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Single Family ResidenceResidential
$583,388$188 / 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 96How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $370,000 on Mar 16, 2021

261 N BLUFFWOOD TER

SAINT JOSEPH, MI 49085
3
Beds
3.5
Baths
3,111 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.
0.9 ac
Lot SizeThe size of the land the home sits on, from county records.
1973
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
3
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$583K
$558K low$609K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$370,000 · Mar 16, 2021

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$6,588 (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.$277,700 (2026)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$268,800
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$555,400

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.1 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
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
CountyBERRIEN
Lot (acres)The size of the land the home sits on, from county records.0.90
HeatingThe type of heating system in the home.Heat Pump
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(1)

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.

M
Upton Middle SchoolA+
Middle · Grades 6–8 · 1.3 mi
E
Clarke SchoolA-
Elementary · Grades KG–5 · 1.6 mi
H
St. Joseph High SchoolA+
High · Grades 9–12 · 2.4 mi

District: St. Joseph Public Schools

Neighborhood · ZIP 49085These 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.63
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.82
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.22

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.89%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.31%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.4.3%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.22,840
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.887 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$94,242
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$118,414
Average tempThe average temperature here across a full year.49°F
Annual precipHow much rain and melted snow falls here in a typical year.37 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.46%

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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

261 N Bluffwood Ter 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 87% of homes in Saint Joseph 49085
  • Costs less per square foot than 75% of homes in Saint Joseph 49085
  • Bigger than 94% of homes in Saint Joseph 49085
  • Has a bigger lot than 82% of homes in Saint Joseph 49085
  • Newer than 67% of homes in Berrien County

What homes are worth in Saint Joseph 49085

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

This home
$93K$1.2M

This home is worth more than 87% of homes in Saint Joseph 49085.

How it measures up in Saint Joseph 49085

The dot is this home. The mark in the middle is the typical home in Saint Joseph 49085.

Estimated value$583,388
CheaperTypical $342,813Pricier

Pricier than 87% of homes nearby

Price per ft²$188
CheaperTypical $216Pricier

Pricier than 25% of homes nearby

Living area3,111 ft²
SmallerTypical 1,658 ft²Bigger

Bigger than 94% of homes nearby

Lot size0.9 ac
SmallerTypical 0.32 acBigger

Bigger than 82% of homes nearby

Year built1973
OlderTypical 1964Newer

Newer than 62% of homes nearby

How 261 N Bluffwood Ter ranks against every home in each area.
MeasureThis homeSaint Joseph 49085Berrien County
Estimated valuepricier than$583,38887% of homes85% of homes
Price per ft²pricier than$18825% of homes49% of homes
Living areabigger than3,111 ft²94% of homes94% of homes
Lot sizebigger than0.9 ac82% of homes67% of homes
Year builtnewer than197362% of homes67% of homes

About 261 N Bluffwood Ter

How much is 261 N Bluffwood Ter, Saint Joseph, MI worth?

The TopHap Estimate for 261 N Bluffwood Ter, Saint Joseph, MI is $583,388 as of Sep 24, 2026. The likely range is $557,788 to $608,988. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 261 N Bluffwood Ter, Saint Joseph, MI last sell?

261 N Bluffwood Ter, Saint Joseph, MI last sold on Mar 16, 2021 for $370,000, according to the county's recorded deed.

How big is 261 N Bluffwood Ter, Saint Joseph, MI?

261 N Bluffwood Ter, Saint Joseph, MI has 3 bedrooms, 3.5 bathrooms, 3,111 square feet of living space and a 0.90-acre lot.

When was 261 N Bluffwood Ter, Saint Joseph, MI built?

261 N Bluffwood Ter, Saint Joseph, MI was built in 1973, making it 53 years old. The building has 2 stories.

What schools serve 261 N Bluffwood Ter, Saint Joseph, MI?

261 N Bluffwood Ter, Saint Joseph, MI is assigned to Upton Middle School (middle), rated A+; Clarke School (elementary), rated A-; St. Joseph High School (high), rated A+. All sit in St. Joseph Public Schools. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 261 N Bluffwood Ter, Saint Joseph, MI compare to other homes in Saint Joseph 49085?

Among the 10,350 homes in Saint Joseph 49085, it is worth more than 87% of them ($583,388 against a typical $342,813), its price per square foot is higher than 25% of them ($188 against a typical $216), it is bigger than 94% of them (3,111 ft² against a typical 1,658 ft²), its lot is bigger than 82% of them (0.9 ac against a typical 0.32 ac) and it is newer than 62% of them (1973 against a typical 1964). Measured against all of Berrien County, it is worth more than 85% 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 261 N Bluffwood Ter, Saint Joseph, MI?

The 2025 property tax bill for 261 N Bluffwood Ter, Saint Joseph, MI was $6,588. The county assessed it at $277,700.

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