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Residential (General/Single)Residential
$2,355,991$602 / 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 89How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Oct 21, 2026

8470 W HIGGINS LAKE DR

ROSCOMMON, MI 48653
2
Baths
3,914 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.
0.8 ac
Lot SizeThe size of the land the home sits on, from county records.
1999
Year BuiltThe year the home was originally built, according to county records.

Valuation

$2.4M
$2.1M low$2.6M high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$23,742 (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.$1,338,100 (2026)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$1,283,700
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$2,676,200

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.35
35
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
31
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
48
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
62
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.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.18 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.1 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Residential (General/Single)
CountyROSCOMMON
Lot (acres)The size of the land the home sits on, from county records.0.80
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
PoolWhether the property has a pool, and what kind, such as in-ground.No

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 · 7.6 mi
M
Roscommon Middle SchoolB-
Middle · Grades 5–7 · 7.9 mi
E
Roscommon Elementary SchoolC-
Elementary · Grades PK–4 · 8.2 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%

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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

8470 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.

  • Among the most valuable homes in Roscommon 48653
  • Costs more per square foot than 98% of homes in Roscommon County
  • Among the largest homes in Roscommon 48653
  • Has a bigger lot than 78% of homes in Roscommon County
  • Newer than 83% of homes in Roscommon 48653

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
$39K$1.4M

This home is worth more than almost all 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$2,355,991
CheaperTypical $204,744Pricier

Pricier than almost all homes nearby

Price per ft²$602
CheaperTypical $180Pricier

Pricier than 96% of homes nearby

Living area3,914 ft²
SmallerTypical 1,196 ft²Bigger

Bigger than almost all homes nearby

Lot size0.8 ac
SmallerTypical 0.5 acBigger

Bigger than 64% of homes nearby

Year built1999
OlderTypical 1977Newer

Newer than 83% of homes nearby

How 8470 W Higgins Lake Dr ranks against every home in each area.
MeasureThis homeRoscommon 48653Roscommon County
Estimated valuepricier than$2,355,991almost all homesalmost all homes
Price per ft²pricier than$60296% of homes98% of homes
Living areabigger than3,914 ft²almost all homesalmost all homes
Lot sizebigger than0.8 ac64% of homes78% of homes
Year builtnewer than199983% of homes82% of homes

About 8470 W Higgins Lake Dr

How much is 8470 W Higgins Lake Dr, Roscommon, MI worth?

The TopHap Estimate for 8470 W Higgins Lake Dr, Roscommon, MI is $2,355,991 as of Oct 21, 2026. The likely range is $2,106,444 to $2,605,538. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8470 W Higgins Lake Dr, Roscommon, MI last sell?

8470 W Higgins Lake Dr, Roscommon, MI last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 8470 W Higgins Lake Dr, Roscommon, MI?

8470 W Higgins Lake Dr, Roscommon, MI has 2 bathrooms, 3,914 square feet of living space and a 0.80-acre lot.

When was 8470 W Higgins Lake Dr, Roscommon, MI built?

8470 W Higgins Lake Dr, Roscommon, MI was built in 1999, making it 27 years old.

What schools serve 8470 W Higgins Lake Dr, Roscommon, MI?

8470 W Higgins Lake Dr, Roscommon, MI is assigned to Roscommon High School (high), rated B; Roscommon Middle School (middle), rated B-; Roscommon Elementary School (elementary), rated C-. All sit in Gerrish-Higgins School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8470 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 almost all of them ($2,355,991 against a typical $204,744), its price per square foot is higher than 96% of them ($602 against a typical $180), it is bigger than almost all of them (3,914 ft² against a typical 1,196 ft²), its lot is bigger than 64% of them (0.8 ac against a typical 0.5 ac) and it is newer than 83% of them (1999 against a typical 1977). Measured against all of Roscommon County, it is worth more than almost all 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 8470 W Higgins Lake Dr, Roscommon, MI?

The 2025 property tax bill for 8470 W Higgins Lake Dr, Roscommon, MI was $23,742. The county assessed it at $1,338,100.

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