2509 Bluff St, Niles, MI 49120 Property Records

Berrien County property record for 2509 Bluff St, Niles, MI 49120

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 988 sqft · built 1991
Lot Size	0.28 acres (12,197 sqft)
Owner	Individual Name on File
Last Sale	$58,900 (Feb 2016)
Tax Bill	$1,660 (2025)
Deeds & Mortgages	Oct 2019 Line of Credit Jan 2021 Transfer
Flood Zone	Zone X (minimal risk)
APN	`14-4940-0007-03-5`

Property Details

APN / Parcel Number

Primary APN	`14-4940-0007-03-5`
Alternative APN	`11-14-4940-0007-03-5`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Stories	1 Story
Building Area	988 sqft Living Area
1st Floor Area	988 sqft

Exterior

Year Built	Built 1991
Effective Year Built	Effective 1991
Architectural Style	Raised Ranch
Lot Area	12,197 sqft (0.28 acres)
Lot Dimensions	127 ft deep x 153 ft wide
Garage Area	320 sqft
Parking Spaces	1 Parking Space

Utilities, Heating & Cooling

Cooling System	HVAC
Heating System	Forced Air with A/C

Location & Zoning

Street Address	2509 BLUFF ST
City	NILES
State	MI
Zip	49120-1117
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	R-1A
Legal Description	PT OF LOTS 7,8 & 9 MC COY'S HEIGHTS COM AT SW COR LOT 7 TH N46 DEG23'E 153'TH S43DEG37'E 98.02'TH S46DEG23'W 20.08'TH S10DEG25'W 50 FT TH N79DEG35'W 157.4'TO POB PER SUR 1445/563
Legal Subdivision	MCCOYS HEIGHTS
Legal Lot Number	7-9
Legal Unit	7,7
Jurisdiction	BERRIEN MI
Township / Civil Division	NILES
Census Block Group	2
Census Block	2005
Census Tract	20500

Owner

2509 Bluff St is owned and occupied by an individual who acquired it in January 2021.

Source: Berrien County records, as of September 28, 2026

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Owner of Record	Individual Name on File
Mailing Address	2509 BLUFF ST, NILES, MI 49120-1117
Occupancy	Owner Occupied
Owner Type	Individual

Deeds, Mortgages & Sale History

Date	Document
Oct 10, 2019	Deed of Trust, Mortgage · Line of Credit UNITED FCU
Jan 13, 2021	Intrafamily Transfer, Transfer

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Feb 17, 2016 · Amount on File
Deed Sale	Feb 17, 2016 · Amount on File
Prior Sale	Aug 4, 2006 · Amount on File
Deed Book / Page	3128 / 555
Last Transfer Date	Jan 8, 2021
Transfer Doc	03308/3031
Record Updated	Oct 29, 2026

October 2019: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	BERRIEN MI
Property Address	2509 BLUFF ST, NILES, MI 49120-1117
Transaction Type	Mortgage
Record Updated	Nov 9, 2023

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	03252/1932
Date	Oct 10, 2019
Book Page	3252/1932

Lender

Name	UNITED FCU
Type	Credit Union
Address	SAINT JOSEPH, MI 49085

Agreement

Type	Line of Credit
Amount	Amount on Record
Term	119 Months
Due	Sep 25, 2029

Interest

Rate Type	Adjustable Rate
Change Frequency	Monthly

January 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	BERRIEN MI
Recording Date	Jan 13, 2021
Property Address	2509 BLUFF ST, NILES, MI 49120-1117
Document Number	03308/3031
Book / Page	3308 / 3031
Instrument Date	Jan 8, 2021
Transaction Type	Transfer
Record Updated	Nov 9, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants with Right of Survivorship
Address	2509 BLUFF ST, NILES, MI 49120-1117

Tax Assessment & Valuation

The 2025 property tax bill for 2509 Bluff St was $1,660 with a homeowner's exemption, up 2.2% from the year before.

Source: Berrien County assessment roll, as of September 28, 2026

Property Jurisdictions

Type	Name
State	Michigan
County	Berrien County
County Subdivision	Niles Township
Unified School District	Niles Community School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026		$76,400 (+13.02%)	$152,800 (+13.02%)
2025	$1,660.00 (+2.22%) Homeowner's exemption	$67,600	$135,200
2024	$1,624.00
2023		$63,400	$126,800
2022	$1,465.00

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

FEMA maps place 2509 Bluff 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 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 500 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

Wildfire risk around 2509 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.

Internet Providers

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

Cell Coverage

5G (outdoors only) and 4G LTE

Nearby Properties on Bluff St

Nearby Streets

Search Property Records by Address or Parcel Number

Search by:

By searching, you agree to: Terms • Privacy • Disclosures