Niles Railroad Depot · Photo: David Wilson · CC BY 2.0149 homes sold in Niles in the last year, at a typical $177K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Niles homes are listed.
Every place Niles homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Niles.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 95% of Niles’ sales, at a typical $177K
149 homes sold in the year to May 2026.
typical sale · 141 sold in 12 months
- Per square foot
- $129MI $172
- Days to sell
- 38
- Sold over asking
- 26%
- Listings with a price cut
- 25%
Multi-family (2–4 units): 3 sold, typical $205K
Condos: 5 sold, typical $262K
Too few sales in 12 months for reliable figures.
Fewer homes sell than before 2022, at 2.9 times the 2016 price
149 sales in the last year, against 238 in 2021 and a low of 130 in 2012. The typical sale went from $61K in 2016 to $177K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $200K buys in Niles
Check a listing against what Niles homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Niles are back to pre-pandemic levels, but 46% fewer homes come up for sale
We read every month of Niles’ home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 149 sales.
If you’re buying in Niles
- Shop in August. It brings about 24 new listings a month, close to the busiest month, with fewer bidding wars (25% over asking).
- You can negotiate. 24% of listings have cut their price, against 21% before the pandemic.
- Offer under asking. Buyers paid 97.9% of the list price on average; 25% paid over.
- Move fast on good ones. Half of homes are under contract within two weeks.
Summer brings both the most homes and the most bidding wars
July has the most new listings (about 25 a month), and the most competition: 40% close over asking. August and September offer nearly as much choice with fewer homes bid up (25%). February has the least competition (19%) but only about 12 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than Michigan
| Niles now | 2017–19 | 2021 peak | MI now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 25% | 25% | 43% | 31% |
| Gone within two weeksShare of homes under contract within 14 days | 53% | 20% | 39% | 43% |
| Listings with a price cutShare of homes for sale that cut their price | 24% | 21% | 22% | 28% |
| Price paid vs. askingAverage sale price ÷ list price | 97.9% | 97.5% | 99.6% | 98.4% |
| Days to sellMedian days from listing to contract | 40 | 61 | 42 | 33 |
29 homes for sale on a typical day
That’s 46% fewer than in 2017–19 and well under 2015’s 87.
1 in 4 listings has cut its price
24% in the last year, against 21% in 2017–19 and 28% across Michigan.
Niles ranks 158th of 194 busy Michigan markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Niles is one of the state’s calmer markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Niles home costs about $1,089 a month
Price: Niles’ typical sale, last 12 months. Property tax at Niles’ 1.1% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Niles is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in July
The month with the most choice. December has the fewest, about 12.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $177K home, about $1,990 a year.
Taxes vs. neighborsSchools
The schools grade for Niles, from test results, graduation and how much students grow.
Schools in NilesCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Dowagiac sells for less a square foot
The busier markets within 25 miles of Niles, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| South Bend | 1,405 | $176K | $128 | 25% | 26 |
| Mishawaka | 600 | $198K | $144 | 34% | 22 |
| Granger | 405 | $400K | $149 | 26% | 25 |
| Niles | 149 | $177K | $128 | 25% | 40 |
| Dowagiac | 69 | $146K | $116 | 22% | 55 |
| Buchanan | 59 | $201K | $149 | 22% | 62 |
| Berrien Springs | 21 | $238K | $153 | 10% | 64 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Niles, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Niles. People who follow the town see it, and so do people comparing Niles with their own town. No commission, no listing fee.
Questions about buying a home in Niles
What do homes sell for in Niles, MI?
149 homes sold in the year to May 2026 at a typical $177K, $128 a square foot.
Is Niles a buyer’s or seller’s market?
A seller’s market: 35 homes were for sale in May 2026 and 14 sold, about 2.5 months of supply. Buyers paid 97.9% of asking on average, and 24% of listings cut their price.
When is the best time to buy in Niles?
July brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Niles?
About 1.1% of a home’s value a year. On a $177K home that’s near $1,990.
Where can I see homes for sale in Niles?
Zillow, Redfin, Realtor.com and Homes.com all carry Niles’ MLS listings; the search links above open each one filtered to Niles.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).