Charlevoix County property record for 2650 Nelson Ave, Boyne Falls, MI 49713
| Property Type | Single Family Home |
|---|---|
| Lot Size | 0.3 acres (13,068 sqft) |
| Owner | Individual Name on File |
| Tax Bill | $818 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 041-016-007-00 |
| Primary APN | 041-016-007-00 |
|---|
| Lot Area | 13,068 sqft (0.3 acres) |
|---|
| Cooling System | HVAC |
|---|---|
| Heating System | Forced Air with A/C |
| Street Address | 2650 NELSON AVE |
|---|---|
| City | BOYNE FALLS |
| State | MI |
| Zip | 49713-9627 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | COM ON SEC LI BTWN SECS 15 & 16 T32N R5W AT ST 688.45 FT S OF 1/4 POST & 33 FT W FOR POB TH W 132 FT TH S 80 FT TH E 132 FT T |
| Legal Range | 05W |
| Legal Township | 32N |
| Legal Section | 15 |
| Jurisdiction | CHARLEVOIX MI |
| Township / Civil Division | BOYNE VALLEY |
| Census Block Group | 1 |
| Census Block | 1012 |
| Census Tract | 1200 |
2650 Nelson Ave is owned and occupied by an individual.
Source: Charlevoix County records, as of June 18, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 2650 NELSON AVE, BOYNE FALLS, MI 49713-9627 |
| 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 |
|---|---|
| Record Updated | Sep 20, 2026 |
The 2025 property tax bill for 2650 Nelson Ave was $818 with a homeowner's exemption, up 51.5% from the year before.
Source: Charlevoix County assessment roll, as of June 18, 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | Charlevoix County |
| County Subdivision | Boyne Valley Township |
| Municipality | Boyne Falls Village |
| Unified School District | Boyne Falls Public School District (KG - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $69,800 (+1.16%) | $139,600 (+1.16%) | |
| 2025 | $818.00 (+51.48%) Homeowner's exemption | $69,000 | $138,000 |
| 2024 | $540.00 | ||
| 2023 | $45,500 | $91,000 | |
| 2022 | $245.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 2650 Nelson Ave in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective September 15, 2022
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| 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 2650 Nelson Ave is low, with a 0.02% 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 | 0.02% annual chance |
| Exposure | Direct burnable vegetation |
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 BOYNE FALLS serves 370 people · EPA ID MI0000810 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | May 2025 |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None 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 127 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
May also be available: T-Mobile.
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