Supporting Documentation Packet - Docket #25-002500.pdf

Page 1

CT 

TT 

TTT TILT 

August 13, 2026 

Michigan Tax Tribunal 

P.O. Box 30232 

Lansing, MI 48909 

RE: Docket No. 25-002500 

Dear Michigan Tax Tribunal, 

Please accept the enclosed documentation as an explanation regarding the 

calculation of taxable value on the above referenced docket. 

During a review of the 2025 taxable value, 

it was discovered that an error was 

made in the calculation. An addition was constructed in 2024 and the increase 

in taxable value attributed to that construction should have been entered at the 

full amount of the increase in SEV attributable to the addition, rather than being 

calculated using the prior taxable value to SEV ratio. As a result, the 2025 

taxable value was calculated lower than it should have been. 

During the same review, 

it was also discovered that finished basement area had 

existed on the property prior to the construction of the addition but had not 

previously been reflected in the assessed or taxable value. The previously 

omitted basement finish was added to the taxable value using the applicable 

taxable value to SEV ratio. This treatment is separate from the treatment of the 

new construction. 

The assessor is not requesting an increase in the taxable value through this 

appeal. However, the enclosed calculation is provided to explain the manner in 

which the 2025 taxable value should have been calculated and to assist the 

Tribunal in determining the appropriate taxable value under the applicable law. 

The page titled “History of Taxable Value Calculation” is provided to further 

illustrate the calculation and the correction to the 2025 taxable value. 

Should you have any questions regarding this matter, please feel free to contact 

me at (810) 229-0558. 

4363 Buno Rd. e Brighton, Michigan 48114-9298 e Telephone: (810) 229-0550 Fax: (810) 229-1778 

www.brightontwp.com

Page 2

Docket No. 25-002500 

HISTORY OF TAXABLE VALUE CALCULATION 

This explanation is provided to assist the Michigan Tax Tribunal in understanding the calculation 

of taxable value following the construction of an addition to the subject property during tax 

year 2024. 

In 2023 a permit was issued for an addition to the subject property. As of December 31, 2023 

the addition was approximately 5% complete. The permit was finalized on October 17, 2024 

and the addition was considered 100% complete as of December 31, 2024. 

On December 26, 2024, assessing staff interviewed the owner to verify the assessment record 

card. During this interview it was discovered that the subject property contained finished 

basement area that had not been included in the assessed and taxable value in prior years. 

Because the basement finish was not previously assessed, it was added to the assessment as 

new construction/additions. The increase attributable to the previously unassessed basement 

finish was calculated using the applicable Previous Taxable/SEV Ratio of 0.79258. 

Below are the calculations that should have been used to calculate the assessed and taxable 

value for tax year 2025. 

BSMT FINISH CALCULATION 

True Cash Value: $35,080 

50% of True Cash Value (SEV): $17,540 

SEV x Previous Taxable Value/SEV Ratio: $17,540 x 0.79258 (TV/SEV Ratio) = $13,902 

 

Therefore, $13,902 was attributable to the previously unassessed basement finish for purposes 

of taxable value calculation. 

 

For the 2025 assessment, the addition was entered at 100% complete and the previously 

unassessed basement finish was also added to the assessment. However, an error occurred in 

the calculation of the taxable value attributable to the 2024 addition. 

The 2024 addition constituted new construction. Therefore, the taxable value attributable to 

the addition should have been entered at the same amount as the increase in the SEV 

attributable to the new construction, rather than being calculated using the Previous Taxable 

Value/SEV Ratio that was applicable to the previously unassessed basement finish.

Page 3

CORRECTED ADDITION CALCULATIONS: 

True Cash Value = $59,439 

50% of True Cash Value = $29,720 

 

The taxable value attributable to the new construction should therefore have reflected the full 

$29,720 SEV attributable to the addition. 

 

CORRECTED 2025 TAXABLE VALUE CALCULATION 

Formula: 

2024 Taxable Value – Losses X CPIM + Additions = 2025 Capped Taxable Value 

2024 Taxable Value: $213,839 

X 1.031 CPIM: $220,468 

+ $43,622 Additions 

= $264,090 Corrected 2025 Taxable Value

Page 4

*** Information herein deemed reliable but not guaranteed***

LIVINGSTON

County:

BRIGHTON CHARTER TOWNSHIP

Jurisdiction:

Printed on

Parcel Number:

4712-34-100-030

189,968C

192,300

144,100

48,200

2022

199,466C

240,700

192,500

48,200

2023

213,839C

269,800

217,800

52,000

2024

258,908C

327,400M

327,400

272,000

55,400

2025

Taxable

Value

Tribunal/

Other

Board of

Review

Assessed

Value

Building

Value

Land

Value

Year

Work Description for Permit PBLD2023-03955, Issued 09/14/2023: Finaled/Single

Family Residential/One story sitting room addition to a single family dwelling.

FOUNDATION; 10'' poured concrete basement short walls. INSULATION: R-38 in

ceiling, R-21 walls, R-10 con

Work Description for Permit PB060326, Issued 10/24/2006: POLE BARN 

 * Factors *

Description Frontage Depth Front Depth Rate %Adj. Reason Value

 189.00 330.00 1.0000 0.0000 0 100* 0

ACREAGE 1.430 Acres 51,664 150 PREMIUM LOCATION 110,820

 * denotes lines that do not contribute to the total acreage calculation.

 189 Actual Front Feet, 1.43 Total Acres Total Est. Land Value = 110,820

Land Value Estimates for Land Table 47010.M&B.47010 - BRIGHTON SD

KB 06/03/2020 DESK REVIE

DW 01/09/2007 NEW CONSTR

Who When What

Level

Rolling

Low

High

Landscaped

Swamp

Wooded

Pond

Waterfront

Ravine

Wetland

Flood Plain

 

 

 

 

 

 

 

 

 

 

 

 

 

Topography of 

Site

Dirt Road

Gravel Road

Paved Road

Storm Sewer

Sidewalk

Water

Sewer

Electric

Gas

Curb

Street Lights

Standard Utilities

Underground Utils.

X

 

 

 

 

 

 

 

 

 

 

 

 

Public

Improvements

Vacant

 

Improved

X

The Equalizer. Copyright (c) 1999 - 2009.

Licensed To: Township of Brighton, County

of Livingston, Michigan

DW & WALKWAY = NV

Comments/Influences

PART OF THE NW 1/4 SEC 34, T2N R6E; COMM

AT THE N 1/4 COR OF SAID SEC 34; TH

N89*50’38”W 660.00 FT ALONG THE N SEC

LINE OF SAID SEC; TH S0*00’08”E 471.00 FT

TO POB; TH CONT S0*00’08”E 189.00 FT; TH

N89*50’38”W 330.00 FT; TH N0*00’08”W

189.00 FT; TH S89*50’38”E 330.00 FT TO

POB, 1.43AC M/L

DESCRIPTION CORRECTED 3/16/20

Tax Description

GREGG DAN

GREGG BRENDA

5107 WHITE OAK LN

BRIGHTON MI 48114

Owner's Name/Address

5107 WHITE OAK LN

Property Address

2025 Est TCV 654,712

COMPLETE

910445

09/01/1991

RES, NEW HOME

MAP #: 

COMPLETE

PB060326

10/24/2006

POLE BARN

P.R.E. 100% 05/22/2020 

COMPLETE

PBLD2023-03955

09/14/2023

RES, ADDITION

School: BRIGHTON AREA SCHOOLS

Status

Number

Date

Building Permit(s)

Zoning: R-2

Class: RESIDENTIAL-IMPROV

0.0

REAL PROPERTY STAT

3436/0063

03-ARM'S LENGTH

WD

06/06/2002

316,000

PRUDENTIAL RELOCATION

OLZACK TRUST

100.0

REAL PROPERTY STAT

3436/0066

03-ARM'S LENGTH

WD

06/13/2002

316,000

MILETO VINCENT 

PRUDENTIAL RELOCATION

100.0

PROPERTY TRANSFER 

2009R007981

03-ARM'S LENGTH

WD

05/31/2006

341,000

MICELI EUGENE & RAMONA

MILETO VINCENT

100.0

DEED

2020R-016119

03-ARM'S LENGTH

WD

05/22/2020

389,900

GREGG DAN

MICELI EUGENE & RAMONA

Prcnt.

Trans.

Verified

By

Liber

& Page

Terms of Sale

Inst.

Type

Sale

Date

Sale

Price

Grantee

Grantor

08/12/2026

Page 5

Class: B -10

Effec. Age: 32

Floor Area: 2,484 

Total Base New : 646,968 E.C.F.

Total Depr Cost: 456,385 X 1.170

Estimated T.C.V: 533,970 

Cost Est. for Res. Bldg: 1 Single Family TWO-STORY Cls B-10 Blt 1991

(11) Heating System: Forced Heat & Cool

Ground Area = 1952 SF Floor Area = 2484 SF.

Phy/Ab.Phy/Func/Econ/Comb. % Good=68/100/100/100/68

Building Areas

Stories Exterior Foundation Size Cost New Depr. Cost 

2 Story Siding Basement 396 

1 Story Siding Basement 1,220 

1 Story Siding Basement 336 *9

1 Story Siding Overhang 136 

 Total: 453,316 324,062

Other Additions/Adjustments

 Recreation Room 1406 44,092 29,983 

Exterior

 Brick Veneer 848 19,563 13,303 

 Stone Veneer 104 5,569 3,787 

Plumbing

 3 Fixture Bath 1 10,823 7,360 

 2 Fixture Bath 1 7,215 4,906 

 Extra Sink 1 1,797 1,222 

 Separate Shower 1 3,289 2,237 

 Vent Fan 3 1,358 923 

Water/Sewer

 1000 Gal Septic 1 6,331 4,305 

 Water Well, 200 Feet 1 12,792 8,699 

Porches

 CCP (1 Story) 76 3,220 2,190 

 CCP (1 Story) 120 4,901 3,970 *8

Deck

 Treated Wood 468 8,279 5,630 

<<<<< Calculations too long. See Valuation printout for complete pricing. >>>>>

Carport Area: 

Roof: 

Bsmnt Garage: 

Year Built: 

Car Capacity: 2

Class: B

Exterior: Siding

Brick Ven.: 0

Stone Ven.: 0

Common Wall: 1 Wall

Foundation: 42 Inch

Finished ?: Yes

Auto. Doors: 0

Mech. Doors: 0

Area: 552

% Good: 0

Storage Area: 0

No Conc. Floor: 0

 (17) Garage

CCP (1 Story)

CCP (1 Story)

Treated Wood

Treated Wood

76

120

468

120

Type

Area

 (16) Porches/Decks

Interior 1 Story

Interior 2 Story

2nd/Same Stack

Two Sided

Exterior 1 Story

Exterior 2 Story

Prefab 1 Story

Prefab 2 Story

Heat Circulator

Raised Hearth

Wood Stove

Direct-Vented Gas

 

 

 

 

 

 

1

 

 

1

 

 

 (15) Fireplaces

Appliance Allow.

Cook Top

Dishwasher

Garbage Disposal

Bath Heater

Vent Fan

Hot Tub

Unvented Hood

Vented Hood

Intercom

Jacuzzi Tub

Jacuzzi repl.Tub

Oven

Microwave

Standard Range

Self Clean Range

Sauna

Trash Compactor

Central Vacuum

Security System

 

 

1

1

 

 

 

 

 

 

 

1

 

1

 

 

 

 

 

 

 (15) Built-ins

 Lump Sum Items:

Public Water

Public Sewer

Water Well

1000 Gal Septic

2000 Gal Septic

 

 

1

1

 

 (14) Water/Sewer

Average Fixture(s)

3 Fixture Bath

2 Fixture Bath

Softener, Auto

Softener, Manual

Solar Water Heat

No Plumbing

Extra Toilet

Extra Sink

Separate Shower

Ceramic Tile Floor

Ceramic Tile Wains

Ceramic Tub Alcove

Vent Fan

 

2

1

 

 

 

 

 

1

1

 

 

 

3

 (13) Plumbing

Few

 

Ave.

X

Many

 

No. of Elec. Outlets

Min

 

Ord.

X

Ex.

 

 No./Qual. of Fixtures

Amps Service

0

 (12) Electric

Central Air

Wood Furnace

 

 

Forced Air w/o Ducts

Forced Air w/ Ducts 

Forced Hot Water

Electric Baseboard

Elec. Ceil. Radiant

Radiant (in-floor)

Electric Wall Heat

Space Heater

Wall/Floor Furnace

Forced Heat & Cool

Heat Pump

No Heating/Cooling

 

 

 

 

 

 

 

 

 

X

 

 

Elec.

Steam

 

Oil

Coal

 

Gas

Wood

X

 (11) Heating/Cooling

 Joists: 

 Unsupported Len: 

 Cntr.Sup: 

 (10) Floor Support

Recreation SF

Living SF

Walkout Doors (B)

No Floor SF

Walkout Doors (A)

1406

 

 

 

 

 (9) Basement Finish

Conc. Block

Poured Conc.

Stone

Treated Wood

Concrete Floor

 

 

 

 

X

 (8) Basement

 Basement: 1952 S.F.

 Crawl: 0 S.F.

 Slab: 0 S.F.

 Height to Joists: 0.0

 (7) Excavation

 

 

Drywall

X

 (6) Ceilings

 Kitchen: Hardwood

 Other: Carpeted

 Other: Ceramic Tile

 (5) Floors

H.C.

X

Solid

 

Doors:

Small

 

Ord

X

Lg

 

Size of Closets

Min

 

Ord

X

Ex

 

Trim & Decoration

Plaster

Wood T&G

 

 

Drywall

Paneled

X

 

(4) Interior

Eavestrough

Insulation

Front Overhang

Other Overhang

 

 

 0

 0

 (3) Roof (cont.)

*** Information herein deemed reliable but not guaranteed***

Residential Building 1 of 1

Printed on

Parcel Number:

4712-34-100-030

 Chimney: Brick

Asphalt Shingle

X

Gambrel

Mansard

Shed

 

 

 

Gable

Hip

Flat

X

 

 

 (3) Roof

Wood Sash

Metal Sash

Vinyl Sash

Double Hung

Horiz. Slide

Casement

Double Glass

Patio Doors

Storms & Screens

X

 

 

 

 

X

 

 

Large

Avg.

Small

 

X

 

Many

Avg.

Few

 

X

 

 (2) Windows

Wood/Shingle

Aluminum/Vinyl

Brick

Brick/Siding

Insulation

 

 

 

X

 (1) Exterior

Basement

1st Floor

2nd Floor

Bedrooms

 

 

 

3

 Room List

Condition: Good

Remodeled

0

 Yr Built

 1991 

 Building Style:

 TWO-STORY

Wood Frame

X

Single Family

Mobile Home

Town Home

Duplex

A-Frame

X

 

 

 

 

 Building Type

08/12/2026

Page 6

*** Information herein deemed reliable but not guaranteed***

Parcel Number: 4712-34-100-030, Residential Building 1

Printed on

08/12/2026

Parcel 

Number: 

4712-34-100-030, 

Residential 

Building 

1 

a 

a — 1 

i 

Cl 

: 

| 

: 

| 

H 

LE. 

tao 

_— 

= 

i= 

WD DECK 

Ql& 

Barn 

H 

fia 

8 

458 sf 

Pe 

1 sionzz st 

NF 

13 

! 

CCP 

120 sf 

on 

24 

) 

: 

= 

Fr 

ke 

2 508 

= 

396 sf 

N 

5 

1 5/8 

af 

& 

_ 

1220 sf 

15 

=r 

a 

|LviGaR 

Le) 

=| 

72sf 

[3 

" 

= 

Garage 

UL 

450 sf 

LB 

EN 

CCP 

T6sf 

EB 

23 

Concrete Dw 

12 sf 

*** 

Information herein 

deemed reliable 

but 

not guaranteed*** 

Printed 

on 

iF 

grrr 

H 

i 

{ COMPOSITE DEGK 

im 

120sf 

i 

i 

! 

: 

16 

13/6 

335 sf 

Bit 2023 

27 

08/12/2026

Page 7

Total Estimated True Cash Value of Agricultural Improvements / This Card: 9922 / All Cards: 9922

Comments:

$ 9,922

Est. True Cash Value

62

% Good

X 1.100

E.C.F.

Description, Size X

 Rate X %Good = Cost

Itemized->

Unit-In-Place

->

Items

->

$ 0

+ Unit-In-Place Items

$ 9,020

Depreciated Cost

62/100/100 62.0

Phy./Func./Econ. %Good

$ 14,549

Cost New

24 x 20 = 480

Length/Width/Area

No Heating/Cooling 

Heating System

8

Height

4 Wall, 88

# of Walls, Perimeter

Average

Quality/Exterior

D,Frame

Class/Construction

2006

Year Built

Farm Implement (Equipment

Building Type

*** Information herein deemed reliable but not guaranteed***

Agricultural Improvement Card 1 of 1

Printed on

Parcel Number:

4712-34-100-030

08/12/2026

Page 8

Valuation Report

DB:

Brighton Twp 2025

08/12/2026

03:46 PM

 Jacuzzi repl.Tub 1 11,089 7,541 

 Garbage Disposal 1 452 307 

 Dishwasher 1 1,495 1,017 

Built-Ins

 Common Wall: 1 Wall 1 -3,775 -2,567 

 Base Cost 552 45,214 30,746 

Class: B Exterior: Siding Foundation: 42 Inch (Finished)

Garages

 Treated Wood 120 3,371 2,292 

 Treated Wood 468 8,279 5,630 

Deck

 CCP (1 Story) 120 4,901 3,970 *81% Good

 CCP (1 Story) 76 3,220 2,190 

Porches

 Water Well, 200 Feet 1 12,792 8,699 

 1000 Gal Septic 1 6,331 4,305 

Water/Sewer

 Vent Fan 3 1,358 923 

 Separate Shower 1 3,289 2,237 

 Extra Sink 1 1,797 1,222 

 2 Fixture Bath 1 7,215 4,906 

 3 Fixture Bath 1 10,823 7,360 

Plumbing

 Stone Veneer 104 5,569 3,787 

 Brick Veneer 848 19,563 13,303 

Exterior

 Recreation Room 1406 44,092 29,983 

Other Additions/Adjustments

 Total: 453,316 324,062

1 Story Siding Overhang 136 

1 Story Siding Basement 336 *99% Good

1 Story Siding Basement 1,220 

2 Story Siding Basement 396 

Stories Exterior Foundation Size Cost New Depr. Cost 

Building Areas

Phy/Ab.Phy/Func/Econ/Comb. % Good=68/100/100/100/68

Ground Area = 1952 SF Floor Area = 2484 SF.

(11) Heating System: Forced Heat & Cool

 

Cost Est. for Res. Bldg: 1 Single Family TWO-STORY Cls B-10 Blt 1991

 189 Actual Front Feet, 1.43 Total Acres Total Est. Land Value = 110,820

 * denotes lines that do not contribute to the total acreage calculation.

ACREAGE 1.430 Acres 51,664 150 PREMIUM LOCATION 110,820

 189.00 330.00 1.0000 0.0000 0 100* 0

Description Frontage Depth Front Depth Rate %Adj. Reason Value

 * Factors *

Land Value Estimates for Land Table 47010.M&B.47010 - BRIGHTON SD

Map #: BRIGHTON CHARTER TOWNSHIP BRIGHTON, MI 48114 

Property Class: 401 5107 WHITE OAK LN 

4712-34-100-030 2025 Est. T.C.V. GREGG DAN

Page 9

Valuation Report

DB:

Brighton Twp 2025

08/12/2026

03:46 PM

 327,400 327,400 327,400 258,908 258,908 258,908

2025 Assessed MBOR S.E.V. Capped ->Taxable<- PRE/MBT

 48,500 9,100 0 38,440 6,629 0

2025 New Eq. Adjustment Loss Additions Tax Adjustment Losses

 269,800 269,800 269,800 213,839 3.10

2024 Assessed MBOR S.E.V. Base for Cap IRM

Est. TCV/Total Floor Area = 263.57, Most recent sale 05/22/2020 for 389,900

2025 Est. T.C.V. 4712-34-100-030 = 654,712

Total Estimated True Cash Value of Agricultural Buildings = 9,922

ECF (M & B.47010 - BRIGHTON SD) 1.100 => TCV of Bldg: 1 = 9,922

Phy/Ab.Phy/Func/Econ/Comb. % Good=62/100/100/100/62 Depr. Cost = 9,020

Default Walls 9.86 480 4,733

Base Cost 20.45 480 9,816

Description Rate Size Cost New

Height: 8 ft

Ag. Bld 1 2006, 4 Wall Equipment Shop Class:D,Frame Quality:Average

 ECF (M & B.47010 - BRIGHTON SD) 1.170 => TCV: 533,970

Notes: 

 Totals: 646,968 456,385

 Raised Hearth 1 890 605 

 Prefab 1 Story 1 4,519 3,073 

Fireplaces

 Microwave 1 1,168 794 

Parcel Number: 4712-34-100-030 Page: 2

Page 10

47010 - Brighton School District

47060 - Hartland School District

47070 - Howell School District

 2025 ECF ANALYSIS

ACREAGE (61-70% GOOD)

Parcel Number

Street Address

Sale Date

Sale Price

Instr.

Terms of 

Sale

Adj. Sale $

Asd. when 

Sold

Asd/Adj. 

Sale

Cur. Appraisal

Land + Yard

Bldg. Residual

Cost Man. $

E.C.F.

Floor 

Area

ECF Area

Dev. by 

Mean (%)

Building Style

Land Value Bldg. Depr.

4712-02-100-032

12438 WILL MILL

04/20/23

$540,000 WD

03-AL

$540,000

$217,300

40.24

$526,097

$146,144

$393,856

$355,096

1.109

2,336

47060

6.8503 TWO-STORY

$120,000

64

4712-20-300-022

3683 HIDEAWAY

02/16/24

$260,000 WD

03-AL

$260,000

$99,300

38.19

$211,402

$56,780

$203,220

$140,565

1.446

1,056

47010

26.8076 RANCH

$56,780

67

4712-04-300-006

795 TAYLOR

10/14/22

$338,400 WD

03-AL

$338,400

$132,000

39.01

$337,633

$83,796

$254,604

$237,231

1.073

2,228

47060

10.4423 RANCH

$71,000

63

4712-07-300-003

1623 CLARK LAKE

12/29/22

$436,000 WD

03-AL

$436,000

$156,600

35.92

$457,255

$135,000

$301,000

$301,173

0.999

1,872

47070

17.8230 TWO-STORY

$135,000

70

4712-10-300-060

1902 CORLETT

09/15/23

$490,000 WD

03-AL

$490,000

$162,600

33.18

$400,043

$93,146

$396,854

$286,820

1.384

1,860

47060

20.5980 QUAD-LEVEL

$78,650

64

4712-10-400-007

11450 HYNE

02/27/24

$480,000 WD

03-AL

$480,000

$174,700

36.40

$417,209

$168,715

$311,285

$232,237

1.340

1,682

47060

16.2718 RANCH

$152,500

64

4712-15-100-016

2103 CORLETT

08/25/23

$287,700 WD

03-AL

$287,700

$107,200

37.26

$238,425

$71,490

$216,210

$156,014

1.386

1,374

47060

20.8181 TRI-LEVEL

$62,007

66

4712-17-100-018

2035 HUNTER

09/21/22

$380,000 WD

03-AL

$380,000

$147,700

38.87

$367,564

$95,300

$284,700

$247,513

1.150

1,873

47010

2.7412 RANCH

$95,300

62

4712-19-400-018

8816 HILTON

06/08/22

$350,000 WD

03-AL

$350,000

$112,200

32.06

$293,011

$95,990

$254,010

$179,110

1.418

1,172

47010

24.0523 RANCH

$68,949

63

4712-22-400-027

3700 S PLEASANT VALLEY

09/01/23

$400,000 WD

03-AL

$400,000

$167,500

41.88

$375,205

$111,755

$288,245

$239,500

1.204

1,904

47010

2.5872 1 3/4 STORY

$96,400

65

4712-25-100-012

13305 SPENCER

12/28/22

$511,000 WD

03-AL

$511,000

$198,500

38.85

$468,812

$156,316

$354,684

$284,087

1.249

1,614

47010

7.0848 RANCH

$154,600

63

4712-25-200-020

4424 LABADIE

05/23/22

$390,000 WD

03-AL

$390,000

$134,600

34.51

$365,816

$111,717

$278,283

$230,999

1.205

1,642

47010

2.7037 RANCH

$108,905

68

4712-25-200-035

13520 BUNO

05/23/23

$635,000 WD

03-AL

$635,000

$250,500

39.45

$708,832

$152,600

$482,400

$466,298

1.035

2,401

47010

14.3125 TWO-STORY

$152,600

69

4712-26-200-019

4398 KENSINGTON

07/29/22

$370,000 WD

03-AL

$370,000

$146,000

39.46

$371,781

$100,117

$269,883

$246,967

1.093

2,025

47010

8.4868 1 1/2 STORY

$78,400

66

4712-26-200-020

12520 BUNO

08/02/22

$680,000 WD

03-AL

$680,000

$246,900

36.31

$688,062

$164,708

$515,292

$475,776

1.083

3,244

47010

9.4601 TWO-STORY

$123,300

65

4712-27-100-038

11455 NARIN

10/06/22

$490,000 WD

03-AL

$490,000

$189,700

38.71

$477,580

$122,032

$367,968

$323,225

1.138

2,242

47010

3.9231 QUAD-LEVEL

$118,105

62

4712-27-200-041

4162 S PLEASANT VALLEY

09/09/22

$520,000 WD

03-AL

$520,000

$221,900

42.67

$546,948

$107,484

$412,516

$399,513

1.033

2,288

47010

14.5108 TWO-STORY

$76,900

64

4712-27-400-021

4646 BLOSSOM

08/30/22

$525,000 WD

03-AL

$525,000

$188,200

35.85

$535,023

$101,897

$423,103

$393,751

1.075

2,260

47010

10.3111 RANCH

$82,800

63

4712-27-400-028

11719 TALL PINES

05/19/23

$520,000 WD

03-AL

$520,000

$203,600

39.15

$473,283

$105,976

$414,024

$333,915

1.240

2,240

47010

6.2251 TWO-STORY

$76,700

62

4712-33-400-013

10750 CULVER

09/19/23

$530,000 MLC

03-AL

$530,000

$272,600

51.43

$536,059

$79,534

$450,466

$415,023

1.085

4,249

47010

9.2255 BI-LEVEL

$53,856

61

4712-35-300-007

12456 LARKINS

11/17/22

$542,000 WD

03-AL

$542,000

$217,100

40.06

$592,715

$98,862

$443,138

$448,957

0.987

3,260

47010

19.0618 TWO-STORY

$64,932

63

Totals:

$9,675,100

$9,675,100

$3,746,700

$9,388,755

$7,315,741

$6,393,772

3.3458

Sale. Ratio =>

38.73

E.C.F. =>

1.144

Std. Dev. =>

3.97

Ave. E.C.F. =>

1.178

Std. Deviation=>

0.144062

ECF USED: 1.17

Ave. Variance=>

12.1094 Coeff of Var=> 10.28

Used ECF higher than indicated d/t trending increase of more recent sales

 

DUPLEX (47070 - Howell SD)

4712-19-100-038

8139 W GRAND RIVER

11/22/22

$247,500 WD

03-AL

$247,500

$84,900

34.30

$240,520

$65,349

$182,151

$159,246

1.144

1,760

47070

3.3825 DUPLEX

$62,008

59

ECF Used: 1.14 (Howell SD)

ECF Used: 1.17 (Brighton SD) - Used same ECF as single family homes.

OUTLIERS

4712-08-300-025

1838 HAVENSHIRE

01/20/23

$800,000 WD

03-AL

$800,000

$350,400

43.80

$932,208

$222,241

$577,759

$663,521

0.871

2,806

47060

30.6908 RANCH

$136,020

70

4712-20-300-016

9296 HILTON

04/15/22

$325,000 WD

03-AL

$325,000

$101,400

31.20

$267,058

$58,153

$266,847

$189,914

1.405

1,888

47010

22.7440 BI-LEVEL

$56,780

68

4712-23-200-011

3180 KENSINGTON

12/05/22

$288,500 WD

03-AL

$288,500

$111,500

38.65

$356,575

$85,120

$203,380

$246,777

0.824

1,752

47010

35.3512 QUAD-LEVEL

$85,120

63

4712-28-300-007

10232 SPENCER

04/28/23

$390,000 WD

03-AL

$390,000

$187,100

47.97

$456,179

$86,894

$303,106

$335,714

0.903

1,730

47010

27.4785 RANCH

$86,894

70

4712-28-300-010 & 00 10178 SPENCER

10/05/22

$415,000 WD

19-MPAL

$415,000

$178,500

43.01

$463,632

$149,520

$265,480

$349,013

0.761

1,614

47010

41.6997 RANCH

$149,520

71

Page 11

*** Information herein deemed reliable but not guaranteed***

LIVINGSTON

County:

BRIGHTON CHARTER TOWNSHIP

Jurisdiction:

Printed on

Parcel Number:

4712-34-100-030

199,466C

240,700

192,500

48,200

2023

213,839C

269,800

217,800

52,000

2024

258,908C

327,400M

327,400

272,000

55,400

2025

265,898C

336,700

281,300

55,400

2026

Taxable

Value

Tribunal/

Other

Board of

Review

Assessed

Value

Building

Value

Land

Value

Year

Work Description for Permit PBLD2023-03955, Issued 09/14/2023: Finaled/Single

Family Residential/One story sitting room addition to a single family dwelling.

FOUNDATION; 10'' poured concrete basement short walls. INSULATION: R-38 in

ceiling, R-21 walls, R-10 con

Work Description for Permit PB060326, Issued 10/24/2006: POLE BARN 

 * Factors *

Description Frontage Depth Front Depth Rate %Adj. Reason Value

 189.00 330.00 1.0000 0.0000 0 100* 0

ACREAGE 1.430 Acres 51,664 150 PREMIUM LOCATION 110,820

 * denotes lines that do not contribute to the total acreage calculation.

 189 Actual Front Feet, 1.43 Total Acres Total Est. Land Value = 110,820

Land Value Estimates for Land Table 47010.M&B.47010 - BRIGHTON SD

KB 06/03/2020 DESK REVIE

DW 01/09/2007 NEW CONSTR

Who When What

Level

Rolling

Low

High

Landscaped

Swamp

Wooded

Pond

Waterfront

Ravine

Wetland

Flood Plain

 

 

 

 

 

 

 

 

 

 

 

 

 

Topography of 

Site

Dirt Road

Gravel Road

Paved Road

Storm Sewer

Sidewalk

Water

Sewer

Electric

Gas

Curb

Street Lights

Standard Utilities

Underground Utils.

X

 

 

 

 

 

 

 

 

 

 

 

 

Public

Improvements

Vacant

 

Improved

X

The Equalizer. Copyright (c) 1999 - 2009.

Licensed To: Township of Brighton, County

of Livingston, Michigan

DW & WALKWAY = NV

Comments/Influences

PART OF THE NW 1/4 SEC 34, T2N R6E; COMM

AT THE N 1/4 COR OF SAID SEC 34; TH

N89*50’38”W 660.00 FT ALONG THE N SEC

LINE OF SAID SEC; TH S0*00’08”E 471.00 FT

TO POB; TH CONT S0*00’08”E 189.00 FT; TH

N89*50’38”W 330.00 FT; TH N0*00’08”W

189.00 FT; TH S89*50’38”E 330.00 FT TO

POB, 1.43AC M/L

DESCRIPTION CORRECTED 3/16/20

Tax Description

GREGG DAN

GREGG BRENDA

5107 WHITE OAK LN

BRIGHTON MI 48114

Owner's Name/Address

5107 WHITE OAK LN

Property Address

2026 Est TCV 673,428

COMPLETE

910445

09/01/1991

RES, NEW HOME

MAP #: 

COMPLETE

PB060326

10/24/2006

POLE BARN

P.R.E. 100% 05/22/2020 

COMPLETE

PBLD2023-03955

09/14/2023

RES, ADDITION

School: BRIGHTON AREA SCHOOLS

Status

Number

Date

Building Permit(s)

Zoning: R-2

Class: RESIDENTIAL-IMPROV

0.0

REAL PROPERTY STAT

3436/0063

03-ARM'S LENGTH

WD

06/06/2002

316,000

PRUDENTIAL RELOCATION

OLZACK TRUST

100.0

REAL PROPERTY STAT

3436/0066

03-ARM'S LENGTH

WD

06/13/2002

316,000

MILETO VINCENT 

PRUDENTIAL RELOCATION

100.0

PROPERTY TRANSFER 

2009R007981

03-ARM'S LENGTH

WD

05/31/2006

341,000

MICELI EUGENE & RAMONA

MILETO VINCENT

100.0

DEED

2020R-016119

03-ARM'S LENGTH

WD

05/22/2020

389,900

GREGG DAN

MICELI EUGENE & RAMONA

Prcnt.

Trans.

Verified

By

Liber

& Page

Terms of Sale

Inst.

Type

Sale

Date

Sale

Price

Grantee

Grantor

08/12/2026

Page 12

Class: B -10

Effec. Age: 33

Floor Area: 2,484 

Total Base New : 674,753 E.C.F.

Total Depr Cost: 468,880 X 1.179

Estimated T.C.V: 552,810 

Cost Est. for Res. Bldg: 1 Single Family TWO-STORY Cls B-10 Blt 1991

(11) Heating System: Forced Heat & Cool

Ground Area = 1952 SF Floor Area = 2484 SF.

Phy/Ab.Phy/Func/Econ/Comb. % Good=67/100/100/100/67

Building Areas

Stories Exterior Foundation Size Cost New Depr. Cost 

2 Story Siding Basement 396 

1 Story Siding Basement 1,220 

1 Story Siding Basement 336 *9

1 Story Siding Overhang 136 

 Total: 482,701 340,205

Other Additions/Adjustments

 Recreation Room 1406 43,825 29,363 

Exterior

 Brick Veneer 848 19,114 12,806 

 Stone Veneer 104 5,440 3,645 

Plumbing

 3 Fixture Bath 1 10,574 7,085 

 2 Fixture Bath 1 7,050 4,723 

 Extra Sink 1 1,756 1,177 

 Separate Shower 1 3,214 2,153 

 Vent Fan 3 1,327 889 

Water/Sewer

 1000 Gal Septic 1 6,186 4,145 

 Water Well, 200 Feet 1 13,518 9,057 

Porches

 CCP (1 Story) 76 3,441 2,305 

 CCP (1 Story) 120 5,248 3,516 

Deck

 Treated Wood 468 8,087 5,418 

<<<<< Calculations too long. See Valuation printout for complete pricing. >>>>>

Carport Area: 

Roof: 

Bsmnt Garage: 

Year Built: 

Car Capacity: 2

Class: B

Exterior: Siding

Brick Ven.: 0

Stone Ven.: 0

Common Wall: 1 Wall

Foundation: 42 Inch

Finished ?: Yes

Auto. Doors: 0

Mech. Doors: 0

Area: 552

% Good: 0

Storage Area: 0

No Conc. Floor: 0

 (17) Garage

CCP (1 Story)

CCP (1 Story)

Treated Wood

Treated Wood

76

120

468

120

Type

Area

 (16) Porches/Decks

Interior 1 Story

Interior 2 Story

2nd/Same Stack

Two Sided

Exterior 1 Story

Exterior 2 Story

Prefab 1 Story

Prefab 2 Story

Heat Circulator

Raised Hearth

Wood Stove

Direct-Vented Gas

 

 

 

 

 

 

1

 

 

1

 

 

 (15) Fireplaces

Appliance Allow.

Cook Top

Dishwasher

Garbage Disposal

Bath Heater

Vent Fan

Hot Tub

Unvented Hood

Vented Hood

Intercom

Jacuzzi Tub

Jacuzzi repl.Tub

Oven

Microwave

Standard Range

Self Clean Range

Sauna

Trash Compactor

Central Vacuum

Security System

 

 

1

1

 

 

 

 

 

 

 

1

 

1

 

 

 

 

 

 

 (15) Built-ins

 Lump Sum Items:

Public Water

Public Sewer

Water Well

1000 Gal Septic

2000 Gal Septic

 

 

1

1

 

 (14) Water/Sewer

Average Fixture(s)

3 Fixture Bath

2 Fixture Bath

Softener, Auto

Softener, Manual

Solar Water Heat

No Plumbing

Extra Toilet

Extra Sink

Separate Shower

Ceramic Tile Floor

Ceramic Tile Wains

Ceramic Tub Alcove

Vent Fan

 

2

1

 

 

 

 

 

1

1

 

 

 

3

 (13) Plumbing

Few

 

Ave.

X

Many

 

No. of Elec. Outlets

Min

 

Ord.

X

Ex.

 

 No./Qual. of Fixtures

Amps Service

0

 (12) Electric

Central Air

Wood Furnace

 

 

Forced Air w/o Ducts

Forced Air w/ Ducts 

Forced Hot Water

Electric Baseboard

Elec. Ceil. Radiant

Radiant (in-floor)

Electric Wall Heat

Space Heater

Wall/Floor Furnace

Forced Heat & Cool

Heat Pump

No Heating/Cooling

 

 

 

 

 

 

 

 

 

X

 

 

Elec.

Steam

 

Oil

Coal

 

Gas

Wood

X

 (11) Heating/Cooling

 Joists: 

 Unsupported Len: 

 Cntr.Sup: 

 (10) Floor Support

Recreation SF

Living SF

Walkout Doors (B)

No Floor SF

Walkout Doors (A)

1406

 

 

 

 

 (9) Basement Finish

Conc. Block

Poured Conc.

Stone

Treated Wood

Concrete Floor

 

 

 

 

X

 (8) Basement

 Basement: 1952 S.F.

 Crawl: 0 S.F.

 Slab: 0 S.F.

 Height to Joists: 0.0

 (7) Excavation

 

 

Drywall

X

 (6) Ceilings

 Kitchen: Hardwood

 Other: Carpeted

 Other: Ceramic Tile

 (5) Floors

H.C.

X

Solid

 

Doors:

Small

 

Ord

X

Lg

 

Size of Closets

Min

 

Ord

X

Ex

 

Trim & Decoration

Plaster

Wood T&G

 

 

Drywall

Paneled

X

 

(4) Interior

Eavestrough

Insulation

Front Overhang

Other Overhang

 

 

 0

 0

 (3) Roof (cont.)

*** Information herein deemed reliable but not guaranteed***

Residential Building 1 of 1

Printed on

Parcel Number:

4712-34-100-030

 Chimney: Brick

Asphalt Shingle

X

Gambrel

Mansard

Shed

 

 

 

Gable

Hip

Flat

X

 

 

 (3) Roof

Wood Sash

Metal Sash

Vinyl Sash

Double Hung

Horiz. Slide

Casement

Double Glass

Patio Doors

Storms & Screens

X

 

 

 

 

X

 

 

Large

Avg.

Small

 

X

 

Many

Avg.

Few

 

X

 

 (2) Windows

Wood/Shingle

Aluminum/Vinyl

Brick

Brick/Siding

Insulation

 

 

 

X

 (1) Exterior

Basement

1st Floor

2nd Floor

Bedrooms

 

 

 

3

 Room List

Condition: Good

Remodeled

0

 Yr Built

 1991 

 Building Style:

 TWO-STORY

Wood Frame

X

Single Family

Mobile Home

Town Home

Duplex

A-Frame

X

 

 

 

 

 Building Type

08/12/2026

Page 13

*** Information herein deemed reliable but not guaranteed***

Parcel Number: 4712-34-100-030, Residential Building 1

Printed on

08/12/2026

Parcel 

Number: 

4712-34-100-030, 

Residential Building 

1 

Printed 

on 

08/12/2026 

12 

| | 

] 

| 

® 

Pa 

i 

Pe 

WD DECK 

i 

i 

488 sf 

ol 

Lo 

| 

: 

fe 

H 

GOMP DECK! 

11 SI0H 22 sf 

20 

: 

: 

120 sf 

i 

i; 

] I 

i 

2; 

= 

o 

4 

a 

2506 

138 

— 

= 

396 sf 

338 sf 

f= 

= 

156 

Blt 2023 

wi 

& 

1220 sf 

ie 

= 

15 

15 

20 

|LIVIGAR) 

[x] 

—— 4 20H 

72 sf 

i=} 

gsf 

- 

g 

0 

Es 

Garage 

H 

480 sf 

23° 

Concrete Dw 

*** 

Information herein 

deemed reliable 

but 

not guaranteed***

Page 14

Total Estimated True Cash Value of Agricultural Improvements / This Card: 9798 / All Cards: 9798

Comments:

$ 9,798

Est. True Cash Value

60

% Good

X 1.100

E.C.F.

Description, Size X

 Rate X %Good = Cost

Itemized->

Unit-In-Place

->

Items

->

$ 0

+ Unit-In-Place Items

$ 8,908

Depreciated Cost

60/100/100 60.0

Phy./Func./Econ. %Good

$ 14,846

Cost New

24 x 20 = 480

Length/Width/Area

No Heating/Cooling 

Heating System

8

Height

4 Wall, 88

# of Walls, Perimeter

Average

Quality/Exterior

D,Frame

Class/Construction

2006

Year Built

Farm Implement (Equipment

Building Type

*** Information herein deemed reliable but not guaranteed***

Agricultural Improvement Card 1 of 1

Printed on

Parcel Number:

4712-34-100-030

08/12/2026

Page 15

*** Information herein deemed reliable but not guaranteed***

Parcel Number: 4712-34-100-030, Agricultural Building 1

Printed on

08/12/2026

Parcel 

Number: 

4712-34-100-030, 

Agricultural Building 

1 

Printed 

on 

08/12/2026 

24" 

Pole Barn 

480 sf 

20’ 

CCP 

120 sf 

© 

1 

1 

24 

*** 

Information herein 

deemed reliable 

but 

not guaranteed***

Page 16

No extractable text is available for this page; view the PDF below.

Page 17

Valuation Report

DB:

Brighton Twp 2026

08/12/2026

03:47 PM

 Jacuzzi repl.Tub 1 11,023 7,385 

 Garbage Disposal 1 449 301 

 Dishwasher 1 1,486 996 

Built-Ins

 Common Wall: 1 Wall 1 -3,688 -2,471 

 Base Cost 552 44,171 29,595 

Class: B Exterior: Siding Foundation: 42 Inch (Finished)

Garages

 Treated Wood 120 3,293 2,206 

 Treated Wood 468 8,087 5,418 

Deck

 CCP (1 Story) 120 5,248 3,516 

 CCP (1 Story) 76 3,441 2,305 

Porches

 Water Well, 200 Feet 1 13,518 9,057 

 1000 Gal Septic 1 6,186 4,145 

Water/Sewer

 Vent Fan 3 1,327 889 

 Separate Shower 1 3,214 2,153 

 Extra Sink 1 1,756 1,177 

 2 Fixture Bath 1 7,050 4,723 

 3 Fixture Bath 1 10,574 7,085 

Plumbing

 Stone Veneer 104 5,440 3,645 

 Brick Veneer 848 19,114 12,806 

Exterior

 Recreation Room 1406 43,825 29,363 

Other Additions/Adjustments

 Total: 482,701 340,205

1 Story Siding Overhang 136 

1 Story Siding Basement 336 *98% Good

1 Story Siding Basement 1,220 

2 Story Siding Basement 396 

Stories Exterior Foundation Size Cost New Depr. Cost 

Building Areas

Phy/Ab.Phy/Func/Econ/Comb. % Good=67/100/100/100/67

Ground Area = 1952 SF Floor Area = 2484 SF.

(11) Heating System: Forced Heat & Cool

 

Cost Est. for Res. Bldg: 1 Single Family TWO-STORY Cls B-10 Blt 1991

 189 Actual Front Feet, 1.43 Total Acres Total Est. Land Value = 110,820

 * denotes lines that do not contribute to the total acreage calculation.

ACREAGE 1.430 Acres 51,664 150 PREMIUM LOCATION 110,820

 189.00 330.00 1.0000 0.0000 0 100* 0

Description Frontage Depth Front Depth Rate %Adj. Reason Value

 * Factors *

Land Value Estimates for Land Table 47010.M&B.47010 - BRIGHTON SD

Map #: BRIGHTON CHARTER TOWNSHIP BRIGHTON, MI 48114 

Property Class: 401 5107 WHITE OAK LN 

4712-34-100-030 2026 Est. T.C.V. GREGG DAN

Page 18

Valuation Report

DB:

Brighton Twp 2026

08/12/2026

03:47 PM

 336,700 336,700 336,700 265,898 265,898 265,898

2026 Assessed MBOR S.E.V. Capped ->Taxable<- PRE/MBT

 0 9,300 0 0 6,990 0

2026 New Eq. Adjustment Loss Additions Tax Adjustment Losses

 327,400 327,400 327,400 258,908 2.70

2025 Assessed MBOR S.E.V. Base for Cap IRM

Est. TCV/Total Floor Area = 271.11, Most recent sale 05/22/2020 for 389,900

2026 Est. T.C.V. 4712-34-100-030 = 673,428

Total Estimated True Cash Value of Agricultural Buildings = 9,798

ECF (M & B.47010 - BRIGHTON SD) 1.100 => TCV of Bldg: 1 = 9,798

Phy/Ab.Phy/Func/Econ/Comb. % Good=60/100/100/100/60 Depr. Cost = 8,908

Default Walls 10.20 480 4,896

Base Cost 20.73 480 9,950

Description Rate Size Cost New

Height: 8 ft

Ag. Bld 1 2006, 4 Wall Equipment Shop Class:D,Frame Quality:Average

 ECF (M & B.47010 - BRIGHTON SD) 1.179 => TCV: 552,810

Notes: 

 Totals: 674,753 468,880

 Raised Hearth 1 885 593 

 Prefab 1 Story 1 4,492 3,010 

Fireplaces

 Microwave 1 1,161 778 

Parcel Number: 4712-34-100-030 Page: 2

Page 19

2026 ECF ANALYSIS

ACREAGE PARCELS - 61 - 70% GOOD

47010, 47060, 47070

Parcel Number

Street Address

Sale Date

Sale Price

Instr.

Terms of 

Sale

Adj. Sale $

Asd. when Sold

Asd/Adj. 

Sale

Land + Yard

Bldg. Residual

Cost Man. $

E.C.F.

Floor Area

ECF Area

Dev. by 

Mean (%)

Building Style

Land Value

Land Table

% GD

4712-02-100-032

12438 WILL MILL

04/20/23

$540,000 WD

03-AL

$540,000

$217,300

40.24

$151,952

$388,048

$366,121

1.060

2,336

47060

14.1066 TWO-STORY

$126,500 HARTLAND SD

63

4712-04-300-040

1027 TAYLOR

11/19/24

$391,000 WD

03-AL

$391,000

$187,000

47.83

$88,400

$302,600

$299,781

1.009

1,636

47060

19.1552 RANCH

$88,400 HARTLAND SD

69

4712-05-200-016

9508 BITTEN

06/14/24

$461,000 WD

03-AL

$461,000

$164,700

35.73

$86,384

$374,616

$266,359

1.406

2,279

47060

20.5478 TRI-LEVEL

$72,600 HARTLAND SD

68

4712-06-200-025

8750 NORWEGIAN WOOD

08/03/23

$525,000 WD

03-AL

$525,000

$163,800

31.20

$116,749

$408,251

$313,721

1.301

1,928

47060

10.0364 RANCH

$115,000 HARTLAND SD

63

4712-07-400-048

1951 BRANDY

01/14/25

$775,000 WD

03-AL

$775,000

$298,500

38.52

$130,041

$644,959

$568,871

1.134

2,113

47070

6.7202 RANCH

$122,360 HOWELL SD

67

4712-09-100-023 & 033

1288 TAYLOR

10/01/24

$440,000 WD

19-MPAL

$440,000

$214,700

48.80

$149,116

$290,884

$268,364

1.084

2,126

47060

11.7039 1 3/4 STORY

$144,078 HARTLAND SD

64

4712-10-300-060

1902 CORLETT

09/15/23

$490,000 WD

03-AL

$490,000

$162,600

33.18

$96,977

$393,023

$287,629

1.366

1,860

47060

16.5469 QUAD-LEVEL

$82,300 HARTLAND SD

63

4712-10-400-007

11450 HYNE

02/27/24

$480,000 WD

03-AL

$480,000

$174,700

36.40

$175,078

$304,922

$241,077

1.265

1,682

47060

6.3878 RANCH

$157,917 HARTLAND SD

63

4712-14-200-015

2411 S PLEASANT VALLEY

08/22/24

$560,000 WD

03-AL

$560,000

$272,100

48.59

$192,350

$367,650

$366,627

1.003

2,264

47060

19.8165 TWO-STORY

$136,667 HARTLAND SD

64

4712-15-100-016

2103 CORLETT

08/25/23

$287,700 WD

03-AL

$287,700

$107,200

37.26

$71,482

$216,218

$159,273

1.358

1,374

47060

15.6579 TRI-LEVEL

$62,007 HARTLAND SD

65

4712-15-400-022

2596 HARVEST HILL

03/26/25

$483,100 WD

03-AL

$483,100

$182,200

37.71

$71,320

$411,780

$323,816

1.272

2,444

47060

7.0693 RANCH

$71,320 HARTLAND SD

65

4712-18-200-018

2094 HUNTER

10/18/24

$575,000 WD

03-AL

$575,000

$206,700

35.95

$121,080

$453,920

$325,216

1.396

2,472

47010

19.4794 RANCH

$121,080 BRIGHTON SD

64

4712-20-300-022

3683 HIDEAWAY

02/16/24

$260,000 WD

03-AL

$260,000

$99,300

38.19

$56,780

$203,220

$144,102

1.410

1,056

47010

20.9299 RANCH

$56,780 BRIGHTON SD

66

4712-22-400-027

3700 S PLEASANT VALLEY

09/01/23

$400,000 WD

03-AL

$400,000

$167,500

41.88

$119,768

$280,232

$247,537

1.132

1,904

47010

6.8872 1 3/4 STORY

$104,400 BRIGHTON SD

64

4712-22-400-034

3750 SUNSHINE

12/06/24

$580,100 WD

03-AL

$580,100

$259,300

44.70

$97,336

$482,764

$410,399

1.176

2,293

47010

2.4627 RANCH

$84,000 BRIGHTON SD

67

4712-25-200-028

2882 LABADIE

10/31/24

$482,000 WD

03-AL

$482,000

$215,800

44.77

$112,240

$369,760

$333,562

1.109

1,528

47010

9.2436 RANCH

$112,240 BRIGHTON SD

66

4712-25-200-035

13520 BUNO

05/23/23

$635,000 WD

03-AL

$635,000

$250,500

39.45

$158,000

$477,000

$479,677

0.994

2,401

47010

20.6535 TWO-STORY

$158,000 BRIGHTON SD

68

4712-26-200-020

12520 BUNO

06/14/24

$695,000 WD

03-AL

$695,000

$358,300

51.55

$174,771

$520,229

$474,233

1.097

3,244

47010

10.3965 TWO-STORY

$133,300 BRIGHTON SD

64

4712-26-200-022

4328 KENSINGTON

02/28/25

$375,000 WD

03-AL

$375,000

$164,100

43.76

$76,514

$298,486

$230,460

1.295

1,378

47010

9.4221 RANCH

$73,400 BRIGHTON SD

63

4712-27-300-019

5096 VAN AMBERG

02/19/25

$645,000 WD

03-AL

$645,000

$288,400

44.71

$76,200

$568,800

$468,554

1.214

2,690

47010

1.2993 TWO-STORY

$76,200 BRIGHTON SD

66

4712-27-400-005

4581 SPRING FAWN TRL

12/10/24

$540,000 WD

03-AL

$540,000

$241,900

44.80

$127,640

$412,360

$340,173

1.212

2,600

47010

1.1253 1 3/4 STORY

$109,250 BRIGHTON SD

61

4712-27-400-028

11719 TALL PINES

05/19/23

$520,000 WD

03-AL

$520,000

$203,600

39.15

$83,645

$436,355

$339,801

1.284

2,240

47010

8.3195 TWO-STORY

$78,400 BRIGHTON SD

61

4712-29-300-024

9090 SPENCER

09/21/23

$278,000 WD

03-AL

$278,000

$102,300

36.80

$58,958

$219,042

$177,724

1.232

1,248

47010

3.1530 RANCH

$58,958 BRIGHTON SD

70

4712-33-400-013

10750 CULVER

09/19/23

$530,000 MLC

03-AL

$530,000

$272,600

51.43

$79,433

$450,567

$425,766

1.058

4,249

47010

14.2704 BI-LEVEL

$53,856 BRIGHTON SD

60

4712-35-400-007

12570 LARKINS

10/30/24

$483,000 WD

03-AL

$483,000

$201,100

41.64

$75,881

$407,119

$352,371

1.155

2,206

47010

4.5584 TWO-STORY

$70,040 BRIGHTON SD

69

Totals:

$12,430,900

$12,430,900

$5,176,200

$9,682,805

$8,211,214

2.1737

Sale. Ratio =>

41.64

E.C.F. =>

1.179

Std. Dev. =>

5.56

Ave. E.C.F. =>

1.201

Std. Deviation=>

0.131654

ECF USED: 1.179

Ave. Variance=>

11.1980 COV

9.3242

 

OUTLIERS

4712-02-100-041

101 MOON RIDGE

05/03/24

$540,000 WD

03-AL

$540,000

$254,800

47.19

$111,900

$428,100

$460,398

0.930

2,150

47060

27.1107 RANCH

$111,900 HARTLAND SD

70

4712-06-300-036

659 PEACEFUL

05/05/23

$553,500 WD

03-AL

$553,500

$298,200

53.88

$108,229

$445,271

$544,105

0.818

2,643

47070

38.2600 TWO-STORY

$105,000 HOWELL SD

67

4712-07-200-044

1022 HUNTER

04/03/23

$465,000 WD

03-AL

$465,000

$214,100

46.04

$89,813

$375,187

$414,502

0.905

2,333

47060

29.5803 TWO-STORY

$85,100 HARTLAND SD

71

4712-11-300-022

12420 SWANN FARM

12/23/24

$582,000 WD

03-AL

$582,000

$282,200

48.49

$160,080

$421,920

$438,964

0.961

2,468

47060

23.9783 TWO-STORY

$160,080 HARTLAND SD

70

4712-15-400-021

2580 HARVEST HILL

10/16/24

$350,000 WD

03-AL

$350,000

$139,200

39.77

$71,000

$279,000

$189,816

1.470

1,664

47060

26.8888 TWO-STORY

$71,000 HARTLAND SD

61

4712-18-100-005

8210 HYNE

09/19/24

$251,000 WD

03-AL

$251,000

$78,200

31.16

$55,721

$195,279

$115,707

1.688

1,000

47070

48.6750 RANCH

$54,144 HOWELL SD

64

4712-20-300-016

9296 HILTON

08/28/25

$380,000 WD

03-AL

$380,000

$140,200

36.89

$58,149

$321,851

$194,121

1.658

1,888

47010

45.7034 BI-LEVEL

$56,780 BRIGHTON SD

67

4712-28-300-007

10232 SPENCER

04/28/23

$390,000 WD

03-AL

$390,000

$187,100

47.97

$91,088

$298,912

$343,911

0.869

1,730

47010

33.1800 RANCH

$91,088 BRIGHTON SD

69

REFERENCE ONLY - OUTSIDE OF STUDY PERIOD

4712-07-200-066

8914 MOIR

05/16/25

$620,000 WD

03-AL

$620,000

$261,900

42.24

$118,151

$501,849

$426,785

1.176

2,495

47060

2.5072 TWO-STORY

$113,590 HARTLAND SD

72

4712-14-100-015

12243 NEWMAN

04/28/25

$612,000 WD

03-AL

$612,000

$276,100

45.11

$107,500

$504,500

$409,642

1.232

2,454

47060

3.0609 RANCH

$107,500 HARTLAND SD

61

4712-17-100-018

2035 HUNTER

08/08/25

$450,000 WD

03-AL

$450,000

$192,400

42.76

$103,300

$346,700

$255,187

1.359

1,873

47010

15.7656 RANCH

$103,300 BRIGHTON SD

61

Page 20

2026 ECF ANALYSIS

ACREAGE PARCELS - 61 - 70% GOOD

47010, 47060, 47070

Parcel Number

Street Address

Sale Date

Sale Price

Instr.

Terms of 

Sale

Adj. Sale $

Asd. when Sold

Asd/Adj. 

Sale

Land + Yard

Bldg. Residual

Cost Man. $

E.C.F.

Floor Area

ECF Area

Dev. by 

Mean (%)

Building Style

Land Value

Land Table

% GD

4712-18-200-027

8760 HYNE

07/10/25

$300,000 WD

25-PC

$300,000

$88,300

29.43

$72,473

$227,527

$142,105

1.601

1,075

47070

40.0164 RANCH

$68,077 HOWELL SD

67

4712-20-400-007

9810 HILTON

05/23/25

$600,000 WD

03-AL

$600,000

$222,800

37.13

$85,395

$514,605

$379,787

1.355

2,220

47010

15.4028 RANCH

$67,160 BRIGHTON SD

61

4712-26-100-045

4121 MARSH

08/26/25

$768,000 WD

03-AL

$768,000

$350,900

45.69

$176,088

$591,912

$475,762

1.244

2,965

47010

4.3179 TWO-STORY

$176,088 BRIGHTON SD

63

4712-26-200-019

4398 KENSINGTON

04/15/25

$450,000 CD

03-AL

$450,000

$194,500

43.22

$103,578

$346,422

$254,709

1.360

2,025

47010

15.9113 1 1/2 STORY

$81,800 BRIGHTON SD

65

4712-27-100-040

4471 SPRING OAKS

06/20/25

$410,000 WD

03-AL

$410,000

$151,700

37.00

$98,900

$311,100

$210,905

1.475

1,632

47010

27.4117 TWO-STORY

$98,900 BRIGHTON SD

61

4712-35-300-013

12034 LARKINS

05/16/25

$425,000 WD

03-AL

$425,000

$166,700

39.22

$69,568

$355,432

$233,533

1.522

1,620

47010

32.1021 RANCH

$67,490 BRIGHTON SD

65

1.369