*3 MTT Tax Comps Info 3.pdf

Elizabeth Hagen, Craig Hagen Petitioners V Township Of Fabius Respondent · 26-000871-TT

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Document #3 - Taxable Value set by Township 

 

57520 Gearharts Landing Rd, Three Rivers, MI 49093 – Elizabeth & Craig Hagen #26-000871 

 

This document compares what Fabius Township assessed homes in the Pe55oners’ neighborhood 

from the year that the home sold to the following year or the uncapped year. There were 14 homes 

were sold between 2022-2025. 

 

Pe55oners’ Taxable Value (TV) and Assessed Value (AV) for 2026 were set at $412,800. These values 

were appealed in March 2026 and the Township Board of Review (BOR) denied any change. This 

means, the Taxable Value and Assessed Value for the Pe55oners’ home in 2026 will be $412,800. 

This value doubled should equate to the Market Value (MV); $412,800 * 2 = $825,600. Taking the 

new Market Value ($825,600) minus the sale price ($745,000) = $80,600. This taxable value placed 

on the Pe55oners’ home is $80,600 more than the sale price and the appraisal price and market 

value. The Pe55oners had asked the BOR to set the Taxable Value at $372,500 or half of the 

appraisal/sale price. (See BOR Denial) 

 

Pe55oners’ Property Appraisal - dated 11/21/25: $745,000 (See Appraisal Document) 

Pe55oners’ Sale price of property in 12/11/2025: $745,000 (See MLS Document) 

 

The informa5on that is being compared on this chart is the Taxable Value (TV) the year the home 

was sold, to the TV the following year (uncapped year). It also compares how the sale price 

compares to the new uncapped Taxable Value. 

 

Taxable Value the Year Home Sold to the Uncapped TV 

 

 

Neighborhood Comparable Homes Sold in 2025 and the new 2026 Taxable Value 

There were four homes sold in the Pe55oners’ neighborhood in 2025: 

#8 12703 Bidelman Rd: Sold 1/31/25; Sold Price (SP) $700,000; 2026 Taxable Value (TV) $351,600; 

TV doubled minus SP = $3,200 (more than SP); 

#7 13492 Pleasant View Rd: Sold 4/4/25; Sold Price (SP) $600,000; 2026 Taxable Value (TV) 

$342,600; TV doubled minus SP = $85,200 (more than SP); 

#14 12625 Bidelman Rd: Sold 9/26/25; Sold Price (SP) $1,200,000; 2026 Taxable Value (TV) 

$151,300; TV doubled minus SP = $169,400 (less than SP);

#10 Pe55oners’ home: Sold 12/11/25; Sold Price (SP) $745,000; 2026 Taxable Value (TV) $412,800; 

TV doubled minus SP = $80,600 (more than SP); 

 Comp #8 was given a TV very close to Sold Price ($3,200 more than SP) 

 Comp #7 was given a TV much higher than the Sold Price ($85,200 more than SP) 

 Comp #14 was given a TV much lower than the Sold Price ($169,400 less than SP) 

 Comp #10 was given a TV much higher than the Sold Price ($80,600 more than SP) 

 

The Township gave a large break to Comp #14, yet set the TV over $80,000 for Comp #7 and #10, 

then set the TV very close to the SP for Comp #8. Understandably, Comp #7 and #10 appealed their 

TV and were both denied by the BOR. The ques5on is, why was Comp #14 given such a large break 

with their TV (almost $170,000 less than the SP), yet Comps #7 and #10 were not given a TV close to 

their SP or less as the other comps were? The Township set Comp #14 value lower than the Sold 

Price so this home did not need to appeal the new Taxable Value or Assessed Value. 

 

These neighborhood homes were sold in 2024 and show the new (uncapped) Taxable Value for 2025 

and how the Township assessed them. 

 

#1 13327 Spence Rd: Sold 1/24/24; Sold Price (SP) $320,000; 2025 Taxable Value (TV) $181,500; 

TV doubled minus SP = $43,000 (more than SP); 

 

#9 57476 Gearharts Landing Rd: Sold 7/3/24; Sold Price (SP) $719,000; 2025 Taxable Value (TV) 

$344,600; TV doubled minus SP = $29,800 (less than SP); 

 

#6 12750 Sleepy Hollow Rd: Sold 7/22/24; Sold Price (SP) $565,000; 2025 Taxable Value (TV) 

$270,000; TV doubled minus SP = $25,000 (less than SP); 

 

#4 13068 Spence Rd: Sold 9/27/24; Sold Price (SP) $513,170; 2025 Taxable Value (TV) $206,400; 

TV doubled minus SP = $100,370 (less than SP); 

 

#5 12705 Sleepy Hollow: Sold 11/26/24; Sold Price (SP) $540,000; 2025 Taxable Value (TV) 

$204,400; TV doubled minus SP = $131,200 (less than SP); 

 Comp #1 was given a TV much higher than the Sold Price ($43,000 more than SP) 

 Comp #9 was given a TV much lower than the Sold Price ($29,800 less than SP) 

 Comp #6 was given a TV much lower than the Sold Price ($25,000 less than SP) 

 Comp #4 was given a TV much lower than the Sold Price ($100,370 less than SP) 

 Comp #5 was given a TV much lower than the Sold Price ($131,200 less than SP) 

 

Of all homes sold in the neighborhood in 2024, #4, #5, #6, and #9 were assessed less than the Sold 

Price. In fact, two were assessed over $100,000 less than the Sold Price. Comp #1 was the only 

home assessed more than the SP in 2025; $43,000 more than SP.

These neighborhood homes were sold in 2023 and show the new (uncapped) Taxable Value for 2024 

and how the Township assessed them. 

 

#12 58240 Jennie Dr: Sold 4/21/23; Sold Price (SP) $925,000; 2024 Taxable Value (TV) $419,000; 

TV doubled minus SP = $87,000 (less than SP); 

 

#3 57586 Gearharts Landing Rd: Sold 5/24/23; Sold Price (SP) $489,600; 2024 Taxable Value (TV) 

$220,400; TV doubled minus SP = $48,800 (less than SP); 

 

#11 12633 Bidelman Rd: Sold 8/31/23; Sold Price (SP) $800,000; 2024 Taxable Value (TV) 

$382,200; TV doubled minus SP = $35,600 (less than SP); 

 Comp #12 was given a TV much lower than the Sold Price ($87,000 less than SP) 

 Comp #3 was given a TV much lower than the Sold Price ($48,800 less than SP) 

 Comp #11 was given a TV much lower than the Sold Price ($35,600 less than SP) 

 

All of the homes sold in the neighborhood in 2023 were given a Taxable Value less than the SP. One 

home was $87,000 less than the SP. 

 

Conclusion: 

There were 14 homes sold in the neighborhood between 2022 and 2025. Only 4 homes were 

assessed higher than the selling price: $3,200 higher, $43,000 higher, $80,600 higher (pe55oner's 

home) and $85,200 higher. Three of those homes were in 2026. The other 8 homes ranged from 

$15,600 to $169,400 below the selling price (the average was $65,800). Sehng the Pe55oners’ TV 

$80,600 over the selling price is not consistent with most of the uncapped homes in the 

neighborhood. 

 

The Pe55oners are seeking the Taxable Value and Assessed Value of their home (purchased in 2025) 

to reflect the sales price or the appraised value less the repairs stated in Document #2 - $745,000 - 

$33,095 = $711,905. The TV and AV should be set at $711,905/2 = $355,952.50.

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