Berrien County, Michigan · Year 15 and Year 30
Year 15 and Year 30 tax credit properties in Berrien County, Michigan
9 monitored tax credit properties in Berrien County (690 low-income units) reach the end of the 15-year compliance period between 2022 and 2034, and 9 (655 low-income units) reach the 30-year federal minimum for extended use. The busiest Year 15 is 2031, with 2. Most are in Benton Harbor, Niles, Berrien Springs.
18 properties.
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Year 15 window compliance period ends 2022 to 2034 (9)
| Property | City | Low-income / total units | Placed in service | Compliance period ends | Credit | Bonds | HUD notes |
|---|---|---|---|---|---|---|---|
| Thurgood Marshall Homes | Benton Harbor | 72 / 72 | 2008 | 2022 | 9% | No | |
| Harbor Bluffs | Benton Harbor | 52 / 50 | 2011 | 2025 | 4% | ||
| Main Street Apartments | Berrien Springs | 24 / 24 | 2015 | 2029 | 4% and 9% | ||
| Parkview Apartments (Niles) | Niles | 80 / 80 | 2016 | 2030 | 4% and 9% | No | resyndicated |
| Berrien Homes | Benton Harbor | 160 / 160 | 2017 | 2031 | 4% and 9% | ||
| Metea Court | Buchanan | 80 / 100 | 2017 | 2031 | 4% and 9% | ||
| Harbor City Flats (aka Hayward Wells) | Benton Harbor | 81 / 81 | 2018 | 2032 | 4% and 9% | resyndicated | |
| Berkshire Niles | Niles | 53 / 53 | 2019 | 2033 | 9% | ||
| Four Flags Plaza Apartments | Niles | 88 / 88 | 2019 | 2033 | 4% and 9% |
Year 30 window 30-year minimum extended use ends 2022 to 2034 (9)
| Property | City | Low-income / total units | Placed in service | 30-year minimum ends | Credit | Bonds | HUD notes |
|---|---|---|---|---|---|---|---|
| Hayward-Wells Estates | Benton Harbor | 79 / 80 | 1996 | 2025 | 4% | Yes | nonprofit sponsor |
| Berrien Woods Phase I | Niles | 72 / 72 | 1999 | 2028 | 9% | No | |
| Berrien Woods Phase II | Niles | 56 / 56 | 1999 | 2028 | 9% | No | |
| Cogic Village (Benton Harbor) | Benton Harbor | 136 / 136 | 1999 | 2028 | 9% | No | |
| Harbor Pointe Apartments Phase I (Benton Charter Twp) | Benton Harbor | 84 / 84 | 2000 | 2029 | 9% | No | nonprofit sponsor |
| Berrien Woods Phase III | Niles | 77 / 128 | 2002 | 2031 | 4% | Yes | |
| Harbor Pointe Apartments Phase II | Benton Harbor | 72 / 72 | 2003 | 2032 | 9% | No | |
| Brunson Hill Homes | Benton Harbor | 48 / 48 | 2004 | 2033 | 9% | No | |
| Meetinghouse at Fidelity | Benton Harbor | 31 / 31 | 2004 | 2033 | 4% and 9% | No |
Source: HUD's national LIHTC database (LIHTCPUB, revised May 28, 2026), monitored properties placed in service 2008-2020 and 1993-2005. "Compliance period ends" is the placed-in-service year + 14 and "30-year minimum ends" is + 29; both are a year later if the owner deferred the credit period, and HUD reports one year per project. For Year 30 properties HUD reports a longer affordability term for 0 of 9; check the recorded extended use agreement for the rest.
Using this list
Properties past Year 15 have no recapture exposure left, so investor exits, general partner buyouts, rights of first refusal and resyndications with 4% credits cluster here. The rent and income restrictions stay in place for the extended use period. Estimate a qualified contract price with the qualified contract tool, and read the Year 15 exits guide for the rules. A resyndication can take the 130% basis boost if the site is in one of Berrien County's 11 qualified census tracts on HUD's 2027 list (check an address).
More Berrien County data
- Berrien County 2026 income and rent limitsHUD MTSP
- Michigan Year 15 and Year 30 listall counties
- QCT and DDA lookup2027 lists
- All statescompare
Buying or recapitalizing a Year 15 property?
Acquisition, bond, bridge and permanent debt for Berrien County buyouts and resyndications.