Jewett.pdf
Brad Jewett, Trina Jewett Petitioners V Township Of Garfield Respondent · 26-001512-TT
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GRETCHEN WHITMER GOVERNOR RECEIVED APR 24 2026 Sa . ; cl TranInfo:4é06 261151151 04/23/26 MICHIGAN TAX TRIBUNAL ig wn =o STATE OF MICHIGAN DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON |. BROWN, DPA DIRECTOR PROPERTY TAX APPEAL PETITION FORM CLASSIFICATION This form should only be completed by the Michigan Department of Treasury. Taxpayers must appeal classification to the State Tax Commission. Pursuant to Tax Tribunal Rule (TTR) 279, you MUST submit a copy of the notice giving rise to the appeal (i.e., Board of Review Decision or other notice) with this petition, if applicable. If you do not submit this document, you may be held in default. Section 1: Petitioner’s Contact Information First Name M.I. Last Name/Company Name Brad & Trina Jewett Mailing Address (No., Street, P.O. Box or Rural Route) 1745 N. West Silver Lake Rd City or Town State ZIP Code Traverse City MI 49685 Telephone Number 231-633-9421 Email Address (do not enter unless you want MTT to send all correspondence via email) Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information First Name M.I Last Name N/A 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 parcels are you If you are appealing more than one parcel, are they contiguous or adjoining? appealing? [J vest [1 nor **If No, you must file separate appeals for each parcel Property Address (No., Street) Property ID: 28-05-030-008-60 City or Town County State ZIP Code Traverse City Grand Traverse MI 49685
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GRR 5. STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Section 4: Explain the Reason for this Appeal The township changed the classification of this parcel from residential to Commercial Improved. This is a one acre parcel was appraised just over 1 year ago (see attached appraisal). The parcel is surrounded by residential parcels and two neighboring parcels that are zoned agriculture. This parcel is also very much impacted with an easement or approximately 9000 sq for a reserve drain field area for a neighboring lot. The classification has always been residential. The township stated there was no information for the board of review. | did ask the Board of Review if they wanted a copy of the appraisal and they said "no, you already have the most current appraisal on file. | am requesting that this parcel's classification is not change to Commercial Improved as the only justification is the township wants the assessed value to increase substantially as they tried to do almost the same increase for the 2025 assessment. Once | turned in the appraisal they lowered the assessed value back down to where it should be. | am also requesting that the value be adjusted for this lot that is impacted by the drain field easement and all the setback that reduce this lot to about 1/2 acre of buildable space. Section 5: Jurisdictional Issues Did you protest the classification at the March Board of Review (BOR)? [¥4] Yes jm] No If No, please check the applicable reason(s): [J Not required (i.e., MI Department of Treasury) [J other If you checked “other” above, explain: Year(s) under appeal: 1 year. Appealing 2026 Classification and Assessed Value Section 6: Classification Information Parcel Identification Number: 28-05-030-008-60 Current classification of property established by the Board of Review: Real ld Personal [1 (check one) Agricultural 1 Commercial Industrial J Residential J Timber-Cutover [J Developmental [1 Utility [J (check one) What do you believe is the property’s classification? Real[d Personal [J (check one) Agricultural @ ~~ Commercial] Industrial J Residential @1 Timber-Cutover [J Developmental [1 Utility (J (check one) If improved property, how Is the property currently being used? This is a vacant piece of land, no improvements, just grass If improved property, for what use was the property designed? N/A, Just a vacant lot that is just grass and some pine trees on the East side of the lot along the road.
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2026 BOARD OF REVIEW DECISION FROM GARFIELD CHARTER TWP ASSESSING DEPARTMENT 3848 VETERANS DR TRAVERSE CITY, MI 49684 03/24/2026 08:38 AM NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: PROPERTY IDENTIFICATION: (Parcel Code required. Property address, and tax description optional.): -05-030-008- N WEST SILVER LAKE JEWETT BRAD L & TRINA 28-05-030-008-60 WEST SILV 1745 N WEST SILVER LAKE RD PT NW1/4 SEC 30 T27N R11W COM NW COR SEC 30 TH S$ 88DEG TRAVERSE CITY MI 49685-8666 23'15"E 1600.28' TH S 13DEG 24'28"W 313.16' TH S 13DEG 2027"W 224.23' TH S 42DEG 4721"W 75.5' TH S 42DEG 42'37"W 365.69' TH S 49DEG 28'44"E 329.12' TO POB TH S 32DEG 55'47"W 267.34' TH S S7DEG 04'13"E 169.88' TH N 32DEG 55'47"E 129.39' TH N 32DEG 42'49"E 39.97' TH 75.02' ALG CRV RT (R=766' CHD=N 35DEG 31'09"E 74.99) TH N 49DEG 28'44"W 174.65' TO POB CONT 1.0AC — SPLIT/COMBINED ON 12/14/2022 FROM 05-030-008-00. 05-030-008-20 THIS PROPERTY IS CLASSIFIED 201 (COMMERCIAL-IMPROVED) Thank you for attending this years March Board of Review. The Board has reviewed the information you supplied and the data necessary to compute your assessment and taxable value. They have made the following determination based on the information you provided. Board of Review Comments NO DOCUMENTATION PROVIDEDBOARD SAYS ASSESSED 1S MARKETNO CHANGE [2026 ORIGINAL ASSESSED VALUE 53,400 [2026 "BOARD OF REVIEW" ASSESSED VALUE 53,400 (If the above amounts are the same, no revisions have occured) 2026 ORIGINAL TAXABLE VALUE 9,280 2026 "BOARD OF REVIEW" TAXABLE VALUE 9,280 2026 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 100.0000 Please feel free to contact the assessor at the address listed above or call if you have any questions. “Effective March 1, 2013, the Tribunal is no longer able to accept Small Claims letter appeals. Rather, you are required to file a petition to initiate a new Small Claims appeal. Petition forms are available on this website.” ~~ More information - hitps:/www.michigan.gov/taxtrib http://www.michigan.gov/taxtrib/0,4677,7-187-38254---,00.html
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Grand Traverse Real Estate Appraisal 709 Highland Park Drive Traverse City, MI 49686 February 22, @025 Brad Jewett 1745 N West Silver Lake Rd Traverse City, MI 49685 Re: Properly: NW Silver Lake Rd Traverse City, MI 49685 Borrower: N/A File No.: ~~ 0002130 In accordance with your request, we have appraised the above referenced property. The report of that appraisal Is attached. The purpose of this appraisal is to estimate the market value of the property described in this appraisal report, as improved, in unencumbered fee simple title of ownership. This report is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood and city, and an economic analysis of the market for properties such as the subject. The appraisal was developed and the report was prepared in accordance with the Uniform Standards of Professional Appraisal Practice. The value conclusions reported are as of the effective date stated in the body of the report and contingent upon the certification and limiting conditions attached. It has been a pleasure to assist you. Please do not hesitate to contact me or any of my staff if we can be of additional service to you. Sincerely, we JHA Shaun J. Huls Certified General Appraiser
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Grand Traverse Appraisal
LAND APPRAISAL REPORT
]
File No.
0002130
Borrower
N/A
Census Tract
5508.02
Map Reference
45900
oo
Property Address
NW Silver Lake Rd
_
=
i
City Traverse City
_
County Grand Traverse
State MI
ZipCode 49685
foe Legal Description
See attached addenda.
_
3
Sale Price
§ N/A
Date
of Sale N/A
Loan Term N/A
yrs.
Property Rights Appraised ~~ DC Fee
[| Leasehold
[| De Minimis PUD
P| Actual Real Estate Taxes § 235.27 (24)
(ym)
Loan charges to be paid by seller $
N/A
_ Other sales concessions
N/A
.
Lender/Client
~~ Brad Jewett
Address 1745 N West Silver Lake Rd, Traverse City, MI 49685
Occupant Vacant
Appraiser
Shaun J. Huls
Instructions
to Appraiser
N/A
Location
[1 Urban
MX Suburban
[] Rural
Good
Avg.
Far
Poor
Built Up
[1 Over 75%
X 25% 10 75%
[C1 Under 25% | Employment Stability
0
xX
OO
0
|
Growth Rate
[] Fully Dev.
[] Rapid
X Steady
[] Slow
Convenience
to Employment
0
XX
OO
0
Property Values
[7] Increasing
Xi Stable
[] Declining
Convenience to Shopping
0
xX
[1
0
Demand/Supply
[J Shortage
<i
In Balance
[] Oversupply | ComvenlencetoSchools
[XX
[]
[]
| Marketing Time
[] Under
3 Mos.
DX 4-6 Mos.
[7] Over
6 Mos. | Adequacy of Public Transportation
[ll]
Oo
Od
S| Present
25 %0nz-Unt 0 %24Unt
_
%Aptls.
0 %Condo 5
% Commercial
| Recreational Faciities
[]
0
0
E|ledUse
0
%industial 70 %Vacat
%
|
Adequacy of Utiities
[Hl]
Oo
0
|S Change in Present
DX Mot Likely
[1] Likely (*)
[J Taking Place (*) | Property Compatibility
[]
0
0
= Land Use
(*) From
To
|
Protection from Detrimental Conditions
0
XX
00
0
i | Predominant Occupancy
DX Owner
[1 Tenant
% Vacant
| Police
and Fire Protection
OO
XX
[0
»O
= | one-Unit Price Range
$
t0$
Predominant Value $
| General Appearance of Properties
0
XX
[0
0
One-Unit Age Range
0
ys.to
100+
ys.
PredominantAge
yrs.
| Appealto Market
0
XX
[0
0
Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise)
The subject neighborhood is described as
all properties in Section 30, Garfield Township. The neighborhood is made up of single-family, vacant and commercial uses at some major
traffic artery intersections. These uses appear to co-exist without any negative impact on the value or marketability
of the subject property.
Dimensions
209.33x174.65x267.34x169.88
=
41,057 sf
[J Corner Lot
Zoning Classification
Residential
anu
_
Presentimprovements
DX Do
[] DoMNot
Conform
to Zoning Regulations
Highest and Best Use
[] PresentUse
{] Other (specify) One Family Residential
=
Public
Other (Describe)
OFF SITE IMPROVEMENTS
Topo
Level
Elec.
xX
_
|StrestAccess
DX Public
[] Private | Sze
Typical For Area
.,] Gas
Xi
___|Suface Asphalt
Shape
Rectangular
| Water
[J
None
Maintenance
~~ DX Public
[|] Private | View
Residential
4]
San. Sewer
[]
None
[] stom Sewer
~~ [] Cutb/Gutter
| Drainage Appears Adequate
|
DXi Underground Elect. & Tel. | [] Sidewalk
[C1] Street Lights
|
Is the property located in a FEMA Special Flood Hazard Area?
[Yes
Xi No
Comments (favorable or unfavorable including any apparent adverse easements, encroachments, or other adverse conditions)
See attached addenda.
The undersigned
has recited the following recent sales
of properties most similar and proximale
to subject and has considered these
in the market analysis.
The description
includes
a
dollar adjustment reflecting
market
reaction
fo
those
items
of
significant
variation
between
the
subject
and comparable
properties.
If
a
significant
item
in
the
comparable
property
Is
superior
to
or more
favorable
than
the
subject
property,
a
minus
(-)
adjustment
is
made,
thus
reducing
the
indicated
value
of
subject;
if
a
signficant tem
in the comparable
is inferior to or less favorable than the subject property, a plus (+) adjustment
is made thus increasing the indicated value of the Subject.
ITEM
|
SUBJECT PROPERTY
COMPARABLE NO. 1
COMPARABLE NO. 2
COMPARABLE NO. 3
Address NW Silver Lake Rd
2018 Hayfield Dr
2336 Tyler Hills Dr
Barnes Rd
| ¢
Traverse City, MI 49685
[Traverse City, Mi 49685
Traverse City, MI 49685
Traverse City, MI 49684
Proximity
to Subject
2
4.55 miles W
0.69 miles NW
2.64 miles NE
11
| Sas Price
s
N/A|
$
48,750)
[$
52,000)
I$
58,000
| Price $/Sq. Ft.
s
$
96]
Is
1.03)
Is
1.29
2
Data Source(s)
Inspection
INGLR MLS# 1916558
INGLR MLS# 1929200
INGLR MLS# 1916398
Ed
ITEM
DESCRIPTION
DESCRIPTION
+(=)$ Adjust.
DESCRIPTION
+= )$ Adjust.
DESCRIPTION
+(-)$ Adjust.
<< | Date of Sale/Time Adj.
[N/A
06/05/24
+1,610]11/21/2024
+650/07/05/24
+1,670)
| Location
Sub/Avg
Sub/Avg
Sub/Avg
Sub/Avg+
-10,000)
S| Steview
41,057 sf
50,634 sf
-5,000/50,530 sf
-5,000144,935 sf
155 Topography
Level
Level
Level
Level
Z| Improvements
None
None
None
None
I]
=| Easements
Adverse
[None
-5,000|None
-5,000{None
-5,000)
Sales or Financing
INA
None Noted
Concessions
INA
None Noted
Net Adj. (Total)
+
X-|s
8390
[1+
X-
[8
9350
[J+
X-
[8
-13,330)
Indicated Value
of Subject
$
40,360)
$
42,650
$
44,670
Comments on Market Data
The Subject is not currently listed on the NGLR MLS System. The Subject has not been listed or changed ownership
in the past 36 months. Average DOM for similar Vacant Land is 140 Days.Page 6
Supplemental Addendum File No. 0002130 Borrower N/A Property Address NW Silver Lake Rd City Traverse City County Grand Traverse State MI Zip Code 49685 Lender/Client Brad Jewett Site Comments The site is assumed to be buildable. The appraisal is conditioned on this assumption as fact. The subject is of typical size and terrain for the area. Necessary site improvements are typical for the area, including private well and septic systems. There is an adverse drain field easement on the northwest corner of the site for the benefit of an adjacent parcel. Reducing the sites utility. There are no additional apparent easements, encroachments or adverse conditions. The potential for flooding appears to be low. Land : Market Data The comps used are from the NGLR MLS System of sold data for 2024/2025. Upon a thorough search of all available market data it was determined that the comps used are the most recent and similar data available at this time. LISTING COUNT: DAYS ON MARKET: HIGH Low AVERAGE MEDIAN TOTALPRICE hii Les hal ~ Lad LISTPRICE: | $55,000 $49,900 857.975 $58,500 $231,900 SOLD PRICE: | $60,000 $48.750 $54,687 $55,000 $218,750 Area (Minor)=26055 AND Class=VL AND Close Dale=02122/2023-06/06/72079 AND Features Must=L11 AND Features Not=L16,L14,L15,L12,L13 AND Township=Blalr,Grfld,Lng Lk AND & Acres=.8-1.2 AND Stalus=SLD,SLOCR,SCM,SCHM Date of Sale Adjustments - Market conditions are considered stable over the time period of the comparables with a modest increase in value. The comparables are adjusted at the rate of 5% per year. Location Adjustments - The subject is located southwest of Traverse City. Comps 1 and 2 are located southwest of Traverse City. The locations are considered similar and the comps are not adjusted. Comp 3 is located on Barnes Road justed southwest of Traverse City and closer to Traverse City's Amenities. The comp is considered superior and is adjusted by a negative $10,000. Site Size Adjustment are applied based on the premise that larger sites sell for higher amounts than smaller sites, all other variables held constant. Comps 1 and 2 are larger than the subject. The comps are adjusted by a negative $5,000. Comp 3 is similar in size and is not adjusted. Easement Adjustement - The subject has an adverse drainfield easement for the benefit of an adjacent parcel. The easement area reduces the subject's utility by approximately 8,498 SF. The comps do not have similar adverse easements. The comps are considered superior and are adjusted by a negative $5,000. Upon consideration of the values indicated with a range of $40,360 to $44,670 and an average value of $42,560 it was determined that the current market value of the subject is considered to be $42,500 under an estimated marketing time of 140 days. Equal consideration given to comparables 1-3. Land : Final Reconciliation Appraisers are required to be licensed/certified and are regulated by the Michigan Department of Labor and Economic Growth, Licensing Division, P.O. Box 30018, Lansing, MI 48909. This is a Complete Appraisal with Summary Reporting Which is intended to comply with reporting requirements as set forth in the USPAP Standards 2-2b. As such it represents only a summary discussion of the data, reasoning and analyses that were used in the appraisal. Supporting documentation that is nor included in the report is retaining in the appraiser's file. The depth of the discussion contained in this report is specific to the needs of the client and for the intended use of the report. The appraiser is not responsible for unauthorized use of this report. Land: Legal Description PT NW1/4 SEC 30 T27N R11W COM NW COR SEC 30 TH S 88DEG 23'15"E 1600.28' TH S 13DEG 24'28"W 313.16' TH S 13DEG 20'27"W 224.23' TH S 42DEG 47'21"W 75.5' TH S 42DEG 42'37"W 365.69' TH S 49DEG 28'44"E 329.12 TO POB TH S 32DEG 55'47"W 267.34' TH S 57DEG 04'13'E 169.88' TH N 32DEG 55'47"E 129.39' TH N 32DEG 42'49"E 39.97' TH 75.02' ALG CRV RT (R=766' CHD=N 35DEG 31'09"E 74.99") TH N 49DEG 28'44"W 174.65' TO POB CONT 1.0AC SPLIT/COMBINED ON 12/14/2022 FROM 05-030-008-00, 05-030-008-20, 05-030-008-30, 05-030-008-40
Page 7
PHOTOGRAPH ADDENDUM Borrower NIA Property Address NW Silver Lake Rd C Traverse City Counly Grand Traverse State M1 Zip Code 49685 Lender/Client Brad Jewett 2] View of Subject Site I | View of Subject Site | View of Subject Site
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PHOTOGRAPH ADDENDUM Borrower NIA Property Address NW Silver Lake Rd City Traverse City Counly Grand Traverse State MI ZipCode 49685 Lender/Client Brad Jewett i = View of Subject Site View of Subject Site View of Subject Site
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Photograph Addendum Borrower N/A Property Address NW Silver Lake Rd Cily Traverse City County _Grand Traverse State M1 Zp Code 49685 Lender/Client Brad Jewett oa View of Subject Site View of Subject Site
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Photograph Addendum Bomower NA Property Address NW Silver Lake Rd City Traverse City County Grand Traverse State MI Zip Code 49685 Lender/Client Brad Jewett Street Scene Street Scene
Page 11
Comparable Photo Page | Borrower NIA Property Address NW Silver Lake Rd Traverse City County Grand Traverse State MI Zip Code 49685 [City Lender/Client Brad Jewett pre ar fo. LL, ode Seshes BNATED pemescon Rhee oa Es Guartane whens 7 bivisy Surhine ? de EE Comparable 1 2018 Hayfield Dr Prox. to Subject 4.55 miles W Sales Price 48,750 Location Sub/Avg Site Size 50,634 sf Comparable 2 2336 Tyler Hills Dr Prox. to Subject 0.69 miles NW Sales Price 52,000 Location Sub/Avg Site Size 50,530 sf Comparable 3 Barnes Rd Prox. to Subject 2.64 miles NE Sales Price 58,000 Location Sub/Avg+ Site Size 44,935 sf
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Location Map Bormovier N/A Property Address NW Silver Lake Rd City Traverse City County Grand Traverse State Mi Zip Code 49685 Lender/Client Brad Jewett a la mode, inc The war vn real cate tecnisany SecorRd} RAE Secor/Rd 8 a 2 S 3) 3 5 7 Z
Page 13
Location Map Borrower NIA Property Address NW Silver Lake Rd City Traverse City County Grand Traverse State M1 Zip Code 49685 Lender/Client Brad Jewett Holy, Rosati/@) tholic Chueh. i th Biigham COMPARABLE No, 3 ! I 1 3 3 : | Barnes Rd i 2,64 miles NE RuniCre NaturaliAren COMPARABLE No. 2 2336 Tyler Hllls Dr 0,69 miles NW. COMPARABLE No. 1 2018 Hayfield br 4.55 miles W © SUBJECT | NW Silver Lake Rd Chum: Corner
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Zoning =| 3 2 13 [3
Page 15
Wetlands
Page 16
Plat 1663] TaxParcal: 05-030-008-60 400 008150 Delinquent Tax Information Property i datasheet Click Here. Sondre NNESTSIVER Site City. TRAVERSE CITY, MI State ZIP 49685 (05° 030BOBTD) V4 Owner Name JEWETT BRAD L& 1 TRINA 1745 NWFST 05.2 0527500600 SEM 0573
Page 17
Survey © CERTIFICATE OF SURVEY PART OF THE NW, SEC. 30, T27N, R 11 W, GARFIELD TWP., GRAND TRAVERSE CO., MICHIGAN. 20255-00013 STATE OF MICHIGAN GRAND TRAVERSE COUNTY RECORDED 01/30/2025 12:50:31 PM SCOTT M. ROKOS REGISTER OF DEEDS PAGE 1 OF 2 CURVE RADIUS LENGTH. CHORD LENGTH. CHORD_BEARING DELTA ANGLE ul Zec00 75.02 74.99 N 353109" E [5364 : ey ToT mages, [79500 [00.07 [0.00 3 40% 10 If (0) NY COR, SEC 30 § ggpzysn TZN, RW Sion N Sc UNE Ny co, SEC 30 FD REMON IBEW Noeszist w TZN, R1IW S$ 9000007 E (R) Tino Fb Rion 1600.28'R) "X [@ Js N 1S: & & = RPE] S555 v ® AN S$ 132027” W (W) a 3 od La S 114102" W (R) i INE [BEARING DISTANCE 224.33(R) 1 |S 492894" £107.46 Sa 2 S 40°31'24" W 83.00" [3 [N 492836" W [96.39 4 IN 325597" E_ [83.75 S 424237" W (M) S 4247°21" W (MW) 365.69'(M) 75.5004) S$ 410550" W (R) S 410550" W (R) 27 S 49°28'44" E o 329.12' & A DRAIN FIELD Ja EASEMENT | , RETIN 24 + J Sud v PARCEL 4 1.00 ACRES N 32'42'49" E (M) 39.97'(M, N 31°10'04" E (R) N 325547" E (M) 39.97(F) 129.39'(M, V4 N 31'10'04" E (R) o & LEGEND: 8 © = FOUND 3%” REBAR <¢ = FOUND MONUMENT © KELLY Q = SET 4" REBAR & CAP * M * A = SET PK NAIL = SIMMER A = FOUND PK NAIL S\ conse Mo. (R) = PREVIOUSLY RECORDED AS Zo, 4001053080 /& (M) = MEASURED ; D. AS POFESSION, BEARINGS : NAD 83, SPC, MI CENTRAL, _-| BEARINGS & DISTANCES ARE SHOWN A) Asan
Page 18
Survey CERTIFICATE OF SURVEY PART OF THE NW¥%, SEC. 30, T27N,R 11 W, GARFIELD TWP., GRAND TRAVERSE CO., MICHIGAN. LEGAL DESCRIPTION AS SURVEYED PARCEL 4 Part of the Northwest quarter, Section 30, Town 27 North, Range 11 West, Garfield Township, Grand Traverse County, Michigan; more fully described as follows: Commencing ot the Northwest comer of said section; thence along the North line of said section S 88'23'15" E a distance of 1600.28' (RECORD S 90°00°00% E 1600.28’); thence S 13'24'28" W o distance of 313.16" (RECORD S 11'41'02” W 313.06"); thence S 1320'27" W a distanco of 224.23" (RECORD S 114102" W 224.33"); thence S 424721" W a distance of 75.50' (RECORD S 410550” W); thence S 4242'37" W a distonce of 365.69" (RECORD S 41°05'50" W); thence S 49'28'44" E a distance of 329,12" to the Point Of Beginning; thence S$ 3255'47" W a distance of 267.34"; thence S 570413" E a distonce of 169.88" to the Right-0f~Way of West Silver Loke Road; thence olong said Right—-0f-Way the following three courses N 32'55'47” E a distance of 120.39'; thence N 32'42'49" E a distance of 39.97"; thence with a curve turning to the right, with an arc length of 75.02", with o radius of 766.00", with a chord bearing of N 35'31°09" E, with a chord length of 74.99"; thence N 49'28'44" W a distance of 174.65" to the Point Of Beginning. Subject to a drain field easement in port of the Northwest quorter, Section 30, Town 27 North, Range 11 West, Garfield Township, Grand Traverse County, Michigan; the exterior said easement is more fully described as follows: Commencing at the Northwest corner of said section; thence along the North line of said section S 88:23'15" E a distance of 1600.28" (RECORD S$ 90'00'00* E 1600.28"); thence S 1324'28" W a distance of 313.16" (RECORD S 11°41°02" W 313.06"); thence S 1320'27" W a distance of 224.23" (RECORD S 11°41°02" W 224.33); thence S 42'47'21" W a distance of 75.50" (RECORD S 41'05'50" W); thence S 42'42'37" W a distance of 365.69" (RECORD S 41°05'50” W); thence S 49'28'44" E a distance of 329.12" to the Point Of Beginning of said easement; thence continuing S 49'28'44" E a distance of 107.46"; thence S 40'31'24" W a distance of 83.00"; thence N 49'28'36" W a distance of 96.39"; thence N 32'65'47" E a distance of 83.73' to the Point Of Beginning. Subject to and together with any easements, encroachments and/or restrictions if any. Having an area of 1.00 acre. Subject to and together with ony easements, encroachments and/or restrictions if any. REMON WITNESS'S NW COR. SEC. 30, T27N, R11W FD REMON ~FD NAIL IN CUT OFF POWER POLE N60O'E 47.96' —SET NAIL IN SE FACE OF POWER POLE N7T'E 51.73" —SET NAIL IN NW FACE OF 16" MAPLE S45'W —FD NAIL IN ASPHALT S32'E 15.49" N% COR, SEC. 30, T27N, R11W FD REMON —FD NAL IN E FACE OF POWER POLE SOUTH 180° 24.56 —FD NAIL IN SW FACE OF POWER POLE N55'W 41.77" ~FD NAIL IN CORNER OF FENCE POST N35W 93.38" —~SET NAIL IN ASPHALT S63'E 16.82"
Page 19
DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all 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 tite 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 considers his 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 amangements 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 cosls which are nomally paid by sellers as a result of Wadiion or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually al 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 dolar cost of the financing or concession but the dollar amount of any adjustment should approximate the markel's reaction to the financing or concessions based on the appraiser's judgement. STATEMENT OF LIMITING CONDITIONS AND APPRAISER’S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the following conditions: 1. The appraiser will not be responsible for matiers of a legal nature that affect either the property being appraised or the title to it The appraiser assumes that the tite is good and marketable and, therefore, will not render any opinions about the tle. The properly is appraised on the basis of it being under responsible ownership. 2. The appraiser has provided a skelch in the appraisal report to show approximate dimensions of the improvements and the sketch is included only to assist the reader of the report 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 the appraisal report whether 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 amangements to do 0 have been made beforehand. 5. The appraiser has estimated the value of the land in the cost approach at its highest and best use and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used. 6. The appraiser has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciation, the presence of hazardous wastes, toxic substances, elc) observed during the inspection of the subject property or that he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise staled in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property or adverse environmental conditions (including the presence of hazardous wasles, toxic substances, etc) that would make the propery more or less valuable, and has assumed that there are no such condiions and makes no guarantees or wamanes, express or implied, regarding the condion of the propery. The appraiser wil 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, the appraisal report must not be considered as an environmental assessment of the property. 7. The appraiser oblained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them fo be tue and correct. The appraiser does not assume responsibilty for the accuracy of such items that were fumished by other parties. 8. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice. 9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that completion of the improvements will be performed in a workmanlike manner.
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APPRAISER’S CERTIFICATION: The Appraiser certifies and agrees that 1. | have researched the subject market area and have selected a minimum of three recent sales of properties most similar and proximate to the subject property for consideration in the sales comparison analysis and have made a dollar adjustment when appropriate to reflect the market reaction to those items of significant variation. If a significant item in a comparable property is superior to, or more favorable than, the subject property, | have made a nagative adjustment to reduce the adjusted sales price of the comparable and, if a significant item in a comparable property is inferior to, or less favorable than the subject propery, | have made a positive adjustment to increase the adjusted sales price of the comparable. 2. | have taken into consideration the factors that have an impact on value in my development of the estimate of market value in the appraisal report. | have not knowingly withheld any significant information from the appraisal report and | believe, to the best of my knowledge, that all statemenis and information in the appraisal report are true and correct. 3. | stated in the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only fo the contingent and limiting conditions specified in this form. 4. 1 have no present or prospective interest in the property that is the subject to this report, and | have no present or prospective personal interest or bias with respect to the participants in the transaction. | did not base, either partially or completely, my analysis and/or the estimate of market value in the appraisal report on the race, color, religion, sex, handicap, famiial 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. 5. | have no present or contemplated future interest in the subject property, and neither my current or future employment nor my compensation for performing this appraisal is contingent on the appraised value of the property. 6. | was not required to report a predetermined value or direction in value that favors the cause of the client or any related party, the amount of the value estimate, the attainment of a specific result, or the occurrence of a subsequent event in order to receive my compensation and/or employment for performing the appraisal. | did not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan. 7. | performed this appraisal in conformity 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 as of the effective date of this appraisal, with the exception of the departure provision of those Standards, which does not apply. | acknowledge that an estimate of a reasonable ime for exposure in the open market is a condition in the definition of market value and the estimate | developed is consistent with the marketing time noted in the neighborhood section of this report, unless | have otherwise stated in the reconciliation section. 8. | have personally inspected the interior and exterior areas of the subject property and the exterior of all properties listed as comparables in the appraisal report. | further certify that | have noted any apparent or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediate vicinity of the subject property of which | am aware and have made adjustments for these adverse conditions in my analysis of the properly value to the extent that I had market evidence to support them. | have also commented about the effect of the adverse conditions on the marketability of the subject property. 9. | personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. If | relied on significant professional assistance from any individual or individuals in the performance of the appraisal or the preparation of the appraisal report, | have named such individual(s) and disclosed the specific tasks performed by them in the reconciliaion section of this appraisal report. | certify that any individual so named is qualified to perform the tasks. | have not authorized anyone to make a change to any item in the report; therefore, if an unauthorized change is made to the appraisal report, | wil lake no responsibility for it. 10. The client and/or any other intended or unintended users agree to indemnify, defend and hold the appraiser and his/her company its directors, officers, employees and agents harmless from any and all claims, losses, costs (including attorney's fees) and liabilities, whatsoever occasioned by the appraiser providing the requested evaluation report to the client and/or any other intended or unintended users of the report. SUPERVISORY APPRAISER’S CERTIFICATION: If a supervisory appraiser signed the appraisal report, he or she certfies and agrees that: | directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions of the appraiser, agree to be bound by the appraiser's certifications numbered 4 through 7 above, and am taking full responsibility for the appraisal and the appraisal repart. ADDRESS OF PROPERTY APPRAISED: NW Silver Lake Rd, Traverse City, MI 49685 _ oo APPRAISER: SUPERVISORY APPRAISER (only if required): Signature: I le ys 794 _ Signature: oo ) T Name: SS Dale Signed: 0: Date Signed: oe State Certification State Certification #: I
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BRAD JEWETT ) £1745 N. WEST SILVER LAKE RD. 2) TRAVERSE CITY, MI 49685 Midna ls Ror Ley M| x