scpetition_valuation.pdf
Justin Gregory Petitioner V Township Of Oshtemo Respondent · 26-001562-TT
Text extracted from the reviewed PDF, organized by page. OCR and reading order may contain errors; confirm details in the PDF below.
Page 1
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 1 of 3 PROPERTY TAX APPEAL PETITION FORM VALUATION / UNCAPPING APPEAL MTT DOCKET NO. Petitioner’s Contact Information: Filer Type: Individual Local Unit of Government: First Name Justin M.I. Last Name Gregory Mailing Address (No., Street, P.O. Box or Rural Route) 7014 Oak Highlands Dr. City or Town KALAMAZOO State Michigan ZIP Code 49009 Telephone Number 2692715688 E-mail Address jgregs21@yahoo.com Subject Property Information: How many parcels are you appealing? 1 If you are appealing more than one parcel, are they contiguous or adjoining? *If no, you must file separate appeals for each parcel N/A Property Address (No., Street) 7014 Oak Highlands Dr. City or Town KALAMAZOO County Kalamazoo State Michigan ZIP Code 49009 Taxing Authority (City or Township) Township Of Oshtemo (KALAMAZOO) Check which of the following you are appealing: (check all that apply) True Cash and Taxable Values Uncapping of Taxable Value Please Explain the Reason for this Appeal:
Page 2
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 2 of 3 The subject property sold in an arm’s-length transaction on August 16, 2024 for $565,000, which was verified by Oshtemo Township as a valid market sale. The 2025 property record listed a True Cash Value of $511,400 with an assessed value of $284,600. The 2026 assessment now implies a TCV of approximately $624,600 with an assessed value of $312,300. This represents an increase of approximately $113,200, or more than 22%, from the prior TCV in a single assessment year, and more than 10% appreciation over the August 2024 purchase price in approximately 18 months. While I understand the Township updated the property record to include finished basement space previously omitted from the record card, the basement finish is approximately 30 years old and existed at the time of purchase. The resulting valuation must still reflect current market-supported value. Additionally, the increase in value does not appear attributable solely to the discovery of finished basement space. The Township also increased the land value from approximately $56,250 in 2025 to approximately $80,250 in 2026, representing an increase of more than 40% in a single assessment year. When combined with the increase in building value and the addition of basement finish square footage, the resulting implied TCV of approximately $624,600 appears to exceed values supported by recent comparable market transactions within Neighborhood 4050. The Township’s own 2026 ECF Sales Study for Neighborhood 4050 appears to support market values materially lower than the current implied TCV of approximately $624,600. Comparable two-story homes within the same neighborhood recently sold in a range generally between approximately $510,000 and $605,000, including 7145 Arbor Valley Ave which sold for $510,000, 6545 Nightingale Ave which sold for $555,000, 2465 Cross Country Dr which sold for $565,000, and 6430 Breckenridge Dr which sold for $605,000. These comparable sales appear more consistent with a market-supported TCV in the range of approximately $565,000 to $600,000 rather than the Township’s implied valuation of approximately $624,600. Notably, the subject property itself was included by the Township within the Neighborhood 4050 ECF sales study at its verified sale price of $565,000, further supporting that the recent transaction represents relevant market evidence for determining current True Cash Value. Based upon the recent verified arm’s-length sale, the Township’s prior TCV, prevailing market appreciation within Oshtemo Township, and the comparable sales contained within the Township’s own ECF study, the current implied TCV of approximately $624,600 appears to exceed market-supported value. The available market evidence does not appear to support the Township’s implied valuation. Accordingly, I respectfully request that the Tribunal review and reduce the property’s True Cash Value to an amount more consistent with the recent arm’s-length sale and comparable market-supported values within Neighborhood 4050. Jurisdictional Issues: Did you protest the assessment at a Board of Review? Yes If Yes, check which Board of Review you attended: March If No, please check the applicable reason(s): Year(s) Under Appeal: 2026 Valuation Information for Each Parcel under Appeal: Parcel Number: 39-05-11-151-150
Page 3
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 3 of 3 Classification of Property: Real (check one) Residential (check one) Current Assessed Value as established by the Board of Review: 312300 Current Taxable Value as established by the Board of Review: 312300 What do you believe is the fair market value? 595000 Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value. 297500 If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 297500 Electronic Signature *Typing your name below will serve as your signature Petitioner’s Signature: /s/ Justin Gregory Attorney or Authorized Agent’s Signature: /s/ Fee Information: If you do not have a Principal Residence Exemption of at least 50% at the time of the filing of this petition, you are required to pay a filing fee for the filing of this appeal. The filing fee is based on the greater of 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. Property tax appeal: Residential** Non-Residential SEV or TV in contention* Filing fee*** Filing Fee** $100,000 or less...........................................................................................$ 125.00 $250.00 $100,000.01 to $500,000.00.........................................................................$ 200.00 N/A More than $500,000…..................................................................................$ 300.00 N/A Does the subject property have a principal residence exemption of at least 50% as of the date of the filing of this petition? Yes