AppealExhibits_28028Alycekay St_20260727.pdf

Erin Wade Petitioner V City Of Farmington Hills Respondent · 26-002815-TT

← View full record

Text extracted from the reviewed PDF, organized by page. OCR and reading order may contain errors; confirm details in the PDF below.

28028 Alycekay

Farmington Hills, MI 48334

Chart of Exhibits

2026 Assessment Appeal

Exhibit 

Number Description

Number 

of pages

1

MCL 211.27a (1) (excerpt highlighted on page 1)

10

2

MCL 211.27 (1), (3) (a, c)

5

3

True Cash Value & Mandated Adjustments

1

4

Warranty Deed, dated 10/20/2025

2

5

Buyer's Settlement Statement

4

6

Survey Invoice

1

7

Addendum 1 to Sales Contract

1

8

Listing History of Subject Property

8

9

Farmington Hills Comparable Market Data

2

10

Assessor's Record 2025, 28028 Alycekay

2

11

Assessor's Record 2026, 28028 Alycekay

1

12

Assessor's Record 2026, 28028 Alycekay - post Board of Review

1

13

MLS Sheet & Assessor's Record, 28446 Westbrook Court

3

14

MLS Sheet & Assessor's Record, 29632 Pond Ridge Road

3

28028 Alycekay, Farmington Hills, MI 48334 

 

Appeal of Over-Assessment of Property, Parcel ID #22-23-11-377-014 

 

July 27, 2026 

 

To Whom it May Concern; 

 

Thank you for your time and consideration. 

 

MCL 211 Sec. 27a. [Exhibit 1] 

(1) Except as otherwise provided in this section, property shall be assessed at 50% of its 

true cash value under section 3 of article IX of the state constitution of 1963. 

 

MCL 211 Sec. 27. [Exhibit 2] 

(1) As used in this act, "true cash value" means the usual selling price at the place where 

the property to which the term is applied is at the time of assessment, being the price 

that could be obtained for the property at private sale, [emphasis added] 

 

The law clearly applies to the price at which the subject property can be sold, not a general 

possible price at which other similar homes might be able to be sold. The data is clear for this 

house. 28028 Alycekay was sold on the open market at private, arms-length sale. It was active on 

the market for 64 days between July 18, 2025 and closing on Oct. 20, 2025 [Exhibit 8]. The sale 

price is the true cash value. 

 

The original list price of $625,000 was roughly twice the 2025 SEV of $318,830. It was quickly clear 

that the price was much too high, as the price was reduced six days later. The price was then 

reduced three more times over the next two months before the home finally sold at the true cash 

value of $474,500. 

 

During that same time period, homes in that price range in Farmington Hills, priced from 

$474,000 - $625,000 [the range of listing prices for the subject property], averaged 15 Days on 

Market [Exhibit 9]. The median Days on Market was only 10. The subject had more than average 

exposure to the market. 

 

Furthermore, MCL 211.27 (3) (a, c) directs the assessor to exclude from sale data the costs of 

obtaining the financing for the purchase of the property, and the cost of the survey obtained 

pursuant to the sale of the property [Exhibit 2]. Therefore, an additional $4,782.15 is to be 

excluded from the sale price [Exhibit 3], bringing the sale price for SEV purposes to $469,717.85. 

The maximum SEV per state law is therefore $234,858. We request the Board of Appeals to 

properly adjust the SEV per state law, based on the information and documentation provided 

herein. The current SEV of $281,800, which was lowered to $250,000 after the initial Board of 

Review appeal, is still significantly higher than the amount allowed by law. [Exhibits 11, 12, & 1]

28028 Alycekay, Farmington Hills, MI 48334 

 

Appeal of Over-Assessment of Property, Parcel ID #22-23-11-377-014 

 

Amount 

Description 

Exhibit 

Exhibit name 

 $ 474,500.00 

Purchase price on open market = true cash value 

4 

Warranty Deed 

 $ (4,392.15) 

Amounts paid for obtaining financing of the purchase 

price of the property, included in purchase price 

5, 7 

Settlement Statement, 

Addendum 1 to Sales 

Contract 

 $ (390.00) 

Amounts paid for surveying the property pursuant to 

the last conveyance of the property 

6 

Kem-Tec Invoice 

 $ 469,717.85 

Net Price per MCL 211.27a (3) (a, c) 

1 

MCL 211.27 (1), (3) 

 $ 234,859 

Maximum allowable SEV per MCL 211.27 (1) 

2 

MCL 211.27a (1) 

 

 

Another consideration regarding the subject property is that most buyers at this price point and 

square footage are looking for a house with at least 4 bedrooms, two living spaces (front room 

and family room), and a full basement that can be finished. The subject property (28028 Alycekay 

St) doesn't have those, which limits the value compared to the average house of this size. Number 

of bedrooms and living spaces must be considered, not just square footage, in order to obtain an 

accurate value. Most of the substructure for this house is also a 1940s-era crawlspace, not a 

basement. 

 

A secondary consideration, though not as strong as the primary consideration of the true cash 

value evidenced by an open market sale, is the presence of similar homes nearby, sold at similar 

price points to the subject property. This adds support to the true cash value of $474,500 for the 

subject property. 

 

 

28446 Westbrook Court 

Farmington Hills, MI 48334 

Sold 10/9/2025 for $465,000 

Westbrook has 3 more bedrooms than the subject property (6 vs. 3) and 386 s.f. more finished 

living space than the subject, plus a walkout basement. The land has a very similar value per the 

assessor’s record, $84,645 vs. $96,030. 

[Exhibit 13 a & b] 

 

29632 Pond Ridge Road 

Farmington Hills, MI 48334 

Sold 5/20/2025 for $499,000 

Pond Ridge has 1 more bedroom than the subject (4 vs. 3) and an additional 168 s.f. of living 

space. It also has a pond, hot tub, bonus room off garage, and a custom shed, which the subject 

property does not have. 

[Exhibit 14 a & b]

MCL - Section 211.27a

Download Section

Chapter 211

Act 206 of 1893

206-1893-ASSESSMENT-ROLL.

 Previous Section

Next Section 

THE GENERAL PROPERTY TAX ACT (EXCERPT)

Act 206 of 1893

211.27a Property tax assessment; determining taxable value;

adjustment; exception; "transfer of ownership" defined; qualified

agricultural property; notice of transfer of property; notification of

recorded transaction; definitions.

Sec. 27a.

(1) Except as otherwise provided in this section, property shall be assessed at

50% of its true cash value under section 3 of article IX of the state constitution of

1963.

(2) Except as otherwise provided in subsection (3), for taxes levied in 1995 and

for each year after 1995, the taxable value of each parcel of property is the lesser

of the following:

(a) The property's taxable value in the immediately preceding year minus any

losses, multiplied by the lesser of 1.05 or the inflation rate, plus all additions. For

taxes levied in 1995, the property's taxable value in the immediately preceding year

is the property's state equalized valuation in 1994.

(b) The property's current state equalized valuation.

(3) Upon a transfer of ownership of property after 1994, the property's taxable

value for the calendar year following the year of the transfer is the property's state

equalized valuation for the calendar year following the transfer.

(4) If the taxable value of property is adjusted under subsection (3), a

subsequent increase in the property's taxable value is subject to the limitation set

forth in subsection (2) until a subsequent transfer of ownership occurs. If the

taxable value of property is adjusted under subsection (3) and the assessor

determines that there had not been a transfer of ownership, the taxable value of the

Michigan Legislature

Michigan Compiled Laws Complete Through PA 2 of 2026

Senate adjourned until Thursday, March 5, 2026 10:00 AM

Home

Sign Up

Log In

Legislature

Laws

More

Exhibit 1

property shall be adjusted at the July or December board of review.

Notwithstanding the limitation provided in section 53b(1) on the number of years for

which a correction may be made, the July or December board of review may adjust

the taxable value of property under this subsection for the current year and for the 3

immediately preceding calendar years. A corrected tax bill shall be issued for each

tax year for which the taxable value is adjusted by the local tax collecting unit if the

local tax collecting unit has possession of the tax roll or by the county treasurer if

the county has possession of the tax roll. For purposes of section 53b, an

adjustment under this subsection shall be considered the correction of a clerical

error.

    (5) Assessment of property, as required in this section and section 27, is

inapplicable to the assessment of property subject to the levy of ad valorem taxes

within voted tax limitation increases to pay principal and interest on limited tax

bonds issued by any governmental unit, including a county, township, community

college district, or school district, before January 1, 1964, if the assessment

required to be made under this act would be less than the assessment as state

equalized prevailing on the property at the time of the issuance of the bonds. This

inapplicability continues until levy of taxes to pay principal and interest on the bonds

is no longer required. The assessment of property required by this act applies for all

other purposes.

    (6) As used in this act, "transfer of ownership" means the conveyance of title to or

a present interest in property, including the beneficial use of the property, the value

of which is substantially equal to the value of the fee interest. Transfer of ownership

of property includes, but is not limited to, the following:

    (a) A conveyance by deed.

    (b) A conveyance by land contract. The taxable value of property conveyed by a

land contract executed after December 31, 1994 shall be adjusted under

subsection (3) for the calendar year following the year in which the contract is

entered into and shall not be subsequently adjusted under subsection (3) when the

deed conveying title to the property is recorded in the office of the register of deeds

in the county in which the property is located.

    (c) A conveyance to a trust after December 31, 1994, except under any of the

following conditions:

    (i) If the settlor or the settlor's spouse, or both, conveys the property to the trust

and the sole present beneficiary or beneficiaries are the settlor or the settlor's

spouse, or both.

    (ii) Beginning December 31, 2014, for residential real property, if the settlor or the

settlor's spouse, or both, conveys the residential real property to the trust and the

sole present beneficiary or beneficiaries are the settlor's or the settlor's spouse's

mother, father, brother, sister, son, daughter, adopted son, adopted daughter,

grandson, or granddaughter and the residential real property is not used for any

commercial purpose following the conveyance. Upon request by the department of

treasury or the assessor, the sole present beneficiary or beneficiaries shall furnish

proof within 30 days that the sole present beneficiary or beneficiaries meet the

requirements of this subparagraph. If a present beneficiary fails to comply with a

request by the department of treasury or assessor under this subparagraph, that

present beneficiary is subject to a fine of $200.00.

    (d) A conveyance by distribution from a trust, except under any of the following

conditions:

(i) If the distributee is the sole present beneficiary or the spouse of the sole

present beneficiary, or both.

    (ii) Beginning December 31, 2014, a distribution of residential real property if the

distributee is the settlor's or the settlor's spouse's mother, father, brother, sister,

son, daughter, adopted son, adopted daughter, grandson, or granddaughter and the

residential real property is not used for any commercial purpose following the

conveyance. Upon request by the department of treasury or the assessor, the sole

present beneficiary or beneficiaries shall furnish proof within 30 days that the sole

present beneficiary or beneficiaries meet the requirements of this subparagraph. If

a present beneficiary fails to comply with a request by the department of treasury or

assessor under this subparagraph, that present beneficiary is subject to a fine of

$200.00.

    (e) A change in the sole present beneficiary or beneficiaries of a trust, except

under any of the following conditions:

    (i) A change that adds or substitutes the spouse of the sole present beneficiary.

    (ii) Beginning December 31, 2014, for residential real property, a change that

adds or substitutes the settlor's or the settlor's spouse's mother, father, brother,

sister, son, daughter, adopted son, adopted daughter, grandson, or granddaughter

and the residential real property is not used for any commercial purpose following

the conveyance. Upon request by the department of treasury or the assessor, the

sole present beneficiary or beneficiaries shall furnish proof within 30 days that the

sole present beneficiary or beneficiaries meet the requirements of this

subparagraph. If a present beneficiary fails to comply with a request by the

department of treasury or assessor under this subparagraph, that present

beneficiary is subject to a fine of $200.00.

    (f) A conveyance by distribution under a will or by intestate succession, except

under any of the following conditions:

    (i) If the distributee is the decedent's spouse.

    (ii) Beginning December 31, 2014, for residential real property, if the distributee is

the decedent's or the decedent's spouse's mother, father, brother, sister, son,

daughter, adopted son, adopted daughter, grandson, or granddaughter and the

residential real property is not used for any commercial purpose following the

conveyance. Upon request by the department of treasury or the assessor, the sole

present beneficiary or beneficiaries shall furnish proof within 30 days that the sole

present beneficiary or beneficiaries meet the requirements of this subparagraph. If

a present beneficiary fails to comply with a request by the department of treasury or

assessor under this subparagraph, that present beneficiary is subject to a fine of

$200.00.

    (g) A conveyance by lease if the total duration of the lease, including the initial

term and all options for renewal, is more than 35 years or the lease grants the

lessee a bargain purchase option. As used in this subdivision, "bargain purchase

option" means the right to purchase the property at the termination of the lease for

not more than 80% of the property's projected true cash value at the termination of

the lease. After December 31, 1994, the taxable value of property conveyed by a

lease with a total duration of more than 35 years or with a bargain purchase option

shall be adjusted under subsection (3) for the calendar year following the year in

which the lease is entered into. This subdivision does not apply to personal property

except buildings described in section 14(6) and personal property described in

section 8(h), (i), and (j). This subdivision does not apply to that portion of the

property not subject to the leasehold interest conveyed.

    (h) Except as otherwise provided in this subdivision, a conveyance of an

ownership interest in a corporation, partnership, sole proprietorship, limited liability

company, limited liability partnership, or other legal entity if the ownership interest

conveyed is more than 50% of the corporation, partnership, sole proprietorship,

limited liability company, limited liability partnership, or other legal entity. Unless

notification is provided under subsection (10), the corporation, partnership, sole

proprietorship, limited liability company, limited liability partnership, or other legal

entity shall notify the assessing officer on a form provided by the state tax

commission not more than 45 days after a conveyance of an ownership interest

that constitutes a transfer of ownership under this subdivision. Both of the following

apply to a corporation subject to 1897 PA 230, MCL 455.1 to 455.24:

    (i) A transfer of stock of the corporation is a transfer of ownership only with

respect to the real property that is assessed to the transferor lessee stockholder.

    (ii) A cumulative conveyance of more than 50% of the corporation's stock does

not constitute a transfer of ownership of the corporation's real property.

    (i) A transfer of property held as a tenancy in common, except that portion of the

property not subject to the ownership interest conveyed.

    (j) A conveyance of an ownership interest in a cooperative housing corporation,

except that portion of the property not subject to the ownership interest conveyed.

    (k) Notwithstanding the provisions of section 7ee(5), at the request of a property

owner, an assessor's establishment of a separate tax parcel for a portion of a parcel

that ceases to be qualified agricultural property but is not subject to a land division

under the land division act, 1967 PA 288, MCL 560.101 to 560.293, or any local

ordinance. For purposes of this subdivision, a transfer of ownership occurs only as

to that portion of the parcel established as a separate tax parcel and only that

portion shall have its taxable value adjusted under subsection (3) and shall be

subject to the recapture tax provided for under the agricultural property recapture

act, 2000 PA 261, MCL 211.1001 to 211.1007. The adjustment under subsection (3)

shall be made as of the December 31 in the year that the portion of the parcel

established as a separate tax parcel ceases to be qualified agricultural property. A

portion of a parcel subject to this subdivision is considered a separate tax parcel

only for those purposes described in this subdivision.

    (7) Transfer of ownership does not include the following:

    (a) The transfer of property from 1 spouse to the other spouse or from a

decedent to a surviving spouse.

    (b) A transfer from a husband, a wife, or a married couple creating or disjoining a

tenancy by the entireties in the grantors or the grantor and his or her spouse.

    (c) Subject to subdivision (d), a transfer of that portion of property subject to a life

estate or life lease retained by the transferor, until expiration or termination of the

life estate or life lease. That portion of property transferred that is not subject to a

life lease shall be adjusted under subsection (3).

    (d) Beginning December 31, 2014, a transfer of that portion of residential real

property that had been subject to a life estate or life lease retained by the transferor

resulting from expiration or termination of that life estate or life lease, if the

transferee is the transferor's or transferor's spouse's mother, father, brother, sister,

son, daughter, adopted son, adopted daughter, grandson, or granddaughter and the

residential real property is not used for any commercial purpose following the

transfer. Upon request by the department of treasury or the assessor, the transferee

shall furnish proof within 30 days that the transferee meets the requirements of this

subdivision. If a transferee fails to comply with a request by the department of

treasury or assessor under this subdivision, that transferee is subject to a fine of

$200.00.

    (e) A transfer through foreclosure or forfeiture of a recorded instrument under

chapter 31, 32, or 57 of the revised judicature act of 1961, 1961 PA 236, MCL

600.3101 to 600.3285 and MCL 600.5701 to 600.5759, or through deed or

conveyance in lieu of a foreclosure or forfeiture, until the mortgagee or land

contract vendor subsequently transfers the property. If a mortgagee does not

transfer the property within 1 year of the expiration of any applicable redemption

period, the property shall be adjusted under subsection (3).

    (f) A transfer by redemption by the person to whom taxes are assessed of

property previously sold for delinquent taxes.

    (g) A conveyance to a trust if the settlor or the settlor's spouse, or both, conveys

the property to the trust and any of the following conditions are satisfied:

    (i) If the sole present beneficiary of the trust is the settlor or the settlor's spouse,

or both.

    (ii) Beginning December 31, 2014, for residential real property, if the sole present

beneficiary of the trust is the settlor's or the settlor's spouse's mother, father,

brother, sister, son, daughter, adopted son, adopted daughter, grandson, or

granddaughter and the residential real property is not used for any commercial

purpose following the conveyance. Upon request by the department of treasury or

the assessor, the sole present beneficiary or beneficiaries shall furnish proof within

30 days that the sole present beneficiary or beneficiaries meet the requirements of

this subparagraph. If a present beneficiary fails to comply with a request by the

department of treasury or assessor under this subparagraph, that present

beneficiary is subject to a fine of $200.00.

    (h) A transfer pursuant to a judgment or order of a court of record making or

ordering a transfer, unless a specific monetary consideration is specified or ordered

by the court for the transfer.

    (i) A transfer creating or terminating a joint tenancy between 2 or more persons if

at least 1 of the persons was an original owner of the property before the joint

tenancy was initially created and, if the property is held as a joint tenancy at the

time of conveyance, at least 1 of the persons was a joint tenant when the joint

tenancy was initially created and that person has remained a joint tenant since the

joint tenancy was initially created. A joint owner at the time of the last transfer of

ownership of the property is an original owner of the property. For purposes of this

subdivision, a person is an original owner of property owned by that person's

spouse.

    (j) A transfer for security or an assignment or discharge of a security interest.

    (k) A transfer of real property or other ownership interests among members of an

affiliated group. As used in this subsection, "affiliated group" means 1 or more

corporations connected by stock ownership to a common parent corporation. Upon

request by the state tax commission, a corporation shall furnish proof within 45

days that a transfer meets the requirements of this subdivision. A corporation that

fails to comply with a request by the state tax commission under this subdivision is

subject to a fine of $200.00.

(l) Normal public trading of shares of stock or other ownership interests that, over

any period of time, cumulatively represent more than 50% of the total ownership

interest in a corporation or other legal entity and are traded in multiple transactions

involving unrelated individuals, institutions, or other legal entities.

    (m) A transfer of real property or other ownership interests among corporations,

partnerships, limited liability companies, limited liability partnerships, or other legal

entities if the entities involved are commonly controlled. Upon request by the state

tax commission, a corporation, partnership, limited liability company, limited liability

partnership, or other legal entity shall furnish proof within 45 days that a transfer

meets the requirements of this subdivision. A corporation, partnership, limited

liability company, limited liability partnership, or other legal entity that fails to comply

with a request by the state tax commission under this subdivision is subject to a fine

of $200.00.

    (n) A direct or indirect transfer of real property or other ownership interests

resulting from a transaction that qualifies as a tax-free reorganization under section

368 of the internal revenue code, 26 USC 368. Upon request by the state tax

commission, a property owner shall furnish proof within 45 days that a transfer

meets the requirements of this subdivision. A property owner who fails to comply

with a request by the state tax commission under this subdivision is subject to a fine

of $200.00.

    (o) Except as provided in subsection (6)(k), a transfer of qualified agricultural

property, if the person to whom the qualified agricultural property is transferred files

an affidavit with the assessor of the local tax collecting unit in which the qualified

agricultural property is located and with the register of deeds for the county in which

the qualified agricultural property is located attesting that the qualified agricultural

property will remain qualified agricultural property. The affidavit under this

subdivision shall be in a form prescribed by the department of treasury. An owner of

qualified agricultural property shall inform a prospective buyer of that qualified

agricultural property that the qualified agricultural property is subject to the

recapture tax provided in the agricultural property recapture act, 2000 PA 261, MCL

211.1001 to 211.1007, if the qualified agricultural property is converted by a change

in use, as that term is defined in section 2 of the agricultural property recapture act,

2000 PA 261, MCL 211.1002. If property ceases to be qualified agricultural property

at any time after a transfer subject to this subdivision, all of the following shall

occur:

    (i) The taxable value of that property, or, if subsection (6)(k) applies, a portion of it

established as a separate tax parcel, shall be adjusted under subsection (3) as of

the December 31 in the year that the property, or, if subsection (6)(k) applies, a

portion of it established as a separate tax parcel, ceases to be qualified agricultural

property.

    (ii) The property, or, if subsection (6)(k) applies, a portion of it established as a

separate tax parcel, is subject to the recapture tax provided for under the

agricultural property recapture act, 2000 PA 261, MCL 211.1001 to 211.1007.

    (p) A transfer of qualified forest property, if the person to whom the qualified

forest property is transferred files a qualified forest taxable value affidavit with the

assessor of the local tax collecting unit in which the qualified forest property is

located and with the register of deeds for the county in which the qualified forest

property is located attesting that the qualified forest property will remain qualified

forest property. The qualified forest taxable value affidavit under this subdivision

shall be in a form prescribed by the department of agriculture and rural

development. The qualified forest taxable value affidavit shall include a legal

description of the qualified forest property, the name of the new property owner, the

year the transfer of the property occurred, a statement indicating that the property

owner is attesting that the property for which the exemption is claimed is qualified

forest property and will be managed according to the approved forest management

plan, and any other information pertinent to the parcel and the property owner. The

property owner shall provide a copy of the qualified forest taxable value affidavit to

the department. The department shall provide 1 copy of the qualified forest taxable

value affidavit to the local tax collecting unit, 1 copy to the conservation district, and

1 copy to the department of treasury. These copies may be sent electronically. The

exception to the recognition of a transfer of ownership, as herein stated, extends to

the land only of the qualified forest property. If qualified forest property is improved

by buildings, structures, or land improvements, then those improvements shall be

recognized as a transfer of ownership, in accordance with the provisions of section

7jj[1]. An owner of qualified forest property shall inform a prospective buyer of that

qualified forest property that the qualified forest property is subject to the recapture

tax provided in the qualified forest property recapture tax act, 2006 PA 379, MCL

211.1031 to 211.1036, if the qualified forest property is converted by a change in

use, as that term is defined in section 2 of the qualified forest property recapture tax

act, 2006 PA 379, MCL 211.1032. If property ceases to be qualified forest property

at any time after being transferred, all of the following shall occur:

    (i) The taxable value of that property shall be adjusted under subsection (3) as of

the December 31 in the year that the property ceases to be qualified forest property,

except to the extent that the transfer of the qualified forest property would not have

been considered a transfer of ownership under this subsection.

    (ii) Except as otherwise provided in subparagraph (iii), the property is subject to

the recapture tax provided for under the qualified forest property recapture tax act,

2006 PA 379, MCL 211.1031 to 211.1036.

    (iii) Beginning June 1, 2013 and ending November 30, 2013, owners of property

enrolled as qualified forest property before January 1, 2013 may execute a new

qualified forest taxable value affidavit with the department of agriculture and rural

development. If a landowner elects to execute a qualified forest taxable value

affidavit, that owner is not required to pay the $50.00 fee required under section

7jj[1](2). If a landowner elects not to execute a qualified forest taxable value

affidavit, the existing affidavit shall be rescinded, without subjecting the property to

the recapture tax provided for under the qualified forest property recapture tax act,

2006 PA 379, MCL 211.1031 to 211.1036, and the taxable value of that property

shall be adjusted under subsection (3).

    (q) Beginning on December 8, 2006, a transfer of land, but not buildings or

structures located on the land, which meets 1 or more of the following

requirements:

    (i) The land is subject to a conservation easement under subpart 11 of part 21 of

the natural resources and environmental protection act, 1994 PA 451, MCL

324.2140 to 324.2144. As used in this subparagraph, "conservation easement"

means that term as defined in section 2140 of the natural resources and

environmental protection act, 1994 PA 451, MCL 324.2140.

    (ii) A transfer of ownership of the land or a transfer of an interest in the land is

eligible for a deduction as a qualified conservation contribution under section 170(h)

of the internal revenue code, 26 USC 170.

    (r) A transfer of real property or other ownership interests resulting from a

consolidation or merger of a domestic nonprofit corporation that is a boy or girl

scout or camp fire girls organization, a 4-H club or foundation, a young men's

Christian association, or a young women's Christian association and at least 50% of

the members of that organization or association are residents of this state.

    (s) A change to the assessment roll or tax roll resulting from the application of

section 16a of 1897 PA 230, MCL 455.16a.

    (t) Beginning December 31, 2013 through December 30, 2014, a transfer of

residential real property if the transferee is related to the transferor by blood or

affinity to the first degree and the use of the residential real property does not

change following the transfer.

    (u) Beginning December 31, 2014, a transfer of residential real property if the

transferee is the transferor's or the transferor's spouse's mother, father, brother,

sister, son, daughter, adopted son, adopted daughter, grandson, or granddaughter

and the residential real property is not used for any commercial purpose following

the conveyance. Upon request by the department of treasury or the assessor, the

transferee shall furnish proof within 30 days that the transferee meets the

requirements of this subdivision. If a transferee fails to comply with a request by the

department of treasury or assessor under this subdivision, that transferee is subject

to a fine of $200.00.

    (v) Beginning December 31, 2014, for residential real property, a conveyance

from a trust if the person to whom the residential real property is conveyed is the

settlor's or the settlor's spouse's mother, father, brother, sister, son, daughter,

adopted son, adopted daughter, grandson, or granddaughter and the residential

real property is not used for any commercial purpose following the conveyance.

Upon request by the department of treasury or the assessor, the sole present

beneficiary or beneficiaries shall furnish proof within 30 days that the sole present

beneficiary or beneficiaries meet the requirements of this subdivision. If a present

beneficiary fails to comply with a request by the department of treasury or assessor

under this subdivision, that present beneficiary is subject to a fine of $200.00.

    (w) Beginning on March 31, 2015, a conveyance of land by distribution under a

will or trust or by intestate succession, but not buildings or structures located on the

land, which meets 1 or more of the following requirements:

    (i) The land is made subject to a conservation easement under subpart 11 of part

21 of the natural resources and environmental protection act, 1994 PA 451, MCL

324.2140 to 324.2144, prior to the conveyance by distribution under a will or trust or

by intestate succession. As used in this subparagraph, "conservation easement"

means that term as defined in section 2140 of the natural resources and

environmental protection act, 1994 PA 451, MCL 324.2140.

    (ii) The land or an interest in the land is made eligible for a deduction as a

qualified conservation contribution under section 170(h) of the internal revenue

code, 26 USC 170, prior to the conveyance by distribution under a will or trust or by

intestate succession.

    (x) A conveyance of property under section 2120a(6) of the natural resources

and environmental protection act, 1994 PA 451, MCL 324.2120a.

    (8) If all of the following conditions are satisfied, the local tax collecting unit shall

revise the taxable value of qualified agricultural property taxable on the tax roll in

the possession of that local tax collecting unit to the taxable value that qualified

agricultural property would have had if there had been no transfer of ownership of

that qualified agricultural property since December 31, 1999 and there had been no

adjustment of that qualified agricultural property's taxable value under subsection

(3) since December 31, 1999:

    (a) The qualified agricultural property was qualified agricultural property for taxes

levied in 1999 and each year after 1999.

    (b) The owner of the qualified agricultural property files an affidavit with the

assessor of the local tax collecting unit under subsection (7)(o).

    (9) If the taxable value of qualified agricultural property is adjusted under

subsection (8), the owner of that qualified agricultural property is not entitled to a

refund for any property taxes collected under this act on that qualified agricultural

property before the adjustment under subsection (8).

    (10) The register of deeds of the county where deeds or other title documents are

recorded shall notify the assessing officer of the appropriate local taxing unit not

less than once each month of any recorded transaction involving the ownership of

property and shall make any recorded deeds or other title documents available to

that county's tax or equalization department. Unless notification is provided under

subsection (6), the buyer, grantee, or other transferee of the property shall notify

the appropriate assessing office in the local unit of government in which the

property is located of the transfer of ownership of the property within 45 days of the

transfer of ownership, on a form prescribed by the state tax commission that states

the parties to the transfer, the date of the transfer, the actual consideration for the

transfer, and the property's parcel identification number or legal description. Forms

filed in the assessing office of a local unit of government under this subsection shall

be made available to the county tax or equalization department for the county in

which that local unit of government is located. This subsection does not apply to

personal property except buildings described in section 14(6) and personal property

described in section 8(h), (i), and (j).

    (11) As used in this section:

    (a) "Additions" means that term as defined in section 34d.

    (b) "Beneficial use" means the right to possession, use, and enjoyment of

property, limited only by encumbrances, easements, and restrictions of record.

    (c) "Commercial purpose" means used in connection with any business or other

undertaking intended for profit, but does not include the rental of residential real

property for a period of less than 15 days in a calendar year.

    (d) "Inflation rate" means that term as defined in section 34d.

    (e) "Losses" means that term as defined in section 34d.

    (f) "Qualified agricultural property" means that term as defined in section 7dd.

    (g) "Qualified forest property" means that term as defined in section 7jj[1].

    (h) "Residential real property" means real property classified as residential real

property under section 34c.

History: Add. 1982, Act 539, Eff. Mar. 30, 1983 ;-- Am. 1993, Act 145, Imd. Eff. Aug. 19,

1993 ;-- Am. 1993, Act 313, Eff. Mar. 15, 1994 ;-- Am. 1994, Act 415, Imd. Eff. Dec. 29,

1994 ;-- Am. 1996, Act 476, Imd. Eff. Dec. 26, 1996 ;-- Am. 2000, Act 260, Eff. Mar. 28,

2001 ;-- Am. 2005, Act 23, Imd. Eff. May 23, 2005 ;-- Am. 2006, Act 378, Imd. Eff. Sept.

27, 2006 ;-- Am. 2006, Act 446, Imd. Eff. Dec. 8, 2006 ;-- Am. 2008, Act 506, Imd. Eff. Jan.

13, 2009 ;-- Am. 2012, Act 47, Imd. Eff. Mar. 13, 2012 ;-- Am. 2012, Act 497, Imd. Eff. Dec.

28, 2012 ;-- Am. 2013, Act 50, Imd. Eff. June 6, 2013 ;-- Am. 2014, Act 310, Imd. Eff. Oct.

10, 2014 ;-- Am. 2014, Act 535, Eff. Mar. 31, 2015 ;-- Am. 2015, Act 19, Imd. Eff. Apr. 29,

2015 ;-- Am. 2015, Act 243, Imd. Eff. Dec. 22, 2015 ;-- Am. 2016, Act 375, Imd. Eff. Dec.

22, 2016

Popular Name: Act 206

Compiler's Notes: Enacting section 1 of Act 243 of 2015 provides:"Enacting section 1.

Section 27a(7)(d) of the general property tax act, 1893 PA 206, MCL 211.27a, as added

by this amendatory act, is retroactive and is effective for taxes levied after December 31,

2014."

Acceptable Use Policy Privacy Policy DMCA Policy Comment Form

Legislative Directory Accessibility Site Map

 Bills 

 Meetings 

 Laws

The Michigan Legislature Website is a free service of the Legislative Service Bureau in

cooperation 

with 

the 

Michigan 

Legislative 

Council, 

the 

Michigan 

House 

of

Representatives, the Michigan Senate, and the Library of Michigan. This site is intended

to provide accurate and timely legislative information to the citizens of the State of

Michigan and other interested parties. Additional historical documents can be found at

https://www.michigan.gov/libraryofmichigan. The information obtained from this site is not

intended to replace official versions of that information and is subject to revision. The

Legislature presents this information, without warranties, express or implied, regarding the

accuracy of the information, timeliness, or completeness. If you believe the information is

inaccurate, out-of-date, or incomplete or if you have problems accessing or reading the

information, please send your concerns to the appropriate agency using the online

Comment Form in the bar above this text.

Exhibit 2

3/8/26, 11:12 PM 

MCL - Section 211.27 - Michigan Legislature 

by a governmental regulatory agency for rate-making purposes is not controlling 

evidence of true cash value for assessment purposes. In determining the true cash 

value, the assessor shall also consider the advantages and disadvantages of 

location; quality of soil; zoning; existing use; present economic income of 

structures, including farm structures; present economic income of land if the land is 

being farmed or otherwise put to income producing use; quantity and value of 

standing timber; water power and privileges; minerals, quarries, or other valuable 

deposits not otherwise exempt under this act known to be available in the land and 

their value. In determining the true cash value of personal property owned by an 

electric utility cooperative, the assessor shall consider the number of kilowatt hours 

of electricity sold per mile of distribution line compared to the average number of 

kilowatt hours of electricity sold per mile of distribution line for all electric utilities. 

(2) The assessor shall not consider the increase in true cash value that is a result 

of expenditures for normal repairs, replacement, and maintenance in determining 

the true cash value of property for assessment purposes until the property is sold. 

For the purpose of implementing this subsection, the assessor shall not increase 

the construction quality classification or reduce the effective age for depreciation 

purposes, except if the appraisal of the property was erroneous before 

nonconsideration of the normal repair, replacement, or maintenance, and shall not 

assign an economic condition factor to the property that differs from the economic 

condition factor assigned to similar properties as defined by appraisal procedures 

applied in the jurisdiction. The increase in value attributable to the items included in 

subdivisions (a) to (q) that is known to the assessor and excluded from true cash 

value must be indicated on the assessment roll. This subsection applies only to 

residential property. The following repairs are considered normal maintenance if 

they are not part of a structural addition or completion: 

(a) Outside painting. 

(b) Repairing or replacing siding, roof, porches, steps, sidewalks, or drives. 

(c) Repainting, repairing, or replacing existing masonry. 

(d) Replacing awnings. 

(e) Adding or replacing gutters and downspouts. 

(f) Replacing storm windows or doors. 

(9) Insulating or weatherstripping. 

(h) Complete rewiring. 

(i) Replacing plumbing and light fixtures. 

(j) Replacing a furnace with a new furnace of the same type or replacing an oil or 

gas burner. 

(k) Repairing plaster, inside painting, or other redecorating. 

(I) New ceiling, wall, or floor surfacing. 

(m) Removing partitions to enlarge rooms. 

(n) Replacing an automatic hot water heater. 

(0) Replacing dated interior woodwork. 

(p) Installing, replacing, or repairing an alternative energy system, without regard 

to ownership of the system, with a generating capacity of not more than 150 

kilowatts, the annual energy output of which does not exceed the annual energy 

consumption measured by the utility-provided electrical meter on the system to 

which it is connected. As used in this subdivision, "alternative energy system" 

means that term as defined in section 2 of the Michigan next energy authority act, 

2002 PA 593, MCL 207.822. 

https://www.legislature.mi.gov/Laws/MCL?objectName=MCL-211-27 

2/5

3/8/26, 11:12 PM 

MCL - Section 211.27 - Michigan Legislature 

(q) Installing, replacing, or repairing a whole-home generator. 

(3) A city or township assessor, a county equalization department, or the state tax 

commission before utilizing real estate sales data on real property purchases, 

including purchases by land contract, to determine assessments or in making sales 

ratio studies to assess property or equalize assessments shall exclude from the 

sales data the following amounts allowed by subdivisions (a), (b), and (c) to the 

extent that the amounts are included in the real property purchase price and are so 

identified in the real estate sales data or certified to the assessor as provided in 

subdivision (d): 

(a) Amounts paid for obtaining financing of the purchase price of the property or 

the last conveyance of the property. 

(b) Amounts attributable to personal property that were included in the purchase 

price of the property in the last conveyance of the property. 

(c) Amounts paid for surveying the property pursuant to the last conveyance of 

the property. The legislature may require local units of government, including school 

districts, to submit reports of revenue lost under subdivisions (a) and (b) and this 

subdivision so that the state may reimburse those units for that lost revenue. 

(d) The purchaser of real property, including a purchaser by land contract, may 

file with the assessor of the city or township in which the property is located 2 

copies of the purchase agreement or of an affidavit that identifies the amount, if 

any, for each item listed in subdivisions (a) to (c). The assessor shall forward 

1 copy 

to the county equalization department. The affidavit must be as prescribed by the 

state tax commission. 

(4) In finalizing sales studies for property classified as agricultural real property 

under section 34c, an assessor and equalization director shall determine if an 

affidavit for the property has been filed under section 27a(7)(0). If an affidavit has 

not been filed, the property must be reviewed to determine if classification as 

agricultural real property under section 34c is correct or should be changed. The 

assessor for the local tax collecting unit in which the property is located shall 

contact the property owner to determine why the property owner did not file an 

affidavit under section 27a(7)(0). Unless there are convincing facts to the contrary, 

the sale of property classified as agricultural real property under section 34c for 

which an affidavit under section 27a(7)(o) has not been filed must not be included in 

a sales study. 

(5) As used in subsection (1), "present economic income" means for leased or 

rented property the ordinary, general, and usual economic return realized from the 

lease or rental of property negotiated under current, contemporary conditions 

between parties equally knowledgeable and familiar with real estate values. The 

actual income generated by the lease or rental of property is not the controlling 

indicator of its true cash value in all cases. This subsection does not apply to 

property subject to a lease entered into before January 1, 1984 for which the terms 

of the lease governing the rental rate or tax liability have not been renegotiated 

after December 31, 1983. This subsection does not apply to a nonprofit housing 

cooperative subject to regulatory agreements between the state or federal 

government entered into before January 1, 1984. As used in this subsection, 

"nonprofit cooperative housing corporation" means a nonprofit cooperative housing 

corporation that is engaged in providing housing services to its stockholders and 

members and that does not pay dividends or interest upon stock or membership 

investment but that does distribute all earnings to its stockholders or members. 

https://www.legislature.mi.gov/Laws/MCL?objectName=MCL-211-27 

3/5

3/8/26, 11:12 PM 

MCL - Section 211.27 - Michigan Legislature 

(6) Except as otherwise provided in subsection (7), the purchase price paid in a 

transfer of property is not the presumptive true cash value of the property 

transferred. In determining the true cash value of transferred property, an assessing 

officer shall assess that property using the same valuation method used to value all 

other property of that same classification in the assessing jurisdiction. As used in 

this subsection and subsection (7), "purchase price" means the total consideration 

agreed to in an arms-length transaction and not at a forced sale paid by the 

purchaser of the property, stated in dollars, whether or not paid in dollars. 

(7) For a transfer of eligible nonprofit housing property from a charitable nonprofit 

housing organization to a low-income person that occurs after December 31, 2010 

through December 30, 2021, the purchase price paid is the presumptive true cash 

value of the eligible nonprofit housing property transferred. For a transfer of eligible 

nonprofit housing property from a charitable nonprofit housing organization to a 

low-income person that occurs on or after December 31, 2021, the loan amount 

stated in the closing disclosure form for the transfer is the presumptive true cash 

value of the eligible nonprofit housing property transferred. In the year immediately 

succeeding the year in which the transfer of eligible nonprofit housing property 

occurs and each year thereafter, the taxable value of the eligible nonprofit housing 

property must be adjusted as provided under section 27a. As used in this 

subsection: 

(a) "Charitable nonprofit housing organization" means a charitable nonprofit 

organization the primary purpose of which is the construction or renovation of 

residential housing for conveyance to a low-income person. 

(b) "Eligible nonprofit housing property" means property owned by a charitable 

nonprofit housing organization, the ownership of which the charitable nonprofit 

housing organization intends to transfer to a low-income person after construction 

or renovation of the property is completed. 

(c) "Family income" and "statewide median gross income" mean those terms as 

defined in section 11 of the state housing development authority act of 1966, 1966 

PA 346, MCL 125.1411. 

(d) "Low-income person" means a person with a family income of not more than 

80% of the statewide median gross income who is eligible to participate in the 

charitable nonprofit housing organization's program based on criteria established by 

the charitable nonprofit housing organization. 

(8) For purposes of a statement submitted under section 19, the true cash value 

of a standard tool is the net book value of that standard tool as of December 31 in 

each tax year as determined using generally accepted accounting principles in a 

manner consistent with the established depreciation method used by the person 

submitting that statement. The net book value of a standard tool for federal income 

tax purposes is not the presumptive true cash value of that standard tool. As used 

in this subsection, "standard tool" means that term as defined in section 9b. 

History: 1893, Act 206, Eff. June 12, 1893 ;-- CL 1897, 3850 ;-- CL 1915, 4021 ;-- CL 

1929, 3415 ;-- CL 1948, 211.27 ;-- Am. 1951, Act 210, Eff. Sept. 28, 1951 

;-- Am. 1964, Act 

275, Eff. Aug. 28, 1964 ;-- Am. 1965, Act 409, Imd. Eff. Nov. 3, 1965 ;-- Am. 1969, Act 276, 

Imd. Eff. Aug. 11, 1969 ;-- Am. 1973, Act 109, Eff. Dec. 31, 1973 ;-- Am. 1976, Act 293, 

Imd. Eff. Oct. 26, 1976 ;-- Am. 1976, Act 411, Imd. Eff. Jan. 9, 1977 ;-- Am. 1978, Act 25, 

https://www.legislature.mi.gov/Laws/MCL?objectName=MCL-211-27 

4/5

3/8/26, 11:12 PM 

MCL - Section 211.27 - Michigan Legislature 

Imd. Eff. Feb. 21, 1978 ;-- Am. 1982, Act 539, Eff. Mar. 30, 1983 ;-- Am. 1983, Act 254, 

Imd. Eff. Dec. 29, 1983 ;-- Am. 1985, Act 200, Imd. Eff. Dec. 27, 1985 ;-- Am. 1989, Act 

283, Imd. Eff. Dec. 26, 1989 ;-- Am. 1994, 

Act 415, Imd. Eff. Dec. 29, 1994 ;-- Am. 2002, 

Act 744, Imd. Eff. Dec. 30, 2002 ;-- Am. 2003, Act 274, Imd. Eff. Jan. 8, 2004 ;-- Am. 2010, 

Act 340, Imd. Eff. Dec. 21, 2010 ;-- Am. 2012, Act 409, Imd. Eff. Dec. 20, 2012 ;-- Am. 

2013, Act 162, Imd. Eff. Nov. 12, 2013 ;-- Am. 2019, Act 116, Imd. Eff. Nov. 15, 2019 ;-- 

Am. 2022, Act 156, Imd. Eff. July 19, 2022 ;-- Am. 2022, Act 240, Imd. Eff. Dec. 14, 2022 

Constitutionality: For the purpose of assessing taxes on real property, to the extent that 

creative financing represents something of value either to a seller or a buyer, it is not part 

of the real property, and cannot be included in the determination of the true cash value of 

the property. Washtenaw County v State Tax Commission, 422 Mich 346; 373 NW2d 697 

(1985). 

Popular Name: Act 206 

Acceptable Use Policy 

Privacy Policy 

DMCA Policy 

Comment Form 

Legislative Directory 

Accessibility 

Site Map 

By sits 

BE) Meetings 

BY Laws 

The Michigan Legislature Website 

is a free service of the Legislative Service Bureau 

in 

cooperation 

with 

the 

Michigan 

Legislative 

Council, 

the 

Michigan 

House 

of 

Representatives, the Michigan Senate, and the Library of Michigan. This site is intended 

to 

provide accurate and 

timely legislative information 

to the citizens 

of the 

State 

of 

Michigan and other interested parties. Additional historical documents can be found 

at 

https://www.michigan.gov/libraryofmichigan. The information obtained from this site is not 

intended 

to replace official versions of that information and 

is subject to revision. The 

Legislature presents this information, without warranties, express or implied, regarding the 

accuracy of the information, timeliness, or completeness. 

If you believe the information 

is 

inaccurate, out-of-date, or incomplete or 

if you have problems accessing or reading the 

information, 

please send 

your concerns 

to 

the 

appropriate agency 

using 

the online 

Comment Form in the bar above this text. 

https://www.legislature.mi.gov/Laws/MCL?objectName=MCL-211-27 

5/5

28028 Alycekay

Farmington Hills, MI

True Cash Value and Mandated Adjustments

Parcel ID #22-23-11-377-014

Michael Cannon and Erin Wade

Property Tax Appeal 2026

Amount

Description

Exhibit # Exhibit name

474,500.00

$ 

 

Purchase price on open market = true cash value

4

Warranty Deed

(4,392.15)

$ 

 

Amounts paid for obtaining financing of the purchase 

price of the property, included in purchase price

5, 7

Settlement Statement, 

Addendum 1 to Sales 

Contract

(390.00)

$ 

 

Amounts paid for surveying the property pursuant to the 

last conveyance of the property

6

Kem-Tec Invoice

469,717.85

$ 

 

Net Price per MCL 211.27a (3) (a, c)

1

MCL 211.27 (1), (3)

234,859

$ 

 

Maximum allowable SEV per MCL 211.27 (1)

2

MCL 211.27a (1)

Exhibit 3

Exhibit 4

Exhibit 4 

WARRANTY DEED 

25-23255-M1 

The Grantor(s) Ryan R. Henke, Trustee of The Judith L. Spillman Trust Under Agreement dated May 10, 

2005, as amended 

whose address is 28028 Alycekay Street, Farmington Hills, MI 48334 

Convey(s) and Warrant(s) to Michael Cannon, and Erin Wade 

Whose address is 28028 Alycekay Street, Farmington Hills, MI 48334 

Land situated in the City of Farmington Hills, County of Oakland, State of Michigan, described as: 

Lot 46, “SUPERVISOR’S MUER ESTATES NO. 1", according to the plat thereof as recorded in 

Liber 15, Page 50 of plats, Oakland County Records. 

Commonly known as: 28028 Alycekay Street, Farmington Hills, MT 48334 

for the sum of FOUR HUNDRED SEVENTY FOUR THOUSAND FIVE HUNDRED AND 00/100 

($474,500.00) 

Subject to easements and building and use restrictions not of record and further subject to existing building and 

use restrictions, easements and right of ways, of record. 

This property may be located within the vicinity of farmland or of a farm operation. Generally accepted 

agricultural and management practices which may generate noise, dust, odors and other associated conditions 

may be used and are protected by the Michigan right to farm act. 

‘When Recorded Return To: 

Send Subsequent Tax Bills To: 

Drafted By: 

Advance Title Agency 

Michael Cannon 

The Judith L. Spillman Trust 

2635 Lapeer Rd. 

28028 Alycekay Street 

Under Agreement dated May 10, 

Auburn Hills, MI 48326 

Farmington Hills, MI 48334 

2005 

28028 Alycekay Street 

Farmington Hills, M148334

Page 2 of 2 of Warranty Deed dated 20th day of October, 2025 between Ryan R. Henke, Trustee of The Judith 

L. Spillman Trust Under Agreement dated May 10, 2005, as amended (Grantor) and Michael Cannon, and Erin 

Wade (Grantee) 

Dated this 20th day of October, 2025 

Signed by: 

The Judith L. Spillman Trust Under Agreement dated 

May 10, 2005 

By ri er 

: 

, Trustee 

Ryan R. Henke, Trustee 

State of Michigan 

County of Genesee 

The foregoing instrument was acknowledged before me this 

October 20th, 2025 

by 

Ryan R. Henke, 

Trustee of The Judith L. Spillman Trust Under Agreement dated May 10, 2005, as amended 

Chypuasft 

— 

Stephanie Hazel 

NOTARY PUBLIC-STATE OF MICHIGAN 

Notary Public 

Co 

FR XY: 

COUNTY OF GENESEE 

County of 

Genesee 

, State of 

Michigan 

{ 

Q Ji MY COMMISSION EXPIRES 06/14/2027 

— 

SE— 

% 

55 ACTING It THE COUNTY OF 

My Commission Expires: 

7 

Acting in_Genesee 

County 

This remote online notarization involved the use of audio/visual 

communication technology using Secured Signing 

Tax Parcel # Property 1: 

Recording Fee 

Transfer Tax 

23-11-377-014 

County: 

State:

Exhibit 5

Exhibit 5 

JAmerican Land Title Association 

ALTA Settlement Statement - Purchaser/Buyer] 

Adopted 05-01-2015 

File No./Escrow No.: 10021099 

Print Date & Time: 10/20/25 11:05 AM 

Officer/Escrow Officer: 

Ashley Baird 

Settlement Location: 

Devon Title Agency - Livonia 

19500 Victor Parkway, Suite 150 

Livonia, MI 48152-1061 

Devon Title Agency 

ALTA Universal ID: 1033891 

1680 Crooks Road 

Troy, Mi 48084 

DEVON TITLE 

A DIVISION OF STEWART TITLE 

|property Address: 

Purchaser/Borrower: 

Seller: 

Lender: 

Loan Number: 

Settlement Date: 

Disbursement Date: 

dditional dates per state requirements: 

28028 Alycekay St 

Farmington Hills, MI 48334 

Erin Marie Wade 

2814 Appleridge 

Ypsilanti, MI 48198 

See Addendum for Additional Purchaser(s)/Borrower(s) 

the Judith L. Spillman Trust u/a/d May 10, 2005, as may be amended 

2004 Wespark Avenue 

Whiting, IN 46394 

Bank of America, N.A. 

MS TX2-979-01-02 

4500 Amon Carter Blvd 

Fort Worth, TX 76155 

103328255 

10/20/2025 

10/20/2025 

_Purchaser/Borrower 

Debit 

Credit 

Financial 

[Sale Price of Property 

$474,500.00 

Deposit 

$5,000.00 

Loan Amount 

$427,050.00 

Prorations/Adjustments 

City Property Taxes from 10/20/2025 thru 06/30/2026 

$6,080.73 

County Property Taxes from 10/20/2025 thru 11/30/2025 

$162.61 

Seller Credit 

$17,235.00) 

Loan Charges to Bank of America, N.A. 

[Appraisal/Valuation Fulfillment 

$240.00 

Lender Origination Fee 

$1,130.00 

Prepaid Interest $74.59 per day from 10/20/2025 to 11/01/2025) 

$895.08 

Other Loan Charges 

Copyright 2015 American Land Title Association. 

All rights reserved. 

File # 10021099 

Page 1 of 4 

Printed on: 10/20/25 11:05 AM

l 

\ 

Credit 

[Appraisal Fee $473.00 Borrower-Paid Before Closing 

Credit Report Fee $98.50 Borrower-Paid Before Closing 

Flood Certification Fee to CoreLogic Flood Data Services 

$2.50 

Life of Loan Flood Monitoring to CorelLogic Flood Data Services 

$5.00 

[Tax Service Fee to Corelogic Real Estate Tax Service 

$91.00 

{impounds 

Homeowner's Insurance $276.42 per month for 3 mo. 

$829.26 

Property Taxes $845.75 per month for 3 mo. 

$2,537.25 

Aggregate Adjustment 

$1,427.73 

Title Charges & Escrow / Settlement Charges 

Title - Buyer Settlement Fee to Devon Title Agency - Troy 

$595.00 

[Title - Lender's Title Insurance to Devon Title Agency - Troy 

$1,424.64 

[Title - Recording Processing Fee to Devon Title Agency - Troy 

$30.00 

[Title - Technology Fee to Devon Title Agency - Troy 

$30.00 

[Title - Recording Processing Fee to Advance Title Agency 

$35.00 

Commission 

Real Estate Commission - Selling to Howard Hanna 

$2,135.25 

[$5000.00 Earnest Money Held by Howard Hanna 

Government Recording and Transfer Charges 

Recording Fee (Mortgage) to Devon Title Recording 

$30.00 

Recording Fee - Deed to Advance Title Agency 

$35.00 

Miscellaneous 

[E-Recording Fee to eRecording Partners Network, LLC 

$3.50 

Real Estate Compliance Fee to Howard Hanna 

$335.00 

Lender Credits 

$119.57] 

Homeowner's Insurance Premium to Fire Insurance Exchange 

$3,317.00 

Funds Held - 2025 Winter Tax Escrow to Devon Tax Escrow 

$2,141.55 

a 

0 

! 

_ Purchaser/Borro 

Debit 

Credit 

Subtotals 

$495,157.64 

$449,404.57) 

Due From Purchaser/Borrower 

$45,753.07 

Totals 

$495,157.64 

$495,157.64] 

Copyright 2015 American Land Title Association. 

All rights reserved. 

Page 2 of 4 

File # 10021099 

Printed on: 10/20/25 11:05 AM

Acknowledgement 

We/! have carefully reviewed the ALTA Settlement Statement and find it to be a true and accurate statement of all receipts 

and disbursements made on my account or by me in this transaction and further certify that 

| have received a copy of the 

ALTA Settlement Statement. We/I authorize Devon Title Agency to cause the funds to be disbursed in accordance with this 

statement. 

a 

Garlisd 

(PL20fr025 

Erin Marie Wade 

Date 

Ashley Baird 

10/20/25 

Ashley Baird 

Date 

Copyright 2015 American Land Title Association. 

File # 10021099 

All rights reserved. 

Page 3 of 4 

Printed on: 10/20/25 11:05 AM

Addendum to ALTA SS 

Transaction Information — Additional Purchaser(s)/Borrower(s) 

Michael Cannon 

4019 Devon Rd. 

Royal Oak, MI 48073 

Michael Cannon 

Copyright 2015 American Land Title Association. 

All rights reserved. 

Page 4 of 4 

File # 10021099 

Printed on: 10/20/25 11:05 AM

Exhibit 6

Hil (= M TE GC 

Professional Engineering, 

Surveying & Environmental 

ul 

= 

Services 

INVOICE no. 

25-02205 

A GROUP OF COMPANIES 

22556 Gratiot Avenue 

+ Eastpointe, MI 48021-2312 

Navy/ 

800-295-7222 

- Fax: 586-772-4048 

Exhibit 6 

TO: 

HOWARD HANNA REAL ESTATE 

1898 

W. 

STADIUM 

BLVD. 

ANN ARBOR, 

MI 

48103- 

DATE: 

10/16/25 

INV DATE: 

10/14/25 

AMOUNT DUE: 

$390.00 

ADDRESS: 

28028 ALYCEKAY 

APPLICANT: 

MICHAEL CANNON 

AND ERIN WADE 

ORDERED 

BY: LEANNE WADE 

v 

PLEASE MAIL LOWER PORTION WITH PAYMENT wv 

nworce wo: 25-02205 

 [[[INMIMNINIANINN ~~ mecowe oom: 

5390.00 

CLIENT: 

844F 

- 

HOWARD HANNA REAL ESTATE 

ADDRESS: 

28028 ALYCEKAY 

APPLICANT: 

MICHAEL CANNON 

AND 

ERIN WADE 

Mr 

1 

KEM-TEC 

A GROUP OF COMPANIES 

Professional Engineering, Surveying & Environmental Services 

22556 Gratiot Avenue 

Eastpointe, MI 48021-2312 

L 

| 

PLEASE DO NOT STAPLE CHECK TO INVOICE

Exhibit 7

dotloop signature verification: clt/p.us/YPVD (G7 1-aRPd 

Docusign Envelope ID: 956EADDC-2670-414B-A545-3CD5CA8F 1125 

Exhibit 7 

Greater Metropolitan 

Association of REALTORS® 

Ann Arbor Area Chapter 

suvrvewe 

ADDENDUM 

1 

WITH REFERENCE TO A CERTAIN CONTRACT dated 

September 12, 2025 

between 

Seller: 

Judith L. Spillman Trust 

Purchaser: 

Michael Cannon 

Erin Wade 

for the property commonly known as 

T1N, R9E, SEC 11 SUPERVISOR'S MUER ESTATESNO 11L0T 46 

CONTRACT IS AMENDED/SUPPLEMENTED AS FOLLOWS: 

Seller shall provide a $3,000.00 (three thousand dollar) credit to buyer at closing (in addition to 

the credit noted in #8 of the sales contract), toward allowable pre-paids and closing costs. If any 

specified credit exceeds allowable pre-paids and closing costs, then any remaining credit amount 

will be converted to a price reduction. 

The Sale Price is hereby changed to $474,500.00 (four hundred seventy-four thousand five 

hundred dollars). 

Seller shall provide a Buyer's Premier Coverage Plan from America's Preferred Home Warranty at 

a cost not to exceed $695.00. 

All other terms and conditions remain the same. 

BOER: 

dotloop verified 

[utd] (ani 

VEE 

| Rp tone 

rr 

Pureriaspes 

Date 

Seller 

Date 

Michael Cannon 

Judith L. Spillman Trust 

Signed by: 

9/20/2025 

g dad, (D af 

/20/ 

PUFETEEEr 

Me 

Date 

Seller 

Date 

Erin Wade 

DISCLAIMER: 

This form is provided as a service of the Greater Metropolitan Association of Realtors to its members. 

Users of this form are expected to 

review the form in the context of the particular transaction to ensure that the use of this form is appropriate. When using this form, users should consult 

independent legal counsel. The Greater Metropolitan Association of Realtors is not providing and will not provide legal advice and is not responsible for 

the use or misuse of this form, for misrepresentation, or warranties made in connection with this form. 

Howard Hanna - Ann Arbor Office, 1898 W. Stadium Boulevard Ann Arbor MI 48103 

Phone: 

(734) 686-2086 

Fax: 

(734) 761-6767 

Cannon-Wade 

Leanne Wade 

Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com

28028 Alycekay

Farmington Hills, MI 48334

Listing History for Open Market Sale

2026 Assessment Appeal

Date

Listing Price

MLS Number

Days on 

Market

7/18/2025

625,000

$ 

 

20251018426

0

7/24/2025

599,900

$ 

 

20251018426

6

7/31/2025

550,000

$ 

 

20251021456

13

8/18/2025

500,000

$ 

 

20251028393

31

8/27/2025

475,000

$ 

 

20251028393

40

9/4/2025

Pending

1st Buyer Walked Away

48

9/12/2025

Pending

Final Buyer

10/21/2025

474,500

$ 

20251028393

64

Sold Price ^

Exhibit 8

3/5/26, 4:34 PM 

History for MLS # 20251021456 

flexmlsWeb 

28028 Alycekay Street, Farmington, Ml 48334 

+ MLS# 

Status 

Price 

% Change 

Date 

- 20251021456 

Cancelled 

$550,000 

-8.3% 

08/18/2025 

Status 

$550,000 

08/18/2025 

Change by: Realcomp 

• Change at 4:20 PM Eastern: changed status 

o Old Value: Active 

o New Value: Cancelled 

Price Change 

$550,000 

-8.3% 

07/31/2025 

Change by: Realcomp 

• Change at 2:21 PM Eastern: changed List Price 

o Old Value: 599900.00 

o New Value: 550000.00 

New 

$599,900 

07/28/2025 

Change by: Realcomp 

• Change at 1 :23 PM Eastern: Added new listing 

- 20251018426 

Cancelled 

$599,900 

07/28/2025 

Status 

$599,900 

07/28/2025 

Change by: Realcomp 

• Change at 12:45 PM Eastern: changed Status 

o Old Value: Active 

o New Value: Cancelled 

Price Change 

$599,900 

-4.0% 

07/24/2025 

Change by: Realcomp 

• Change at 1 :49 PM Eastern: changed List Price 

o Old Value: 625000.00 

o New Value: 599900.00 

New 

$625,000 

07/18/2025 

Change by: Realcomp 

• Change at 1 :54 PM Eastern: Added new listing 

https://ric.flexmls.com/cgi-bin/mainmenu.cgi?344 

$550,000 

DOM 

CDOM Address 

21 

21 28028 Alycekay Street 

21 

3 

0 

10 

10 28028 Alycekay Street 

10 

6 

0

3/5/26, 4:25 PM 

Residential Cancelled 

Single Family Residence 

List Number: 20251018426 

Tax ID#: 2311377014 

Room Name 

Leng!!! 

Kitchen 

12 

Dining Room 

16 

Dining Area 

13 

Living Room 

30 

Laundry 

10 

Taxable Value: 196,830 

Seller's Annual Property Tax: 8,613 

Homestead%: 100 

Width 

Level 

18 

Main 

11 

Main 

13 

Main 

22 

Main 

10 

Main 

flexmlsWeb 

28028 Alycekay Street, Farmington, Ml 48334 

County: Oakland 

Municipality: Farmington Hills 

Total Rooms AG: 10 

Area: Oakland County - 70 

Subdivision: SUPRVR'S MUER 

ESTATES NO 1 

Architectural Style: Colonial 

Stories: 2 

Total Fin SqFt All Levels: 4,300 

SqFt Above Grade: 3,300 

Basement: Yes 

Fireplace: Yes 

Fireplace: Living Room 

Year Built: 1989 

Lot Acres: 1.91 

Lot Square Footage: 83,200 

Lot Dimensions: 132X630 

Road Frontage: 132 

School District: Farmington 

Possession: Close Of Escrow 

Garage YIN: Yes 

Directions:North of 12 Mile, East Orchard Lake 

Cross Streets:N of 12 Mile/ E of Orchard La 

Bedrooms 

Full Baths 

Half Baths 

Total Sqft 

Fin Sqft Lvl 

SqftAbv Gr 

Fin BlwGr 

Unfin BlwGr 

Dimensions 

Upper 

Main 

3 

0 

2 

2 

1,000 

1,000 

Room Name 

Leng!!! 

Width 

Level 

Room Name 

Primary Bedroom 

24 

15 

Upper 

Primary Bathroom 

Bedroom 2 

14 

10 

Upper 

Bathroom 1 

Bedroom 3 

12 

15 

Upper 

Bathroom2 

Office 

Utility Room 

Tax and Le11al 

SEV:308,640 

School DIstrict:Farmmgton 

List Price: $599,900 

Days On Market: 10 

Cumulatlve DOM: 10 

Auction or For Sale: For Sale 

Waterfront: No 

Terms Available: Cash; Conventional; 

FHA; VA Loan 

Lower 

Basement 

Total 

0 

0 

3 

0 

0 

3 

1 

1,000 

2,077 

5,377 

1,000 

4,300 

3,300 

1,000 

1,077 

Leng!!! 

Width 

Level 

10 

10 

Upper 

10 

6 

Main 

10 

8 

Upper 

9 

11 

Main 

24 

9 

Main 

Legal:T1N, R9E, SEC 11 SUPERVISOR'S MUER ESTATES NO 1 LOT 46 

Exterior Features 

Exterior Material:Aluminum Siding; Vinyl Siding 

Parking Features:Attached 

Patio and Porch Features:Deck 

Garage Spaces:3 

Additional Items: Basement Finished 

Listing Agreement: 

List Off: 

ListAgt: 

List Association: 

Listing Date: 

07/18/2025 

On-Market Date: 07/18/2025 

Name 

KW Domain(391898) 

Christina Gennari (322143) 

Property Features 

Interior Features 

Laundry Features:Main Level 

Appliances: Dishwasher; Microwave; Refrigerator 

Additional Details 

Other Structure 

Second Garage 

Listing and Selling Information 

RP: 

Status Change Date: 07/28/2025 

Primary Phone 

248-590-0800 

248-550-4788 

Construction/Utilities 

Heat Source:Natural Gas 

Heat Type:Forced Air 

Water:Public 

Sewer:Septic Tank 

Street Type:Paved 

Email 

frontdesk1017@kw.com 

christina@soldchristina.com 

All information deemed materially reliable but not guaranteed. Interested parties are encouraged to verify all information. Copyright 2026 MichRIC®, LLC All rights reserved. ✓DMCA Notice The property on 

this sheet has been made available on 03/05/2026 4:25 PM and may not be listed by the office/agent presenting this information.

3/5/26, 4:25 PM 

History for MLS # 20251018426 

flexmlsWeb 

28028 Alycekay Street, Farmington, Ml 48334 

+ MLS# 

Status 

Price 

% Change 

Date 

- 20251021456 

Cancelled 

$550,000 

-8.3% 

08/18/2025 

Status 

$550,000 

08/18/2025 

Change by: Realcomp 

• Change at 4:20 PM Eastern: changed status 

o Old Value: Active 

o New Value: Cancelled 

Price Change 

$550,000 

-8.3% 

07/31/2025 

Change by: Realcomp 

• Change at 2:21 PM Eastern: changed List Price 

o Old Value: 599900.00 

o New Value: 550000.00 

New 

$599,900 

07/28/2025 

Change by: Realcomp 

• Change at 1 :23 PM Eastern: Added new listing 

- 20251018426 

Cancelled 

$599,900 

07/28/2025 

Status 

$599,900 

07/28/2025 

Change by: Realcomp 

• Change at 12:45 PM Eastern: changed Status 

o Old Value: Active 

o New Value: Cancelled 

Price Change 

$599,900 

-4.0% 

07/24/2025 

Change by: Realcomp 

• Change at 1 :49 PM Eastern: changed List Price 

o Old Value: 625000.00 

o New Value: 599900.00 

New 

$625,000 

07/18/2025 

Change by: Realcomp 

• Change at 1 :54 PM Eastern: Added new listing 

$599,900 

DOM 

CDOM Address 

21 

21 28028 Alycekay Street 

21 

3 

0 

10 

10 28028 Alycekay Street 

10 

6 

0

3/5/26, 4:27 PM 

Residential Cancelled 

Single Family Residence 

List Number: 20251021456 

Tax ID#: 2311377014 

flexmlsWeb 

28028 Alycekay Street, Farmington, Ml 48334 

County: Oakland 

Municipality: Farmington Hills 

Area: Oakland County - 70 

Subdivision: SUPRVR'S MUER 

ESTATES NO 1 

Architectural Style: Colonial 

Stories: 2 

Year Built: 1989 

Lot Acres: 1.91 

Lot Square Footage: 83,200 

Lot Dimensions: 132X630 

Road Frontage: 132 

Garage YIN: Yes 

Total Rooms AG: 10 

Total Fin SqFtAII Levels: 4,300 

SqFt Above Grade: 3,300 

Basement: Yes 

Fireplace: Yes 

Fireplace: Living Room 

School District: Farmington 

Possession: Close Of Escrow 

Association: No 

Directions:North of 12 Mile, East Orchard Lake 

Cross Streets:N of 12 Mile / E of Orchard La 

Public Remarks: *Priced to sell!* Welcome to this spacious colonial in Farmington Hills, perfectly 

Main 

List Price: $550,000 

Days On Market: 21 

Cumulatlve DOM: 21 

Auction or For Sale: For Sale 

Waterfront: No 

Terms Available: Cash; Conventional; 

FHA; VALoan 

Lower 

Basement 

Total 

positioned on a nearly 2-acre lot set back from the street, offering privacy and curb appeal with a circle 1------+---'-'---+-----+-----+-----+-------1 

drive and ample parking. This home is filled with character and endless potential, ready for your personal >------+-----+-----+-----+-----+-------1 

touch.Step into a welcoming foyer that opens to an expansive living room featuring hardwood floors 1------+-----+-----+-----+-----+-------1 

throughout, vaulted ceilings, a stunning stone fireplace with mantle, and large bay windows that flood the 1------+-----+-----+-----+-----+-------1 

space with natural light. The spacious kitchen offers wood cabinetry, generous storage, and a peninsula, 

Upper 

Bedrooms 

3 

0 

0 

0 

3 

Full Baths 

2 

2 

0 

0 

3 

Half Baths 

Total Sqft 

and flows into a large breakfast nook with built-in benches, surrounded by windows overlooking the l--'-'-'....;..."-'---+-----+--...:..;...;..;.._+-_..:..;......;__+-_..:..;.. __ +-_..;..:..;..._---1 

backyard and sliding glass doors to the deck-perfect for casual dining.The formal dining room features 1--~---+-----+--~--+-----+--~--+--~----1 

vintage wallpaper, a classic chandelier, and its own access to the backyard deck, while the officenibrary ,-~----+-----+-----+-----+-----+-------1 

provides a quiet retreat with another walkout to the deck and an adjacent powder room.A large 1------+-----+-----+-----+-----+--~----1 

mudroom/sunroom includes built-in cabinets, counters, and laundry hookups, with a full bathroom 

1,000 

1,000 

2,077 

5,377 

Fin Sqft Lvl 

1,000 

1,000 

4,300 

SqftAbv Gr 

3,300 

Fin BlwGr 

1,000 

Unfin BlwGr 

1,077 

conveniently located nearby on the main floor.Upstairs, the private primary suite boasts vaulted ceilings, ~-----~----~----~----~----~---~ 

a walk-in closet, and a large ensuite bathroom with a soaking tub and separate shower. Two additional 

generously sized bedrooms-one with vaulted ceilings-share a full hallway bathroom.The finished 

basement adds even more living space with a cozy brick fireplace, ideal for gatherings or a media room. 

Outside, enjoy the expansive wood deck and park-like backyard with mature trees, plus an additional 

garage/shed space for extra storage or workshop use.Additional highlights include hardwood flooring 

throughout, an attached 3-car garage, 2 furnaces, and a newer roof. 

Dimensions 

Room Name 

Leng!!! 

Width 

Level 

Room Name 

Leng!!! 

Width 

Level 

Room Name 

Leng!!! 

Width 

Kitchen 

12 

18 

Main 

Primary Bedroom 

24 

15 

Upper 

Primary Bathroom 

10 

10 

Dining Room 

16 

11 

Main 

Bedroom 2 

14 

10 

Upper 

Bathroom 1 

10 

6 

Dining Area 

13 

13 

Main 

Bedroom 3 

12 

15 

Upper 

Bathroom2 

10 

8 

Living Room 

30 

22 

Main 

Office 

9 

11 

Laundry 

10 

10 

Main 

Utility Room 

24 

9 

Tax and Le11al 

Taxable Value: 196,830 

SEV:308,640 

School DIstrIct:Farmmgton 

Seller's Annual Property Tax: 8,613 

Homestead%: 100 

Legal:T1N, R9E, SEC 11 SUPERVISOR'S MUER ESTATES NO 1 LOT 46 

Exterior Features 

Exterior Material:Aluminum Siding; Vinyl Siding 

Parking Features:Attached 

Patio and Porch Features:Deck 

Garage Spaces:3 

Additional Items: Basement Finished 

Agent Only Remarks: BATVAI. 

Listing Agreement: 

List Off: 

ListAgt: 

List Association: 

Listing Date: 

07/28/2025 

On-Market Date: 07/28/2025 

Name 

KW Domain(391898) 

Christina Gennari (322143) 

Property Features 

Interior Features 

Laundry Features:Main Level 

Appliances: Dishwasher; Microwave; Refrigerator 

Additional Details 

Other Structure 

Second Garage 

Listing and Selling Information 

RP: 

Status Change Date: 08/18/2025 

Primary Phone 

248-590-0800 

248-550-4788 

Construction/Utilities 

Heat Source:Natural Gas 

Heat Type:Forced Air 

Water:Public 

Sewer:Septic Tank 

Street Type:Paved 

Email 

frontdesk1017@kw.com 

christina@soldchristina.com 

Level 

Upper 

Main 

Upper 

Main 

Main 

All information deemed materially reliable but not guaranteed. Interested parties are encouraged to verify all information. Copyright 2026 MichRIC®, LLC All rights reserved. ✓DMCA Notice The property on 

this sheet has been made available on 03/05/2026 4:27 PM and may not be listed by the office/agent presenting this information.

3/5/26, 4:27 PM 

History for MLS # 20251021456 

flexmlsWeb 

28028 Alycekay Street, Farmington, Ml 48334 

+ MLS# 

Status 

Price 

% Change 

Date 

- 20251021456 

Cancelled 

$550,000 

-8.3% 

08/18/2025 

Status 

$550,000 

08/18/2025 

Change by: Realcomp 

• Change at 4:20 PM Eastern: changed status 

o Old Value: Active 

o New Value: Cancelled 

Price Change 

$550,000 

-8.3% 

07/31/2025 

Change by: Realcomp 

• Change at 2:21 PM Eastern: changed List Price 

o Old Value: 599900.00 

o New Value: 550000.00 

New 

$599,900 

07/28/2025 

Change by: Realcomp 

• Change at 1 :23 PM Eastern: Added new listing 

- 20251018426 

Cancelled 

$599,900 

07/28/2025 

Status 

$599,900 

07/28/2025 

Change by: Realcomp 

• Change at 12:45 PM Eastern: changed Status 

o Old Value: Active 

o New Value: Cancelled 

Price Change 

$599,900 

-4.0% 

07/24/2025 

Change by: Realcomp 

• Change at 1 :49 PM Eastern: changed List Price 

o Old Value: 625000.00 

o New Value: 599900.00 

New 

$625,000 

07/18/2025 

Change by: Realcomp 

• Change at 1 :54 PM Eastern: Added new listing 

$550,000 

DOM 

CDOM Address 

21 

21 28028 Alycekay Street 

21 

3 

0 

10 

10 28028 Alycekay Street 

10 

6 

0

3/5/26, 4:28 PM 

flexmlsWeb 

Residential Sold 

Single Family Residence 

List Number: 20251028393 

Tax ID#: 2311377014 

28028 Alycekay Street, Farmington Hills, Ml 48334 

County: Oakland 

Municipality: Farmington Hills 

Area: Oakland County - 70 

Subdivision: SUPRVR'S MUER 

ESTATES NO 1 

Total Rooms AG: 10 

Total Fin SqFt All Levels: 4,300 

SqFt Above Grade: 3,300 

Basement: Yes 

Architectural Style: Colonial 

Stories: 2 

Year Built: 1989 

Lot Acres: 1.91 

Lot Square Footage: 83,200 

Lot Dimensions: 132X630 

Road Frontage: 132 

Garage Y/N: Yes 

Fireplace: Yes 

Fireplace: Living Room 

School District: Farmington 

Possession: Close Of Escrow 

Association: No 

Directions:North of 12 Mile, East Orchard Lake 

Cross Streets:N of 12 Mile / E of Orchard La 

Public Remarks: •Priced to sell!• Welcome to this spacious colonial in Farmington Hills, perfectly 

positioned on a nearly 2-acre lot set back from the street, offering privacy and curb appeal with a circle 

drive and ample parking. 3 bedrooms, 3.1 bathrooms, 3,300 sqft. This home is filled with character and 

endless potential, ready for your personal touch.Step into a welcoming foyer that opens to an expansive 

living room featuring hardwood floors throughout, vaulted ceilings, a stunning stone fireplace with mantle, 

and large bay windows that flood the space with natural light. The spacious kitchen offers wood cabinetry, 

generous storage, and a peninsula, and flows into a large breakfast nook with built-in benches, 

surrounded by windows overlooking the backyard and sliding glass doors to the deck-perfect for casual 

dining. The formal dining room features vintage wallpaper, a classic chandelier, and its own access to the 

backyard deck, while the office/library provides a quiet retreat with another walkout to the deck and an 

adjacent powder room.A large mudroom/sunroom includes built-in cabinets, counters, and laundry 

hookups, with a full bathroom conveniently located nearby on the main floor.Upstairs, the private primary 

suite boasts vaulted ceilings, a walk-in closet, and a large ensuite bathroom with a soaking tub and 

separate shower. Two additional generously sized bedrooms-one with vaulted ceilings-share a full 

hallway bathroom.The finished basement adds even more living space with a cozy brick fireplace, ideal 

for gatherings or a media room. Outside, enjoy the expansive wood deck and park-like backyard with 

mature trees, plus an additional garage/shed space for extra storage or workshop use.Additional 

highlights include hardwood flooring throughout, an attached 3-car garage, 2 furnaces, and a newer roof. 

Room Name 

Leng!!! 

Kitchen 

12 

Dining Room 

16 

Dining Area 

13 

Living Room 

30 

Laundry 

10 

Taxable Value: 196,830 

Seller's Annual Property Tax: 8,613 

Homestead%: 100 

Width 

Level 

Room Name 

18 

Main 

Primary Bedroom 

11 

Main 

Bedroom 2 

13 

Main 

Bedroom 3 

22 

Main 

10 

Main 

SEV:308,640 

Legal:T1N, R9E, SEC 11 SUPERVISOR'S MUER ESTATES NO 1 LOT 46 

Dimensions 

Leng!!! 

24 

14 

12 

Tax and Leaal 

Property Features 

Upper 

Main 

Bedrooms 

3 

0 

Full Baths 

2 

2 

Half Baths 

Total Sqft 

Fin Sqft Lvl 

SqftAbv Gr 

Fin BlwGr 

Unfin BlwGr 

Width 

Level 

Room Name 

15 

Upper 

Primary Bathroom 

10 

Upper 

Bathroom 1 

15 

Upper 

Bathroom2 

Office 

Utility Room 

School District:Farmington 

List Price: $475,000 

Days On Market: 17 

Cumulatlve DOM: 17 

Terms: Conventional 

Sold Price: $474,500 

Sold Date: 10/21/2025 

Auction or For Sale: For Sale 

Waterfront: No 

Terms Available: Cash; Conventional; 

FHA;VALoan 

Lower 

Basement 

Total 

0 

0 

3 

0 

0 

3 

1 

5,377 

4,300 

3,300 

1,000 

1,077 

Leng!!! 

Width 

Level 

10 

10 

Upper 

10 

6 

Main 

10 

8 

Upper 

9 

11 

Main 

24 

9 

Main 

Exterior Features 

Exterior Material:Aluminum Siding; Vinyl Siding 

Parking Features:Attached 

Interior Features 

Laundry Features:Main Level 

Construction/Utilities 

Heat Source:Natural Gas 

Patio and Porch Features:Deck 

Garage Spaces:3 

Additional Items: Basement Finished 

Agent Only Remarks: BATVAI. 

Listing Agreement: 

List Off: 

ListAgt: 

List Association: 

Selling Off: 

SellingAgt: 

Name 

KW Domain(391898) 

Christina Gennari (322143) 

Howard Hanna Real Estate (oa0041) 

Leanne Wade(awadelea103) 

Appliances: Dishwasher; Microwave; Refrigerator 

Additional Details 

Other Structure 

Second Garage 

Listing and Selling Information 

RP: 

Heat Type:Forced Air 

Water:Public 

Sewer:Septic Tank 

Street Type:Paved 

Primary Phone 

248-590-0800 

248-550-4788 

734-761-6600 

734-686-2086 

Email 

frontdesk1017@kw.com 

christina@soldchristina.com 

danamckie@howardhanna.com 

Leanne@MyWelcomeHomes.com 

Listing Date: 

08/18/2025 

Status Change Date: 10/21/2025 

Terms: Conventional 

On-Market Date: 

08/18/2025 

Sold Date: 

10/21/2025 

Pending Date: 

09/04/2025 

Sold Price: 

$474,500 

Under Contract Date: 09/04/2025 

Sold Price Sqft: 

$143.79 

All information deemed materially reliable but not guaranteed. Interested parties are encouraged to verify all information. Copyright 2026 MichRIC®, LLC All rights reserved. ✓DMCA Notice The property on 

this sheet has been made available on 03/05/2026 4:28 PM and may not be listed by the office/agent presenting this information.

3/5/26, 4:28 PM 

History for MLS # 20251028393 

flexmlsWeb 

28028 Alycekay Street, Farmington Hills, Ml 48334 

+ MLS# 

- 20251028393 

Status 

Sold 

Status 

Change by: Realcomp 

Price 

$474,500 

$475,000 

% Change 

• Change at 10:14AM Eastern: changed status 

o Old Value: Pending 

o New Value: Closed 

Status 

$475,000 

Change by: Realcomp 

• Change at 1 :36 PM Eastern: changed status 

o Old Value: Active 

o New Value: Pending 

Price Change 

$475,000 

-5.0% 

Change by: Realcomp 

• Change at 10:33 PM Eastern: changed List Price 

o Old Value: 500000.00 

o New Value: 475000.00 

New 

$500,000 

Change by: Realcomp 

• Change at 4:23 PM Eastern: Added new listing 

Date 

DOM 

10/21/2025 

17 

10/21/2025 

64 

09/04/2025 

17 

08/27/2025 

10 

08/18/2025 

0 

$474,500 

CDOM Address 

17 28028 Alycekay Street

Exhibit 9

Search Statistics 

Listings by Status 

Average, Median, Low and High Statistics 

® Active 

8 pending 

® Sold 

HB Other 

Total 

Bdrms 

Baths 

Sq. 

Original List 

ListPrice 

Sold Price 

ListPrice 

Sold Price 

Sold 

/ List 

Ft. 

Price 

per SqFt 

per SqFt 

Ratio 

Average 3.7 

33 

2,630 

$536,922 

$530,871 

$541,601 

$206 

$211 

102.26% 

Median 

4 

3 

2,538 

$525,000 

$525,000 

$542,000 

$204 

$212 

100.43% 

Low 

3 

2 

1,854 

$392,000 

$392,000 

$474,500 

$127 

$137 

94.67% 

High 

5 

5 

4,400 

$674,900 

$600,000 

$607,100 

~~ $278 

$279 

121.43% 

Volume 

- 

- 

- 

$28,456,884 

$28,136,184 $28,704,898 

- 

- 

- 

Listings 

53 

53 

53 

53 

53 

53 

53 

53 

53 

Days on Market and Sold/List Ratios by Market Time 

0-30 Days 

31-60 Days 

61-90 Days 

Number of Listings 

47 

4 

% of Total 

88.68% 

7.55% 

3.77% 

Average SP/LP 

102.57 

100.06 

99.23 

Average SP/OLP 

102.45 

91.05 

93.56 

7.55% 

= 

0-30 Days 

a 

31-60 Days 

o 

61-90 Days 

a 

91-120 Days 

[=] 

121+ Days 

Exhibit 9 

Sold / Original 

List Ratio 

101.26% 

100.37% 

87.3% 

121.43% 

53 

91-120 Days 

0.00 

0.00 

0 

0 

53 

0 

53 

DOM / 

Price 

CDOM 

Change $ 

32,070 

(-5.29%) 

(10/10 $20,450 

2/2 

62/62 

53 

(-4.04%) 

$-89,900 

(-15.24%) 

$5,000 

(1.12%) 

10 

121+ Days 

0.00 

0.00

Cumulative Days on Market and Sold/List Ratios by Market Time 

Number of Listings 

% of Total 

Average SP/LP 

Average SP/OLP 

0-30 Days 

46 

86.79% 

102.56 

102.44 

31-60 Days 

61-90 Days 

0-30 Days 

31-60 Days 

61-90 Days 

91-120 Days 

121+ Days 

91-120 Days 

121+ Days 

Allinformation deemed materially reliable but not guaranteed. Interested parties are encouraged to verify all information. Copyright 2026 MichRIC®, LLC All rights reserved. vDMCA Notice The property 

on this sheet has been made available on 03/09/2026 12:28 AM and may not be listed by the office/agent presenting this information.

Exhibit 10

3/5/26, 4:56 PM 

Parcel Number - 22-23-11-377-014 

| City of Farmington Hills 

| BS&A Online 

28028 ALYCEKAY 

FARMINGTON HILLS, MI 48334-3824 

-> 

Parcel #22-23-11-377-014 

Customer Name: WADE, ERIN MARIE 

Owner and Taxpayer Information 

Exhibit 10 

WADE, ERIN MARIE 

Taxpayer 

SEE OWNER INFORMATION 

Owner 

CANNON, MICHAEL 

28028 ALYCEKAY 

FARMINGTON HILLS, MI 48334-3824 

General Information for Tax Year 2026 

Property Class 

401 RESIDENTIAL-IMPROVED 

Unit 

22 FARMINGTON HILLS 

School District 

FARMINGTON PUBLIC SCH DIST 

Assessed Value 

$281,800 

TOP 20 

Not Available 

Taxable Value 

$281,800 

User Number Index 

Not Available 

State Equalized Value 

$281,800 

User Alpha 1 

Not Available 

Date of Last Name Change 

Not Available 

User Alpha 3 

Not Available 

Notes 

Not Available 

Historical District 

Not Available 

Census Block Group 

Not Available 

User Alpha 2 

Not Available 

Exemption 

No Data to Display 

Principal Residence Exemption Information 

Effective Date 

10/20/2025 

Principal Residence Exemption 

June 1st 

Final 

2025 

0.0000% 

100.0000% 

Previous Year Information 

Year 

MBOR Assessed 

Final SEV 

Final Taxable 

2025 

$318,830 

$318,830 

$202,930 

2024 

$308,640 

$308,640 

$196,830 

2023 

$296,620 

$296,620 

$187,460 

Land Information 

Zoning Code 

No Data to Display 

Total Acres 

1.910 

Land Value 

$96,030 

Land Improvements 

$12,131 

Renaissance Zone 

Not Available 

Renaissance Zone Expiration Date 

Not Available 

ECF Neighborhood 

Not Available 

Mortgage Code 

Not Available 

Lot Dimensions/Comments 

No Data to Display 

Neighborhood Enterprise Zone 

No 

Lot(s) 

Frontage 

Depth 

Lot1 

132.00 ft 

630.00 ft 

Legal Description 

TIN, R9E, SEC 11 SUPERVISOR'S MUER ESTATES NO 1LOT 46 

Sale History 

Sale Date 

Sale Price Instrument 

Grantor 

Grantee 

Terms of Sale 

Liber/Page 

10/20/2025 

$474,500.00 WD 

SPILLMAN, JUDITH L. TRUST 

WADE, ERIN MARIE 

03-ARM'S LENGTH 

60664/368-369 

07/01/1979 

$87,500.00 WD 

03-ARM'S LENGTH 

0075:884 

Building Information - 3238 sq ft SINGLE FAMILY (Residential) 

General 

Floor Area 

3,238 sqft 

Estimated TCV 

Not Available 

Garage Area 

918 sq ft 

Basement Area 

1,329 sq ft 

Foundation Size 

2,039 sq ft 

Year Built 

1946 

Year Remodeled 

1987 

Occupancy 

Single Family 

Class 

[&3 

Effective Age 

46 yrs 

Tri-Level 

No 

Percent Complete 

100% 

Heat 

Forced Hot Water 

AC w/Separate Ducts 

No 

Wood Stove Add-on 

No 

Basement Rooms 

Not Available 

Water 

Public Water 

1st Floor Rooms 

6 

Sewer 

Public Sewer 

2nd Floor Rooms 

3 

Style 

SINGLE FAMILY 

Bedrooms 

3 

Area Detail - Basic Building Area 

Height 

Foundation 

Exterior 

Area Heated 

2 Story 

Basement 

Siding 

941sq ft 2 Story 

2 Story 

Crawl Space 

Siding 

182 sq ft 2 Story 

https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=1&uid=316&SearchText=28028+Alycekay&Pagelndex=1&ReferenceKey=22-23-11-37.... 

1/2

3/5/26, 4:56 PM 

Height 

1Story 

1Story 

1Story 

Foundation 

Basement 

Crawl Space 

Crawl Space 

Area Detail - Overhangs 

Area Story Height 

76 sq ft 1 Story 

Basement Finish 

Recreation 

0sqft 

Living Area 

0sqft 

Walk Out Doors 

0 

Plumbing Information 

3 Fixture Bath 

2 

Extra Toilet 

1 

Separate Shower 

1 

Built-In Information 

Cook Top 

1 

Garbage Disposal 

1 

Oven 

1 

Fireplace Information 

Cook Top 

1 

Garbage Disposal 

1 

Oven 

1 

Garage Information 

Area 

918 sq ft 

Foundation 

42Inch 

Year Built 

1989 

Auto Doors 

0 

Porch Information 

CCP (1 Story) 

116 sq ft 

Deck Information 

Treated Wood 

2M sqft 

Treated Wood 

671sq ft 

https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=1&uid=316&SearchText=28028+Alycekay&Pagelndex=1&ReferenceKey=22-23-11-37.... 

Parcel Number - 22-23-11-377-014 

| City of Farmington Hills 

| BS&A Online 

Exterior 

Siding 

Exterior 

Siding 

Siding 

Siding 

Included in Size for Rates 

Yes 

Recreation % Good 

Living Area % Good 

No Concrete Floor Area 

2 Fixture Bath 

Extra Sink 

Ceramic Tub Alcove 

Dishwasher 

Jacuzzi Tub 

Dishwasher 

Jacuzzi Tub 

Exterior 

Common Wall 

Finished 

Mech Doors 

Foundation 

Siding 

1.5 Wall 

Yes 

0 

Standard 

Area Heated 

388 sq ft 1Story 

396 sq ft 1Story 

132 sq ft 1 Story 

2/2

Exhibit 11

Exhibit 11 

Nertner ozs 

THIS 

IS NOT A TAX BILL 

L-4400 

Notice of Assessment, Taxable Valuation, and Property Classification 

no 

This form is issued under the authority of Public Act 206 of 1893, Sec. 211.24c and Sec 211.34c, 

as amended. This is 

a model assessment notice to be used by the local assessor. 

ITY 

PARCEL IDENTIFICATION 

EUREEARMINGTONTILLS 

PARCEL NUMBER: 

22-23-11-377-014 

ASSESSORS OFFICE 

PROPERTY ADDRESS: 

31555 W. ELEVEN MILE RD. 

BOTA AL YORI 

FARMINGTON HILLS, 

MI 

6-21 

& 

igi 

FARMINGTON HILLS, MI 48334-3824 

SCHOOL DISTRICT CODE: 

63200 

OWNER'S NAME AND ADDRESS/PERSON NAMED ON ASSESSMENT ROLL: 

EXEMPTIONS 

ad) 

9% Exempt 

As "Homeowners Principal Residence” 

100.0000% 

Sadasaens 

ago 

- 

9) 

WADE, ERIN WARIE 

a ait 

mil 

9% Exempt 

As "Qualified Agricultural Property”: 

¢ % 

CANNON, MICHAEL 

" 

| Personal™ 

28028 ALYCEKAY ST 

% Exempt 

As "MBT Industrial 

oo 

FARMINGTON HILLS, 

MI 48334-3824 

% Exempt 

As "MBT Commercial Personal”: 

|| COTE 

UY LT 

ELLLLLEL 

| LECT 

1 FLCeen 

ty LUT EU 

I 

Exempt 

As "Disabled Veteran or 

OJ Yes 

No 

Surviving Spouse”: 

Exempt 

As "Qualified Forest Property" 

 [] Yes 

No 

Exempt As "Development Property”: 

~~ [] Yes 

[X] No 

_ DESCRIPTION: 

TAN, ROE, SEC 11 SUPERVISOR'S MUER ESTATES NO 1 LOT 46 

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 

401 

Residential 

PRIOR YEAR'S CLASSIFICATION 

401 

Residential 

CHANGE FROM 

PRIOR AMOUNT 

CURRENT TENTATIVE 

PRIOR YEAR TO 

YEAR: 

2025 

AMOUN EAR 

076 

CURRENT YEAR 

TAXABLE VALUE: 

202,930 

281,800 

78,870 

ASSESSED VALUE: 

318,830 

281,800 

37 030 

_ TENTATIVE EQUALIZATION FACTOR: 

1.000 

g 

: 

"ATE EQUALIZED VALUE (SEV): 

-37,030 

J 

Xl Yes [No 

TRANSFER OF OWNERSHIP IN 2025 THAT RESULTED IN A TAXABLE VALUE UNCAPPING? 

Multiplier is: 1.027 

e Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following: 

Telephone Number: 

Email Address: 

R 

(248)871-2470 

ASSESSINGQUESTIONS@FHGOV.COM 

ation. The Board of Review will meet at the following dates and times: 

EF OR IN PERSON. LETTER PROTESTS MUST BE RECEIVED BY MARCH 11, 2026. TO 

SOR'S OFFICE TO MAKE 

AN APPOINTMENT AT (248) 871-2470 PRIOR TO 4:30PM ON

Exhibit 12

Exhibit 12 

EL 

da butla 

rr 

Wchigan 

31555 Eleven Mile Road, Farmington Hills, MI 48336-1 165 

April 6, 2026 

WADE, ERIN MARIE 

CANNON, MICHAEL 

oo 

Property Address 

28028 ALYCEKAY 

28028 ALYCEKAY 

FARMINGTON HILLS, MI 48334-3824 

Parcel ID Number: 

~~ 22-23-11-377-014 

Petition Number: 

010 

The Board of Review has reviewed your appeal for 2026 and has made the following decision: 

2026 Assessed Value 

2026 Taxable Value 

Beginning Value 

281,800 

281,800 

Amount of Change 

-31,800 

-31,800 

Board of Review Value 

250,000 

250,000 

Board of Review Comments: 

MARKET ADJUSTMENT 

If you disagree with the decision of the Board of Review regarding tentative assessed value, you may appeal 

that decision by filing a petition with the Michigan Tax Tribunal at PO Box 30232, Lansing, MI 48909. 

Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal and Utility 

Personal may be appealed by May 31. Agricultural Real, Residential Real, Timber-Cutover Real and 

Agricultural Personal Property may be appealed by July 31. The Petition must be filed on a Michigan Tax 

Tribunal form or a form approved by the Michigan Tax Tribunal. Michigan Tax Tribunal forms are available at 

www.michigan.gov/taxtrib. 

If you disagree with the decision of the Board of Review regarding classification, you may appeal by sending 

Form 2167 to the State Tax Commission, PO Box 30471, Lansing, MI 48909, by June 30. 

Lousilon Cyaan paaqls 

Jennifer Czeiszperger, Assessor 

CITY OF FARMINGTON HILLS

Exhibit 13a

3/8/26, 10:37 AM 

Parcel Number - 22-23-12-328-004 

| City of Farmington Hills 

| BS&A Online 

28446 WESTBROOK CT 

FARMINGTON HILLS, MI 48334-4170 

—> 

Parcel #22-23-12-328-004 

Customer Name: KUEHNER, ADAM M. 

Owner and Taxpayer Information 

Owner 

Taxpayer 

KUEHNER, ADAM M. 

KUEHNER, MAEGAN B. 

28446 WESTBROOK CT 

FARMINGTON HILLS, MI 48334-4170 

SEE OWNER INFORMATION 

General Information for Tax Year 2026 

Property Class 

School District 

TOP 20 

User Number Index 

User Alpha 1 

User Alpha 3 

Historical District 

User Alpha 2 

Unit 

Assessed Value 

Taxable Value 

State Equalized Value 

Date of Last Name Change 

Notes 

Census Block Group 

Exemption 

401 RESIDENTIAL-IMPROVED 

FARMINGTON PUBLIC SCH DIST 

Not Available 

Not Available 

Not Available 

Not Available 

Not Available 

Not Available 

22 FARMINGTON HILLS 

$269,520 

$269,520 

$269,520 

Not Available 

Not Available 

Not Available 

No Data to Display 

Principal Residence Exemption Information 

Effective Date 

10/20/2025 

Principal Residence Exemption 

2025 

Previous Year Information 

Year 

MBOR Assessed 

2025 

$258,360 

2024 

$248,700 

2023 

$229,200 

Land Information 

Zoning Code 

No Data to Display 

Land Value 

$84,645 

Renaissance Zone 

Not Available 

ECF Neighborhood 

Not Available 

Lot Dimensions/Comments No Data to Display 

Total Acres 

0.826 

Land Improvements 

$14,328 

Renaissance Zone 

. 

Expiration Date 

Not Available 

Mortgage Code 

Not Available 

Neighborhood Enterprise 

No 

Zone 

Lot(s) 

Lot1 

Legal Description 

TIN, ROE, SEC 12 SUPERVISOR'S PLAT OF WOOD CREEK FARMS NO 1LOT 125 

Sale History 

Sale Date 

Sale Price Instrument 

10/09/2025 

$465,000.00 WD 

07/01/2001 

$350,000.00 WD 

Grantor 

ALLOR, GARY L. & LAURA A. 

KUEHNER, ADAM M. 

Final SEV 

$258,360 

$248,700 

$229,200 

Terms of Sale 

03-ARM'S LENGTH 

03-ARM'S LENGTH 

Exhibit 13a 

June 1st 

100.0000% 

Fina 

100.0000% 

Final Taxable 

$159,12C 

$154,34C 

$144,70C 

Depth 

360.00 fi 

Liber/Page 

60624\469-470 

0234:896 

https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=1&uid=316&SearchText=28446+westbrook&Pagelndex=1&ReferenceKey=22-23-12-3... 

1/3

3/8/26, 10:37 AM 

Parcel Number - 22-23-12-328-004 

| City of Farmington Hills 

| BS&A Online 

Sale Date 

Sale Price Instrument 

~~ Grantor 

06/01/1987 

$122,500.00 WD 

Building Information - 2824 sq ft RANCH (Residential) 

General 

Floor Area 

2,824 sqft 

Garage Area 

576 sq ft 

Foundation Size 

2,014 sqft 

Estimated TCV 

Not Available 

Basement Area 

800 sq ft 

Year Built 

1951 

Occupancy 

Single Family 

Effective Age 

60 yrs 

Percent Complete 

100% 

AC w/Separate Ducts 

No 

Year Remodeled 

1997 

Class 

B 

Tri-Level 

No 

Heat 

Forced Heat & Cool 

Wood Stove Add-on 

No 

Basement Rooms 

Not Available 

1st Floor Rooms 

7 

2nd Floor Rooms 

0 

Bedrooms 

3 

Water 

No Data to Display 

Sewer 

No Data to Display 

Style 

RANCH 

Area Detail - Basic Building Area 

Height 

Foundation 

Exterior 

1 Story 

Basement 

Siding 

1 Story 

Crawl Space 

Siding 

1 Story 

Slab 

Siding 

2 Story 

Slab 

Siding 

Area Detail - Overhangs 

Area Story Height 

Exterior 

576 sq ft 1Story 

Siding 

Basement Finish 

Recreation 

0sqft 

Living Area 

0sqft 

Walk Out Doors 

[9] 

Recreation % Good 

0% 

Living Area % Good 

0% 

No Concrete Floor Area 

0sqft 

Plumbing Information 

3 Fixture Bath 

2 

Ceramic Tile Floor 

2 

Ceramic Tub Alcove 

2 

2 Fixture Bath 

Ceramic Tile Wainscoat 

Built-In Information 

Cook Top 

Garbage Disposal 

Oven 

Dishwasher 

Vented Hood 

Fireplace Information 

Cook Top 

Garbage Disposal 

Oven 

Dishwasher 

Vented Hood 

https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=1&uid=316&SearchText=28446+westbrook&Pagelndex=1&ReferenceKey=22-23-12-3... 

Grantee 

Included in Size for Rates 

Yes 

Terms of Sale 

03-ARM'S LENGTH 

Liber/Page 

0099:262 

Area Heated 

800 sq ft 1 Story 

600 sq ft 1Story 

380 sq ft 1 Story 

234 sq ft 2 Story 

2/3

3/8/26, 10:37 AM 

Garage Information 

Area 

Foundation 

Year Built 

Auto Doors 

Exterior 

Common Wall 

Finished 

Mech Doors 

Deck Information 

Treated Wood 

https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=1&uid=316&SearchText=28446+westbrook&Pagelndex=1&ReferenceKey=22-23-12-3... 

576 sq ft 

42Inch 

1997 

0 

Siding 

Wall 

No 

[9] 

105 sq ft 

Parcel Number - 22-23-12-328-004 

| City of Farmington Hills 

| BS&A Online 

3/3

Exhibit 13b

Exhibit 13b 

Residential Sold 

Single Family Residence 

List Number: 20251036227 

Tax ID #: 2312328004 

County: Oakland 

Municipalif ity: Farmington Hills 

28446 Westbrook Court, Farmington Hills, MI 48334 

List Price: $465,000 

Days On Market: 2 

Cumulative DOM: 2 

Terms: FHA 

Sold Price: $465,000 

Sold Date: 10/09/2025 

Area: Oakland County - 70 

Creek Farms 1 

Stories: 2 

Year Built: 1951 

Lot Acres: 0.83 

Lot Dimensions: 100X360 

Road Frontage: 100 

Garage Y/N: Yes 

ewoodcreek.com 

Subdivision: Suprvrs Of Wood 

Architectural Style: Other; Ranch 

Lot Square Footage: 36,155 

Total Rooms AG: 13 

Total Fin SqFt All Levels: 3,624 

SqFt Above Grade: 2,824 

Basement: Yes 

place: Yes 

Fireplace: Gas Log; Living Room; 

Primary Bedroom 

School District: Farmington 

Possession: Negotiable 

Association: Yes 

Auction or For Sale: For Sale 

Waterfront: No 

Terms Available: Cash; 

Conventional; FHA; VA Loan 

Association Info.:Approx. Assoc Fee: 100; Assoc. Fee Payable: Annually; Association Phone: 

Directions:From Middlebelt, head east on Utley, then left on Westbrook. Home is on the right. 

Cross Streets:N of 12 Mile, E of Middlebelt 

Farms is sure to please. 

Upper 

Main 

Lower 

Basement 

Total 

Updated, open-concept kitchen with an island, bar seating, stainless steel appliances, a large pantry, 

Bedrooms 

2 

2 

0 

0 

6 

recessed lighting, and casement windows overlooking a charming cobblestone courtyard. The living 

room includes a natural fireplace, stunning views of the pond and backyard, and opens to a paver 

Full Baths 

1 

2 

0 

0 

3 

patio—ideal for entertaining or relaxing amid serene surroundings. The primary bedroom has a gas 

[Half Baths 

0 

fireplace, WIC, and an ensuite bath with a shower. Bedroom 2 offers a desk nook and a spacious 

Total Sqft 

4,838 

closet. Bedroom 3 has double closets and a doorwall leading to the new deck (2023). Bedroom 4 

Fin Saft Lvl 

3.624 

features a built-in bookcase and WIC. Bedrooms 2, 3, and 4 all have parquet flooring and share a full 

. 

bathroom with 

a tub and shower. The dining room, 

with French doors, opens to the first-floor 

Sqft Abv Gr 

2824 

laundry/mudroom, garage, and stairs to the finished living area above the garage. Upstairs, you'll find 

|Fin Blw Gr 

800 

a family room, two additional bedrooms, a large WIC, and a third full bathroom. This level includes a 

[Unfin Blw Gr 

1,214 

newer second furnace behind the closet in the third bath. The partly finished walkout basement offers 

plenty of potential. Outside, enjoy lush landscaping with 

a pond (shared with a neighbor), fire 

pit, 

creek border, and mature trees. Recent updates include windows, siding, retaining wall, and brick 

paver steps. The well and septic system were updated 

in 2011, 

the tankless water heater and 

basement furnace in 2012, and the AC was recently serviced with 

a new coil and refrigerant. The 

driveway will be resealed on 9/30. Conveniently located near shopping, dining, and more. Schedule 

your showing today! 

Dimensions 

Room Name 

Length 

Wi 

Level 

Room Name 

Length 

Width 

Level 

Room Name 

Length 

Width 

Level 

Kitchen 

13 

10 

Main 

Primary Bedroom 

19 

14 

Main 

Primary Bathroom 

7 

4 

Main 

Dining Room 

1 

10 

Main 

Bedroom 2 

15 

12 

Main 

Bathroom 

1 

9 

6 

Main 

Living Room 

24 

15 

Main 

Bedroom 3 

15 

1 

Main 

Bathroom 2 

8 

8 

Upper 

Laundry 

1 

10 

Main 

Bedroom 4 

10 

9 

Main 

Other 

24 

19 

Basement 

Bedroom 5 

12 

10 

Upper 

Bonus Room 

1 

8 

Upper 

Family Room 

24 

12 

Upper 

Tax and Legal 

Taxable Value: 159,120 

SEV:258,360 

School District:Farmington 

Seller's Annual Property Tax: 6,936 

Homestead %: 100 

Legal: T1N, ROE, SEC 12 SUPERVISOR'S PLAT OF WOOD CREEK FARMS NO 1 LOT 125 

ll 

Property Features 

Exterior Features 

Interior Features 

Construction/Utilities 

Exterior Material: Vinyl Siding 

Roofing:Asphalt 

Parking Features:Attached; Garage Door Opener 

Patio and Porch Features:Deck; Patio 

Garage Spaces:2.5 

Additional Items: Basement Partially Finished; Basement 

Plumbed for Bath 

Laundry Features:Main Level 

Appliances: Dishwasher; Disposal; Dryer; Microwave; 

Range; Refrigerator; Washer; Water Softener Owned 

Main Level Primary:Yes 

Air Conditioning:Central Air; Window Unit(s) 

Additional Details 

Lot Description: Ravine; Wooded 

Security Features: Smoke Detector(s) 

Heat Source:Natural Gas 

Heat Type:Forced Air 

Substructure:Crawl Space; Daylight; Partial; Walk-Out 

Access 

Water Heater: Tankless 

Water: Well 

Water Type:Pond; Stream/Creek 

Sewer:Septic Tank 

Street Type:Paved 

Renewable Heat/Cool: Programmable Thermostat 

Listing and Selling Information 

Agent Only Remarks: Home is being sold AS-IS. The jet tub does not work. The picnic table in the backyard is excluded. Occupancy is negotiable. 1-hour notice to show. Showings by 

confirmed appointment only. Please have the Sentri app before showing, as no one-day codes will be given. All showings must be accompanied by and in the physical presence of a MI 

Real Estate Licensee. Contact Jen DeJohn with questions, 313.605.4667. Text for faster response. Please send offers as one complete PDF with cover sheet, preapproval, or proof of 

funds, and confirm receipt with Jen. 

Listing Agreement: 

RP: 

Name 

List Off: 

RE/MAX Classic(433466) 

List Agt: 

Jennifer DeJohn (381004) 

List Association: 

Selling Off: 

EXP Realty Main (375382) 

Selling Agt: 

Jonathon D'Amato(465515) 

Primary Phone 

Email 

734-459-1234 

313-605-4667 

888-501-7085 

248-988-9966 

homesbyteamdejohn@gmail.com 

mi.broker@exprealty.net 

jdamatorealestate@gmail.com

Exhibit 14a

3/8/26, 10:35 AM 

Parcel Number - 22-23-11-227-021 

| City of Farmington Hills 

| BS&A Online 

29632 POND RIDGE 

Exhibit 14a 

FARMINGTON HILLS, MI 48334-3033 

&« 

-> 

Parcel #22-23-11-227-021 

Customer Name: TRESTAIN, CHRISTOPHER M. 

Owner and Taxpayer Information 

TRESTAIN, CHRISTOPHER M. 

TRESTAIN, WHITNEY AMBER 

Guner 

29632 POND RIDGE 

FARMINGTON HILLS, MI 48334-3033 

Taxpayer 

SEE OWNER INFORMATION 

General Information for Tax Year 2026 

Property Class 

401 RESIDENTIAL-IMPROVED 

School District 

FARMINGTON PUBLIC SCH DIST 

TOP 20 

Not Available 

User Number Index 

Not Available 

User Alpha 1 

Not Available 

User Alpha 3 

Not Available 

Historical District 

Not Available 

User Alpha 2 

Not Available 

Unit 

22 FARMINGTON HILLS 

Assessed Value 

$308,920 

Taxable Value 

$308,920 

State Equalized Value 

$308,920 

Date of Last Name Change 

Not Available 

Notes 

Not Available 

Census Block Group 

Not Available 

Exemption 

No Data to Display 

Principal Residence Exemption Information 

Effective Date 

05/22/2025 

Principal Residence Exemption 

June 1st 

Fina 

2025 

100.0000% 

100.0000% 

Previous Year Information 

Year 

MBOR Assessed 

Final SEV 

Final Taxable 

2025 

$305,370 

$305,370 

$305,37C 

2024 

$301,460 

$301,460 

$216,54C 

2023 

$253,170 

$253,170 

$206,23C 

Land Information 

Zoning Code 

No Data to Display 

Land Value 

$66,000 

Renaissance Zone 

Not Available 

ECF Neighborhood 

Not Available 

Lot Dimensions/Comments No Data to Display 

Total Acres 

0.812 

Land Improvements 

$12,886 

Renaissance Zone 

p 

Expiration Date 

Not Available 

Mortgage Code 

Not Available 

Neighborhood Enterprise 

No 

Zone 

Lot(s) 

Frontage 

Depth 

Lot1 

130.00 ft 

272.00 ft 

Legal Description 

TIN, ROE, SEC 1 HOLLY HILL FARMS SUB NO 2 LOT 76 

Sale History 

Sale Date 

Sale Price Instrument 

~~ Grantor 

Grantee 

Terms of Sale 

Liber/Page 

05/20/2025 

$499,000.00 WD 

MISFLLC 

TRESTAIN, CHRISTOPHER M. 

03-ARM'S LENGTH 

60232/45 

04/03/2020 

$360,000.00 WD 

PUTTI, JONATHAN & FELICIA TRUST 

PRYOR, BRANDEE B. 

03-ARM'S LENGTH 

54164:651 

https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=Address&uid=316&SearchText=29632+pond&Pagelndex=1&ReferenceKey=22-23-11-... 

1/3

3/8/26, 10:35 AM 

Parcel Number - 22-23-11-227-021 

| City of Farmington Hills 

| BS&A Online 

Sale Date 

Sale Price Instrument 

11/01/2000 

$249,000.00 WD 

06/01/1999 

$240,000.00 WD 

Building Information - 3002 sq ft BI-LEVEL (Residential) 

General 

Floor Area 

3,002 sq ft 

Garage Area 

525 sqft 

Foundation Size 

2,49 sq ft 

Estimated TCV 

Not Available 

Basement Area 

0sqft 

Year Built 

1957 

Occupancy 

Single Family 

Effective Age 

45yrs 

Percent Complete 

100% 

AC w/Separate Ducts 

No 

Year Remodeled 

2003 

Class 

Cc 

Tri-Level 

No 

Heat 

Forced Heat & Cool 

Wood Stove Add-on 

No 

Basement Rooms 

Not Available 

1st Floor Rooms 

8 

2nd Floor Rooms 

4 

Bedrooms 

4 

Water 

Public Water 

Sewer 

Public Sewer 

Style 

BI-LEVEL 

Area Detail - Basic Building Area 

Height 

Foundation 

Exterior 

Bi-Level 

Bi-Lev. 80% 

Siding 

1 Story 

Slab 

Siding/Brick 

1 Story 

Slab 

Siding 

Basement Finish 

Recreation 

Osqft 

Living Area 

0sqft 

Walk Out Doors 

0 

Recreation % Good 

0% 

Living Area % Good 

0% 

No Concrete Floor Area 

0sqft 

Plumbing Information 

3 Fixture Bath 

2 

Extra Sink 

1 

Ceramic Tub Alcove 

1 

2 Fixture Bath 

1 

Ceramic Tile Floor 

3 

Built-In Information 

Dishwasher 

1 

Garbage Disposal 

1 

Fireplace Information 

Dishwasher 

1 

Garbage Disposal 

1 

Garage Information 

Area 

525 sq ft 

Foundation 

42 Inch 

Year Built 

2003 

Auto Doors 

[¢] 

Exterior 

Brick 

Common Wall 

TWall 

Finished 

Yes 

Grantee 

Terms of Sale 

03-ARM'S LENGTH 

03-ARM'S LENGTH 

Area Heated 

1,067 sq ft Bi-Level 

580 sq ft 1Story 

502 sq ft 1Story 

Liber/Page 

0221:621 

0204:093 

https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=Address&uid=316&SearchText=29632+pond&Pagelndex=1&ReferenceKey=22-23-11-... 

2/3

3/8/26, 10:35 AM 

Parcel Number - 22-23-11-227-021 

| City of Farmington Hills 

| BS&A Online 

Mech Doors 

0 

Deck Information 

Treated Wood 

1,060 sq ft 

https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=Address&uid=316&SearchText=29632+pond&Pagelndex=1&ReferenceKey=22-23-11-... 

~~ 3/3

Exhibit 14b

Exhibit 14b 

Residential Sold 

29632 POND RIDGE Road, Farmington Hills, MI 48334 

List Price: $499,000 

Single Family Residence 

County: Oakland 

Days On Market: 28 

List Number: 20250026570 

Municipality: Farmington Hills 

Cumulative DOM: 28 

Tax ID #: 2311227021 

Terms: Conventional 

Sold Price: $499,000 

Sold Date: 05/20/2025 

Area: Oakland County - 70 

Total Rooms AG: 12 

Auction or For Sale: For Sale 

Subdivision: HOLLY HILL FARMS 

Total Fin SqFt All Levels: 3,406 

Waterfront: No 

SUB NO 2 

SqFt Above Grade: 3,406 

Terms Available: Cash; 

Architectural Style: Contemporary; Basement: No 

Conventional; VA Loan 

Other; 

Tri-Level 

Fireplace: 

No 

Stories: 3 

School District: Farmington 

Year Built: 1957 

Possession: Close Of Escrow 

Lot Acres: 0.81 

Association: No 

Lot Square Footage: 35,284 

Lot Dimensions: 130.00 x 272.00 

Road Frontage: 130 

Garage Y/N: Yes 

p— 

Directions:South 13 Mile RdWest Middlebelt 

| Rie 

LLC 

re 

/ - 

, 

Cross Streets: West Middlebelt 

Public Remarks: Discover the perfect blend of space and tranquility in this stunning 3400 sq. 

ft. 

Upper 

Main 

Lower 

Basement 

Total 

home featuring 4 spacious bedrooms and 2.5 modern bathrooms. There is an amazing lower level 

Bedrooms 

4 

0 

0 

0 

2 

great room with hardwood floors, high ceilings, AC unit and an abundance of sunlight reflected 

through newer floor to ceiling windows, huge formal dining room with natural fireplace and office. 

Full Baths 

2 

1 

0 

0 

2 

Nestled in a serene neighborhood, this property is ideal for families seeking comfort and a touch of 

[Half Baths 

1 

nature. Step outside to your own private retreat with a picturesque pond, complemented by a wrap- 

|Total Sqft 

around deck featuring 

a relaxing hot tub, 

ideal 

for peaceful momings or evening relaxation. 2.5 

[&= 

hy 

fy 

" 

Fin Sqft Lvl 

3,406 

attached side entry garage with workshop and 9 foot ceilings, spacious multi-purpose bonus room off 

garage, picnic area w/fire pit, custom shed. DON'T WAIT, THIS IS PRICED TO SELL. 

Sqft Abv Gr 

3.406 

Fin Blw Gr 

Unfin Blw Gr 

Dimensions 

Room Name 

Length 

Wi 

Level 

Room Name 

Length 

Width 

Level 

Room Name 

Length 

Width 

Level 

Kitchen 

13 

12 

Main 

Primary Bedroom 

18 

13 

Upper 

[Primary Bathroom 

8 

8 

Upper 

Dining Room 

25 

13 

Main 

Bedroom 2 

12 

1" 

Upper 

~~ 

|Bathroom 

1 

8 

7 

Upper 

Dining Area 

14 

12 

Main 

Bedroom 3 

13 

10 

Upper 

Bathroom 2 

7 

7 

Main 

Living Room 

20 

13 

Main 

Bedroom 4 

13 

12 

Upper 

Office 

13 

9 

Main 

Laundry 

8 

6 

Main 

Great Room 

27 

20 

Main 

Great Room 

27 

20 

Main 

ll 

Tax and Legal 

| 

Taxable Value: 216,540 

SEV:301,460 

School District:Farmington 

Seller's Annual Property Tax: 9,370 

Special Assmt/Type:65.00 

Homestead %: 0 

Legal: T1N, ROE, SEC 11 HOLLY HILL FARMS SUB NO 2 LOT 76 

ll 

Property Features 

] 

Exterior Features 

Interior Features 

Construction/Utilities 

Exterior Material:Brick 

Laundry Features:Main Level 

Heat Source:Natural Gas 

Parking Features:Attached 

Heat Type:Baseboard; Forced Air; Hot Water 

Garage Spaces:2 

Substructure:Slab 

Water:Public 

Sewer:Public Sewer 

Additional Details 

Street Type:Paved 

I 

Listing and Selling Information 

] 

Agent Only Remarks: PLEASE DO NOT CONTACT JESSICA FOR ANY INFORMATION AS THIS IS A LIMITED LISTING, CONTACT MIKE (248)421-2998 OR NEAL (248)508-8064. 

Agent and seller are relatedDiscover the perfect blend of space and tranquility in this stunning 3400 sq. ft. home featuring 4 spacious bedrooms and 2.5 modern bathrooms. There is an 

amazing lower level great room with hardwood floors, high ceilings and an abundance of sunlight reflected through newer floor to ceiling windows, huge formal dining room with natural 

fireplace and office. Nestled in a serene neighborhood, this property is ideal for families seeking comfort and a touch of nature. Step outside to your own private retreat with a picturesque 

pond, complemented by a wrap-around deck featuring a relaxing hot tub, ideal for peaceful mornings or evening relaxation. 2.5 attached side entry garage with workshop and 9 foot 

ceilings, spacious multi-purpose bonus room off garage, picnic area w/fire pit, custom shed. DON'T WAIT, THIS IS PRICED TO SELL. 

Listing Agreement: Exclusive Agency 

RP: 

Name 

Primary Phone 

Email 

List Off: 

Pro Realty(366549) 

734-557-3800 

List Agt: 

Jessica Aziz (400243) 

248-217-9443 

jessicaaziz32@gmail.com 

List Association: 

Selling Off: 

Century 21 Curran & Oberski (386552) 

734-464-6400 

kim@c21curranoberski.com 

Selling Agt: 

Allison Maher(457472) 

248-752-7989 

allison@ashleyjolley.com 

Listing Date: 

04/16/2025 

Status Change Date: 05/20/2025 

Terms: Conventional 

On-Market Date: 

04/23/2025 

Sold Date: 

05/20/2025 

Pending Date: 

05/14/2025 

Sold Pri 

$499,000 

Under Contract Date: 05/14/2025 

Sold Price Sqft: 

$146.51 

All information deemed materially reliable but not guaranteed. Interested parties are encouraged to verify all information. Copyright 2026 MichRIC®, LLC All rights reserved. vDMCA Notice The 

property on this sheet has been made available on 03/08/2026 10:42 AM and may not be listed by the office/agent presenting this information.

← View full record