, MI 49120
| Property Type | Single Family Home |
|---|---|
| Details | 2 bd · 1.5 ba · 2,067 sqft · built 1961 |
| Lot Size | 0.527 acres (22,956 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $138,900 (Jul 2002) |
| Tax Bill | $2,466 (2025) |
| Deeds & Mortgages | Dec 2025 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 14-3120-0013-01-8 |
| Primary APN | 14-3120-0013-01-8 |
|---|---|
| Alternative APN |
|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 2,067 sqft Living Area |
| 1st Floor Area | 2,067 sqft |
| Basement Area | 2,067 sqft |
| Unfinished Basement | 2,067 sqft |
| Year Built | Built 1961 |
|---|---|
| Effective Year Built | Effective 1961 |
| Architectural Style | Raised Ranch |
| Lot Area | 22,956 sqft (0.527 acres) |
| Lot Dimensions | 153 ft deep x 150 ft wide |
| Garage Area | 480 sqft |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | HVAC |
|---|---|
| Heating System | Forced Air with A/C |
| Street Address | 2426 BLUFF ST |
|---|---|
| City | NILES |
| State | MI |
| Zip | 49120-1116 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | R-1A |
| Legal Description | LOTS 13 & 14 HIGHLAND PARK |
| Legal Subdivision | ND PARK |
| Legal Lot Number | 13-14 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | NILES |
| Census Block Group | 2 |
| Census Block | 2002 |
| Census Tract | 20500 |
2426 Bluff St is owned and occupied by two individuals who acquired it in November 2025.
Source: Berrien County records, as of September 28, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 2426 BLUFF ST, NILES, MI 49120-1116 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Life Estate |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Jul 16, 2002 · Amount on File |
| Deed Sale | Jul 16, 2002 · Amount on File |
| Prior Sale | May 9, 1981 · Amount on File |
| Deed Book / Page | 2274 / 870 |
| Last Transfer Date | Nov 24, 2025 |
| Transfer Doc | 003466/753 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | BERRIEN MI |
| Recording Date | Dec 8, 2025 |
| Property Address | 2426 BLUFF ST, NILES, MI 49120-1116 |
| Document Number | 003466/753 |
| Book / Page | 3466 / 753 |
| Map Reference | VOL 13 PG 36 |
| Instrument Date | Nov 24, 2025 |
| Instrument | 2025447693 |
| Transaction Type | Transfer |
| Record Updated | Dec 31, 2025 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Tenants by the Entirety |
| Address | 2426 BLUFF ST, NILES, MI 49120-1116 |
The 2025 property tax bill for 2426 Bluff St was $2,466 with a homeowner's exemption, up 2.5% from the year before.
Source: Berrien County assessment roll, as of September 28, 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | Berrien County |
| County Subdivision | Niles Township |
| Unified School District | Niles Community School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $155,200 (+14.12%) | $310,400 (+14.12%) | |
| 2025 | $2,466.00 (+2.49%) Homeowner's exemption | $136,000 | $272,000 |
| 2024 | $2,406.00 | ||
| 2023 | $98,800 | $197,600 | |
| 2022 | $2,177.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 2426 Bluff St in Zone X, an area of minimal flood risk, within 100 ft of a high-risk flood zone.
Source: FEMA National Flood Hazard Layer, effective September 10, 2024 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Nearest Special Flood Hazard Area | Zone A, within 100 ft |
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Policies | 2 in force |
| Nearby Flood Claims | 7 (2008–2018) |
| Most Recent Claim | Feb 2018 · river or lake flooding |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
Wildfire risk around 2426 Bluff St is low, with less than 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 95% of the US · lower than 89% of Michigan |
|---|---|
| Wildfire Likelihood | Under 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: FCC Broadband Data Collection, based on 24 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 1,200 / 35 |
| Verizon Fixed Wireless | 300 / 20 |
| Mercury Fiber Fixed Wireless | 150 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
5G (outdoors only) and 4G LTE
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