Some more information to support my appeal.pdf
Aferdita Rica Petitioner V City Of Troy Respondent · 26-000612-TT
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Page 1
Petition challenging property tax assessment issued by the City of Troy
Michigan Tax Tribunal – Small Claims Division
Subject property address: 74 Miracle Dr, Troy MI 48084
T2N, R11E, SEC 21 TROY MEADOWS SUB NO 4 LOT 227 1-20-88 FR 227-003
Home style: Ranch
Living Area: Approx. 1,696 Sq Ft
Year Built: 1989
Principal Residence Exemption (PRE): 100%
2026 Taxable Value Board of Review Decision: $241,000
Statement of appeal
Petitioner respectfully appeals the property tax assessment issued by the City of Troy for tax year 2026. Petitioner
believes the current assessment exceeds the subject property’s True Cash Value ("TCV") and is not supported by
market data for comparable properties.
The property was purchased in 2025 for $469,000 in an arm’s-length transaction. However, a review of comparable
ranch home sales of similar size, age, condition, and location indicates that typical market values range between
approximately $370,000 and $420,000.
These transactions reflect the broader market and provide a more reliable indication of value than any single sale
alone. In this context, the purchase price appears to be above the typical range for similar properties and should
not be the sole basis for determining TCV.
Since the purchase, no improvements or upgrades have been made that would justify that huge increase in value.
The property’s features, 3 small bedrooms, 2.5 bath, living room, kitchen and dining are at the same room, the
garage says 2 cars, but it is functionally limited compared to standard two-car garages. So the subject property
does not represent premium characteristics that can justify the very high taxable value.
Petitioner is familiar with the Troy Meadows subdivision market (same neighborhood with the subject property),
having previously owned and sold a much larger and more feature-rich home within the same neighborhood. That
property, despite its significantly larger size and superior features, was still subject to market expectations within a
similar general price range, further supporting that the current assessment of the subject property is not aligned
with typical market behavior.
Based on the comparable sales and overall market data, the current assessment is overstated and not consistent
with similar properties.
Therefore, the requested true cash value is $400,000.Page 2
Comparable sales analysis The following comparable sales are based on recent residential transactions in the City of Troy and surrounding areas, focusing on ranch-style homes with similar square footage, age, and condition. These sales provide a reliable indication of current market value. Comparable Ranch-Style Sales – Troy (2025–2026) – Troy Meadows sub and close to our sub: Address Style Sq Ft Sale Date Sale Price Notes 177 Eckford Drive, Troy 48085 Ranch 1,731 11/19/2025 $426,000 Slightly larger 192 Kirk Lane Drive, Troy 48084 Ranch 1,775 10/23/2025 $370,000 Slightly bigger (same neighborhood) 293 Scottsdale Drive, Troy 8084 Ranch 1,539 8/15/2025 $375,000 Slightly smaller (same neighborhood) 124 Belhaven Drive, Troy 48085 Ranch 1,650 7/30/2025 $335,000 Same size Map of comparable The comparable sales above support a market range of approximately $350,000 to $420,000 for properties similar to the subject, Ranch style, close in size and rooms. These sales reflect actual arm’s-length transactions within the same general market area and timeframe. So based on this data, a reasonable and well-supported True Cash Value is approximately $400,000.
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SUPPORTING CONSIDERATIONS • No improvements or upgrades since purchase • Property features are typical for the neighborhood • Comparable sales support a lower market range • Current assessment exceeds market-supported value REQUEST FOR RELIEF Petitioner respectfully requests that the Michigan Tax Tribunal revise the assessed value of the subject property to reflect a True Cash Value of $400,000 for the 2026 tax year, consistent with the market evidence presented. Petitioner: Aferdita Rica Date: April 19, 2026