Norbeck.pdf

Daniel W Norbeck, Petitioner V Township Of Onekama, Respondent · 24-003540-TT

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RECEIVED 

JUN 21 2024 

MICHIGAN TAX TRIBUNAL 1 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / EXEMPTION / CLASSIFICATION APPEAL 

Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or 

Non-Property tax disputes. 

Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3}, you MUST submit a copy of the notice giving rise to the appeal 

{e.g. Board of Review Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. if you do not 

submit this document, you may be held in default. 

Section 1: Petitioner’s Contact Information 

First Name 

M.l. 

Last Name/Company Name 

Daniel 

W 

Norbeck 

Mailing Address (No., Street, P.O. Box or Rural Route) 

2398 Crescent Beach Road 

City or Town 

State 

ZIP Code 

Manistee 

MI 

149660 

Telephone Number 

Fax Number 

847-612-3430 

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) 

Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information 

) 

First Name 

ML 

Last Name 

Firm Name (if any) 

Address (No., Street, P.O. Box or Rural Route) 

City or Town 

State 

ZIP Code 

Telephone Number 

Fax Number 

E-mall Address (do not enter unless you want MTT to send all correspondence via e-mail) 

Section 3: Subject Property Information 

How many 

if you are appealing more than one parcel, are they contiguous or adjoining? 

parcelsareyou | [7] vest 

[J no™ 

appealing? 

*If yes, use a multiple parcel form for information regarding any contiguous parcels.

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Issues Being Appealed (check all that appiy) 

[2 True Cash and Taxable Value 

A 

[J Poverty Exemption 

£7] Taxable Value Only (calculation) 

[0 bisabled Veterans Exemption 

[1 uncapping of Taxable Value 

[3 Eligible Manufacturing Personal Property (ESA) 

[1] Exemption from Taxation (other than the denial of a 

[J Classification 

Principal Residence or Qualified Agricultural Exemption) 

Section 5: Explain the Reason for this Appeal 

See attached Reason for Appeal and Exhibits. 

Section 6: Jurisdictional Issues 

Year(s) you are appealing: 

2024 

, 

Did you protest the assessment ata Board of Review (BOR)? 

Yes 

[] No 

if Yes, check which BOR you attended AND attach the BOR decision: [64 March 

[[] Juty 

[J December 

If No, check the applicable reason{s): 

[| Not required to attend 

Assessment Change Notice was not received by Petitioner 

[| Appealing a purported Clerical Error or Mutuat Mistake of Fact (if yes, include explanation in Section 5) 

Appealing within 35 days of State Tax Commission Order

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 7: Valuation Information use te multiple parcel form for additional, contiguous parcels. 

Parcel Identification Number: 

51-11-033-009-30 

Classification of Property: 

Real 

Personal 

(check one) 

O 

Agricultural 

Commercial 

Industrial 

Re 

Timper-Cutover 

Developmental 

Utility 

(check one) 

Current Assessed Value {also known as State Equalized Value) as established by the BOR: 

$88,400 

Current Taxable Value as established by the BOR: 

$49,612 

What do you believe is the fair market value (also known as True Cash Value)? 

$64,845 

Muitiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value. 

$32,423 

If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 

$32,423 

Section 8: Classification Information *Only the MI Dep’t of Treasury may appeal this issue to the Tribunal® 

Parcel Identification Number: 

Current Classification of Property as established by Board of Review: 

Real 

Personal 

(check one) 

O 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

What do you believe is the property’s classification? 

Real 

Personal 

(check one) 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one} 

Ifimproved property, how is the property currently being used? 

Ifimproved property, for what use was the property designed?

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Fee Information 

Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition? 

Yes 

[| No 

Are you appealing ONLY the denial of a Poverty Exemption or Disabled Veterans Exemption? 

O Yes 

O No 

Ifyou answered yes to either or both of the above questions, you are not required to pay any filing fees. 

The filing fee is based on the greater of the State Equalized Value or Taxable Value in contention. 

If you are appealing more than one 

parcel, the parcel with the highest State Equalized Value or Taxable Value in contention will be used to determine your filing fee, plus 

$25.00 will be added for each additional parcel being appealed, not to exceed a total filing fee of $1,000. 

Ifyour property is residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$125.00 

$100,000.01 to $500,000.00 

$200.00 

$Over $500,000.00 

$300.00 

If your property is NOT residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 

and under 

$250.00 

* Plus $25.00 for each additional parcel, as indicated above. 

If your property is NOT residential property and the State Equalized Value or Taxable Value in contention is $100,000.01 or greater the 

appeal does not qualify for Small Claims. Therefore, an Entire Tribunal petition must be filed. 

Si gnhatu I"€ *Required 

Petitioner 

orized 

Repro 

tatiye’s Signature: 

Isl 

Sd Ww 

} TL 

Jw 

1p, 

202y

Daniel W. Norbeck, Petitioner v Onekama Township, Respondent 

Reason for Appeal of Valuation of 51-11-033-009-30 

1) 

The property parcel number is 51-11-033-009-30. 

2) 

The property identified above is real. 

3) 

The property identified above is classified as-402 (Residential- Vacant). 

4) 

As of May 15, 2024, the property identified above has a Principal Residence Exemption of 

100%. (See Exhibit 1, March 2024 Board of Review.) 

5) 

The property at issue is located on Crescent Beach Road in Manistee County. 

6) 

The assessment at issue was established by Onekama Township. 

7) 

The Petitioner’s legal and principal residence is the contiguous property located at 2398 

Crescent Beach Road, Manistee, Michigan 49660. 

8) 

This appeal involves issues relating to the vacant property’s true cash and taxable values and 

uniformity. 

9) 

The tax year at issue is 2024. 

10) The values for the property identified above as established by Respondent’s March 2024 

Board of Review are: True Cash Value $176,800; Assessed Value $88,400; Taxable Value 

$49,612. (See Exhibit 1, March 2024 Board of Review) 

11) Petitioner contends that the values for tax year 2024 are no more than the following: True 

Cash Value $64,845; Assessed Value $32,423; Taxable Value $34,423. 

12) The property at issue is 19.65 acres M/L. (See Exhibit 2, 2024 Property Record Card, Tax 

Description, and Exhibit 3, Manistee County Equalization Department Parcel Viewer.) 

13) The property at issue is designated as “Rural” on the Onekama Township ECF Map 2024. 

(See Exhibit 4.)* 

14) The property at issue is designated as “R-Sectional Acreage,” meaning “Rural-Sectional 

Acreage” on the Onekama Township Land Value Map 2024. (See Exhibit 5.) 

15) The “Land Value Table” for “Onekama Rural Acreage” for 2024 establishes a true cash value 

of $3,300 per acre for parcels with 16 to 20 acres. (See Exhibit 6.) 

16) A value of $3,300 per acre applied to the subject property’s 19.65 acres yields a true cash 

value of $68,400 and a taxable value of $34,423. 

17) The subject property was improperly assessed in 2024 as three and one-half (3.5) “scenic 

sites,” an elastic and undefined unit of measure. (See Exhibit 7, Property Record Card 2024, 

“Land Value Estimates for Land Table 51.R-Sectional Acreage.”) 

, 

18) The subject property was improperly assessed in 2023 as four (4.0) “scenic sites,” an elastic 

and undefined unit of measure. (See Exhibit 8, Property Record Card 2023, “Land Value 

Estimates for Land Table 51. R-Sectional Acreage.”) 

’

22) Tn the same year 2024, platted subdivision parcel 11-330-059-05 was determined to consist 

of 1.5 “scenic sites” and 1.0 “scenic sites.” (See Exhibits 10 and 11, respectively.) 

23) The 2024 assessments imposed on the subject property and the taxes to be levied and 

collected are invalid because: (a) The assessed value and equalized assessment imposed on 

the subject property are more than 50% of its true cash value in violation of the applicable 

statutory and constitutional limitations; (b) The assessment is based on erroneous principles 

and information; (c) The assessment is based on the misapplication of valuation principles, 

and (d) The assessment otherwise violates the Petitioner’s rights. 

Therefore, Petitioner respectfully requests this honorable Tribunal hear this case and enter an 

order reducing the 2024 true cash, state equalized and taxable values of the subject property and 

direct Respondent to provide all other relief to which the Petitioner is entitled under Michigan 

law. 

*Exhibits 4 through 11 were accessed through the Onekama Township website and sourced from 

the Department of the Assessor. 

DWT 

Jy 

se 

IduNE 

(£ 

2029 

Daniel W. Norbeck,

EXHIBIT 1

05/15/2024 

12:58 

PM 

2024 BOARD OF REVIEW DECISION 

FROM 

ONEKAMA TOWNSHIP ASSESSOR 

MARLENE WHETSTONE 

PO BOX 325 

CADILLAC MI 49601 

NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: 

PROPERTY IDENTIFICATION; (Parcel Code required. Property address 

and legal description optional.): 

51-11-033-009-30 

CRESCENT BEACH RD 

NORBECK DANIEL W & CYNTHIA L 

TH PART OF E 1/2 OF GOVT LOT 2 LYING SOUTH OF 

2398 CRESCENT BEACH RD 

CRESCENT BEACH + LAKE SHORE RDS. 19.65 

AM/L SEC 33 

MANISTEE MI 49660 

T23N RISW.[[SALE(79) 77 3377 1982, 983 (88) 3500 1912 (92) 

3562 1685 687 (14) WD2 $5630 2014R006005, TD2 

2014R006003, TD2 2014R006004 (16) WD2 2016R005454 

[10/17/04] 

THIS PROPERTY IS CLASSIFIED 

402 

(RESIDENTIAL-VACANT) 

Thank you for attending this years March Board of Review. The Board has reviewed the information you supplied and the data necessary 

to compute your assessment and taxable value, 

The Board has completed their review of parcel number 

51-11-033-009-30 

They have made the following determination based on the information you supplied. 

Board of Review Comments 

PROPERLY ASSESSED 

| 2024 ORIGINAL ASSESSED VALUE 

88,400 

| 

| 2024 

"BOARD OF REVIEW" ASSESSED VALUE 

88,400 

| 

(If the above amounts are the same, no revisions have occured) 

2024 ORIGINAL TAXABLE VALUE 

49,612 

2024 

"BOARD OF REVIEW" TAXABLE VALUE 

49,612 

2024 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 

100.0000 

Please feel free to contact the assessor at the address listed above or call if you have any questions, 

“Effective March 1, 2013, the Tribunal is no longer able to accept Small Claims letter appeals. Rather, you are required to file a petition to 

initiate a new Small Claims appeal. Petition forms are available on this website.” 

http://www.michigan.gov/taxtrib/0,4677,7-187-38254---,00. html

EXHIBIT 2

. 

2 

Me UTE R 

fw TE? 

Parcel Number: 

51-11-033-009-30 

Jurisdiction: 

ONEKAMA TOWNSHIP 

County: 

MANISTEE 

Printed on 

03/25/2024 

Grantor 

Grantee 

Sale 

Sale 

Inst. 

Terms 

of Sale 

Liber 

Verified 

| Prent. 

Price 

Date 

Type 

& 

Page 

By 

| Trans. 

HARDY OWEN ETAL 

NORBECK DANIEL 

W 

& 

CYNTHI 

0 

10/04/2016 

[WD 

21-NOT USED/OTHER 

|2016R005454 

PROPERTY TRANSFER 

0.0 

HARDY, 

WALTER TRUST 

NORBECK DANIEL 

W 

& 

CYNTHI 

563,000{ 

11/21/2014 

|WD 

20-MULTI 

PARCEL SALE 

REF 

|[2014R006005 

PROPERTY TRANSFER | 

100.0 

Property Address 

Class: 

RESIDENTIAL-VACAN |Zoning: 

RR1 

Building 

Permit (s) 

Date 

Number 

Status 

CRESCENT BEACH 

RD 

School: 

ONEKAMA CONSOLIDATED SCHOOLS 

P.R.E. 

100% 05/23/2022 

Owner's Name/Address 

MAD 

E: 

NORBECK DANIEL 

W 

& CYNTHIA 

L 

2024 

Est 

TCV 176,750 

2398 

CRESCENT BEACH 

RD 

— 

MANISTEE MI 49660 

Improved 

|X [Vacant 

| Land Value Estimates for Land Table 51.R-SECTIONAL ACREAGE 

Public 

* Factors 

* 

Improvements 

Description 

Frontage 

Depth 

Front 

Depth 

Rate 

%Adj. 

Reason 

Value 

Dirt Road 

<Site value 

A> 

0 

100 

0 

—— 

nage 

RATE TABLE SCENIC SITE 

3.50 Acres 

50500 

100 

176,750 

/2 

OF GOVT 

LOT 

2 

LYING 

X 

|Paved Road 

3.50 

Total Acres 

Total 

Est. 

Land Value 

= 

176,750 

SOUTH OF CRESCENT BEACH 

+ LAKE SHORE RDS. 

Storm Sewer 

SEC 33 T23N R16W.[[SALE(79) 

Sidewalk 

2, 

983 

(88) 

3500 

1912 

(92) 

Water 

3562 1685 

687 

(14) 

WD2 $5630 2014R006005, 

Sawer 

TD2 2014R006003, 

TD2 2014R006004 

(16) 

WD2 

|x 

|mlectric 

2016R005454 

[10/17/04] 

Gas 

Comments/Influences 

curb 

Street Lights 

Standard Utilities 

Underground Utils. 

Topography 

of 

Site 

Level 

X 

|Rolling 

Low 

X 

|High 

Landscaped 

Swamp 

X 

|Wooded 

Pond 

Waterfront 

Ravine 

Wetland 

. 

Flood Plain 

Year 

Land 

Building 

Assessed 

Board 

of| 

Tribunal/ 

Taxable 

X 

|NHW 

Value 

Value 

Value 

Review 

Other 

Value 

Who 

When 

What 

2024 

88,400 

0 

88,400 

88,400M 

49, 612C 

TK 

07/07/2016 

INSPECTED 

[2023 

64,600 

0 

64,600 

54,000M 

47,250C 

The Equalizer. 

Copyright 

(c) 

1999 

- 2009.|R.K 05/10/1995 INSPECTED 

[3533 

25.000 

Licensed To: 

Township 

of Onekama, 

County 

|R.K 09/06/1996 DATA ENTER 

0 

4 

0 

45,000 

45,0008 

of Manistee, 

Michigan 

2021 

35,000 

0 

45,000 

45,0008 

*** 

Information herein 

deemed reliable 

but 

not guaranteed***

EXHIBIT 3

3/17/24,9:19 AM 

Manistee County Property Search 

7 

Map 

View 

Help 

About 

2021 ORTHO AERIAL MAPS (Click here for Data Information) snowing rarcef tines 

& Labels 

Overlays 

Base Map

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To see the c

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NOTE: Dist

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7 SUBD ECT pARCE 

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EXHIBIT 4

Onekama Township 

ECF Map 2024 

Onekama_Twp 

BE Ac 

RURAL 

| 

LAKEFRONT 

[7 VILLAGE OF ONEKAMA ~~ 

| 

VILLAGEAREAVIEW 

| LAKEINFLUENCE 

© 

| RESORT 

| 

COMMERCIAL 

fru

EXHIBIT 5

[RITE AT un 

2 )2y 

Onekama Township 

Land Value Map 2024 

Onekama_Twp 

[1 PORTAGE LAKE 

TT 140 

[J RSECTIONAL ACREAGE 

[Jae 

|] commERcIAL 

| R-ONEKAMAVILLAGE 

[” 

| PORTAGE POINT 

[J R-RESORT PROPERTY 

[1 

R-PORTAGE RIDGE SUB 

[J VILLAGE OF PIERPORT 

1 R-WICKATEWAH 

5m 

ae 

—2) 

ave 

R-PORTAGE PARK RESORT 

|-

EXHIBIT 6

Onckama Rural Acreage 

Parcel Number 

3-9 Acres 

0711100415 

0712001325 

07-120013-27 

0712001320 

22021356.10 

0613412509 

07410001 35 

07-110001-15 

0700502840 

Boas 

0901420005 

0803447504 

07-111-001.03 

0802647501 

07:110001-20 

0302501400 

07-005.029.25 

10 ACRES-15 

0203210004 

07.11301000 

1000235002 

0011250-10 

1001125040 

10028-35001 

1003442501 

10-110475-05 

11015006.12 

1102501900 

1202147503 

1302820010 

1303345002 

1402135040 

16-20 Acres 

08017-12501 

0403047510 

0510247502 

13021-10001 

0512122545 

0301200305 

10028-35005 

1002022500 

1401600700 

03:010275.01 

1413300310 

21-25 Acres 

0613547501 

01:025.003.01 

10:135.30005 

08.032.150-10 

030152500} 

26-30 ACRES 

0201510002 

0201510002 

13.003:30001 

02035-10002 

31-40 Acres 

0203420005 

1002435001 

0203420005 

1301142502 

0300100340 

08016-20001 

1412600300 

0101101600 

0101101700 

10027-12501 

41-80 

0800432501 

0202122501 

1003242500 

03011-01100 

02:02510002 

07-111.007-00 

07:108019.00 

Strget Addrass. 

FOXFARM 

3930 WILDWOOD. 

3930 WILDWOOD 

2438 INDIAN VILLAGE 

ouson 

ADAMSON LAYE 

COATES 

95 WARFIELD 

351SWARFIELD 

HIS VARFIELD 

HOEVVILE 

HOXENVILLE 

15720 STENBERG. 

HERKELRATH 

5950 EIGHT MILE 

8776 ALKIRE 

14204 PEPPERMAN 

THIRTEEN MILE 

KooN 

1ouepl 

YATES 

6038 CLEMENTS 

14867 GLOVERS LAKE 

3867 

HIGHRRIDGE 

FARNSWORTH 

20170 HOXYVILE 

STRONACH DAM 

SKOCELAS 

MARILLA 

camp 

146 W COUNTY UNE 

Newson 

BOSSCHEM 

ORAVAINEN 

MARIA 

9875 ELEVEN MILE 

9875 ELEVEN MILE 

15264 DZUIBANEK 

10825 EIGHT MILE 

EIGHT MILE 

23170 VAR 

EIGHT MILE 

SPANGOALE 

FARNSWORTH 

10850 HEALY LAKE 

NCUsTER 

‘GLOVERS LAKE 

‘GLOVERS LAKE 

DOROTHY 

POTTER 

8583 MAIDENS 

4532 PEACOCK 

CHIEF 

8736 BIG FOUR 

SCHOEDEL 

BARLAKE 

10/04/21 

10/08/24 

09/24/21 

06/02/22 

w/e 

o/es/22 

or/arj 

or/or/21 

10/14/21 

06/25/21 

oyjas/z2 

oraz 

as/19/22 

08/20/21 

08/10/21 

05/07/21 

oy/13/22 

1/30/21 

01/31/22 

08/30/21 

or/01/21 

09/1021 

10/01/21 

upp 

8/10/22 

09/4721 

ozyi8/22 

08/13/21 

09/29/21 

12/08/22 

12/22/28 

o9/os/2 

1/03/21 

10/07/21 

1/5/21 

0812021 

1272020 

09/17/21 

01/28/22 

09/2021 

06/30/22 

05/20/22 

0/21/21 

04/06/21 

07/21/22 

06/08/21 

ou/23/22 

08/04/21 

08/04/21 

0121/2 

06/06/22 

02/3 

12/17/21 

0/2423 

09/21/21 

0032 

09/28/21 

07/29/21 

08/24/22 

11/04/22 

05/27/22 

nm 

09/01/22 

06/14/21 

or/21/22 

05/13/22 

06/04/21 

04/09/21 

Salo Date Safe Price Adj. Sale 

$131,000 

$310,000 

$180,000 

$175,000 

$160,000 

$120,000 

$160,000 

16-20 acvel 

<7 

212 

00 [acve

EXHIBIT 7

J 

7 

pRIPIED aa 

pop. 

[TT 

Parcel Number: 

51-11-033-009-30 

Jurisdiction: 

ONEKAMA TOWNSHIP 

County: 

MANISTEE 

Printed on 

03/15/2024 

|Grantor 

Grantee 

| 

Sale 

Sale 

Inst. 

Terms 

of Sale 

TT 

[Tiber 

[Verified 

Prent. 

| 

Price 

Date 

Type 

& 

Page 

|By 

Trans. 

HARDY OWEN ETAL 

NORBECK 

DANIEL 

W 

& 

CYNTHI 

0} 

10/04/2016 

[WD 

21-NOT USED/OTHER 

|12016R005454 

PROPERTY TRANSFER 

0.0 

HARDY, WALTER TRUST 

NORBECK DANIEL 

W 

& CYNTHI 

563,000 

11/21/2014 

[wD 

20-MULTI PARCEL SALE REF 

|2014R006005 

PROPERTY TRANSFER | 

100.0 

| 

| 

| 

| 

| 

I 

i 

Property Address 

Class: 

RESIDENTIAL-VACAN Zoning: 

RR1 

[Building Permit (s) 

| 

Date 

Number 

Status 

CRESCENT BEACH 

RD 

School: 

ONEKAMA CONSOLIDATED 

SCHOOLS 

P.R.E. 

100% 

05/23/2022 

Owner's Name/Address 

VAD 

E: 

NORBECK DANIEL 

W 

& CYNTHIA 

L 

2024 

Est 

TCV 176,750 

2398 CRESCENT BEACH RD 

E 

5 

MANISTEE 

MI 49660 

Improved 

| 

X |Vacant 

Public 

* Factors 

* 

Improvements 

Description 

Frontage 

Depth 

Front 

Depth 

Rate 

%Adj. 

Reason 

Value 

Dirt Road 

0 

100 

0 

ET 

Gravel Road 

Foo 

tl 

oe SR) 

3.50 Acres 

50500 

100 

176,750 

OF 

E 

1/2 

OF GOVT LOT 

2 LYING 

X 

|Paved Road 

3.50 Total Acres 

Total Est. 

Land Value 

= 

176,750 

SOUTH 

OF CRESCENT BEACH 

+ 

LAKE SHORE 

RDS. 

Storm Sewer 

{32-500 

080, 53 T23N R16W. 

[ [SALE (79) 

Sidewalk 

v 

3 

(88) 

3500 

1912 

(92) 

Water 

3562 

1685 

687 

(14) 

WD2 $5630 2014R006005, 

Sewer 

TD2 2014R006003, 

TD2 2014R006004 

(16) 

WD2 

|x 

|gplectric 

2016R005454 

[10/17/04] 

Gas 

Comments/Influences 

Curb 

Street Lights 

Standard Utilities 

Underground Utils. 

Topography 

of 

Site 

Level 

X 

|Rolling 

Low 

X 

|High 

Landscaped 

Swamp 

X 

[Wooded 

Pond 

Waterfront 

Ravine 

Wetland 

Flood Plain 

Year 

Land 

Building 

Assessed 

Board 

of| 

Tribunal/ 

Taxable 

X 

|NHW 

Value 

Value 

Value 

Review 

Other 

Value 

Who 

When 

What 

2024 

88,400 

0 

88,400 

49, 612C 

i 

TK 

07/07/2016 INSPECTED 

[2023 

64,600 

0 

64,600 

54,000M 

47,250C" 

The Equalizer. 

Copyright 

(c) 

1999 

- 2009.|r.K 05/10/1995 INSPECTED 

[5033 

75,000 

3 

75,000 

75,0005 

Licensed 

To: 

Township 

of Onekama, 

County 

|R.K 09/06/1996 

DATA ENTER 

of Manistee, 

Michigan 

2021 

45,000 

0 

45,000 

45,0008 

*** 

Information herein deemed reliable 

but 

not guaranteed***

EXHIBIT 8

~% 

Nor gecy 

Vac an 

Zo27 ; 22s 

METER 

pF 

1 2i7ED 

Parcel Number: 

51-11-033-009-30 

Jurisdiction: 

ONEKAMA TOWNSHIP 

County: MANISTEE 

Printed on 

03/25/2024 

[Grantor 

|Grantee 

Sale| 

Sale 

[Tost 

Terms 

of Sale 

|Liber 

|Verified 

Prent. 

| 

| 

Price 

Date 

| Type 

|& 

Page 

By 

Trans. 

HARDY OWEN ETAL 

|NORBECK DANIEL 

W 

& 

CYNTHI 

| 

0| 

10/04/2016 

|WD 

21-NOT USED/OTHER 

2016R005454 

PROPERTY TRANSFER 

0.0 

HARDY, WALTER TRUST 

NORBECK DANIEL W 

& CYNTHI | 

563,000 

11/21/2014 

[WD 

20-MULTI PARCEL SALE REF 

|2014R006005 

PROPERTY TRANSFER | 100.0 

| 

| 

| 

Property Address 

[Class: 

RESIDENTIAL-VACAN [Zoning: 

RR1 

[Building Permit (s) 

Date 

Number 

Status 

CRESCENT BEACH 

RD 

School: 

ONEKAMA CONSOLIDATED SCHOOLS 

P.R.E. 

100% 

05/23/2022 

| 

Owner's Name/Address 

NET 

NORBECK DANIEL 

W 

& CYNTHIA 

L 

2023 

Est 

TCV 

90,000 

43046 

N SHERIDAN OAKS 

DR 

: 

JS 

L_ 

| 

Public 

* 

Factors 

* 

| 

Improvements 

Description 

Frontage 

Depth 

Front 

Depth 

Rate %Adj. 

Reason 

Value 

— 

Dirt Road 

<Site Value A> 

0 

100 

0 

Tax Description 

Gravel Road 

| RATE TABLE SCENIC SITE 

Acres 

22500 

100 

90,000 

TH PART 

OF 

E 

1/2 

OF GOVT 

LOT 

2 

LYING 

Paved Road 

4.00 

Total Acres 

Total 

Est. 

Land Value 

= 

90,000 

SOUTH OF CRESCENT BEACH 

+ LAKE SHORE RDS. 

Stor Sewst 

19.65 

A M/L SEC 33 T23N R16W.[[SALE(79) 

Sidewalk 

77 3377 1982, 

983 

(88) 

3500 1912 

(92) 

Water 

3562 1685 

687 

(14) 

WD2 $5630 2014R006005, 

Sewer 

TD2 2014R006003, 

TD2 2014R006004 

(16) 

WD2 

|x 

|plectric 

2016R005454 

[10/17/04] 

Gas 

Comments/Influences 

Curb 

Street Lights 

Standard Utilities 

Underground Utils. 

Topography 

of 

Site 

Level 

X 

|Rolling 

Low 

X 

|High 

Landscaped 

Swamp 

X 

[Wooded 

Pond 

Waterfront 

Ravine 

Wetland 

ee 

. 

Flood Plain 

Year 

Land 

Building 

Assessed 

Board 

of| 

Tribunal/ 

Taxable 

X 

|NHW 

Value 

Value 

Value 

Review 

Other 

Value 

Who 

When 

What 

2023 

45,000 

0] 

45,000 

45,0008 

TK 

07/07/2016 INSPECTED 

[2022 

45,000 

0 

45,000 

45,0008 

The Equalizer. 

Copyright 

(c) 

1999 

- 

2009. 

|R.K 05/10/1995 INSPECTED 

2021 

15,000 

0 

45,000 

45,0008 

Licensed 

To: 

Township 

of 

Onekama, 

County 

|R.K 09/06/1996 

DATA ENTER 

of Manistee, 

Michigan 

2020 

45,000 

0 

45,000 

45, 000M 

14, 836C 

*** 

Information herein deemed reliable 

but 

not guaranteed***

EXHIBIT 9

03/06/2023 

page? 

11 

- 

ONEKAMA 

TOWNSHIP 

Naot 

Oonlaqe 

Rates/Values 

for Neighborhood 

1120.GRews, 

last 

Edited: 

02/28/2023 

Frontages: 

Frontage 

'A': 

Description: 

CELLENT 

‘ 

FF 

Rate: 

Standard 

Frontage: 

0 

Standard 

Depth 

Frontage 

Description: 

'VERY 

GOOD 

’ 

FF 

Rate 

Standard 

Frontage: 

0 

Standard 

Dep 

Frontage 

'C': 

Description: 

'GOOD 

4 

|; 

Standard 

Frontage: 

0 

Standard 

Depth 

Frontage 

'D': 

Description: 

'AVERAGE 

i 

FF 

Rate: 

17 

Standard 

Frontage: 

0 

Standard 

Depth 

: 

Frontage 

'E': 

Description: 

'FAIR 

r 

Te 

Standard 

Frontage: 

0 

Standard 

Deg 

( 

Rates 

for 

Rate 

Table 

'RATE TABLE 

21', 

(Units 

COMM 

GR 

PTR 

COV: 

34,760 

PPI 

COM 

GR 

: 

34,760 

Unit: 

11 

- ONEKAMA TOWNSHIP 

Rates/Values 

for Neighborhood 1140.LAKE MICHIGAN, 

Last 

Edited: 

02/21/2023 

Frontages: 

Frontage 

'A': 

Description: 

'LAKE MICH 

EX 

J 

FF Rate: 

4440 

i 

CranAned Trant-mas 

A 

Chand 

eA RARER 

A 

Frontage 

'B': 

Description: 

'LAKE MICH 

VG 

v 

FF Rate: 

3280 

Standard Frontage: 

0 

Standard Depth 

: 

0 

Frontage 

'C': 

Description: 

'LAKE MICH GOOD 

' 

FF Rate: 

2600 

Standard Frontage: 

0 

Standard Depth 

: 

0 

Frontage 

'D': 

Description: 

'LAKE MICH 

F 

g 

FF Rate: 

1550 

Standard Frontage: 

0 

Standard Depth 

: 

0 

Frontage 

'F': 

Description: 

‘HIGH BLUFF 

1 

FF Rate: 

910 

Standard Frontage: 

0 

Standard Depth 

: 

0 

Raves 

for 

Rate Table 

'RATE TABLE 

16', 

(Acres 

LAKE VIEW 

+ 

115,475 

 B=SHECT 

NA 

NC REALE 

pr 

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EXHIBIT 11

ih 

S ENC 

11-290-073-00 

8558 BAYVIEW 

$262,000 

$129,245 

$10,500 

500 

00 

0.00 

000 

$1,592 

#0! 

1129004500 

B83LBAYVIEW 

03/08/22 

$129,000 

3589 

$117,250 

$21,275 

500 

00 

100 

100 

$660 

$3302 

11-28058-10 

 LAKEPARK 

06/09/21 

$23,795 

1513 

$31,913 

$3113 

300 

00 

100 

150 

$264 

$23,795 

11290-15900 

SEYMOUR 

06/04/21 

$55,000 

3545 

$74,463 

$74,463 

1800 

3000 

650 

350 

$306 

$8,462 

11280-20900 

3030 SEYMOUR 

12/08/22 

$36,500 

44.66 

$47,869 

$47,863 

1200 

2400 

066 

225 

$304 

$55,213 

11290-30500 

5207 WOODLAND 

05/12/21 

$572,500 

4413 

$552,630 

$234,700 

1200 

00 

100 

300 

$2121 

$254,570 

1133004500 

PORTAGE POINT 

09/30/21 

$36,000 

3028 

$53.88 

$53.18 

4000 

00 

3.64 

250 

$30 

$9850 

$1,114,755 

$3,006,562 

$473,508 

10500 

1380 

B75 

3836 

Average 

Average 

Average 

1008 

per FF=> 

$550 

per Net Acre=> 

42,181.07 

per SqFt=> 

Use 

5550 

Resort ite #2 

Land 

Resid 

11290-15115 

87525 GREENWAY 

07/06/21 

$430,000 

$157,400 

3660 

$431,264 

$25926 

$27,150 

125 

125 

$20741 

Totals: 

$430,000 

$157,400 

$431,268 

$25,926 

$27,150 

125 

125 

sale. Ratio => 

3660 

Average 

Average 

Std. Dev. => 

#Dv/ol 

per Net Acre=> 

2072080 

persqFt=> 

Use 

20,800.00 

8580 BAYVIEW. 

$390,000 

07/23/21 

300 

5207 WOODLAND 

05/12/21 

$572,500 

43.19 

$552,630 

$254,570 

$234,700 

32s 

32s 

$78,323 

PORTAGE POINT 

09/30/21 

$36,000 

3028 

$53,188 

$36,600 

$53,188 

2.00 

2.00 

$18,300 

PORTAGE POINT 

10/14/21 

$48,000 

6313 

$60300 

$48,000 

$60,300 

100 

100 

$48,000 

Totals: 

$1,046,500 

$1,008,731 

$466,682 

$428,313 

525 

5.25 

= 

40.60 

Average 

Average 

1481 

per Net Acre=> 

0452.11 

per SaFt=> 

Building Site #1 

Use 

50500.00 

Portage Paint 

Resort Properties 

Street Addr 

ate 

11-290045-00 

8891 BAYVIEW 

03/08/22 

$129,000 

$46,300 

3589 

$117,254 

$33,021 

$21275 

100 

100 

$33.02 

11290-15810 

LAKEPARK 

06/09/21 

$23,795 

$3,600 

1513 

$31,913 

$23,350 

$31,913 

100 

100 

$23,350 

11290-20800 

SEYMOUR 

08/27/21 

$11,520 

$3,600 

3125 

s10638 

$9,010 

$10,638 

100 

100 

$3,010 

1133005100 

PORTAGE POINT 

12/02/21 

$38,500 

$6,100 

1584 

$38,285 

$38,500 

$38,205 

150 

150 

$25,867 

1137010100 

PORTAGE POINT 

04/27/21 

$20,000 

$6,400 

3200 

$26504 

$20000 

$26544 

100 

100 

$20000 

Totals: 

$222,815 

$66,000 

$22,608 

$123,881 

$128,665 

550 

5.50 

sala, Ratio => 

2062 

Average 

Average 

Std. Dev. > 

978 

per Net Acre=> 

252382 

_per SqFt=> 

Use 22500 

Resorp Prop 

small site 

Use 

50,500.00 

1129022000 

FERNDALE 

0a/1y/22 

$12,000 

$3,600 

3000 

$21,000 

$12,000 

521,000 

125 

125 

$9,600 

1129020800 

SEYMOUR 

08/27/21 

$11,520 

$3,600 

312s 

$1063 

$1520 

$10,638 

050 

050 

$23,080 

11290-24700 

PORTAGE POINT 

06/13/22 

$3,000 

$7,300 

91.25 

$27,290 

58,000 

$27,090 

200 

200 

$4,000 

11:20-247-05 __ PORTAGE POINT 

06/13/22 

$3,000 

$4,000 

5000 

$28,000 

$8,000 

$28,000 

075 

075 

$1067 

Totals: 

$39,520 

518,500 

$86,828 

$39,520 

$86,828 

2.50 

2.50 

Sal, Ratio => 

as81 

Average 

Average 

std. Dev. => 

2859 

per Net Acre=> 

878222 

per SqFt=> 

Use 

8,800.00 

(1

i 

UERIIFIED 

J 

DANIEL 

W 

Nor gee 

k 

2398 

<CpreEScenT ReEAeH 

Rod4p 

MAHISTEE ) M 

|] 

7082 

1 

Biegs 

670 0001 

MlciH4l GAN 

TAX 

Sil 

“Ww. emma 

LAN SivG, 

mI

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