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Single Family ResidenceResidential
$272,288$203 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 90How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $20,000 on Feb 12, 2021

1265 W HIGGINS LAKE DR

ROSCOMMON, MI 48653
3
Beds
2.5
Baths
1,344 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
1.78 ac
Lot SizeThe size of the land the home sits on, from county records.
1982
Year BuiltThe year the home was originally built, according to county records.

Valuation

$272K
$245K low$300K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$20,000 · Feb 12, 2021
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$272,288
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$217,830

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,945 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$116,400 (2026)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$113,200
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$232,800

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.25
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
24
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
46
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
56
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
2
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Ranch
CountyROSCOMMON
Lot (acres)The size of the land the home sits on, from county records.1.78
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(2)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
Roscommon High SchoolB-
High · Grades 7–12 · 5.8 mi
M
Roscommon Middle SchoolA-
Middle · Grades 5–7 · 6.1 mi
E
Roscommon Elementary SchoolB-
Elementary · Grades PK–4 · 6.4 mi

District: Gerrish-Higgins School District

Neighborhood · ZIP 48653These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.118
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.91
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.8

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.46%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.16%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.9.7%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.7%
PopulationHow many people live in this area.8,693
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.36 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$67,129
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$91,277
Average tempThe average temperature here across a full year.43°F
Annual precipHow much rain and melted snow falls here in a typical year.31 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.50%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

1265 W Higgins Lake Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 69% of homes in Roscommon County
  • Has a bigger lot than 87% of homes in Roscommon County

What homes are worth in Roscommon 48653

Each bar is how many homes fall in that price range. The marker is this home.

This home
$45K$1.2M

This home is worth more than 67% of homes in Roscommon 48653.

How it measures up in Roscommon 48653

The dot is this home. The mark in the middle is the typical home in Roscommon 48653.

Estimated value$272,288
CheaperTypical $206,644Pricier

Pricier than 67% of homes nearby

Price per ft²$203
CheaperTypical $184Pricier

Pricier than 61% of homes nearby

Living area1,344 ft²
SmallerTypical 1,191 ft²Bigger

Bigger than 61% of homes nearby

Lot size1.78 ac
SmallerTypical 0.5 acBigger

Bigger than 77% of homes nearby

Year built1982
OlderTypical 1977Newer

Newer than 58% of homes nearby

How 1265 W Higgins Lake Dr ranks against every home in each area.
MeasureThis homeRoscommon 48653Roscommon County
Estimated valuepricier than$272,28867% of homes69% of homes
Price per ft²pricier than$20361% of homes63% of homes
Living areabigger than1,344 ft²61% of homes63% of homes
Lot sizebigger than1.78 ac77% of homes87% of homes
Year builtnewer than198258% of homes56% of homes

About 1265 W Higgins Lake Dr

How much is 1265 W Higgins Lake Dr, Roscommon, MI worth?

The TopHap Estimate for 1265 W Higgins Lake Dr, Roscommon, MI is $272,288 as of Jul 14, 2026. The likely range is $244,886 to $299,690. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 1265 W Higgins Lake Dr, Roscommon, MI last sell?

1265 W Higgins Lake Dr, Roscommon, MI last sold on Feb 12, 2021 for $20,000, according to the county's recorded deed.

How big is 1265 W Higgins Lake Dr, Roscommon, MI?

1265 W Higgins Lake Dr, Roscommon, MI has 3 bedrooms, 2.5 bathrooms, 1,344 square feet of living space and a 1.78-acre lot.

When was 1265 W Higgins Lake Dr, Roscommon, MI built?

1265 W Higgins Lake Dr, Roscommon, MI was built in 1982, making it 44 years old. It is a ranch home.

What schools serve 1265 W Higgins Lake Dr, Roscommon, MI?

1265 W Higgins Lake Dr, Roscommon, MI is assigned to Roscommon High School (high), rated B-; Roscommon Middle School (middle), rated A-; Roscommon Elementary School (elementary), rated B-. All sit in Gerrish-Higgins School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 1265 W Higgins Lake Dr, Roscommon, MI compare to other homes in Roscommon 48653?

Among the 10,496 homes in Roscommon 48653, it is worth more than 67% of them ($272,288 against a typical $206,644), its price per square foot is higher than 61% of them ($203 against a typical $184), it is bigger than 61% of them (1,344 ft² against a typical 1,191 ft²), its lot is bigger than 77% of them (1.78 ac against a typical 0.5 ac) and it is newer than 58% of them (1982 against a typical 1977). Measured against all of Roscommon County, it is worth more than 69% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 1265 W Higgins Lake Dr, Roscommon, MI?

The 2025 property tax bill for 1265 W Higgins Lake Dr, Roscommon, MI was $1,945. The county assessed it at $116,400.

Closest homes

More homes in Roscommon 48653

Assigned schools

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