Coville.pdf

Sarah Coville, Petitioner V City Of Ferrysburg, Respondent · 25-003406-TT

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RECEIVED 

JUL 25 2025 

MICHIGAN TAX TRIBUNAL 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS ~~ 

MARLON I. BROWN, DPA 

TOHEN WHT 

LAG 

DIRECTOR 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / EXEMPTION / CLASSIFICATION APPEAL 

Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or 

Non-Property tax disputes. 

Pursuant to Michigan Tax Tribunal Rule (TTR) 279, you MUST submit a copy of the notice giving rise to the appeal 

(e.g. Board of Review Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not 

submit this document, you may be held in default. 

ntact Information 

"&aran 

ei 

I 35 PrechiStdla ne. 

ZIP Cod 

Hering LloXe 

MI 

2945S 

Telephone Numbe; 

LIW-ID 

AED 

E-mail Address, 

(do not enter unless 

you want MTT 

to send all correspondence via e-mail) 

&ArGN 

“Coville 

80 

AMoy | Lon. 

Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information 

(} 

First Name 

M.I. 

Last Name 

Firm Name (if any) 

Mailing Address (No., Street, P.O. Box or Rural Route) 

City or Town 

State 

ZIP Code 

Telephone Number 

Email Address (do not enter unless you want MTT to send all correspondence via email) 

Section 3: Subject Property Information 

How many 

If you are appealihg more than one parcel, are they contiguous or adjoining? 

parcels are you 

Yes* 

No** 

appealing? 

*If yes, use a multiple parcel form for information regarding any contiguous parcels. 

**If no, you must file separate appeals for each non-contiguous or non-adjoining parcel or you will be defaulted. 

Property Address (No., Street, City, ST, ZIP) 

[If multiple, list first property’s address] 

[1922 Beechwood Lance 

Spring lake, MI HAUS 

i

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Issues Being Appealed (check all that apply) 

rue Cash and Taxable Value 

[J Poverty Exemption 

A 

[J Taxable Value Only (calculation) 

[J Disabled Veterans Exemption 

[0 uncapping of Taxable Value 

[J Eligible Manufacturing Personal Property (ESA) 

[] Exemption from Taxation (other than the denial of 

a 

[J Classification 

Principal Residence or Qualified Agricultural Exemption) 

ectic 

eC 

ain 

the Reason for this Appeal 

kppeal asd marked value 

of my home condo 

Purchased 

Nov. 14, sop — pleasc see documentahon 

aHached 

fave. ircluded apprasial 

of my home — 

Posemend Unfnishel. 

) 

Believe (hy 

has (nconvedt Iformadion on 

rep 

cotd 

© provided: 

Section 6: Jurisdictional Issues 

Year(s) you are appealing: 

2005 

Did you protest the assessment at a Board of Review (BOR)? [7 Yes aa SEC tached ennou 1S: 

Mm 

If Yes, check which BOR you attended AND attach the BOR decision: 

arch 

O July 

O December 

If No, check the applicable reason(s): 

O Not required to attend 

Assessment Change Notice was not received by Petitioner 

[| Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section 5) 

[| Appealing within 35 days of State Tax Commission Order

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 7: Valuation Information *use the multiple parcel form for additional, contiguous parcels. 

Parcel Identification Number: 

HF 10- 0B-\p 

- HH 

- 0S 

Classification of Property: 

hal 

ya 

(check one) 

Raripyurel 

Commercial 

Industrial 

Rept! 

Timber-Cutover 

Developmental 

Utility 

(check one) 

ad 

Current Assessed Value (also known as State Equalized Value) as established by the BOR: 

189, 300 

Current Taxable Value as established by the BOR: 

1 89, 200 

What do you believe is the fair market value (also known as True Cash Value)? 

Bs, 000 

Multiply the True Cash Value by .6 and enter here. This is your contention of Assessed Value. 

157,500 

If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 

Section 8: Classification Information *QOnly the MI Dep't of Treasury may appeal this issue to the Tribunal* 

Parcel Identification Number: 

Current Classification of Property as established by Board of Review: 

Real 

Personal 

(check one) 

| 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

What do you believe is the property’s classification? 

Real 

Personal 

(check one) 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

Ifimproved property, how is the property currently being used? 

If improved property, for what use was the property designed?

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Fee Information 

Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition? 

[A Ves 

Oa No 

Are you appealing ONLY the denial of a Poverty Exemption or Disabled Veterans Exemption? 

J Yes 

Avo 

If you answered yes to either or both of the above questions, you are not required to pay any filing fees. 

The filing fee is based on the greater of the State Equalized Value or Taxable Value in contention. 

If you are appealing more than one 

parcel, the parcel with the highest State Equalized Value or Taxable Value in contention will be used to determine your filing fee, plus 

$25.00 will be added for each additional parcel being appealed, not to exceed a total filing fee of $1,000. 

If your property is residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 

and under 

$125.00 

$100,000.01 to $500,000.00 

$200.00 

$Over $500,000.00 

$300.00 

If your property is NOT residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$260.00 

* Plus $25.00 for each additional parcel, as indicated above. 

If your property is NOT residential property and the State Equalized Value or Taxable Value in contention is $100,000.01 or greater the 

appeal does not qualify for Small Claims. Therefore, an Entire Tribunal petition must be filed. 

Signature *Required. 

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From: sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Sent: Monday, June 9, 2025 10:50 AM 

To: Laura Hallahan <thallahan@hallahanlaw.com> 

Subject: FW: Parcel #70-03-16-222-015 

You don't often get email from sarah.coville80@gmail.com. Learn why this is important 

Ms. Hallahan, 

We spoke briefly on May 28 in regard to my residential tax assessment. 

| was given your contact information from Mark Miller, the City attorney 

for Fremont, MI. 

| have attached copies of the tax assessment 

| received earlier this year as well as the email communication with the City Assessor and City 

Manager. 

| am not sure how to proceed with this whole process and am looking for guidance. 

Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

Coville Counseling & Assessment 

(formerly Hulst Psychology and Assessment Center) 

826 Parchment Drive SE, Suite 205 

Grand Rapids, Ml 49546 

616-893-0983 

Supervised by: Andrea Rotzien, Ph.D. 

IMPORTANT NOTE: 

The information included in this email is confidential and are only for the use of the person whom they are addressed. The information disclosed is germane to 

the specified purpose of the request, and the information is to be used only for the authorized purposes for which it was released, This information has been 

disclosed to you from records whose confidentiality is protected by federal and state laws, including, but not limited to, the Michigan Mental Health Code 

330.1748, section 748, and 45 CFR Parts 160 and 164. Further disclosure must be consistent with the authorized purposes for which the information was 

released. 

From: Craig Bessinger <cbessinger@ferryshurg.org> 

Date: Tuesday, May 27, 2025 at 11:05 AM 

To: sarah.covilleB0@gmail.com <sarah.coville80@gmaii.com> 

Subject: RE: Parcel #70-03-16-222-015 

Ms. Coville, 

| cannot answer your question.

P: 616-842-5803 

C: 616-843-5028 

From: sarah.coville80@gmail.com <sarah.coville80@gmail. 

com> 

Sent: Tuesday, May 27, 2025 11:02 AM 

To: Craig Bessinger <cbessinger@ferrysburg.org> 

Subject: Re: Parcel #70-03-16-222-015 

Mr. Bessinger, 

Is my next step hiring an attorney to sort this out? 

If the assessment is based on the market value, that would be the sale price of my home. 

Again, 

| am a new home owner and trying to figure this all out, which is why 

| asked my original questions. How were the values assessed for 

2025, given that the market value of my home was the purchase price? How was the value of more than $100,000 determined? 

When 

| sent an email in March, prior to the deadline on that day, 

| asked guestions to clarify how those numbers were obtained. 

1 also indicated 

that 

| could not be present on that day due to my patient schedule. 

Unfortunately, having patients back to back every hour until 8:30pm that day 

am unable to respond. 

| also needed clarification to my questions prior to moving forward. 

If an attorney is the best way to handle this situation, then 

I can go that route. if my condo is to be assessed based on market vaiue, than it 

should have been just that. 

Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

Coville Counseling & Assessment 

(formerly Hulst Psychology and Assessment Center) 

826 Parchment Drive SE, Suite 205 

Grand Rapids, MI 49546 

616-893-0983 

Supervised by: Andrea Rotzien, Ph.D. 

IMPORTANT NOTE: 

The information included in this email is confidential and are only for the use of the person whom they are addressed. The information disclosed is germane to 

the specified purpose of the request, and the information is to be used only for the authorized purposes for which it was released. This information has been 

disclosed to you from records whose confidentiality is protected by federal and state laws, including, but not limited to, the Michigan Mental Health Code 

330.1748, section 748, and 45 CFR Parts 160 and 164. Further disclosure must be consistent with the authorized purposes for which the information was 

released.

City of Ferrysburg 

17520 Ridge Avenue 

PO Box 38 

Ferrysburg, Mi 49409 

P: 616-842-5803 

C: 616-843-5028 

From: sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Sent: Tuesday, May 27, 2025 10:49 AM 

To: Craig Bessinger <cbessinger@ferrysburg.org> 

Subject: Re: Parcel #70-03-16-222-015 

Mr. Bessinger, 

Just to confirmed 

| will be able to appeal the 2025 tax assessment in February/March of 20267 

So if | am unable to appear in person, 

| just send an email that says 

| appeal the assessment? 

Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

Coville Counseling & Assessment 

(formerly Hulst Psychology and Assessment Center) 

826 Parchment Drive SE, Suite 205 

Grand Rapids, Mi 40546 

616-893-0983 

Supervised by: Andrea Rotzien, Ph.D, 

IMPORTANT NOTE: 

The information included in this email is confidential and are only for the use of the person whom they are addressed. The information disclosed is germane to 

the specified purpose of the request, and the information is to be used only for the authorized purposes for which it was released. This information has been 

disclosed to you from records whose confidentiality is protected by federal and state laws, including, but not limited to, the Michigan Mental Health Code 

330.1748, section 748, and 45 CFR Parts 160 and 164. Further disclosure must be consistent with the authorized purposes for which the information was 

released. 

Date: Tuesday, May 27, 2025 at 8:36 AM 

To: sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Subject: RE: Parcel #70-03-16-222-015

17520 Ridge Avenue 

PO Box 38 

Ferrysburg, Mi 49409 

P: 616-842-5803 

C: 616-843-5028 

From: sarah.coville80@gmail.com <sarah.coville8)@gmail.com> 

Sent: Saturday, May 24, 2025 9:47 AM 

To: Craig Bessinger <cbessinger@ferrysburg.org> 

Subject: Re: Parcel #70-03-16-222-015 

Mr. Bessinger, 

Just to confirmed 

| will be able to appeal the 2025 tax assessment in February/March of 2026? 

Is the 2026 tax assessment based on the 2025 assessment? 

If so, then 

| would need to appeal both at that time, correct? 

The document that was received this year did not include information on the appeal process (nor did 

| receive this information via email or any 

other form of communication, how wilt that be provided next year? Per your last email, Ms. Singleton indicated that 

1 would have had to file an 

appeal by 5pm; no information was provided in order to be able to do that. 

Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

Coville Counseling & Assessment 

(formerly Hust Psychology and Assessment Center) 

826 Parchment Drive SE, Suite 205 

Grand Rapids, MI 49546 

616-893-0983 

Supervised by: Andrea Rotzien, Ph.D. 

IMPORTANT NOTE: 

The information included in this email is confidential and are only for the use of the person whom they are addressed. The information disclosed is germane to 

the specified purpose of the request, and the information is to be used only for the authorized purposes for which it was released. This information has been 

disclosed to you from records whose confidentiality is protected by federal and state laws, including, 

but not limited to, the Michigan Mental Health Code 

330.1748, section 748, and 45 CFR Parts 160 and 164. Further disclosure must be consistent with the authorized purposes for which the information was 

released.

PO Box 38 

Ferrysburg, Ml 49409 

P: 616-842-5803 

C: 616-843-5028 

From: Sarah Coville <sarah.coville80@gmail.com> 

Sent: Friday, May 23, 2025 2:54 PM 

To: Craig Bessinger <cbessinger@ferrysburg.org> 

Subject: Re: Parcel #70-03-16-222-015 

Mr. Bessinger, 

When is the next appeal process open? What is the specific date, and how do 

| obtain information about the process and steps? So that 1am 

able to correct the error. 

Thank you, 

Sarah Coville 

On Fri, May 23, 2025 at 2:45 PM Craig Bessinger <chessinger@ferrysburg.org> wrote: 

Ms. Coville, 

| Below is the Assessor's response stating you needed to file an appeal which did not happen. There is nothing that can be 

done at this time to appeal you Assessment. 

Craig Bessinger 

City of Ferrysburg 

17520 Ridge Avenue 

: PO Box 38 

: Ferrysburg, MI 49409 

P: 616-842-5803 

C: 616-843-5028

appeal to the board as long as we receive it before 5 o'clock today. 

Heather Singleton 

From; sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Sent: Friday, May 23, 2025 1:56 PM 

To: Craig Bessinger <chessinger@ferrysburg.org> 

: Subject: Re: Parcel #70-03-16-222-015 

Mr, Bessinger, 

My initial email was sent on March 11 to inquire as to how the numbers/values were obtained for the tax assessment (to which 

| do not have 

clarification). 

Included in that email, 

| indicated, as instructed on the document that was provided, that 

| would be unable to be present for the 

in person appeal of the assessment based on the times available. 

How am 

| able to correct this information, if | am unable to be present for the {ime provided on the documentation? What are the steps and/or 

process to correct this information? 

Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

i Coville Counseling & Assessment 

i (formerly Hulst Psychology and Assessment Center) 

| 826 Parchment Drive SE, Suite 205 

i Grand Rapids, MI 49546 

| 616-893-0983 

Supervised by: Andrea Rotzien, Ph.D. 

IMPORTANT NOTE: 

\ The information included in this email is confidential and are only for the use of the person whom they are addressed. The information disclosed is germane 

to the specified purpose of the request, and the information is to be used only for the authorized purposes for which it was released. This information has 

been disclosed to you from records whose confidentiality is protected by federal and state laws, including, but not limited to, the Michigan Mental Health 

Code 330.1748, section 748, and 45 CFR Parts 160 and 164. Further disclosure must be consistent with the authorized purposes for which the information 

was released, 

i From: Craig Bessinger <cbessinger@ferrysburg.org> 

| Date: Friday, May 23, 2025 at 10:56 AM 

To: sarah.coville80@gmail.com <sarah.coville80@gmail.com>

City of Ferrysburg 

: 17520 Ridge Avenue 

: PO Box 38 

Ferrysburg, Mi 49409 

P: 616-842-5803 

C: 616-843-5028 

From: sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Sent: Friday, May 23, 2025 10:35 AM 

To: Craig Bessinger <chessinger@ferrysburg.org> 

Subject: Re: Parcel #70-03-16-222-015 

Mr. Bessinger, 

{ 

If this assessment is based on the market value of my home due to the purchase of the condo, wouldn't the market value be what 

| paid for 

the condo? 

| paid $315,000, so 2.2% of the market value would be 157,500 (not the 189,300-as listed on the assessment). 

2.2% of $189,300, as listed on the tax assessment, would indicate the market value or value of my condo would appear that is it 416,460. 

So the value of my home increased by more than 100,000 within months of my purchase date? 

i Am 

| correct in my understanding of the assessed value? 

+ Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

Coville Counseling & Assessment 

(formerly Hulst Psychology and Assessment Center) 

826 Parchment Drive SE, Suite 205 

: Grand Rapids, Mi 49546 

} 616-893-0983 

i Supervised by: Andrea Rotzien, Ph.D. 

IMPORTANT NOTE:

The square footage on the record card is accurate as the Assessor was on site and measured the dwelling, there is no error. 

As there is not a clerical error, an appeal cannot be made to the July Board of Review. 

Craig Bessinger 

i City of Ferrysburg 

17520 Ridge Avenue 

PO Box 38 

Ferrysburg, M! 49409 

P: 616-842-5803 

| C: 616-843-5028 

From: sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Sent; Thursday, May 15, 2025 7:42 PM 

To: Craig Bessinger <cbessinger@ferrysburg.org> 

Subject: Re: Parcel #70-03-16-222-015 

Mr. Bessinger, 

Thank you for your response. There is information that does need to be corrected, which is why 

| had requested an appeal. How do 

| 

schedule an appointment with the July review board? 

Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

i Coville Counseling & Assessment 

(formerly Hulst Psychology and Assessment Center) 

| 826 Parchment Drive SE, Suite 206 

Grand Rapids, Mi 49546 

i 616-893-0983 

Supervised by: Andrea Rotzien, Ph.D. 

. IMPORTANT NOTE: 

i The information included in this email is confidential and are only for the use of the person whom they are addressed. The information disclosed is germane 

to the specified purpose of the request, and the information is to be used only for the authorized purposes for which it was released. This information has 

been disclosed to you from records whose confidentiality is protected by federal and state laws, including, but not limited to, the Michigan Mental Health

If an appeal is not made at the March Board of Review, the property owner must wait until the following year March Board of 

Review. 

Mrs. Singelton has given you copy of your record card for your property, is there an error? 

If so, this could be reviewed by the 

July Board of Review who can correct clerical errors. 

Craig Bessinger 

City of Ferrysburg 

17520 Ridge Avenue 

PO Box 38 

: Ferrysburg, Mi 49409 

| P: 616-842-5803 

| C: 616-843-5028 

From: sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Sent: Wednesday, May 14, 2025 11:34 AM 

To: Craig Bessinger <cbessinger@ferrysburg.org> 

i Subject: FW; Parcel #70-03-16-222-015 

Mr. Bessinger, 

¢ {am reaching out as a new resident/home owner to the Ferrysburg area as of November 2024. 

; 

1 am looking for some guidance/answers on how best to remedy or resolve an issue 

| have with the tax assessment documentation that 

| 

: received in March 2025. 

| have been in communication with Ms. Singleton upon receiving this documentation, and 

| have included that 

: communication below. 

i 

| am contacting you as 

| have concerns with this process, lack of answers and clarity, and 

| am hoping that you can provide me with some 

insight and/or the steps that 

| would need to take to appeal this assessment and/or how 

| can schedule a meeting with the review board to 

| remedy this situation. 

Thank you for your time,

From: Heather Singleton <fsingleton@ferryshurg.org> 

Date: Monday, May 12, 2025 at 9:01 PM 

To: sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Subject: RE: Parcel #70-03-16-222-015 

| received your request. The only time a notice can be revised is prior to the March Board of Review. 

Based on the appraisal you provided, it states that your house has a living area of 1,316 sq ft with a1,040 sq ft of basement 

with 224 sq ft of finish in the basement. 

it also states that it has 2 bedrooms 2 baths, a 2-car attached garage, deck, and air conditioning. Is that information correct? 

i Heather Singleton 

Assessor 

City of Ferrysburg 

i From: sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Sent: Tuesday, May 6, 2025 9:43 AM 

Subject: Re: Parcel #70-03-16-222-015 

i Ms. Singleton, 

! 

| am reaching out to get a revised Notice of Assessment, Taxable Valuation, based on the information that was provided on April 28. 

Will this 

be mailed to my address? 

"Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

Coville Counseling & Assessment 

(formerly Hulst Psychology and Assessment Center) 

826 Parchment Drive SE, Suite 205 

Grand Rapids, MI 49546 

616-893-0983

On Apr 22, 2025, at 8:36 PM, sarah.coviile80@gmail.com wrote: 

Ms. Singleton, 

| have attached the appraisal for my home that shows the square footage is 1317 and number of bathrooms is 2. 

Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

Coville Counseling & Assessment 

(formerly Hulst Psychology and Assessment Center) 

826 Parchment Drive SE, Suite 205 

Grand Rapids, MI 49646 

616-893-0983 

Supervised by: Andrea Rotzien, Ph.D. 

IMPORTANT NOTE: 

The information included in this email is confidential and are only for the use of the person whom they are addressed. The information 

disclosed is germane to the specified purpose of the request, and the information is to be used only for the authorized purposes for which it 

was released. This information has been disclosed to you from records whose confidentiality is protected by federal and state laws, 

including, but not Jimited to, the Michigan Mental Health Code 330.1748, section 748, and 45 CFR Parts 160 and 164. Further disclosure 

must be consistent with the authorized purposes for which the information was released. 

Date: Wednesday, April 16, 2025 at 9:09 PM 

To: sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Subject: Re: Parcel #70-03-16-222-015 

The specific information on the record card regarding the land size, property square footage, bathroom count and alt of the other 

items listed are incorrect? 

Taking your sale price and dividing it in half is not how we arrive at assessed value. The record card shows the breakdown of the 

value for the land and the value for the house along with any land improvements. Value is derived from the local market not your 

specific parce! sale. We used sales within a timeframe from 4/1/22 to 3/31/24. 

On Apr 16, 2025, at 7:16 PM, sarah.coville80@gmail.com wrote:

If 

I purchased my home for 315,00 then taxable/assessed value amount would be 157,500 (not the 189,300) as 

this would be 50% of the market value. The value of $189,300 seems like a significant increase. 

Please clarify if | am incorrect in my calculations and if so, how is the $189,300 value obtained? 

Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

Coville Counseling & Assessment 

(formerly Hulst Psychology and Assessment Center) 

826 Parchment Drive SE, Suite 205 

Grand Rapids, Mi 40546 

616-893-0983 

Supervised by: Andrea Rotzien, Ph.D. 

IMPORTANT NOTE: 

The information included in this email is confidential and are only for the use of the person whom they are addressed. The 

information disclosed is germane to the specified purpose of the request, and the information is to be used only for the 

authorized purposes for which it was released. This information has been disclosed to you from records whose confidentiality 

is protected by federal and state laws, including, but not limited to, the Michigan Mental Health Code 330.1748, section 748, 

and 45 CFR Parts 160 and 164. Further disclosure must be consistent with the authorized purposes for which the information 

was released, 

From: Heather Singleton <hsingleton@ferrysburg.org> 

Date: Tuesday, April 15, 2025 at 9:12 PM 

To: sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Subject: Re: Parcel #70-03-16-222-015 

Did you find an error on the record card? 

On Apr 15, 2025, at 8:52 PM, sarah.coville80@gmait.com wrote: 

Ms. Singleton, 

The notice that 

| received in March in regard to the Notice of Assessment, indicated that if you are 

unable to attend the Appeal Meeting, it must be in writing by 5pm on March 11. My initial emait 

indicated that 

| would not be able to attend the meeting. 

1 also had questions to which 

| needed

Coville Counseling & Assessment 

(formerly Hulst Psychology and Assessment Center) 

826 Parchment Drive SE, Suite 205 

Grand Rapids, MI 49546 

616-893-0983 

Supervised by: Andrea Rotzien, Ph.D. 

IMPORTANT NOTE: 

The information included in this email is confidential and are only for the use of the person whom they are 

addressed. The information disclosed is germane to the specified purpose of the request, and the information 

is to be used only for the authorized purposes for which it was released. This information has been disclosed 

to you from records whose confidentiality is protected by federal and state taws, including, but not limited to, 

the Michigan Mental Health Code 330.1748, section 748, and 45 CFR Parts 160 and 164. 

Further disclosure 

must be consistent with the authorized purposes for which the information was released. 

From: Heather Singleton <hsingleton@ferrysburg.org> 

Date: Friday, April 11, 2025 at 12:03 PM 

To: sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Subject: Re: Parcel #70-03-16-222-015 

Ms. Coville, 

You did not attend the March Board of Review; you cannot appeal to the Michigan Tax Tribunal. 

If there is an error regarding information on the record card you were provided, you can discuss that 

with me. What information on the record card do you believe is incorrect? 

(square footage? Bathroom count?) 

if you did not find errors, you can appeal the overall value to the March Board of Review next year 

(2026). When you receive the notice in February, the dates will again be listed and the last day to file 

a written appeal will also be listed on the notice. 

Heather Singleton 

Assessor 

City of Ferrysburg 

Sent from my {Phone 

On Apr 11, 2025, at 10:56 AM, sarah.coville80@gmail.com wrote: 

Ms. Singleton,

(formerly Hulst Psychology and Assessment Center) 

826 Parchment Drive SE, Suite 205 

Grand Rapids, M1 49546 

616-893-0983 

Supervised by: Andrea Rotzien, Ph.D. 

IMPORTANT NOTE: 

‘The information included in this email is confidential and are only for the use of the person 

whom they are addressed. The information disclosed is germane to the specified purpose of the 

request, and the information is to be used only for the authorized purposes for which it was 

released. This information has been disclosed to you from records whose confidentiality is 

protected by federal and state laws, including, 

but not limited to, the Michigan Mental Health 

Code 330.1748, section 748, and 45 CFR Parts 160 and 164. Further disclosure must be 

consistent with the authorized purposes for which the information was refeased. 

From: Heather Singleton <hsingleton@ferrysburg.org> 

Date: Tuesday, April 8, 2025 at 4.50 PM 

To: sarah.coville80@gmail.com <sarah.coville80@gmail.com> 

Subject: Re: Parcel #70-03-16-222-015 

All of the specific information that you are asking about is in the record card that was 

sent to you. 

The appraisal you received would secure your loan for the morigage company. 

The assessed value is what we believe you could sell your home for in the City of 

Ferrysburg. 

Heather Singleton 

Assessor 

City of Ferrysburg 

On Apr 8, 2025, at 11:22 AM, sarah.coville80@gmail.com wrote: 

Ms. Singleton, 

So based on the previous information, what was the assessed or 

appraised value of my home for 2025, and how were those specific 

numbers obtained? 

What was the assigned value placed on my home 

for 2025 to determine the current numbers? How was that specific 

number obtained? As in why that value? Would this be a similar value 

that my home was appraised at during the sale of my home? 

Sarah Coville, MA

state laws, including, but not limited to, the Michigan Mental Health Code 

330.1748, section 748, and 45 CFR Parts 160 and 164. Further disclosure must 

be consistent with the authorized purposes for which the information was 

released. 

Date: Sunday, April 6, 2025 at 7:28 PM 

To: sarah.coville80@gmail.com <sarah.covilleBO@gmail.com> 

Subject: Re: Parcel #70-03-16-222-018 

Ms. Coville, 

During 2024 there was a transfer of ownership that occurred when you 

purchased the property. That is an informational item put on the notice 

that you just confirmed is correct. If there is a transfer of ownership, then 

the property is uncapped, which means the assessed and taxable value 

become the same number the year following the sale. This is a property 

tax law that 

| have to follow. if there was not a transfer of ownership and 

the notice says there's a transfer of ownership then that would be 

something you would call and tell us that there wasn’t a transfer of 

ownership and explain why. 

The record card that you received shows the specific information about 

your property. There are two values that together make up the total 

value of your property. One is the land value and the remainder is the 

house and any other buildings located on the property. Each year a 

residential sates study is performed for all of the City of Ferrysburg. 

These local sales determine the market. Each year the price per square 

foot set by the State of Michigan manual is also updated. The market 

value is updated every year and is termed a market adjustment every 

year. 

As the assessor 

| perform a mass appraisal, not individual as you are 

suggesting. 

| am required to set values for ali of the properties within the 

City of Ferrysburg fairly and equitably not just adjust the ones that sold 

every year. 

In regards to your question as to how you would know if you wanted to 

appeal, that is an individual decision 

. The notice you receive each year 

gives you the new values that your tax bill will be based on for July and 

December, and also gives you the dates and times that you can appeal, 

if you disagree with those values, that would be your reason. 

| think this covers all of your questions. 

Heather Singleton 

Assessor 

City of Ferrysburg

To: Heather Singleton <hsingleton@ferrysburg.org> 

Subject: Re: Parcel #70-03-16-222-015 

Ms. Singleton, 

1 am foltowing up from my previous email sent on March 

28. Amber did provide information via the report card, but 

indicated that you would be following up in regard to my 

questions. 

Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

Coville Counseling & Assessment 

(formerly Hulst Psychology and Assessment Center) 

826 Parchment Drive SE, Suite 205 

Grand Rapids, Mi 4546 

616-893-0983 

Supervised by: Andrea Rotzien, Ph.D. 

IMPORTANT NOTE: 

The information included in this email is confidential and are 

only for the use of the person whom they are addressed. The 

information disclosed is germane to the specified purpose of the 

request, and the information is to be used only for the authorized 

purposes for which it was released. This information has been 

disclosed to you from records whose confidentiality is protected 

by federal and state laws, including, but rot limited to, the 

Michigan Mental Health Code 330.1748, section 748, and 45 

CFR Parts 160 and 164. Further disclosure must be consistent 

with the authorized purposes for which the information was 

released, 

Ms. Singleton, 

Can you please send a record card on my property. 

| 

reached out as 

| knew 

| would be unable to appeal due to 

my work schedule, 

| am inquiring as to how those numbers were obtained. 

Documentation states something about transfer of 

ownership, to which 

| purchased my home at the end of 

2024, but reason indicates market adjustment. 

How do 

you obtain the market value of my home?

need to appeal without understanding how numbers were 

obtained through the assessment. 

| would like to clarify, again, how numbers were obtained. 

If | am incorrect in my understanding of how the numbers 

were determined, could you clarify so that 

| understand 

moving forward. 

If the numbers are incorrect based on 

my understating then 

| would need fo appeal to correct for 

transfer of ownership versus based on market value. 

Thank you, 

Sarah Coville 

On Thu, Mar 27, 2025 at 9:43 PM Heather Singleton 

Sarah, 

The last day to protest to the March Board of Review by 

: email was by 5 p.m. March 11 th. This was listed on the 

: notice you received. 

| also mentioned it in the email that 

| sent you. 

We can send you a record card on your properly and 

| you can review it for accuracy. 

What other questions do you have? 

Heather Singleton 

Assessor 

Sent from my iPhone 

On Mar 27, 2025, at 7:58 PM, 

sarah.coville80@gmail.com wrote: 

Ms. Singleton,

to my earlier questions. How do 

go 

about this process? 

Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

Coville Counseling & Assessment 

{formerly Hulst Psychology and Assessment 

Center) 

826 Parchment Drive SE, Suite 205 

Grand Rapids, Ml 49546 

616-893-0983 

Supervised by: Andrea Rotzien, Ph.D. 

IMPORTANT NOTE: 

The information included in this email is 

confidential and are only for the use of the 

person whom they are addressed. The 

information disclosed is germane to the 

specified purpose of the request, and the 

information is to be used only for the 

authorized purposes for which it was 

released. This information has been disclosed 

to you from records whose confidentiality is 

protected by federal and state laws, including, 

but not limited to, the Michigan Mental 

Health Code 330.1748, section 748, and 45 

CFR Parts 160 and 164. Further disclosure 

must be consistent with the authorized 

purposes for which the information was 

released, 

From: Heather Singleton 

Date: Tuesday, March 11, 2025 at 

10:49 AM 

To: sarah.coville80@gmail.com <sar 

ah.coville80@gmait.com> 

Subject: Re: Parcel #70-03-16-222-0156 

You will receive an assessment change 

notice every year in February. The notice 

will list your assessed value for that year 

(assessed value times two) is what we 

consider to be the market value of your 

property. 

The taxable value is what you pay your 

taxes on.

Sent from my iPhone 

On Mar 11, 2025, at 

10:11 AM, 

sarah.covilleB0@gmail.com 

wrote: 

Good morning Ms. 

Singleton, 

{ am a new homeowner 

in Ferrysburg, MI. 

| 

received documentation 

late last week in regard 

assessment, taxable 

valuation, and property 

classification. 

| do see that there are 

options to appeal this 

notice for later today, 

unfortunately, with my 

work schedule 

| would 

be unable to attend. 

do 

have a few questions 

that maybe you could 

answer. 

How are the assessed 

value and taxable value 

determined? How often 

does this occur? How 

does the change in 

these values impact me 

directly? Do these 

changes occur 

automatically or will 

| 

receive notice moving 

forward? 

The current 

documentation is not

process? 

Thank you, 

Sarah Coville, MA 

Limited License Psychologist 

Coville Counseling & 

Assessment 

(formerly Huist Psychology 

and Assessment Center) 

826 Parchment Drive SE, 

Suite 205 

Grand Rapids, MI 49546 

616-893-0983 

Supervised by: Andrea 

Rotzien, Ph.D. 

IMPORTANT NOTE: 

The information included in 

this email is confidential and 

are only for the use of the 

person whom they are 

addressed, The information 

disclosed is germane to the 

specified purpose of the 

request, and the information is 

to be used only for the 

authorized purposes for which 

it was released. This 

information has been disclosed 

to you from records whose 

confidentiality is protected by 

federal and state laws, 

including, but not limited to, 

the Michigan Mental Health 

Code 330.1748, section 748, 

and 45 CFR Parts 160 and 

164. Further disclosure must 

be consistent with the 

authorized purposes for which 

the information was released,

1024267 

File No. Im17beec 

APPRAISAL OF 

LOCATED AT: 

17533 Beechwood Ln 

Spring Lake, MI 49456 

FOR: 

L.ake Michigan Credit Union 

4027 Lake Drive 

Grand Rapids, Mi, 49501-2848 

BORROWER: 

Sarah Elizabeth Coville

L 

LC 

. 

. 

1024267 

Individual Condominium Unit Appraisal Report 

rie no. m17beec 

jhe purpose of this summaty appraisal reporl Is to provide the tendes/ellent with an accurate, and adequately supported, opinion of tha market vaiug of the subject property, 

Property Address 17533 Beechwood Ln 

Unit# 15 

Chy Spring Lake 

State ME 

Zip Code 49456 

onower Sarah Elizabeth Coville 

Owner 

of Public Record Matthew, Emily Teasley 

County Ottawa 

Legal D 

See Attached Addendum 

Assessors Parcel #_70-03-16-222-015 

Tax Year 2023 

AE. Taxest 3,684 

Project Name Beechwood Place 

Phase # 

1 

Map Reference 26 139 

Census Tract 0206.00 

Qocupant_(X) Owner 

[JTenant 

[vacant 

Speclat 

A 

$0 

HOAS 275 

[peryear 

per month 

Property Rights 

Appraised 

Fee Simple 

| Jieasehoild 

{_) Other (describe) 

Assignmen! Type 

[XJ Purchase Transaction 

[Refinance Transaction [ote (describe) 

Lender/Gient Lake Michigan Credit Union 

Address 4027 Lake Drive, Grand Rapids, 

Mi 49501-2848 

Is 1he subject properly curently olferad for safe or has Il been offered for sale in the twelve months prior to the elective date of this appraisal? 

[¥4] Yes. CJ No 

Report data source(s) used, offering price(s), and date(s). 

DOM 11;ls currently offered for sale on 10/17/2024 for $315,000. The reference number is 

#24054863 as provided by MRIC, days on market is 11. MRICMLS#24054863 

i XJad ida no analyze he contract for sate for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysls was not performed, 

Arms length sale; Purchase agreement with typical terms signed by both parties, 

six pages, 

no addendums provided. 

PS Contact Price $ 315,000 

Date of Contract 10/21/2024 

Is the property seller the owner of public record? 

(X)Yes JNo 

Data Source(s) Tax Records 

= 

1s there any Ainanclal assistance (loan charges, sale concessions, gift 6? downpayment assistance, ete.) to be paid by any party on behalf of the bowawes? 

OJ Yes [43] No 

[33 

1 Yes, report the total dollar amount and describe the tems te be pald. 

$0;;No financial assistance provided. 

Note: Race and the raclai composition of the helghborhood are not appraisal factors. 

Nelghborhood Charagterlstles 

iii 

Condominlum Unit Housing Trends 

= 

iif 

Condominium Housing: 

Present Land Usé % 

Location 

Uthan 

X Suburban 

Rural 

Property Vaiues 

Increasing 

|X) 

Stables 

Declining 

PRICE 

AGE 

One-tinit 

70% 

BulitUp 

Over 75% 

25-75% 

Under 25% 

Bemand/Supply 

|X) Shortage 

In Bafance 

Over Supply | 

$(000) 

{ys} 

24Unt 

10% 

Growth 

| JRapld 

[X)stabls 

Slow 

Marketing Time 

|X) Under 

3 mis. 

3-6 mhs 

Over 6 mls. 

100 Low 

Q | Multi-Family 

% 

Neighborhood Boundaries The subject neighborhood is bound by Van Wagoner Road to the north 

450 High 

45 | Commoreial 

5% 

#4 M 104 to the south, Fruitport Rd to the east, and 174th Ave to the west. 

225 pred. 

10 | Other Vacant 

16 % 

subject, village of Spring Lake 2 miles south of subject where there is shopping and restaurants. 

Market Condiions (including support for the above conclusions) 

The subject market appears to be somewhat stable but with higher demand than current 

supply, property vatues seem to be stable as well, 

increasing in some areas, with marketing times ranging from 0-3 months+/-. 

Conventional financing appears to be readily available at moderate interest rates. 

Topogeaphy Mifdly Undulating 

Size Typical 

Density Average 

View N;Res; 

Spegilic Zoning C! 

P.U.D. 

Zoning B 

Planned Unit Development 

Zonlng Cf 

|X] Legal 

[egal 

H 

ming 

— Do the zoning ki 

permit 

10 current density? 

[ves [ne 

[Ino zoning 

legal (describe) 

Is the highest and bes use of the sublect property as improved {or as proposed pe? plans and specillcations) The present use? 

bef Addendum 

Vg Utilitles 

Public 

_Other{describe) 

Public 

_Other{descrive) 

Off-site Improvements —Type 

Public__Private 

Electricity 

Water 

street Asphalt 

X. 

I=) Gas 

X 

Sanitary Sewer 

X 

Alley 

None 

No 

FEMA Flood Zone X 

FEMA Map # 26139C0073F 

FEMA Map Dale 10/21/2021 

Are the ublitles and off-sila Improvemonts typicat for the matkel area? 

Yes. [Je 

1i No, describe, 

‘Are that any adverse ste condltians o external actors {easements, encroachments, environmental condiions, land uses, ate)? 

| J¥es (XINo 

If Yes, describe. 

No apparent 

adverse easements or encroachments. 

Utilities are typical for the area. 

All utilities were on and appeared to be functioning properly at 

the time of inspection. 

vos [JNo 

(Ko, deseibe. See Attached 

Data source(s) for project Information 

MLS, Office Data Bank, Estimate 

0) 

Project Description 

1) 

ow of Townhouse) Garden 

Mid-Rise 

High fise_[ 

J Otierideserive} 

General 

D 

lon 

“i: 

General Description 

‘Subjeat Phase 

: 

1 Project G: 

Ht Project: 

#0 Storles 1 

Exterior Walls Vinyl, Brick 

4 of Units 

34 

# of Phases 

1 

# of Planned Phases 

#0 Elevators 

0 

Root Swiace CompShingle | # of Uails Ct 

34 

#of Unlis 

34 

# of Planned Units 

Existing 

(J Proposed | Totat# Parking 2 

# of Valls For Sale 

1 

# of Units for Sale 

1 

#0of Unlis for Sale 

Under Gonstruclion 

Ratio (spacesiuaiis) 2 

4 of Units Sold 

34 

# of Unlts Sod 

34 

# of Units Sold. 

Year Built 2019 

Type Driveway 

#0 Units Rented 

o 

#01 Units Rented 

0 

# of Units Rented 

Efieiive Age 5 

Guest Parking O 

#0ot Owner Occupied Unkts 

134 

[#0 Owner Occupied Unfls 

[34 

| # of Owner Occupied Units 

Project Primary Occupancy 

rincipal Residence 

[m] Second Home or Recrsational 

Tenant 

Ed 1s the developey/buiidet in conirot of the Komevwners' Assoclaton (HOA)? 

[Jes (X)No 

= M 

Group— (XH 

Al 

Dinevetoper 

management Agent - Provide name of management company. 

= 

2) Does any single entlly (he sams Individual, investor group, corporation, ele.) own mora than 10% of the total units In the project? 

Oves 

No 

If Yes, deserbe 

Z|

LC 

. 

LL 

} 

i 

1024267 

Individual 

Condominium Unit Appraisal Report 

fino. Imi7beec 

Describe 

the condilon of the project and quallty of construction. 

The project is in good condition with average + quality construction. 

3 Describe the common elements and recreational facilities. 

Green Space, 

UGS, streets 

i 

z 

2 Are any common elements leased to or by the Homeowners’ Association? 

Oves 

No 

If Yes, describe the rental terms and options. 

i=l 

bd 

S 

Is the project subject to a ground rent? 

Oves XIno 

If Yes, § 

per year (describe terms and conditions) 

a 

Are the parking facilities adequate for the project size and type? 

Yes 0 No 

If No, describe and comment on the effect on value and marketability. 

1 [WB] 

did not analyze the condominium project budget for the current year. Explain the results of the analysis of the budget (adequacy of fees, reserves, etc.), of why the analysis 

was not performed. 

Current condominium project was not provided. 

Are there any other fees (other than regular HOA charges) for the use of the project facliiles? 

Oves XINo 

If Yes, report 

the monthly facility charges and describe. 

Compared to other competitive projects of similar quallly and design, the subject unl charge appears 

d0 High 

Average O Low 

It High or Low, describe. 

PROJECT ANALYSIS 

Are there any special or unusual characteristics of the project (based on the condominlum documents, HOA meetings, of other Information) known to the appraiser? 

Yes 

No 

Ii Yes, describe and explain the effect on value and marketablllty. 

Unit Charge § 275.00 

permonih X 12=8 

3,300 

per year 

Annual assessment charge pet year pet square feel of gross living area=$ 

2.51 

Utilities included In the unit monthly assessment 

(XI None Heat [Jar Conditioning etecuiciy eas Owater sewer cave other (describe) 

GENERAL DESCRIPTION 

INTERIOR 

materlals/condition 

AMENITIES 

Appliances 

CAR STORAGE 

Floor # 1 

Floors LVP,Cpt/Good 

Fireplace(s) # O 

(XJ Refrigerator 

None 

#of Levels 

1 

Walls Drywall/Gd 

Woodstove(s) # 0 

XJ Range/Oven 

XJ Garage 

(JCovered 

(J Open 

Heating Type FWA 

Fuel Gas 

Trim/Finish Wd, Pt/Gd 

XJ Deck/Patio Deck 

Disp 

#0l Cars 2 

XJ Central AC 

[ Jindividual AG__| Bath Wainscot Fbrgls/Gd 

XJ PorchyBalcony CvP 

XJo 

[assigned 

[J Owned 

Other (describe) 

Doors Wood/Gd 

Owner None 

Washer/Dryer 

Parking Space 

Finished area above geade contains: 

5 Rooms 

2 Bedrooms 

2.0 Bath(s) 

Are the heating 

and cooling for the Individual unils separately metered? 

es Ono 

If No, describe and comment 

on comp: 

Additional features (special energy efficient lems, etc.). 

See below. 

Describe the condition of the properly (Including needed repairs, 

Ni 

etc). 

C3;No updates in the prior 15 years;Subject dwelling 

has living room, 

slider to deck, dining area, 

kitchen, 

laundry area, bedroom, 

bath, 

primary bedroom with bath and walk-in closet, 

unfinished daylight/walkout basement has storage and mechanical areas as well as a two stall garage. 

‘Are there any physical delliclencies or adverse conditions that affect the livability, soundness, or structural Integrity of the property? 

ves 

No 

If Yes, describe 

Does the properly generally conform to the nelghborhood (functional utility, style, condition, use, constructlon, etc.)? 

x Yes O No 

If No, describe. 

I Xd 

O did not research the sale or transfer history of the subject property and comparable sales. If not, explain 

My research [BIT] 

did not reveal any prior sales or transfers of the subject properly for the three years prior lo the effective date of this appraisal. 

Data source(s) 

Office Data Bank, MRIC, Tax Records 

My research [BIT 

XJaid not reveal any prior sales of transfers of the comparable sales for the year prior to the date of sale of the comparable sale.

Yo 

ia 

_ 

2 

1024267 

Individual Condominium 

Unit Appraisal Report rien. Im17beec 

Thereare 

5 

comparable propentles curently offered for sale In the sublect neighborhood ranging in price from 

$279,900 

tos 

378,888 

Thereare 

14 

comparable sales In the subject nelghbothood within the past twelve months ranging In sale price from 8 

300,000 

og 

378,888 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE NO. 1 

COMPARABLE SALE NO. 2 

COMPARABLE SALE NO. 3 

Address and 17533 Beechwood Ln 

17551 Beechwood Ln 

2 Summit Park Dr 

17555 Beechwood Ln 

Unit# 15, Spring Lake, 

MI 49456 

9, Spring Lake, 

MI 49456 

2, 

Spring Lake, MI 49456 

8, 

Spring Lake, MI 49456 

Project Name and 

Beechwood Place 

Beechwood Place 

Summit Park 

Beechwood Place 

Phase 

1 

1 

1 

1 

Proximity 

to Subject 

0.09 miles SW 

1.21 miles SE 

0.08 miles SW 

Sale Price 

$ 

315,000 

$ 

344,340 

$ 

305,000 

$ 

368,990 

Sale Price/Gross 

Liv. Avea | § 

239.36 sq.ft. 

|$ 

264.88 sq.ft. 

$262.93 sq. fi 

§ 

283.84 sq.fi. 

Data Source(s) 

MRIC #24005844;DOM 2 

MRIC #24017093;DOM 23 

MRIC #24005951,DOM 47 

Verilication Source(s) 

MLS, Tax Records 

MLS, Tax Records 

MLS, Tax Records 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+) § Adjustment 

DESCRIPTION 

+) Adjustment 

DESCRIPTION 

+1 Adjustment 

Sale ot Financing 

ArmLth 

ArmLth 

ArmLth 

[¥ 

LandCtrct;0 

Cash;0 

LandCtrct;0 

Dale of Sale/Time 

$03/24;c02/24 

$06/24,c05/24 

503/24;c03/24 

Location 

N;Res; 

N;Res; 

N;Res; 

N;Res; 

Leasehold/Fee Simple 

| Fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

HOA Mo. 

$275 

$275 

$250 

08275 

Common Elements 

Green Space, 

Green Space, 

Green Space, 

Green Space, 

and Rec. Facllites 

Streets, UGS 

Streets, UGS 

Street, UGS 

0 

Streets, UGS 

Floor Location 

1 

1 

1 

1 

ay View 

N;Res; 

N;Res; 

N;Res; 

N;Res; 

B= Design (Style) 

RT1L;Bi-level 

RT1L;Bi-level 

RT1L;Ranch 

0 

|RT1L;Bi-level 

Quallly of Construction 

| Q4 

Q4 

Q4 

Q4 

Actual Age 

5 

1 

-7,500 | 36 

3,000(0 

-7,500 

E{ Condon 

c3 

C1 

-10,000{C3 

C1 

-10,000 

2 Above Grade 

Total 

|Bdms| 

Baths 

Total 

{Bdrms| 

Baths. 

Total 

|Bdms| 

Baths 

Total 

|Bdims 

Baths 

BS Room Count 

512 

2.0 

512 

2.0 

5[2 

2.0 

512 

2.0 

=] Gross Living vea 

1,316 sq. 

1,300 sq.ft. 

0 

1,160 sq. 

5,500 

1,300 sq. 

0 

PA Basement & Finished 

816sf224sfwo 

850sf850sfwo 

-9,500 | 1160sf860sfin 

-9,500 | 850sf850sfwo 

-9,600 

El Rooms Below Grade 

OrrObr0.0bato 

1rr3br1.0balo 

0[1rr1br1.0ba0o 

0] 

1rr3br1.0ba0o 

0 

£2 Functional Utility 

Average 

Average 

Average 

Average 

Heating/Cooling 

FWA C/Air 

FWA C/Air 

FWA C/Air 

FWA C/Air 

Energy Efficient items 

None 

None 

None 

None 

Garage/Carport 

2g;Built-in 

2g;Built-in 

2g;Attached 

0) 

2g;Built-in 

Porch/Patlo/Deck 

CovOp, Deck, 

CovOp, Deck, 

CovOp, 3SsnRm 

0 

CovOp, Deck, 

None 

None 

None 

None 

None 

None 

2 Fireplaces 

-2,000| 

None 

Appli 

Appl 

Appli 

Appli 

Net Adjustment (Total 

Us 

s 

27,000] 

(J+ 

s 

3,000] 

(J+ 

(XJ- 

[s 

27,000 

Adjusted Sale Price 

NetAd. 

-7.8% 

NetAd. 

 -1.0% 

NetAd. 

-7.3% 

of Comparables 

GrossAd). 

7.8% 

8 

317,340 | GrossAd. 

6.6% 

|$ 

302,000 | Gross Ad. 

7.3% 

|$ 

341,990 

‘Summary of Sales Comparison Approach 

Comparables used were considered the best and most recent available. Some comparables may have 

been used in other reports with different quality and condition ratings and/or view and location ratings which, due to further information 

on the comparables, 

inspection of comparables, talking to realtors, 

and/or education on the ratings made the changes necessary. Age 

and Condition adjustments were made for Comparable #1 and #3 due to their new construction and new condition. Age adjustment 

was made for Comparable #2 due to the subject's newer construction. The search parameters were expanded to a 1.25 mile radius of 

the subject and date of sale to one year from the effective date of the appraisal concentrating as much as possible on similar style 

dwellings with as similar GLA and amenities as the subject. 

OME APPROACH TO VALUE (not required by Fannie Mae) 

E 

ted Monthly Market Rent § 

X Gross Rent Multiplier 

=$ 

Value by Income Approach 

‘Summary of Income Approach (including support for market rent and GRM) 

Due to the home not being a rental property as well as the sales comparison 

approach being the most reliable approach for the purposes of this report, 

the income approach was not developed. 

Indicated Value by: Sales Comparison Approacht 318,000 

Income Approach 

(if developed) § 

The sales comparison approach is considered the most reliable indicator of value. The income approach is not utilized due to single 

family use. In Michigan, appraisers are required to be licensed and are now regulated by the Michigan Department of Licensing and

_ 

) 

, 

1024267 

Individual Condominium 

Unit Appraisal Report 

ren. imt7oeec 

This report form is designed to report an appraisal of a unit in a condominium project or a condominium unit in a planned unit 

development (PUD). This report form is not designed to report an appraisal of a manufactured home or a unit in a cooperative 

project. 

This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value, statement of 

assumptions and fimiting conditions, and certifications. 

Modifications, additions, or deletions to the intended use, intended user, 

definition of market value, or assumptions and limiting conditions are not permitted. The appraiser may expand the scope of work 

to include any additional research or analysis necessary based on the complexity of this appraisal assignment. Modifications or 

deletions to the certifications are also not permitted. 

However, additional certifications that do not constitute material alterations 

to this appraisal report, such as those required by law or those related to the appraiser's continuing education or membership in an 

appraisal organization, are permitted. 

SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisat assignment and the 

reporting requirements of this appraisal report form, including the following definition of market value, statement of assumptions 

and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual inspection of the 

interior and exterior areas of the subject unit, (2) inspect and analyze the condominium project, (3) inspect the neighborhood, 

{4) inspect each of the comparable sales from at least the street, (5) research, verify, and analyze data from reliable public and/or 

private sources, and (8) report his or her analysis, opinions, and conclusions in this appraisat report. 

INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the subject of 

this appraisal for 

a mortgage finance transaction. 

INTENDED USER: The intended user of this appraisal report is the lender/client. 

MARKET VALUE: The most probabte price which a property should bring in a competitive and open market under afl conditions 

requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue 

stimulus, 

Implicit in this definition Is the consummation of a sale as of a specified date and the passing of title from seller to buyer 

under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each 

acting in what he or she considers his or her own best interest, (3) a reasonable time is allowed for exposure in the open market; 

(4) payment Is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable thereto; and (5) the price 

represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted 

by anyone associated with the sale. 

*Adjustments to the comparables must be made for special or creative financing or sales concessions. 

No adjustments are 

necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily 

identifiable since the seller pays these costs in virtually all sales transactions. 

Special or creative financing adjustments can be 

made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already 

involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for doltar cost of the 

financing or concession but the dotlar amount of any adjustment shoud approximate the market's reaction to the financing or 

concessions based on the appraiser's judgment, 

STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report is subject to the 

following assumptions and limiting conditions: 

1. 

The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title 

to it, except for information that he or she became aware of during the research involved in performing this appraisal. The 

appraiser assumes that the title is good and marketable and will not render any opinions about the tite. 

2. 

The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements. The 

sketch is included only to assist the reader in visualizing the property and understanding the appraiser's determination of its size. 

3. 

The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or 

other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an identified Special 

Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this 

determination. 

4. 

The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, 

unless specific arrangements to do so have been made beforehand, or as otherwise required by law. 

5. 

The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the presence of 

hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of 

during the research involved in performing this appraisal. Unless otherwise stated in this appraisal report, the appraiser has no 

knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not fimited to, 

needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that 

would make the property less valuable, and has assumed that there are no such conditions and makes no guaraniees or 

warranties, express or implied. The appraiser will not be responsible for any such conditions that do exist or for any engineering or 

testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of 

environmental hazards, this appraisal report must not be considered as an environmental assessment of the property.

_ 

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1024267 

Individual Condominium Unit Appraisal Report 

fie to. im170eec 

APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: 

1. 

Ihave, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this 

appraisal report. 

2. 

{performed a complete visual inspection of the interior and exterior areas of the subject property. 

§ reported the condition of 

the improvements in factual, specific terms. 

| identified and reported the physical deficiencies that could affect the fivability, 

soundness, or structural integrity of the property, 

3. 

1performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice 

that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the 

time this appraisal report was prepared. 

4. 

developed my opinion of the market value of the real property that is the subject of this report based on the sales comparison 

approach to value. 

| have adequate comparable market data to develop a reliable sales comparison approach for this appraisal 

assignment. 

| further certify that 

| considered the cost and income approaches to value but did not develop them, unless otherwise 

indicated in this report. 

5. 

researched, verified, analyzed, and reported on any current agreement for sate for the subject property, any offering for sale 

of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject property 

for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report. 

6. 

| researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior to the 

date of sale of the comparable sale, unless otherwise indicated in this report. 

7. 

selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property. 

8. 

| have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home 

that has been built or will be built on the tand. 

9. 

1have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject 

property and the comparable sales. 

10. 

| verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in 

the sale or financing of the subject property. 

11. 

| have knowledge and experience in appraising this type of property in this market area. 

12. 

| am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing 

services, tax assessment records, public land records and other such data sources for the area in which the property Is located. 

13. 

| obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisat report from 

reliable sources that 

| believe to be true and correct. 

14. 

1 have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject 

property, and the proximity of the subject property to adverse influences in the development of my opinion of market vaiue. 

| have 

noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the presence of 

hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the subject property 

or that | became aware of during the research involved in performing this appraisal. 

| have considered these adverse conditions in 

my analysis of the property value, and have reported on the effect of the conditions on the value and marketability of the subject 

property. 

15. 

| have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all 

statements and information in this appraisal report are true and correct. 

16. 

| stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are 

subject only to the assumptions and limiting conditions in this appraisaf report. 

17. 

1 have no present or prospective interest in the property that is the subject of this report, and 

[ have no present or prospective 

personal interest or bias with respect to the parficipants in the transaction. 

| did not base, either partially or completely, my 

analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital status, handicap, 

familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or 

occupants of the properties in the vicinity of the subject property or on any other basis prohibited by faw. 

18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned 

on any agreement or understanding, written or otherwise, that 

| would report (or present analysis supporting) a predetermined 

specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the 

attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending mortgage loan 

application).

Lo. 

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1024267 

Individual Condominium Unit Appraisal Report 

rise imi7seec 

22. 1am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws 

and regulations. Further, 

| am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice that 

pertain to disclosure or distribution by me. 

23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage insurers, 

government sponsored enterprises, and other secondary market participants may rely on this appraisal report as part of any 

mortgage finance transaction that involves any one or more of these parties. 

24. 

If this appraisal report was transmitted as an “electronic record” containing my “electronic signature,” as those terms are 

defined in applicable federal and/or state laws (excluding audio and video recordings}, or a facsimile transmission of this appraisal 

report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a 

paper version of this appraisal report were delivered containing my original hand written signature. 

25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil fiability and/or criminal 

penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States Code, Section 

1001, et seq., or similar state laws. 

SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that: 

1. 

| directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser's 

analysis, opinions, statements, conclusions, and the appraiser's certification. 

2, 

accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser's analysis, 

opinions, statements, conclusions, and the appraiser's certification. 

3. 

The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser {or the 

appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law. 

4. 

This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and 

promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal 

report was prepared. 

5. 

If this appraisal report was transmitted as an “electronic record” containing my “electronic signature,” as those terms are 

defined in applicable federal and/or state laws {excluding audio and video recordings), or a facsimile transmission of this appraisal 

report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if 

a 

paper version of this appraisal report were delivered containing my original hand written signature. 

APPRAISER 

SUPERVISORY APPRAISER (ONLY IF REQUIRED) 

Signature hd a om Arms 

Signature 

Name Mark & Zdidema 

~~ 

Z 

Name 

Company Name Landheer Appraisal Service 

Company Name 

Company Address 17 N 4th St Suite 207 

Company Address 

Grand Haven, Mi 48417 

Telephone Number 616 846-0200 

Telephone Number 

Email Address Jandheer@comcast.net 

Email Address 

Date of Signature and Report 10/28/2024 

Date of Signature 

Effective Date of Appraisal 10/28/2024 

State Certification # 

State Certification # 1204071019 

or State License # 

or State License # 

State 

or Other (describe) 

State # 

Expiration Date of Certification or License 

State Mt

Individual Condominium Unit Appraisal Report 

1024267 

Fiie No. Im17beec 

FEATURE 

I 

SUBJECT 

COMPARABLE SALE NO. 4 

COMPARABLE SALE NO. 5 

COMPARABLE SALE NO. 6 

Address and 17533 Beechwood Ln 

17040 Grandview Dr 

unit# 

15, 

Spring Lake, 

MI 49456 

16, Spring Lake, MI 49456 

Project Name and 

Beechwood Place 

Grandview Meadows 

Phase_1 

1 

Proximity 

to Subject 

0.69 miles NW 

Sale Price 

3 

315,000 

: 

$ 

349,900 

8 

8 

Sale Price/Grogs Liv, Area 

[$ 

239.36 5.01. 

|3 

263.88 sq.il. 

g 

$ 

SQ. 

3 

sq. 

Data Source(s) 

MRIC #24055630,00M 6 

Verllization Source(s) 

5 

MLS, Tax Records 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+18 Adsiment 

DESCRIPTION 

H}8 Adfustment 

DESCRIPTION 

44 Adpsiment 

Sale of Financing 

Listing 

Concessions 

0 

-3,800 

Date ol Sale/Time 

i 

Active 

Location, 

N;Res: 

N;Res; 

Leasehold/Feo Simple 

Fee Simple 

Fee Simple 

HOA Mo. Assessment 

[$276 

$275 

Common Elements 

Green Space, 

Green Space, 

and Reg. Falls 

Streets, UGS 

Streets, UGS 

Floor Locatlon 

1 

1 

View 

NiRes; 

N:Res; 

Design (Style) 

RT1L;Bi-level 

RT1L;Ranch 

0 

Quality of Construction 

Q4 

Q4 

Actual Age 

5 

25 

2,000 

Gondiion 

c3 

C3 

Above Grade 

Total 

{Bdrm 

Baths 

Total 

[Bdsm] 

Baths 

Tolar 

{Bdsms| 

Batis 

Tow [8ms| 

Baths 

Room Count 

512 

2.0 

§12 

2.0 

Gross thing Area 

1,316 sq.ft. 

1,326 sq.ft. 

[4] 

sq. 11. 

sq. 

Basement & Finished 

~~ | 8165f224sfwo 

1326sf1033sfwo 

12,000 

Rooms Below Grade 

0Orr0brg.0balo 

1rr1bri.0bado 

[4] 

F 

tity 

Average 

Average 

Healing/Covling 

FWA C/Air 

FWA C/Air 

Energy Etffelent tems 

None 

None 

Garage/Carport 

29;Built-in 

2g;Altached 

li] 

Porch/Patio/Deck 

CovOp, 

Deck, 

CovOp, Patio, 

Q 

None 

3 Ssn Rm 

-1,500 

None 

1 Fireplace 

-1,000 

Appl 

Appli 

Net 

(Total) 

; 

[ 

0s 

16,000{ 

(J+ 

(J- 

Ts 

Os 

[J 

1s 

Adjusted Sale Price 

NetAd). 

 -4.6% 

et Ad). 

% 

Het Ad). 

% 

of Comparables 

GrossAdl 

5.7% 

i$ 

333,900 | Gross Adj. 

%1¢ 

Gross Adj. 

his 

TEM 

SUBJECT 

COMPARABLE SALE NO. 4 

GOMPARABLE SALE NO. 5 

COMPARABLE SALE NO. § 

Date of Prior Sale/Transler 

Pticy of Prior Sale/Transier 

Data Source(s) 

OfDBKMRIC Tax Rec 

| ODtBK MRIC, Tax Rec 

Effective Date of Data Source(s} | 10/28/2024 

10/28/2024 

Summary of Sales Comparison Approach 

Comparable #4 Is an active listing added to support the opinion of value. 

Sale adjustment is due to the 

typical difference in listing price and safe price. 

Very limited listings were available similar to the subject. Age adjustment was made 

due to the subject's newer construction. PorchiPatio/Deck adjustment was made due to the comparable's three season room.

. 

a 

1024267 

Uniform Appraisal Dataset Definitions 

File No. Im17beec 

Condition Ratings and Definitions 

Gt 

The improvemenls have been very recently construcled and have nel previously been occupied. The gntiee struclure and all components are new and lhe dwelling features no 

physical deprecialion.” 

“Note: Newly constructed improvemenis that fealure recycled materials and/or components can be considered new dwellings provided that the dwelling is placed on a 100% new 

loundation and the recycled materials and the recycled components have been rehabilialedire-manuiaciured into like-new condition. Recenlly consiructed improvemenis that have 

not been previously occupiod are nol considered "new" if they have any significant physical depreciation (i.e., newly construcied dwellings thal have been vacant for an extended 

period of time without adequale maintenance or upkeep). 

C2 

The improvements feature ro deferred maintenance, little of no physical depreciation, and require no ropalzs. Virlually ail building components are new or have ben recently 

repaired, refinished, of rehabiftated. All outdated componenls and flaishes have been updaled and/or replaced wilh components that meet current standards, Dwellings In this calegory 

eliher are almosl new of have been recently completely renovated and ate simitar in condition to new constuction, 

“Note: The improvemenis represent a relatively new properly that is well maintained with no delered maintenance and lille ox no physical depreciation, or an older properly that has 

been recently completely renovated. 

©3 

The Improvaments are weli mainizined and feature imited physical depreciation due 10 normai wear and tear, Some components, but nol every major building component, may 

be updated or recently rehabilifaled, The slructure has baer well mainlainad. 

Note: The improvement is in its fisst-cycle of replacing shor-ived buiiding components appliances, floor coverings, HVAC, etc.) and Is being well maintained. is estimalod effective age 

Is less than its actual age. it also may reflect a properly in which the majorly of 

short-lived buliding 

have been 

replaced 

but not fo the level of a complete renovation. 

C4 

The Improvemenls fealure some minor deferred malnlenance and physical deterioration due 1o normal wear and tear, The dwelling has been adequalely maintained and requires 

only minima repairs 10 building componenis/mechanical systems and cosmetic repairs. All major building components have been adequately maintained and are funclicnally adequate. 

“Note: The estimaled effociive age may be close lo or equal fo is actual age. i rellects a properly in which some of the short-lived building components have been replaced, and some 

short-lived building components are at 

or near the end of thele physical lite expectancy; however, they still function adequately. Most minor repairs have been addressed on an ongoing 

basis resufiing in an adequalely maiiained property, 

G5 

The improvements fealurs obvious deferred maintenance and are In need of some significant repairs. Some buiiding componenis need repairs, rehabilllation, of updaling. The 

functional utility and overall livability Is somewhal diminished due to condition, bul the dweling remains useable and lunclionai as a residence. 

“Note: Some significant repalrs are needed to the improvements due to the lack of adequate mainienance. i reflects a properly In which many of its short-lived building components are 

athe end of or have exceeded thelr physical fe expectancy bul remain functional. 

C6 

The Improvements have substantial damage or deferred maintenance wilh deficiencies or defocts that are severe snough to aflect Lhe safely, soundness, or struclutal Inlegrly 

of lhe improvements, The knprovements are in rood of substantial repairs and rehabiiilation, including many of most malor components. 

“Note: Substantial repairs are needed to ihe 

imp! 

due to the lack of 

mar 

or properly damage. If reflects a properly with conditions severe enough to affect 

the safely, soundness, or structural integrity of ihe improvements, 

itions 

Quality Ratings and Defi 

Q1 

Dwellings with this quality raling are usually unique slructares that are individually designed by an architact for a speclifed user. Such residences typically are consteucted (rom 

detalied architectural plans and specilicalions and feature an excepllonally high feve) 

of workmanship and excepliorally high-grade materlals throughout the tnleror and exierior of lhe 

structure. The design features exceptionally high-quality exterior refinements and omamentation, and exceptional high-qualily interior refinements. The workmanship, materials, and 

finishes throughout the dwelling are of exceptionally high quality. 

Q2 

Dwellings wilh thls quality eating are ollen custom designad for conslruclion on an individual property owner's sile. Howaver, dweilings In this quality grade are aso found in 

high-gqually lract di 

feataring 

col 

from tndividual plans or from highly meditied or upgraded plans. The design features detailed, high-quality exterior 

omamenlallon, high-quality interior refinements, and detali, The workmanship, materials, and finishes throughout Ihe dwelling are generally of high or very high quality. 

Q3 

Dwellings wilh this quality raling are residences ol higher quatity bullt from Individual or readily available designer plans In above-standard residential tract developments or on 

an individual properly owner's site. The design Includes significant exterior arnamentalion and interiors ihai are wel: finished. The workmanship exceeds acceptable standards and 

many materials and finishes tlvoughoul the dwelling have been upgraded trom “stock” slandards. 

Q4 

Dwellings wilh this quailty rallng mee! or exceed the requirements of applicable bufiding codes, Standard or modified standard building plans are utilized and the design includes 

adequate fenestration and some exlerlor omamentation and inlerios refinements. Materials, workmanship, finish, and equipment are of stock or bulider grade and may feature some 

upgrades. 

Q5 

Dwellings with this quality rating feature economy of construction and basic (unclionaiily as main considerations. Such dwellings tealure a plain design using readily available or 

basic floor plans featuring mintmal fenestration and basic finishes with minimat extesior omamentation and limfled Interior delall, These dwellings meat minimum bullding codes and are 

construcled wilh inexpensive, slock maletlals wilh limited rollnements and upgrades. 

QB 

Dwellings with his qualily rallng are of basic quality and lower cost; some may not be suitable Jor year-zound occupancy. Such dwellings are oflen built with simple plans or 

without plans, olen uliiizing the lowest quality building materials. Such dwellings are ollen built or expandad by persons who are professionally unskilled or possess only minimal 

construction skills. Electrical, plumbing, and other mechanical sysiems and equipment may be minimal of non-existent, Glider dwellings may feature one or more substandard or 

non-conforming addilions lo the original structure. 

Definitions of Not Updated, Updated, and Remodeled 

Not Updated 

Little or no updating or modernization. This description Includes, butis not limited to, new hemes, 

Residential propetlies of fifteen years of age or fess often rellect an original condilion with no updating, it no major components have been replaced or updated. Those over filleen 

years of age are also considered not updated if the appliances, fixtures, and finishes are predominantly dated. An area that is ‘Not Updated’ may still be weil maintained and fully 

functional, and this #ating does not necessarily imply deferred maintenance or physical fiunctional delesioralion. 

Updated

1024267 

Uniform Appraisal Dataset Definitions 

Fie No. Im 17beec 

Abbreviations Used In Data Standardization Text 

Abbrev. 

Fuli Name 

Appropriate Fields 

Abbrev. 

Full Name 

Appropriate Fields 

ac 

Acres 

Area, Site 

In 

interior Only Stairs 

Basement & Finished Rooms Befow Grade 

AdiPrk 

Adjacent to Park 

Location 

Lndtl 

Landi 

Location 

AdjPsr 

Adjacent to Power Lines 

Legation 

LtdSght 

Limited Sight 

View 

A 

Adverse 

Location & View 

Listing 

Listing 

Sala or Financing Concessions 

Alin 

Arms Length Sale 

Sate of Financing Concessions 

MA 

Mid-Rise Structure 

Design(Siyle) 

AT 

Allached Structure 

Design(Style} 

Min 

Mountain View 

View 

ba 

Bathrooms) 

Basement & Finished Rooms Below Grade | N 

Neulrat 

Location & View 

br 

Bedroom 

Basemenl & Finlsiied Rooms Below Grade | NonAmm 

Non-Aems Length Sale 

Sale or Financing Congesslons 

B 

Benelicial 

Location & View 

[3] 

Open 

Garage/Carport 

BsyRd 

Busy Road 

Location 

[] 

Other 

Basement & Finished Rooms Below Grade 

op 

Carparl 

Garage/Catporl 

[3 

Other 

Deslgn(Slyle} 

Cash 

Cash 

Sale or Financing Concessions 

Prk 

Park Vigw 

View 

ClySky 

Chl Visw Skyline View 

View 

Pst 

Pasloral View 

View 

ClyStr 

City Straet View 

View 

PwrLn 

Power Lines 

Vipw 

Comm 

Commercial Influence 

Lacalion 

PubTm 

Public Transportation 

Locallon 

[ 

Conlracted Dale 

Dale of Sale/Time 

LJ 

Recrealional (Rec) Room 

Basement & Finished Rooms Below Grade 

Conv 

Convenllonal 

Sale or Financing Concesslons 

Relo 

Relocation Safe 

Sals or Financlng Concesslons 

ov 

Covered 

Garage/Carport 

REO 

REO Salo 

Sale of Financing Concesslons 

CHO 

Court Ordered Sale 

Sala of Financing Concessions 

Res 

Residentla 

Location & View 

DOM 

Days On Market 

Data Sources 

RY 

Row or Townhouse 

Design{Style) 

oT 

Detached Structure 

Deslgn{Style) 

RH 

Rural Houslng - USDA 

Sate or Financing Concessions 

[1 

Driveway 

Garage/Carpor 

So 

Semi-detached Strusiure 

Dosign(Style) 

Eslate 

stale Sato 

Sate or Financing Concessions 

s 

Seltlement Dale 

Date of Sale/Time 

e 

Expiration Date 

Dato of Sale/Time 

Short 

Shor Sale 

Sale or Financing Concessions 

FHA 

Federal Housing Authorty 

Sate or Financing Concessions 

sf 

Square Feet 

Area, Site, Basement 

[] 

Garage 

Garage/Carpor 

sqm 

Square Meters 

Area, Site, Basement 

ga 

Garage - Attached 

Garage/Carport 

Unk 

Unknown 

Date of Sale/Time 

gh 

Garage - Bult-in 

Garage/Carpor 

VA 

Veterans Administration 

Sale of Financing Concessions 

od 

Garage - Detached 

Garage/Carpor. 

wo 

Walk Oul Basament 

Basement & Finished Rooms Below Grade 

GR 

Garden Structure 

Design(Style} 

wo 

Walk Up Basement 

Basement & Finished Rooms Below Grade 

GilCse 

Golf Course 

Location 

Wir 

Wale? Fronlage 

Locallon 

Gib 

Goll Course View 

View 

Wir 

Water View 

View 

HR 

High Rise Structure 

Design(Style) 

w 

Withdrawn Dale 

Dale of Salo/Time 

Ind 

Industrial 

Location & View 

Woods 

Woods View 

View 

Other Appraiser-Defined Abbreviations 

Abbrev. 

Full Name 

Appropriate Flelds 

Abbrev. 

 FullName 

Appropriate Fields

ADDENDUM 

Borrower; Sarah Elizabeth Coville 

Flle No: Im17beec 

Property Address: 17633 Beechwood Ln 

Case No.; 1024267 

City: Spring Lake 

State: 

Mi 

Zip: 49456 

Lender: Lake Michigan Credit Union 

Legal Description 

UNIT 156 BEECHWOOD PLACE CONDOMINIUMS, MASTER DEED RECORDED IN OTTAWA COUNTY REGISTER OF 

DEEDS LIBER 3600 PAGE 1, CONDOMINIUM SUBDIVISION PLAN NO 324 SEC 16 T8N R16W, CITY OF FERRYSBURG 

Highest and Best Use 

Subject property is legally permissible, physically possible, financially feasible, shows good utilization of improvements, and 

single family homes/condos seem to be the most productive use for the area the subject is in which has mainly single family 

homes/condos similar to the subject,

1024267 

Market Conditions Addendum to the Appraisal Report 

flew. Im17beec 

The purpose of this 

Is to provide the 

1 with a clear and 

und 

of the market trends and conditions prevalent in the subjes! nelghborhood. This Is 2 required 

addendum for a)l appralsal raporls with an effective date on of alter Ag 1, 2009. 

Property Address 17533 Beachwood Ln 

City Spring Lake 

Slate MI 

7ip Code 49456 

Borrower Sarah Elizabeth Coville 

Instructions: 

The appralser must use he Information required on this form as the basls for his/her conclusions, and must provide support for 1hiose conclusions, regarding housing trends ang 

overall market conditions as reported ir the Nelghborhood section of Lhe appraisal rapoet form, The appraiser must tl in ait tho inlormatlon fo the extent It is avallable and seflable and must provide 

analysis as 

blow. If any 

required 

data is 

lable 

of Is 

Idered 

, the appraiser must provide an explanation. It Is recognized that not all data sources wil be able 1p 

Provide data for the shaded areas befow; if IL Is avaiable, however, the appralser must Include the data (n the analysis. If dala sources provide the required informalion as an average Instoad of the 

median, the appraiser should report the avaliahte figure and Identity It as an average. Safes and stings msl be properiles that sompele with the subject properly, determined by applying the criteria 

thal would be used by 

3 prospective buyer of the sublest property. The appraiser must explain aay anomalles ln the data, such 

as seasonal markets, new construction Toreclosures, otc. 

Inventory Analysis: 

Prior 7-12 Months | 

Prior 4-6 Monlis | Curent - 3 Months 

Overah Trend 

Toll # of Comparabls Sales (Selited) 

8 

3 

3 

Increasing 

XJ 

Stable 

Declining 

Absorplion Rate {Yolal Sales/Montns) 

1.33 

1.00 

1.00 

increasing 

X) 

Stable 

Declining 

Total # of Comparable Active Listings 

1 

1 

5 

Degiinlng 

X} 

Stabe 

Increasing 

Months of Housing Supply (Total Llstings/Ab. Rate) 

£500.75 

1.00 

5.00 

Dochaing 

XJ 

Slable. 

Inceeasing 

Median Sale 

& List Price, DOM, Sals/List%: 

Prior 7-12 Months | Prior4-6 Months | Cuwent- 3 Months 

Overall Tesnd 

Median Comparable Sale Price 

371,990 

305,000 

349,900 

inctaasing 

X] 

Stable 

Declining 

Median Gomparable Sales Days on Market 

13 

9 

41 

Deglining 

X) 

Stable 

increasing 

Median Comparable List Price 

308,900 

369,800 

314,900 

lacreasing 

(X): 

Stable 

Declining 

thedlan Comparable Listings Days on Market 

23% 

77: 

1" 

Declining 

Stable 

Increasing. 

IEEY 

Median Sale Price as % of List Price 

100.01% 

99.45% 

98.11% 

Increasing 

X) 

Stable 

Declining 

Seller-(t 

pet, builder, etc. )paig 

J 

7 

[ves 

(XJfo 

Deciining 

XJ 

Stable 

Increasing 

Explain n defalt Ihe ssiier concessions ends for the past 12 months {e.g., Seller contributions Increased trom 3% lo 5%, Increasing use of buydowns, closing costs, condo fees, options, etc.) 

Seller concessions are not a trend in the subject market at this time, 

RESEARCH & ANALYSIS 

Ate foreclosure sales (REO sales) a factor in the market? 

[Wm] Yes 

0 

Ifyes, explain {including Ihe trends in fislings and sales of toreclosed properties). 

Currently, foreclosure sales are not a significant factor in the subject market. 

Gite data sources 

for above information. Office Data Bank, MRIC, MLS 

Summarize the above information as Suppor for your conciuslons in the Nelghborhood section of the appralsat report form, I you used any additional information, such as an analysis of 

pending sales and/or expired and withdrawn listings, to formulate your conclusions, provide bol an explanation and SUPROM for your conciuslons. 

The subject market appears to be stable but with slightly higher demand than current supply. Property values seem to be stable as 

well, possibly increasing in some areas, with marketing times ranging from 1_to 3 months+/-, 

ifthe subject Is a unitin a condominium or cooperative project, complete the following: 

Project Name: Beechwood Place 

Subloct Project Data 

Prior 7-12 Months | 

Pslor 4-6 Months | Curent - 

3 Months 

Qerali Trend 

Total # of Comparable Sales (Setiied) 

7 

Q 

[1] 

Increasing 

X) 

Stable 

Declining 

Absorption Rate (Tota SalesMontns) 

1.17 

0.00 

0.00 

Increasing 

X] 

Slable 

Declining 

Total # of Aclive Comparable Listings 

0 

0: 

1 

Declining 

Slablg 

Incegasing 

Honths of Unlt Supply (Total Lisiings/Ab. Rate} 

0:00 

0.00, 

0.00 

Declining 

XJ Stable: 

Intreasing 

Arg foreclosure sales (REO sales) a factor in the project? 

J Yos, 

No 

liyes, Indicate the number of REO stings and explain the trends In listings and sates of torsciosed properties. 

Currently, foreclosure sales are not a factor in the subject project. 

CONDO / CO-OP PROJECTS 

Summarize the above tends and address the Impact 

on Lhe subject unil and project. 

The subject project appears to be stable but with slightly higher demand 

than current supply. 

Property values seem to be stable, increasing in some areas, with marketing fimes ranging from 1-3 months+/-.

SUBJECT PROPERTY PHOTO ADDENDUM 

Borrower: Sarah Elizabeth Coville 

File No. 

Im17beec 

Property Address: 17533 Beechwood Ln 

Case No.. 1024267 

Gity: Spring Lake 

State: Mi 

Zip: 49456 

Lender; Lake Michigan Credit Union 

FRONT VIEW OF 

SUBJECT PROPERTY 

Appraised Date: October 28, 2024 

Appraised Value: § 318,000 

REAR VIEW OF 

SUBJECT PROPERTY 

STREET SCENE

INTERIOR PHOTOS 

Bowower: Sarah Elizabeth Coville 

File No.. 

_Im17beec 

Properly Address: 17533 Beechwood Ln 

Case No. 1024267 

City: Spring Lake 

State: Mi 

Z1p: 49456 

Lender; Lake Michigan Credit Union 

Kitchen 

Comment: 

Living Area 

Description: 

Comment: 

Bathroom 

Description: 

Comment:

BATHROOM PHOTOS 

Borrower. Sarah Elizabeth Coville 

File No.: 

Im17beec 

Property Address: 17533 Beechwood Ln 

Case No.: 1024267 

City: Spring Lake 

State: MI 

Zip; 49456 

Lender: Lake Michigan Credit Union 

Bath 

Comment: 

Vanity in bath above 

Comment: 

Comment:

INTERIOR PHOTOS 

Borrower, Sarah Elizabeth Coville 

Fig No. 

_Im17beec 

Properly Address: 17533 Beechwood Ln 

Case No.: 1024267 

City: Spring Lake 

State: M1 

Zip: 49456 

Lender; Lake Michigan Credit Union 

Bedroom 

Comment: 

Bedroom 

Comment: 

Laundry 

Comment:

COMPARABLE PROPERTY PHOTO ADDENDUM 

Bowower: Sarah Elizabeth Coville 

File No.. 

_im17beec 

Property Address: 17533 Beechwood tn 

Case No.. 1024267 

City: Spring Lake 

State: ML 

Zip: 49456 

|.ender; Lake Michigan Credit Union 

COMPARABLE SALE #1 

17551 Beechwood Ln 

9, Spring Lake, Mi 49456 

Safe Date: 503/24,c02/24 

Sale Price. § 344,340 

COMPARABLE SALE #2 

2 Summit Park Dr 

2, Spring Lake, MI 49456 

Sale Date: s06/24;c05/24 

Sale Price: § 305,000 

COMPARABLE SALE #3 

17556 Beechwood Ln 

8, Spring Lake, Mi 49456

COMPARABLE PROPERTY PHOTO ADDENDUM 

Borrower: Sarah Elizabeth Coville 

File No.. 

_Im17beec 

Property Address: 17533 Beechwood kn 

Case No. 1024267 

City: Spring Lake 

State: MI 

Zip: 49456 

Lender: Lake Michigan Credit Union 

COMPARABLE SALE #4 

17040 Grandview Dr 

18, Spring Lake, Mi 49456 

Sale Date: Active 

Salg Price: § 349,900 

COMPARABLE SALE #5 

Sale Date: 

Sale Price: $ 

COMPARABLE SALE #6

Borrower: Sarah Elizabeth Coville 

File No.. 

_m17beec 

Property Address: 17533 Beechwood Ln 

Case No.: 1024267 

City: Spring Lake 

State: MI 

Zip: 49456 

Lender: Lake Michigan Credit Union 

Street scene 

Mud area 

Front entry

Borrower: Sarah Elizabeth Coville 

Fite No.. 

Im17beec 

Property Address: 17533 Beechwood Ln 

Case No.: 1024267 

City: Spring Lake 

State: MI 

Zip; 49456 

Lender: Lake Michigan Credit Union 

Basement 

Basement 

Mechanical area

Borrower: Sarah Elizabeth Coville 

File No. 

_Im17beec 

Property Address: 17633 Beechwood Ln 

Case No.: 1024267 

City: Spring Lake 

State: MI 

Zip: 49456 

Lender: Lake Michigan Credit Union 

Garage 

Garage 

Family/flex room

FLOORPLAN SKETCH 

Borrowes: Sarah Elizabeth Coville 

File No. 

Im17beeg 

Property Address: 17533 Beechwood Ln 

Case No.: 1024267 

City: Spring Lake 

State: MI 

Zip: 49456 

tender: Lake Michigan Credit Union 

26 

Reid 

Bedroom 

Bedroom 

Closet 

Bath 

Bath 

Kitchen 

Main Floor 

~ 

[Area: 1316 ft] 

0 

Laundry 

Dining 

Foyer 

Living Room 

20" 

i 

i 

1 

0 

1 

| 

2 1 

Deck 

12 

H 

[Area: 200 ft] 

H

LOCATION MAP 

Borrower: Sarah Elizabeth Coville 

File No.. 

im17beec 

Properly Address: 17533 Beechwood Ln 

Case No.: 1024267 

City: Spring Lake 

State: Mi 

Zip: 49456 

Lender: Lake Michigan Credit Union 

2 

a 

Re 

av 

GF 

‘ark & 

5 

od Baie 

I 

& 

i 

AF 

4 

XE 

3 

= 

g 

3 

sy Gl 

thckory St 

il 

: 

ES 

4 

i 

8 

fq 

J 

: 

bey 

: 

= 

peed 

3 

3 

bd Ep 

i 

. 

I 

i 

E 

Comparable Sale 4 

; 

17040 Grandview Or. 

2 

16.:.8piing Laka, MY 49456 

0.69 miles NW. 

Yan Wagoner 

Subject 

gH 

EPR 

REC 

haa 

17533 Beachwood Ln 

. 

%, 

: 

15, Spring Lake, MI 49458 

2 

: Spring Lake Rd 

Comparable Sale 2 

£ 

o 

17585 Beechwood Ln 

Comparable Sale 2 

w Shore Rd, 

2, Spring Lake, Mi 49456 19 

2 Summit Park Dr 

© 

2, Spring Lake, Mi 49456 

1.21 miles SE 

0.08 miles SW 

£5 Comparable Sale 

1 

17551 Beachwood in 

i 

9, Spring Lake. Ml 49456 

0.09 miles SW 

PE apm

Borrower: Sarah Elizabeth Coville 

File No.: 

_Im17beec 

Properly Address: 17533 Beechwood Ln 

Case No.: 1024267 

City: Spring Lake 

State: Mt 

Zip: 49456 

Lender: Lake Michigan Credit Union 

Walk-in closet 

Dining/snack bar 

Open concept

Borrower: Sarah Elizabeth Coville 

File No.. 

_Imi7beec 

Property Address: 17533 Beechwood Ln 

Case No.: 1024267 

City: Spring Lake 

State: MI 

Zip: 49456 

Lender: Lake Michigan Credit Union 

I 

STATE 0F MICHIGAN 

SEPARTAERT 

OF LICENSING AND REGULATORY AFFAIRS 

GUKEAU 

OF 

PROFESSIONAL LICIMEING 

CERTIFIED RESIDERTYAL REAL T3TATL 

APPRIISLR LICERSE 

5 

MARK ROBERT 

ZUIDEBA 

axis arEe KaTE 

VENDA 

BEVEIETENN 

FRIEEOATNL 

0 

sg sr 

RR as

Bomower: Sarah Elizabeth Covitle 

File 

No.: 

Erol Address: 17633 Beechwood Ln 

Case io 

H oes 

ity: Spring Lake 

3 

i 

Lender: Lake Michigan Credit Union, 

— 

p— 

Accelerant National Insurance Company 

(A Slack Company) 

400 Norituidge Roed, ule 800 

sandy Springs, Oh 30360 

ERRORS AND OMISSIONS 

Policy Numbor NAXAOPL104667-01 

4, 

Named Insured; Wark Robert Zulilema 

2. 

Adress: 17 N dh & Bute 207 

rand Haven, 14 48417 

4 

Policy Perlod: 

From: October 26, 2024 

4 Lint 

of Liability 

Each Claim 

Damages Limit of Lisbilty 

4A, 

§ 1,000,000 

Glsim Expenses Limitof Lisbiity 

4B. § 1,000,000 

8. 

Dusductible (Inatusive ot CLM Exporees) 

Bach Claim 

6A. $500 

§. 

Policy Premium: § 780 

7, 

Retrouwive Date: October 26, 2808 

GREP Ingsance Serves: nlo@Ior 919 

El Coton Bua Sule 1206) 

San Diego. CA $2115 

40. Forma and Endorsements Attachvd at Policy inception: 

sto! Beptembor 13, 2024 

# DEC A0KU G4 32 

8, 

Program Administrator OREP Insurenca Seovlons, L LG 

REAL ESTATE APPRAISERS 

INSURANCE POLICY 

DECLARATIONS 

NOTICE: THIS IB A 4GLAIMS MADE AND REPORTED" POLICY. THIS POLICY REQUIRES THAT A CLAIM 

BE MADE AGAINST THE INSURED DURING THE POLICY PERIOD AND REPORTED TO THE INSURER, 

IN WRITING, DURING THE POLICY PERIOD UR EXTENDED REPORTING PERIOD. 

PLEASE READ YOUR POLIGY GARBFULLY. 

Rangwal of: HAX40PL105657.00 

To: Ottobar 26, 2025 

42:07 AM. Standard Tine al the adares? of tho Nuimedt Insured a5 stated in fiom 2. Above 

Policy Aggregate 

46, § 2,000,000 

410, § 2,000,000 

Aggregaie 

8B. $1,000 

8 

Notice to Company: Notice of 0 Claim or Potamiat Glalm shoul be seattal 

appralseryBersinall 

Seg Schedule of Frnt 

#yaquired by stein aw, thie policy wil be rouptarsignes by an authorized representative of the Congsny, 

Soaac Puck 

By 

Alithorod Rup: ps entalive 

Page Lot

Borrower: Sarah Elizabeth Coville 

File No.. 

_im17beec 

Property Address: 17533 Beechwood Ln 

Case No.: 1024267 

Cily: Spring Lake 

State: Ml 

Zip: 49456 

Lender: Lake Michigan Credit Union 

The GLA calculations conform to ANSI standards per FNMA 

requirements. The GLA for the subject was determined by the 

calculation of direct physical measurements taken on the 

inspection date per ANSI 2765 2021. The GLA for the subject 

provided in this report is based on actual field measurements by 

the appraiser at the time of inspection. These field measurements 

may differ from MLS and public record data since these other 

sources may include areas below grade, garage, porches, etc. 

and may be estimates,

1024267 

USPAP ADDENDUM 

File No. tm 7beec 

Bottower: Sarah Elizabeth Coville 

Property Address: 17533 Beechwood Ln 

City: 

Spring Lake 

County: Ottawa 

State: Mi 

Zip Code: 49456 

Lender: 

Lake Michigan Credit Union 

APPRAISAL AND REPORT IDENTIFICATION 

This report was prepared under 

the following USPAP reporting option: 

Appraisal Report 

A written report prepared under Standards Rule 2-2(a). 

(0 Restricted Appraisal Report 

A written report prepared under Standards Rule 2:2(b). 

Reasonable Exposure Time 

My opinion of a reasonable exposure time for the subject property at the market vatue stated In this report is: 80 days. 

Additional Certifications 

I have performed NO semvices, as an appraiser of In any other capacily, regarding the properly that is the subject of this report within the three-year 

perlod immediately preceding acceptance of this assignment. 

(JI HAVE performed services, as an appraiser of In another capaclty, regarding the property that Is the subject of this repost within the three-year 

period Immediately preceding aceeptance of this assignment. Those services are described In the comments below. 

Additional Comments

Coville 

5275 Beecdhwobd Lant 

Spnrg Lake, MI HGH. 

MTRD: STE. 

Retail 

US POSTAGE PAID 

Origin: 4930 

y 

$10. 50 

Ts 

>

For

PRIORITY MAIL® 

0 Lb 10.40 Oz 

. 

L 

roc 03 [A icinealcy “T

EXPECTED DELIVERY DAY: 

07/24/25 |e 

| 

LO. Ohauoa

nr 

PO Box 302

tl PANSING Mh 45009-7732 

| 

ONS! ng 

| 

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(ofl 

USPS TRACKING® # 

MAI al 

9505 5123 9536 5203 1423 50 

Wu

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