Valuation Odland MTT 2025.pdf
Mark Odland, LaRae Odland, Petitioners V Township Of South Haven, Respondent · 25-003033-TT
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MICHIGAN TAX TRIBUNAL RESPONDENT VALUATION SUMMARY Property: 76676 Wood Crest Court (Lot 1 1), South Haven Township, MI Tax Year: 2025 This submission consolidates the Respondent's valuation position and rebuts the petitioners appraisal concluding a True Cash Value of $1,100,000. The subject property is located on Lot 11 within the Wood Crest development. Based on the recorded subdivision lot configuration, Lot 11 is one of the two largest lots in the entire subdivision, materially exceeding the size of the majority of Wood Crest sites. Larger lot size within this planned development is a recognized positive value influence due to scarcity and buyer preference. The subject property is newer, high-quality construction and includes a detached garage with finished living space (accessory dwelling unit), a feature not present in the petitioner’s selected sales. The petitioner’s appraisal relies on sales outside the subject neighborhood and includes properties constructed in 2018 and 2019. These sales do not compete with the subject for the same buyer pool and are not appropriate substitutes for newer Wood Crest construction. Conversely, a 2024 sale cited within the petitioner’s appraisal at approximately $1,300,000 represents newer construction of comparable scale and supports a value conclusion materially above $1,100,000. Recent neighborhood sales within Wood Crest range from approximately $1,215,000 to $1,500,000, despite generally smaller lots and the absence of accessory dwelling units. Additionally, the subject property is within a short distance of two public Lake Michigan beach access points. The petitioner's appraisal incorrectly indicates “no beach access,” resulting in an understatement of market appeal. It has the same access as several other home sites have available. Based on the Cost Approach, superior lot size, neighborhood market activity, accessory improvements, and verified location influences, the Respondent concludes that the True Cash Value of the subject property as of December 31 , 2025, is reasonably supported at or above $1,225,000 and consistent with the current assessment.
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Parcel Number: 80-17-148-011-00 Jurisdiction: SOUTH HAVEN CHARTER TOWNSH County: van Buren Printed on 01/29/2026 [Grantor Grantee Sale sale Inst. Terms of Sale Liber verified Prent. | Price Date Type & Page By Trans. [7780 tie ODLAND MARK & LARAE 240,000 03/09/2022 wp 32-SPLIT VACANT 1734-382 DEED 100 Property Address Class: RESIDENTIAL-VACAN Zoning: Building Permit(s) Date ‘Number Status 76676 WOOD CREST COURT © School: SOUTH HAVEN PUBLIC SCHOOLS NEW - SINGLE FAMILY © 01/0772025 824-201 OPEN P.R.E. 100% 06/09/2023 Owner's Name/Address MAP #: Rr oonk ara 2026 Est TCV 1,238,696 TCV/TFA: 392.49 SOUTH HAVEN, MI 49090 X "Improved Vacant Land value Estimates for Land Table 960WC.960 17148 WOOD CREST CONDOMINIUM Tax Description PubTic Improvements Dirt Road Gravel Road * Factors * Description Frontage Depth Front Depth Rate %Adj. Reason WOOD CREST CONDO 4.80 Total Acres value 04.800 Acres 51,475 100.000 247,080 Total Est. Land value = 247,080 Paved Road Storm Sewer Sidewalk water 603-A11 21-1-17 1732-477 1734-382 #*= UNIT 11 COTTAGES AT WOOD CREST CONDOMINIUM TOGETHER WITH RIGHTS IN THE COMMON ELEMENTS AS DESCRIBED IN THE MASTER DEED RECORDED IN LIBER 1732, PAGE Sewer 477 AND ANY AMENDMENTS TO SAME, **% Electric SPLIT/COMBINED ON 04/25/2022 FROM 80-17- I Gas 021-021-00; FOR 2023 Curb Street Lights Standard utilities underground utils. Topography of Site Level Rolling Low High Landscaped Swamp wooded pond waterfront Ravine wetland Flood Plain Land Improvement Cost Estimates A Description Rate Size % Good D/W/P: 4in Concrete 7.03 3546 100 Total Estimated Land Improvements True Cash value = Cash value 24,928 24,928 work Description for Permit 824-201, Issued 01/07/2025: NEW HOUSE??77? Comments /Influences Land value Year Building Assessed value value 123,500 495,800 619,300! 123,500 468,100 591,600 122,800 0 122,800 147,500 0 147,500 Taxable value 619,300S 607,597C 122,800s 147,500U Board of| Tribunal/ Review Other who when what 2026 D) 02/11/2025 DATA ENTER 2025 2024 2023 640,667M 147, 500A
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Residential Building 1 of 1 (3) Roof (cont.) Eavestrough Insulation (11) Heating/Cooling X Gas oil Elec. wood Coal Steam Building Type X |singTe Family Mobile Home Town Home 0 Front overhang X [Forced Air w/o Ducts [Duplex 0/Other overhang Forced Air w/ Ducts A-Frame (4) Interior Forced Hot water X [wood Frame X Drywall plaster Electric Baseboard paneled wood T&G Elec. ceil. Radiant [BuiTding StyTe: Trim & Decoration fadtanc Gin floor) Yr Built [Remodeled _. 2022 0 Size of Closets wall/Floor Furnace t Lg | Jord small Forced Heat & Cool |Condition: Good Doors | x Solid] H.C. Heat Pump Room List i i F—TBasanant [G) Floors No Be ericoo 10g |1st Floor Kitchen: Ceramic Tile Central Air I2nd Floor Other: wood Furnace Bedrooms Other: (12) Electric | (exterior (6) ceilings 200 Amps Service ~Twood/shingTe X prywall No./Qual. of Fixtures Aluminum/vinyl X vaulted x EX. ord. [Min | |rick - No. of Elec. outlets X [Lap Siding (7) Excavation Many | x (Ave. Een X Insulation Basement: 2173 S.F. Foy crawl: 0 S.F. (13) Plumbing [ (2) windows slab: 0 s.F. Average Fixture(s) | Many IX Large eight to Joists: 0.0 6 3 Fixture Bath |X |Ave, |Ave. 2 Fixture Bath |Few small (8) Basement softner, Auto X ‘wood Sash Conc. Block softner, Manual metal Sash Poured Conc. solar water Heat vinyl sash Stone No Plumbing Extra Toilet Extra Sink Separate Shower Ceramic Tile Floor Ceramic Tile wains Ceramic Tub Alcove Treated wood Concrete Floor (9) Basement Finish 270[Recreation SF 1835 Living SF 1 walkout Doors (B) vent Fan No Floor SF (14) water/Sewer 0 walkout Doors (A) 1 public water 1 Public Sewer |Double Hung |Horiz. slide |Casement X Double Glass X Patio Doors | Storms & Screens (3) Roof [X TGabT G SM 220 [Ganbret 10) Floor Support | piel shed Joists: water well X TAShohaTt Shing Unsupported Len: 1000 Gal. Septic Ashphalt shingle cnts. Sup: 2000 Gal. septic Chimney: Other Lump Sum Items: *** Information herein deemed reliable but not guaranteed*#** Parcel Number: 80-17-148-011-00 Printed on 01/29/2026 (15) Built-ins (15) Fireplaces (16) Porches/pecks (17) Garage 1/appliance Allow. Interior 1 Story Area Type Year Built: Cook Top Interior 2 Story ~780|wsep (1 story) Car Capracity: Dishwasher 2nd/same Stack 184 CCP (1 Story) Class: c CL. Garbage Disposal Two Sided : Exterior: Siding ! 280 4in Concrete ick 3 Bath Heater 1 Exterior 1 story 3; 1 Brick ven.: 0 vent Fan Exterior 2 Story CCP (1 Story) stone ven.: 0 Hot Tub Prefab 1 Story Common wall: 1 wall unvented Hood prefab 2 story Foundation: 42 Inch vented Hood Heat Circulator Finished Ech Intercom Raised Hearth Auto. Doors: 1 Jacuzzi Tub wood Stove Mech. Doors: 0 Jacuzzi repl.Tub Di Area: 818 irect-vented Ga Oven Class: C +10 % Good: 0 Microwave oss Ph Storage Area: 0 Standard Range Effec. Age: 1 No Conc. Floor: 0 self Clean Range [Floor Area: 3156 i sauna Total Base New: 646,890 E.C.F. Bsmnt Garage: Trash Compactor [Total pepr Cost: 641,040 X 1.508 carport Area: Central vacuum Estimated T.C.v.: 966,688 Security System Roof: Cost Est. for Res. Bldg: 0 single Family ONE STORY cls ¢ 10 8Tt 2022 (11) Heating System: Forced Air w/o Ducts Ground Area = 3156 SF Floor Area = 3156 SF. Phy/Ab.Phy/Func/Econ/Comb. % Good=99/100/100/100/99 Building Areas Stories Exterior Foundation Size Cost New Depr. Cost 1 story Siding Basement 2,173 1 story siding overhang 195 1 story Siding Overhang 788 i Total: 438,286 433,871 other Additions/Adjustments Basement, Outside Entrance, Below Grade 1 2,754 2,726 Plumbing 3 Fixture Bath 5 22,612 22,386 Garages Class: C Exterior: siding Foundation: 42 Inch (Unfinished) Base Cost 818 30,806 30,498 Common wall: 1 wall 1 -2,614 -2,588 Door Opener A i 1. 532 527 Class: C Exterior: Siding Foundation: 42 Inch (unfinished) Door Opener 1 532 527 Base Cost 1392 48,971 48,481 Porches WSEP (1 Story) 280 13,880 13,741 Cccp (1 storyy 184 5,205 5,153 CCP (1 story) 32 1,114 1,103 4in Concrete 280 2,310 2,287 <<<<< Calculations too long. See valuation printout for complete pricing. >>>>>
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of Treasury
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Principal Residence Exemption (PRE) Affidavit
Issued under authonty of Pubbc Act 208 of 1893
Read the instructions before completing the form. This form must be filed with the assessor for the city or
township where the property is located. Do not submit this form if the property Is not your principal
residence and/or any of the disqualifying factors apply as listed in MCL 211.7(cc). For information
regarding the PRE, please review the PRE Guldelines al www.michigan.govipre.
Type or print in blue or black Ink.
[PART 1: PROPERTY INFORMATION Type or print legibly. Use a separate form for each property tax identification number.
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PART 2: CERTIFICATION
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Dato Certied by Assessor (MWDDIYYYY)Page 5
I certify that, asto the lands hereln described, neither the state nor any person holds a tax title or ten, and thatall taxes levied for the five calendar years praceding the date of this Insyumsschave been paid, except that if checked here hls cectificate doesnot cover taxes for the mast recentyear because L . 1734 P . 382 DUD hes Eoe tat toh ioc he ame lentes 03/14/2023 03:03:43 PN Page: 4 of § Fee:$ 35.00 availoble. LR-3416723 Register of Daeds ~ Van Duren County. I Wa ENE LAD RP PASI BH lh 1 Vi ren ty Trgpsur i yew For "33 \ 0 -[#-148-0/l-0p 403 AN) WARRANTY DEED ., The Grantor(s), 77SD, LLC, a Michigan limited liability company, whose address is 184 S. River Ave., Ste 204, Holland, Ml 49423, convey(s) and warrani(s) to Mark Odland and LaRae Odland, husband and wife, Granlee(s), whose address is, 16618 77th Street, South Haven, Mi 48090, the following described premises: ” Land situated in the Township of South Haven, County of Van Buren, Michigan, described as follows: SEE EXHIBIT "A" ATTACHED HERETO AND INCORPORATED HEREIN BY REFERENCE Commonly known as: V/L Wood Crest Ct. #11, South Haven, Ml 49090 Parcel ID No(s).: 80-17-021-021-00 (parent) For the Full Consideration of ***(See Real Eslate Transfer Valuation Affidavit)*** subject lo buliding and use restrictions, if any. Together with all and singular the tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining thereto. SUBJECT to easements and restrictions of record, zoning laws and ordinances affecting the premises, and rights of the public and of any governmental entity in any part thereof taken, used or deeded for street, road, right of way, or highway purposes, and subject to taxes and fulure installments of spacial assessments payable hereafter. Ligheuse. goo UBC 2022 MAR 14 a1 1:08 Deed (Wamanty) HL22-02297237
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Dated this 9th day of March, 2022.
77SD, LLC,
diability company
Bi
oa
of the Bah Bosgraaf Trust
ember
oo Men Jl
Mark L. Odland, Member
:
ov. ch ka
LaRae K. Odland, Member
STATE OF MICHIGAN
COUNTY OF OTTAWA
LR-3416723
L:1734P:382
DWD
03/14/2022 03:03:43 PM Total Pages: 6 Fees: $35.00
Paul W. DeYoung, Register of Deeds - Van Buren County, Mi
The foregoing instrument was acknowledged before me this day by Brian Bosgraaf, Trustee of the Brian Bosgraaf Trust,
Mark L. Odlunc and LaRae K. Odland, Members of 77SD, LLC, a Michigan limited liability company.
Witness my
hand and
gffig{al seal, this the 9th day of March, 2022.
Jennifer S. Folie®, Notary
Public
tate of Michigan
Acting in Ottawa County
My Commission Expires: August 28, 2024
(SEAL)
Deed (Warranty)
HL22.02297237Page 7
Prepared by: Brian Bosgraaf, Member of 778D, LLC, a Michigan limited liability company 184 S. River Ave., Ste 204 Holland, MI 49423 When recorded mall to: Lighthouse Title, inc. 321 Settlers Road, Suite 120 Holland, MI 49423 Dead (Warranty) LR-3416723 L:1734P:382 DWD 03/14/2022 03:03:43 PM Total Pages: 6 Fees: $36.00 Paul W. DeYoung, Register of Deeds - Van Buren County, Mi Assisted By: Lighthouse Tile, Inc. 321 Settlers Road, Suite 120 Holland, Mi 49423 HL22.02297237
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LR-3415723 L:1734P:382 DWD 03/14/2022 03:03:43 PM Total Pages: 5 Fees: $36.00 Paul W. DeYoung, Register of Deeds - Van Buren County, MI EXHIBIT "A" Unit 11, Cottages at Wood Crest, according to the Master Deed recorded in Liber 1732, Page 477, Van Buren County Records, as amended, and designated as Van Buren County Condominium Subdivision Plan No. 148, together with rights in the general common elements and the limited common elements as shown on the Master Deed and as described In Act 58 of the Public Acts of 1978, as amended. Pot of 0-17-01 021-00 SP Zr Deed (Warranty) HL22-022987237
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LR-3416723 L:1734P;: 382 DWD 03/14/2022 03:03:43 PM Total Pages: 6 Fees: $36.00 Paul W. DeYoung, Register of Deeds - Van Buren County, Mi PRIVATE ROAD NOTICE Date: March 9, 2022 VIL Wood Crest Ct. #11 South Haven, MI 49090 As required by MCLA 560.261, | hereby inform you thal the following described land: Township of South Haven, County of Van Buren, Stats of Michigan: Unit 11, Cottages at Wood Crest, according to the Master Deed recorded in Liber 1732, Page 477, Van Buren County Records, as amended, and designated as Van Buren County Condominium Subdivision Plan No. 145, together with rights in the general common elements and the limited common elements as shown on the Master Deed and as described in Act 59 of the Public Acts of 1978, as amended. does not abut a public street, road or highway; that there is only an easement (also called a private road) in common over which there is access lo the above referenced parcel; and that the easement for access lo the above referenced parcel is nol required to be malntained by the Board of County Road Commissioners. w Me 200 Mark L. Odfand, Member 8Y: Safle K Qi LaRae K. Odland, Member Private Road Notice HL22.02297237
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SUBJECT & COMPARABLE / NEIGHBORHOOD SALES SUMMARY Property Price / TCV Yr Fin SF Land ADU Location Note SUBJECT - 76676 Wood Crest Ct $1,207,854 2022 4,185 Largest Yes Wood Crest; walkable Lake MI 14848 Crest View Ct $1,215,000 2023 3,339 Smaller No Wood Crest 76949 Wood Crest Ct $1,500,000 2023 3,706 Smaller No Wood Crest 14760 Crest View Ct $1,300,000 2023 2,414 Smaller No Wood Crest 13100 Deer Creek Dr $850,000 2019 1,550 Smaller No Outside neighborhood 7241 Pacific Ave $1,335,000 2024 3,905 Smaller No Outside neighborhood 336 Preserve Dr $975,000 2018 2,380 Smaller No Outside neighborhood