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City · 11,803 residents · Berrien County, Michigan

Niles , Michigan

In Niles, a typical home is worth $135,100 and typical rent is $855 a month. Compared with all of Berrien County, the typical home value is 40% lower, typical household income is 21% lower, and the share of households that own their home is 10 points lower.

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  • Typical home value

    $135,100

    40% below the county

    42% below Michigan

    • Niles
    • Berrien
    • Michigan

  • Typical rent

    $855a month

    9% below the county

    24% below Michigan

    • Niles
    • Berrien
    • Michigan

  • Typical household income

    $51,376a year

    21% below the county

    30% below Michigan

    • Niles
    • Berrien
    • Michigan

  • Households that own their home

    63%

    10 points below the county

    10 points below Michigan

    • Niles
    • Berrien
    • Michigan

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$213,384
7% more than 12 months ago
Typical rent
$1,396 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Niles is in Berrien County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Berrien County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Niles apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Benton Harbor, the typical home value is $76,500: 43% less than in Niles ($135,100).

  2. The typical home in Niles is worth $135,100, 40% less than in Berrien County as a whole ($224,300).

  3. The typical household income in Niles is $51,376, 21% less than in Berrien County as a whole ($65,425).

  4. According to Zillow, in the 12 months to September 2026 the typical home value in Niles rose 7%; in Michigan, it rose 3.8%.

  5. 63% of households in Niles own their home, against 73% in Berrien County.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Niles

What homes there are in Niles, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house is still the most common home in Niles, but it weighs less than in Berrien County: 65% against 77%.

Year built

Homes in Niles are older: the typical year built is 1955; in Berrien County, 1966.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

By rent, most homes in Niles cost less than HUD's 2-bedroom fair market rent ($1,152): about 79%.

With a mortgage

$1,082 a month

Berrien County: $1,462 a month

Without a mortgage

$451 a month

Berrien County: $568 a month

Owners with a mortgage

61%

Berrien County: 56%

The typical cost for an owner with a mortgage in Niles is $1,082 a month, less than in Berrien County ($1,462); without one, $451.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Niles gained value faster than in Berrien County: 58% against 49%.

The typical rent in Niles rose 35% over the same time; in Berrien County, it rose 27%.

The typical household income in Niles rose 49% over that time; home values changed +58% and rent +35%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureNilesBerrien CountyMichiganUnited States
Rental vacancy Unreliable estimate4.5%5.1%5.5%
Homeowner vacancy Unreliable estimate0.8%0.8%0.9%
More than one person per room Unreliable estimate1.4%1.6%3.4%
People per household 2.312.352.422.53
Drive alone 76%76%74%69%
Carpool 14%8%8%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate3%2%3%
Work from home 5%11%14%15%
Other means Unreliable estimate1%1%2%
Typical commute 20 to 29 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

Much as in Berrien County, a household in Niles has 2.31 people on average.

More people carpool to work in Niles than in Berrien County: 14% against 8%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Niles?

A typical home is within reach of the typical income

We start with a typical home in Niles, worth $135,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 27% of the typical household income in Niles, which is $51,376 a year.

The calculator's FHA and conventional loan limits are those of all of Berrien County.

Your numbers

Local data
$

Starts at the typical home value in Niles. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $4,729 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,141

at 7.18% · 30 years

Loan amount
$132,652
Total interest
$190,856
Paid off in
November 2056

Includes $2,281 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,199 a month

    Your payment · 27%

  • Tight

    $1,199 to $1,541 a month

  • Hard

    more than $1,541 a month

Compared with the typical household income in Niles ($51,376 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,141
Principal & interest$899
Property tax$126
Home insurance$56
FHA mortgage insurance (MIP)$60

You need at least $4,729 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Niles and Berrien County

Niles is in Berrien County, Michigan. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Niles's own numbers

Typical home value
$135,100
Typical monthly rent
$855
Typical yearly household income
$51,376
Households that own their home
63%
Effective property tax rate
1.12%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Berrien County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,152
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
1.6%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Berrien County.

Everything about Berrien County

Buying

Buying a home in Niles

A typical home in Niles is worth $135,100: 40% below the county and 42% below Michigan. With the typical household income in Niles ($51,376 a year), a typical home costs 2.6 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Niles 2.6 years
  • Berrien 3.4 years
  • Michigan 3.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Berrien County

According to FHFA’s house price index, home prices in Berrien County rose 92% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Berrien County.

Period County Michigan U.S.
Last year (2025) +3.7% +4.7% +2.9%
5 years (2020–2025) +54% +52% +47%
10 years (2015–2025) +92% +97% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Niles next to Berrien County, Michigan and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Niles $135,100
  • Berrien $224,300
  • Michigan $231,600
  • United States $332,700
Typical monthly rent
  • Niles $855
  • Berrien $942
  • Michigan $1,129
  • United States $1,413
Typical yearly household income
  • Niles $51,376
  • Berrien $65,425
  • Michigan $72,875
  • United States $80,734
See the full table
Niles next to Berrien County and Michigan
Measure Niles Berrien County Michigan U.S.
Typical home value $135,100 $224,300 $231,600 $332,700
Typical monthly rent $855 $942 $1,129 $1,413
Typical yearly household income $51,376 $65,425 $72,875 $80,734
Households that own their home 63% 73% 73% 65%
Typical yearly property tax $1,517 $2,429 $2,904 $3,119
Effective property tax rate 1.12% 1.08% 1.25% 0.94%
Renters with high rent for their income 43% 50% 50% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Berrien County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Niles

For a typical $135,100 home in Niles, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Niles's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,141a month

    Least cash to close
    Down payment
    $4,729
    Cash to close
    $8,782
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $60

  • Conventional, 5% down $1,116a month

    Down payment
    $6,755
    Cash to close
    $10,808
    Rate
    7.18%
    Mortgage insurance
    PMI · $64

  • Conventional, 20% down, no PMI $915a month

    Down payment
    $27,020
    Cash to close
    $31,073
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,039a month

    Down payment
    $20,265
    Cash to close
    $24,318
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Niles and for Berrien County.

Property tax

Effective rate in Niles

1.12%of the home’s value each year

$1,517 a year for the typical owner in Niles.

  • Niles 1.12%
  • Berrien 1.08%
  • Michigan 1.25%

What Michigan publishes Principal Residence Exemption (PRE) from school operating tax (Michigan Legislature (Michigan Compiled Laws))

Exemptions and deadlines in Michigan

Flood risk in Berrien County

FEMA does not publish these numbers by city: they are for all of Berrien County.

Homes in the high-risk zone
1.6%
1,083
Of those, with NFIP insurance
15%
County Michigan U.S.
Homes in the high-risk zone 1.6% 1.6% 3.5%
Of those, with NFIP insurance 15% 18% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Niles

Typical rent in Niles is $855 a month: 9% below the county. In Niles, 43% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Berrien County, by unit size. To pay the 2-bedroom one ($1,152 a month) without spending more than 30% of your income, you would need to earn $22.15 an hour working full time.

HUD fair market rent for all of Berrien County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $802 $15.42 $32,080
1 bedroom $887 $17.06 $35,480
2 bedrooms $1,152 $22.15 $46,080
3 bedrooms $1,512 $29.08 $60,480
4 bedrooms $1,514 $29.12 $60,560

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Niles

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Niles is in ZIP code 49120.

For 2 bedrooms it is $1,120: $32 less than the fair market rent for Berrien County ($1,152).

  • 49120 $1,120$1,460

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Niles when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Niles

HUD lists 11 buildings with rents for lower incomes in Niles. These are the largest.

  • Gateway Plaza 251 Cass St, Niles 49120 180 homes, 179 low-income · Run by Niles Housing Commission · Average payment: $368 a month · Average wait: 22 months (269) 683-2783
  • Four Flags Plaza Apartments 17 N 7th St, Niles 49120 88 low-income homes · 1 bd: 88 · In service since 2019 · For older adults (616) 684-2246
  • Parkview Apartments (NILES) 613 N Front St, Niles 49120 80 low-income homes · 1 bd: 26 · 2 bd: 45 · 3 bd: 9 · In service since 2016
  • Berrien Woods Phase III 1402 Woods Edge Dr, Niles 49120 128 homes, 77 low-income · 1 bd: 56 · 2 bd: 56 · 3 bd: 16 · In service since 2002 · For families
  • Parkview Apts (NILES) 613 N Front St, Niles 49120 80 homes, 73 low-income · 1 bd: 26 · 2 bd: 45 · 3 bd: 9 · In service since 1998

See all 45 buildings in Berrien County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Niles

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Berrien County. The nearest ones are below; many serve by phone or online.

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Niles

No down payment, repair or rent-help program on our list is for Niles or Berrien County. The ones below are statewide in Michigan: they work in Niles the same as in the rest of the state.

Which programs do I qualify for? All programs in Michigan

  • MI 10K DPA Loan

    Statewide in Michigan

    Michigan state agency loan of up to $10,000, with no interest and no monthly payments, for the down payment, closing costs and prepaid expenses; it goes with MSHDA's MI Home Loan mortgage and is repaid in certain cases, such as when you pay off the first mortgage, sell or refinance the home, or no longer live in it. Offered by Michigan State Housing Development Authority (MSHDA).

    Deferred

    See the program Official page

  • Mortgage Credit Certificate (MCC)

    Statewide in Michigan

    Michigan state authority certificate that lets you take 20% of the interest you pay each year on your mortgage off your federal taxes, for the life of the loan; you apply with an approved lender before you buy. Offered by Michigan State Housing Development Authority (MSHDA).

    Tax credit

    See the program Official page

Housing counselors near Niles

The HUD-approved agencies closest to the center of Niles, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Kalamazoo Neighborhood Housing Services, Inc

    1219 S Park St, Kalamazoo · 46 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (269) 385-2916

  • Neighborhoods Inc. of Battle Creek

    47 North Washington Ave, Battle Creek · 64 miles away

    • Budget and credit workshops
    • Fair housing pre-purchase workshops
    • and 5 more
    (269) 224-6606

  • Community Action House

    739 Paw Paw Dr, Holland · 67 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    (616) 392-2368

All counseling agencies in Michigan

Help in Spanish near Niles

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Niles

HUD’s record names them for Niles or Berrien County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

3 other authorities have an office in Berrien County: see the list Source: HUD

Cities

Other cities in Berrien County

These cities are also in Berrien County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Berrien County Housing in Michigan

Nearby cities

The cities closest to Niles, with the typical home value.

Neighboring counties

If Berrien County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Niles.

All guides
Three women of one family lean in together to stir the pan.

Questions

Housing questions about Niles

Short answers with the numbers for Niles and all of Berrien County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Niles?

The typical home value in Niles is $135,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Berrien County it is $224,300.

How much does it cost to rent in Niles?

Typical rent in Niles is $855 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Berrien County is $1,152.

What is the FHA loan limit in Niles?

Niles uses the FHA limit for all of Berrien County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Niles?

The typical homeowner in Niles pays $1,517 a year, according to the U.S. Census Bureau. That is 1.12% of the home’s value; in Berrien County, the rate is 1.08%.

Where can I find free help to buy or rent in Niles?

We found no HUD-approved counseling agencies with an office in Berrien County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).