2524 Bluff St, Niles, MI 49120 Property Records

Berrien County property record for 2524 Bluff St, Niles, MI 49120

Property Summary

Property Type	Single Family Home
Details	2 bd · 2 ba · 1,533 sqft · built 1985
Lot Size	2.79 acres (121,532 sqft)
Owner	Individual Name on Record
Last Sale	$262,000 (May 2026)
Tax Bill	$2,138 (2025)
Deeds & Mortgages	Oct 2014 Line of Credit May 2026 Sale & Mortgage + 1 more
Flood Zone	Zone A (high risk)
APN	`14-4940-0001-02-9`

Property Details

APN / Parcel Number

Primary APN	`14-4940-0001-02-9`
Alternative APN	`11-14-4940-0001-02-9`

Interior

Bedrooms	2 Beds
Full Baths	2 Baths
Stories	1 Story
Building Area	1,533 sqft Living Area
1st Floor Area	1,533 sqft

Exterior

Year Built	Built 1985
Effective Year Built	Effective 1985
Architectural Style	Raised Ranch
Lot Area	121,532 sqft (2.79 acres)
Lot Dimensions	157 ft deep x 700 ft wide
Garage Area	484 sqft
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Cooling System	HVAC
Heating System	Forced Air with A/C

Location & Zoning

Street Address	2524 BLUFF ST
City	NILES
State	MI
Zip	49120-1118
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	R-1A
Legal Description	LOTS 1, 2, & 3 MC COY'S HEIGHTS ALSO PT OF SEC 14 T7S R17W COM AT WLY COR LOT 4 MC COY'S HEIGHTS TH N46DEG23'E 120' TH S43DEG37'E 100' TH N46DEG23'E 80' TH N43DEG37'W 100' TH N46DEG23'E 146' TH N11DEG52'E 90.1' TO RIVER TH SW ON RIVER TO A POINT N71D
Legal Range	17W
Legal Township	07S
Legal Section	14
Legal Subdivision	MCCOYS HEIGHTS
Legal Lot Number	1-4
Legal Unit	1,4
Jurisdiction	BERRIEN MI
Township / Civil Division	NILES
Census Block Group	2
Census Block	2002
Census Tract	20500

Owner

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

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	Individual Name on Record
Mailing Address	2524 BLUFF ST, NILES, MI 49120-1118
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Joint Tenants

Deeds, Mortgages & Sale History

Date	Document
Oct 2, 2014	Deed of Trust, Mortgage · Line of Credit THE HUNTINGTON NATIONAL BANK
May 19, 2026	Personal Representative Deed, Transfer · Conventional Mortgage CROSSCOUNTRY MORTGAGE
May 19, 2026	Personal Representative Deed, Transfer · Conventional Mortgage CROSSCOUNTRY MORTGAGE

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	May 19, 2026 · Amount on Record
Deed Sale	May 19, 2026 · Amount on Record
Deed Document Number	2026461197
Deed Book / Page	3477 / 3523
Prior Transfer Date	May 17, 2004
Prior Transfer Doc	2512000473
Record Updated	Oct 29, 2026

October 2014: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	BERRIEN MI
Property Address	2524 BLUFF ST, NILES, MI 49120-1118
Transaction Type	Mortgage
Record Updated	Jun 23, 2026

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	03083/1995
Date	Oct 2, 2014
Book Page	3083/1995

Lender

Name	THE HUNTINGTON NATIONAL BANK
Type	Bank
Address	COLUMBUS, OH 43229

Agreement

Type	Line of Credit
Amount	Amount Recorded
Term	359 Months
Due	Sep 5, 2044

May 2026: Personal Representative Deed, Transfer

Document Type	Personal Representative Deed
Jurisdiction	BERRIEN MI
Recording Date	May 19, 2026
Property Address	2524 BLUFF ST, NILES, MI 49120-1118
Document Number	0000461197
Book / Page	3477 / 3523
Instrument Date	May 18, 2026
Instrument	2026461197
Transaction Type	Transfer
Record Updated	Jun 16, 2026
Title Company	MERIDIAN TITLE

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$198,465.00
Amount Accuracy	Calculated from Transfer Tax
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	2524 BLUFF ST, NILES, MI 49120-1118
Investor	Possibly a Property Investor

Mortgage

Document Number	0000461198,
Date	May 19, 2026
Instrument	2026461198

Lender

Name	CROSSCOUNTRY MORTGAGE

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Jun 1, 2056

Interest

Rate Type	Fixed Rate
Rate	6.46%
Initial Type	Fixed Rate
Max Rate	-1%

May 2026: Personal Representative Deed, Transfer

Document Type	Personal Representative Deed
Jurisdiction	BERRIEN MI
Recording Date	May 19, 2026
Property Address	2524 BLUFF ST, NILES, MI 49120-1118
Document Number	03477/3523
Book / Page	3477 / 3523
Instrument Date	May 18, 2026
Instrument	2026461197
Transaction Type	Transfer
Record Updated	Aug 27, 2026
Title Company	MERIDIAN TITLE

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$198,465.00
Amount Accuracy	Calculated from Transfer Tax
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	2524 BLUFF ST, NILES, MI 49120-1118
Investor	Possibly a Property Investor

Mortgage

Document Number	0000461198,
Date	May 19, 2026
Instrument	2026461198

Lender

Name	CROSSCOUNTRY MORTGAGE

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Jun 1, 2056

Interest

Rate Type	Fixed Rate
Initial Type	Fixed Rate
Max Rate	-1%

Tax Assessment & Valuation

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		$131,400 (+8.33%)	$262,800 (+8.33%)
2025	$2,138.00 (+2.39%) Homeowner's exemption	$121,300 (+35.99%)	$242,600 (+35.99%)
2024	$2,088.00 (+10.65%)
2023		$89,200	$178,400
2022	$1,887.00

Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.

Flood

Source: FEMA National Flood Hazard Layer, effective September 10, 2024 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone A high risk
100-Year Floodplain	Yes 1% annual chance
Floodway	No
Base Flood Elevation	Not determined for this zone
Flood Insurance Requirement	Required federally backed loans
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

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

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