MTT Response Letter.pdf
Eric Neville Petitioner V City Of Harbor Springs Respondent · 26-002514-TT
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[DATE] Michigan Tax Tribunal — Small Claims Division Re: Response to Order of Default and Supplemental Petition — MTT Docket No. 26-002514 — 545 Arbor St, Harbor Springs, MI 49740 (Parcel No. 511513203063) Members of the Tribunal: I am writing in response to the Order of Default entered September 17, 2026 in the above-captioned matter. The Order indicates that the Tribunal did not receive a copy of the notice giving rise to this appeal, I have attached the notice from Harbor Springs declining local appeal to adjust the property taxes. In addition, I am providing additional rationale for the appeal below. Petition for Reduction of True Cash Value The assessor's valuation implies a True Cash Value (TCV) of approximately $620,500. I am requesting a corrected TCV of $550,000, based on the property's actual purchase price, current market conditions in Harbor Springs, and a documented valuation penalty applicable to split-level homes in this market. 1. Arm's-Length Purchase Price The subject property was purchased on June 30, 2025 for $602,500 in an open-market, arm's-length transaction. This sale — occurring within the relevant valuation period — is direct evidence that the property's TCV does not support the assessor's implied value of $620,500, and stands on its own as the most reliable indicator of value. 2. Comparable Sales Confirm Market Softening Three additional data points from the Harbor Springs market, all from the past several weeks, corroborate a downward adjustment to the subject's valuation: ● 540 W Summit St sold July 7, 2026 for $660,000 — 2,652 sq. ft. ($249/sq. ft.). This home is materially larger and more extensively updated than the subject (renovated kitchen with high-end appliances, updated bathrooms), yet sold well below the per-square-foot rate implied by the subject's valuation. ● 599 Sargent St sold July 9, 2026 for $615,000 — 2,108 sq. ft. ($292/sq. ft.), also below the subject's implied rate. ● 605 E Lake St is an active listing at $474,900 (2,000 sq. ft., $237/sq. ft.) following a recent $15,000 price reduction, reflecting current downward pressure on asking prices in the same market. Across all three, the price-per-square-foot ranges from $237 to $292 — consistently and substantially below the $314 per-square-foot implied by my purchase price and the $323 per-square-foot implied by the assessor's valuation of the subject. This is not an isolated data point but a consistent pattern across multiple recent transactions in the same market. Property Sale Date / Price Sq. Ft. $/Sq. Ft. Notes 545 Arbor St (subject) 6/30/2025 — $602,500 1,920 $314 Arm's-length purchase; split- level 540 W Summit St 7/7/2026 — $660,000 2,652 $249 Larger, fully updated (Viking range, new kitchen); sold 23% below subject's implied assessed rate
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599 Sargent St 7/9/2026 — $615,000 2,108 $292 Comparable size class; sold below subject's implied assessed rate 605 E Lake St Active (list, cut $15K) — $474,900 2,000 $237 Active listing with a recent price reduction; included as further evidence of current asking- price softening