Berrien County property record for 262 Higgins St, Niles, MI 49120
| Property Type | Single Family Home |
|---|---|
| Details | 2 bd · 2 ba · 1,532 sqft · built 1986 |
| Lot Size | 0.92 acres (40,075 sqft) |
| Owner | Individual Name on File |
| Last Sale | $92,000 (May 2004) |
| Tax Bill | $1,836 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 14-0114-0010-15-8 |
| Primary APN | 14-0114-0010-15-8 |
|---|---|
| Alternative APN |
|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,532 sqft Living Area |
| 1st Floor Area | 1,004 sqft |
| Basement Area | 528 sqft |
| Unfinished Basement | 528 sqft |
| Year Built | Built 1986 |
|---|---|
| Effective Year Built | Effective 1986 |
| Architectural Style | Raised Ranch |
| Lot Area | 40,075 sqft (0.92 acres) |
| Lot Dimensions | 433 ft deep x 92.5 ft wide |
| Garage Area | 440 sqft |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | HVAC |
|---|---|
| Heating System | Forced Air with A/C |
| Street Address | 262 HIGGINS ST |
|---|---|
| City | NILES |
| State | MI |
| Zip | 49120-4103 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | R-1B |
| Legal Description | COM 2366.5'S & 708'S88DEG43'W OF N1/4 PST SEC 14 T8S R17W TH S 433' TH S88DEG43'W 92.5'TH N 433'TH N88DEG43'E 92.07'TO POB |
| Legal Range | 17W |
| Legal Township | 08S |
| Legal Section | 14 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | NILES |
| Census Block Group | 1 |
| Census Block | 1006 |
| Census Tract | 21100 |
262 Higgins St is owned and occupied by an individual who bought it in May 2004.
Source: Berrien County records, as of September 28, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 262 HIGGINS ST, NILES, MI 49120-4103 |
| 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.
| Deed Names | Name on Deed |
|---|---|
| Last Sale | May 10, 2004 · Amount on File |
| Deed Sale | May 10, 2004 · Amount on File |
| Prior Sale | Nov 17, 2003 · Amount on File |
| Deed Book / Page | 2505 / 1665 |
| Prior Transfer Date | Oct 30, 2003 |
| Prior Transfer Doc | 2453000240 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 262 Higgins St was $1,836 with a homeowner's exemption, up 2.4% 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 | Brandywine Community Schools (KG - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $102,200 (+10.13%) | $204,400 (+10.13%) | |
| 2025 | $1,836.00 (+2.4%) Homeowner's exemption | $92,800 | $185,600 |
| 2024 | $1,793.00 | ||
| 2023 | $89,000 | $178,000 | |
| 2022 | $1,623.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 262 Higgins St in Zone X, an area of minimal flood risk, though there have been 2 flood claims nearby since 1981.
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 |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Policies | 5 in force |
| Nearby Flood Claims | 2 (1981–2016) |
| Most Recent Claim | Aug 2016 |
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 262 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: FCC Broadband Data Collection, based on 101 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 |
| T-Mobile Fixed Wireless | 100 / 20 |
| AT&T Fixed Wireless · DSL in parts of the area | 100 / 20 |
May also be available: Midwest Energy & Communications.
Search by:
By searching, you agree to: Terms • Privacy • Disclosures