25-001678.pdf

Jacob A Tropea, Petitioner V Township Of Caseville, Respondent · 25-001678-TT

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RECEIVED 

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MAY 0 6 2026 

“edgar” 

MICHIGAN TAX TRIBUNAL 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PROPERTY TAX APPEAL ANSWER FORM 

VALUATION / UNCAPPING 

MTT DOCKET NO. 25-001678 

Section 1: Respondent’s Contact Information 

Unit of Government 

Jacob Tropea 

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

1394 Glen Wood 

City or Town: 

State: 

ZIP Code: 

Leonard 

Mi 

16567 

Telephone Number: 707-7 9 9-0464 

Email Address (do not enter unless you want MTT to send all correspondence via email): 

jacob.tropea@gmail.com 

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

{) 

First Name: 

M.L: 

Last Name: 

Jacob 

A 

Tropea 

Firm Name (if any): 

Maiiing Address {No., Street, P.O. Box or Rural Route): 

1394 Glen Wood 

City or Town: 

State: 

ZIP Code: 

Leonard 

Mi 

[48367 

Telephone Number: 7 0 7-7 9 9-0464 

Email Address (do not enter untess you want MTT to send all correspondence via email): 

jacob.tropea@gmail.com 

Section 3: Subject Property Information 

Are the parcels listed by Petitioner contiguous or adjoining? 

if no, list aff parcels that are adjoining In separate groupings. Attacha 

separate sheet if necessary. 

a Yes 

[74] No 

0 Not Applicable 

Does the subject property have a Principal Residence Exemption of 50% or more for ali tax years at issug? 

[T ves 

No

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Explain Your Answer to this Appeal 

As you can see from the email, the county assessor value was rejected. 

| attended the 

BOR last year 03/2025, and the assessor did not show up. 

| attended the BOR again 

this year March 11, 2026. Once again after taking off work and driving 2 hrs, Amy Haag 

the assessor was a no show. The board told me that they needed to convene with her 

yet again. The whole reason for these meetings is to speak your case to both the board 

and assessor such that dialogue and facts are transparent. 

In both case this was done 

behind closed doors. 

All 

| wanted to hear was Ms Haag justifying her taxable position 

against my recorded facts. Since 

| have never done anything like this before 

| have 

since learned that now 

| need to register to be heard by a tribunal. Thus here we are. 

Section 5: Jurisdictional Issues 

IF PETITIONER IS APPEALING THE TRUE CASH AND/OR TAXABLE VALUES 

Did Petitioner protest the assessment 

at a Board of Review (BOR)? #] Yes 

[J No 

If yes, check which BOR Petitioner attended: 

March 

O July 

[i] December 

If the July or December BOR revised the assessment(s) at issue, did it have authority? 

Vj 

[7%] Yes 

[WM] No 

If yes, cite the Board's authority. 

Was the assessment at issue established as the result of a clerical error or mutual mistake of fact? |_| Yes 

No 

Hf yes, explain 

Is Petitioner appealing from a State Tax Commission Order? 

[I] Yes 

No 

If so, what is the issue date? 

IF PETITIONER IS APPEALING THE UNCAPPING OF TAXABLE VALUE 

When was the Notice of Uncapping, if applicable, issued? 

Under what statutory section was the Taxable Value uncapped? 

Section 6: Valuation Information *use the multiple parcel form for additional, contiguous parcels. 

Parcet Number: '3204-411-093-00 

Classification of Property: 

Real{.] 

Personal 

[J (check one) 

Agricultural C1 

Commercial 

[1 

Industria (1 

Residential 

# 

 Timber-Cutover 

[1 

Developmental 

[1 

Utility [J (check one)

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PAPER FILING INSTRUCTIONS FOR ANSWER TO 

VALUATION/UNCAPPING APPEAL 

Follow these instructions for filing this Small Claims answer form. For questions that are 

not answered by these instructions, please visit the Tribunal's website at 

www. michigan.gov/taxtrib or contact the Tribunal at 517-335-9760. 

Mail the completed form to: 

Michigan Tax Tribunal 

611 W. Ottawa St., Lansing, MI 48933 

U.S. Postal Mailing Address: PO BOX 30232, Lansing, MI 48909 

Other Carriers (UPS, FedEx, DHL): 

2nd Floor MTT, 2407 N. Grand River Avenue, Lansing, MI 48906 

Section 1: Respondent's Contact Information: 

If the respondent is a unit of 

government, the “Respondent” is not the assessor, Respondent is the unit of 

government filing the answer to the petition (i.e. city or township). 

if the respondent is 

not a unit of government, Respondent is the party or parties (i.e., taxpayer) filing the 

answer to the petition. Provide the name, address and daytime phone number for the 

respondent. 

Section 2: Respondent's Attorney/Authorized Representative’s Contact 

Information: If Respondent is a unit of government, Respondent must be represented 

by an attorney or authorized representative (i.e., assessor) to file an answer to the 

petition. 

If Respondent is not a unit of government (i.e., taxpayer), Respondent does 

not have to be represented by an attorney or authorized representative to file an answer 

to the petition. 

If Respondent is using an attorney or authorized representative, that 

attorney or authorized representative must provide all information requested in Section 

2 of the Answer Form. If Respondent elects to have an attorney or authorized 

representative, only the attorney or authorized representative will receive notices and 

documents from the Tribunal. 

IMPORTANT: If the contact information for Respondent or Respondent's attorney or 

authorized representative, if listed, includes an email address, the Tribunal will use that 

email address to electronically serve all future documents issued by the Tribunal. Once

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Does the property have a Principal Residence Exemption of 50% or more: 

Indicate whether the property had a Principal Residence Exemption of at least 

50% for all tax years at issue at the time the petition was filed. 

Section 4: Explain Your Answer to this Appeal: Provide the basis of Respondent's 

answer to the appeal and any necessary explanation. 

Section 5: Jurisdictional Issues: 

If Petitioner is appealing the true cash and/or taxable values: 

Did Petitioner protest the assessment at a Board of Review (BOR): Indicate 

whether Petitioner protested the assessment at a BOR and, 

if so, which BOR 

Petitioner attended (March, July, or December). 

If the July or December BOR revised the assessments at issue: If the July or 

December BOR revised the assessments at issue, indicate whether the BOR had 

authority to make the revisions, and if so, identify the BOR's authority. 

Was the assessment at issue established as the result of a clerical error or 

mutual mistake of fact: Indicate whether the assessment at issue was 

established as a result of a clerical error or mutual mistake of fact, and if so, 

identify the specific error or mistake and indicate how that error or mistake 

resulted in the assessment. 

Is Petitioner is appealing from a State Tax Commission Order: Indicate 

whether Petitioner is appealing from a State Tax Commission (STC) order, and if 

so, identify the date the STC order was issued. 

If Petitioner is appealing the uncapping of a property’s taxable value: 

When was the Notice of Uncapping issued: Identify the date that the 

uncapping notice was issued to Petitioner. Submit a copy of the uncapping 

notice with the answer. 

Under what statutory section was the taxable value uncapped: Identify the 

statutory provision under which the property's taxable value was uncapped. 

Section 6: Valuation Information: Use the Multiple Parcel Form for additional parcels. 

Parcel Number: List the parcel number of the property being appealed. 

Classification of Property: Check the classification of the property being 

appealed. 

Assessed Value established by the BOR: Provide the assessed value

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Signature: If Respondent is unrepresented, Respondent must sign the answer form. 

If 

an attorney or other authorized representative is identified in Section 2 of the answer 

form, the petition form must be signed by that representative and not Respondent. A 

unit of government must be represented. 

REMINDERS: 

You must submit the original, completed, signed answer form to the Tribunal. You 

should also keep a copy for yourself. 

The Tribunal will issue a Notice of Filing after an answer is filed and indicate the case is 

ready for the scheduling of a hearing. 

The Tribunal will send a notice of hearing to the parties no less than 45 days in advance 

of the hearing. 

To check the status of your appeal, visit our website at www.michigan.gov/taxtrib and 

click on the “Docket Search” option.

APPRAISAL REPORT OF 

VL 9850 SHORE DR. 

PIGEON, MI 48755-8600 

AS OF 

3/27/2025 

PREPARED FOR 

JAKE & GINA TROPEA 

1394 GLEN WOOD 

LEONARD, MI 48367 

PREPARED BY 

HURON APPRAISAL SERVICE 

6251 SAND RD, PO BOX 1186 

CASEVILLE MI 48725

HURON APPRAISAL SERVICE 

File No. 

 VL3272025 

LAND APPRAISAL REPORT 

Case No. 

Borrower 

Census Tract 

9505.00 

Map Reference 

#3 

Property Address VL 9850 SHORE DR. 

I=4 

city PIGEON 

County 

HURON 

State 

MI 

Zip Code___ 

48755-8600 

5 

Legal Description SEE ATTACHED LEGAL DESCRIPTION 

E 

Sale Price $ 

Date of Sale 

Loan Term 

yrs. Property Rights Appraised 

Fee [I] Leasehold [oe Minimis PUD 

Fl 

Actual Real Estate Taxes 

§ 

7,085 

(yr) 

Loan Charges to be paid by seller § 

Other Sales Concessions 

=H 

Lender/Client JAKE & GINA TROPEA 

Address 1394 GLEN WOOD, LEONARD, MI 48367 

Occupant 

Appraiser 

JAMES QUINN 

Instructions 

to Appraiser ESTIMATE MARKET VALUE 

Location 

Urban 

H Suburban 

[XT Rural 

Good Avg. Fair 

Built Up 

Over 75% 

25% to 75% 

Under 25% 

Employment Stability 

[JX] 

Growth Rate 

(| Fully Dev. |__| Rapid 

Steady 

Slow 

Convenience to Employment 

LX] 

Property Values 

Increasing 

Stable 

Declining 

Convenience to Shopping 

LX] 

Demand/Supply 

Shortage 

In Balance 

Oversupply 

Convenience to Schools 

(=N 

Marketing Time 

|__| under 3 Mos, 

3-6 Mos. 

Over 6 Mos. 

Adequacy of Public Transportation 

X 

3 

Present Land Use_90 

%1 Family ___ %2-4 Family ___ %Apls____ 

% Condo, 

% Commercial| 

Recreational Facilities 

x 

____ 

Industrial 

_10_% Vacant 

% 

Adequacy of Utilities 

{8 

Change In Present Land Use 

[I Likely 

Likely(*) 

Taking Place (*) | Property of Compatibility 

bs 

‘From ___ VACANT LAND 

 To__ 

SINGLE FAMILY 

| Protection from Delimental Conditions 

> 

Predominate Occupancy 

Owner 

[tenant 

% Vacant 

Police and Fire Protection 

=| 

Single Family Price Range 

§ __ 310,000 

t0$ 

_990,000 

Predominant Value $_450,000 | General Appearance of Properties 

Single Family Age 

1 

yisto 

_110 

yrs. 

Predominant 

Age 

45 

yrs| 

Appeal to Market 

Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise): THIS IS A LAKEFRONT 

COMMUNITY WITH PARKS, MARINA, STATE GAME AREAS, LAKE AND LAKEFRONT RECREATIONAL ACTIVATES WITHIN 

FEW BLOCKS TO FIVE MILES. ECONOMIC BASE LIGHT MANUFACTURING, GOVERNMENT, RETAIL TRADE, 

AGRICULTURE AND TOURISM. 

Dimensions 100" * 275' & 60' * 27' 

= 

29,120 SF 100' LAKE 

[JcomerLot 

Zoning Classification 401 

Present Improvements 

| X Jdo |__]do not conform to zoning regulations 

Highest and bestuse |_] Present use [ X] Other (specify) SINGLE FAMILY HOUSING. 

Public 

Other (Describe) 

OFF SITE IMPROVEMENTS 

| Topo 

TYPICAL OF NEIGHBORHOOD 

Street Access [_] Public [X] Private| Size 

TYPICAL OF NEIGHBORHOOD 

Surface 

PAVED 

Shape IRREG / NOT ADV 

Water 

Maintenance |] Public |X] Privale| View GOOD / LAKE 

San. Sewer|__| 

_SEPTIC / TYPICAL 

Storm Sewer 

Curb/Gulter 

| Drainage ADEQUATE TO LAKE 

[] Underground Elect. & Tel. [| Sidewalk 

Street Lights | Is the property located in a HUD identified Special Flood Hazard ArdaX JNo|__]Yes| 

Comments (favorable or unfavorable including any apparent adverse easements, encroachments or other adverse conditions): THERE ARE VERY FEW SALES 

OF VACANT LAKE FRONT SITES WITHIN THIS NEIGHBORHOOD. NO APPARENT HAZARDOUS OR ENVIRONMENTALLY 

DANGEROUS WASTE OR MATERIAL WITHIN IMPROVEMENTS OR NEIGHBORHOOD. 

Elec. 

Gas 

The undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The description includes 

a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in the comparable 

property is superior to or more favorable than the subject property, a minus (-) adjustment is made thus reducing the indicated value of subject; if a significant item in the 

comparable is inferior to or less favorable than the subject property, a plus (+) adjustment is made thus increasing the indicated value of the subject. 

SUBJECT PROPERTY| 

COMPARABLE NO.1 

COMPARABLE NO.2 

COMPARABLE NO.3 

Address 

VL 9850 SHORE DR. 

VL 9971 SUNSET BLVD 

| VL 7640 PORT AUSTIN RD | VL 6034 PORT AUSTIN RD 

PIGEON, MI 48755-8600 

PIGEON, MI 48755 

PIGEON, MI 48755 

CASEVILLE, MI 48725 

Proximity to Subject | 

ada, B ESPN 

0.50 miles W 

3.87 miles E 

7.20 miles E 

Sales Price 

$ 

BE s 290,000 

[EERE 

s 

270,000 

[HNN 

~ 

[s_245,000 

s 

0 

SUSE 

Rg 

nk 

3 

ocala Sah 

Is 

Data Source 

PUBLIC RECORDS 

BROKER / RMLS 

BROKER / RMLS 

BROKER /RMLS 

Date of Sale and 

DESCRIPTION 

DESCRIPTION | AdUsiment 

DESCRIPTION 

| Adifdiment 

DESCRIPTION 

| Adifdimen 

Time Adjustment 

6/22/2023 

5/19/2023 

3/17/2023 

Location 

GOOD / LAKE 

GOOD / LAKE 

GOOD / LAKE 

GOOD / LAKE 

SiteView 

GOOD/ LAKE 

GOOD / LAKE 

GOOD / LAKE 

GOOD / LAKE 

SITE 

29,120 SF 100' LAKE| 10,242 SF 109' LAKE] 

13,400 SF 100' LAKE| 

+20,000/1.3 ACRES 80' LAKE| 

+40,000 

WOODS 

NONE 

NONE 

NONE 

90% 

EXTRAS 

NONE 

NONE 

NONE 

NONE 

Sales or Financing 

CASH 

CASH 

CONV MORTG 

Concessions 

NO CONCESS 

NO CONCESS 

NO CONCESS 

Net Adi (Total) 

ESE 

[XTpPus[ Minus] 

s 

© 

[XTptusTntinus] 

§ 

20,000 

| [XTPius] I Minus[ 

§ 

40,000 

Indicated Value 

— 

Ag 

= 

Net=7% 

Net=16% 

of Subject 

=n 

§ 290,000 |Gross=7% 

§ 

290,000 |Gross=16% 

$ 

285,000

HURON APPRAISAL SERVICE 

File No. 

 VL3272025 

Case No. 

Borrower, 

Property Address 

VL 9850 SHORE DR. 

City PIGEON 

County 

HURON 

State 

Mi 

Zip Code 

48755-8600 

Lender/Ciient 

JAKE & GINA TROPEA 

Address 1394 GLEN WOOD, LEONARD, Mi 48367 

Tax Description 

LOT 5 SAND POINT LAKE SUB, ALSO AN EASEMENT TO USE PARCEL OF LAND DESC AS 

COM AT NW COR OF LOT 22 SAND POINT LAKE SUB TH N 60 DEG W 27° TO POB TH S 29 

DEG W 60" MOL TO WATERS EDGE OF LAGOON TH WLY 27' TH N 29 DEG E 60' MOL TO SL 

OQUTLOT B TH S 60 DEG E 27' TO POB.

HURON APPRAISAL SERVICE 

COMMENT ADDENDUM 

File No. 

V1.3272025 

Case No. 

Borrower 

Property Address 

VIE 9850 SHORE DR. 

City 

PIGEON 

County 

HURON 

Slate 

Mi 

ZipCode 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 1394 GLEN WOOD, LEONARD, MI 48367 

HURON COUNTY ANALYSIS 

This 

is 

a 

very 

large, 

rural 

county 

with 

about 

90 

- 

93 

miles 

of 

shoreline, 

The 

county 

has 

a 

total 

population 

of 

35,300 

that 

includes 

28 

townships, 

eight 

villages, 

and 

three 

cities. 

At 

least 

six 

communities 

have 

less 

than 

500 

people. 

The 

annual 

income 

per 

person 

is 

$26,500 

and 

the 

median 

income 

of 

families 

with 

children 

is 

$42,000. 

There 

are 

20,000 

housing 

units. 

Neighborhood 

shopping 

is 

done 

in 

the 

smaller 

towns 

and 

major 

shopping 

at 

Bad 

Axe, 

a 

regional 

shopping center 

and county 

seat. 

Many 

of 

the houses 

in 

the county 

are 

seasonal 

/ 

resort 

/ 

second houses, 

the highest percentage 

of 

seasonal 

houses 

in 

Michigan. 

Huron 

County 

also 

has 

the 

highest 

number 

of 

waterfront 

parks 

in 

Michigan. 

Certificates 

of 

Occupancy 

are 

required 

for 

new houses 

and 

not 

required 

for existing housing. 

At 

least 

75% 

of 

the 

land 

area 

within 

this 

county 

is 

"Farm/Residential,® 

"Agricultural" 

or similar 

zoning. 

Residential 

zoning 

is 

found 

in most 

villages 

and 

the 

three 

cities. 

The 

three 

cities 

and 

most 

villages 

have 

natural 

gas, 

community 

water 

and 

sewer. 

Most 

houses 

in 

the 

townships 

have 

LP 

gas, 

individual 

well 

or 

water 

holding 

tanks 

and 

septic 

systems. 

Most 

of 

the 

township 

roads 

are 

gravel. 

An analysis 

of 

96 

residential 

lakefront 

sales, 

from 

Port 

Austin 

to 

Caseville 

indicates 

the 

most 

typical 

lot 

frontage 

at 

50, 

then 

100 

feet. 

The 

central 

tendency 

is 

80 

feet 

of 

frontage. 

The 

smallest 

was 

25 

and 

the 

largest 

was 

309 

feet. 

Although 

properties 

within 

the 

resort 

neighborhoods 

sell 

year 

around, 

most 

sales 

occur during March 

through 

October. 

COMMUNITY AND NEIGHBORHOOD ANALYSIS 

This 

property 

is 

in 

Caseville 

Township, 

a 

resort 

community, 

with 

a 

population 

of 

2,139. 

The 

school 

district 

is 

03 

- 

Caseville 

School 

System considered average. 

I 

have been documenting 

the marketing 

time 

for 

properties 

within 

this 

area 

because 

there 

is 

no 

MLS. 

Studies 

reflect 

a marketing 

time 

of 

less 

than 

six 

months, 

or 

a 

resort 

season, 

when 

appropriately 

priced. 

The 

value 

of 

all 

residential 

properties 

within 

any 

neighborhood 

is 

constantly 

changing. 

Factors 

that 

affect 

change 

in 

value 

are 

properties 

that 

are 

offered 

for 

sale, 

properties 

that 

sell, 

changes 

in 

basic 

employment, 

changing 

interest 

rates, 

social 

changes, 

physical 

changes, 

and 

many 

other 

factors 

to 

numerous 

to 

list. 

SITE ANALYSIS AND DESCRIPTION 

There 

is 

a 

lakefront 

“lot”. 

In 

addition 

to 

the 

lakefront 

site 

described 

in 

the 

report, 

there 

is 

an 

additional 

canal 

front 

lot 

across 

the 

street. 

SALES COMPARISON ANALYSIS

HURON APPRAISAL SERVICE 

COMMENT ADDENDUM 

File No. 

 VL3272025 

Case No. 

Borrower 

Properly Address 

VL 9850 SHORE DR. 

city PIGEON 

County 

HURON 

State 

Mi 

Zip Code 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 1394 GLEN WOOD, LEONARD, Mi 48367 

This 

appraiser 

is 

not 

a building 

inspector, 

environmental 

screener 

or 

engineer 

and 

this 

report 

is 

not 

guarantee 

of 

condition. 

CLIENT, 

INTENDED 

USE, 

INTENDED 

USER: 

This 

report 

was 

prepared 

for 

my 

client, 

Jake 

and Gina 

Tropea, 

Leonard, 

Michigan. 

The purpose 

of 

the 

appraisal 

is 

for 

a 

tax 

debate. 

This 

appraisal 

cannot 

be 

used 

or 

relied 

upon 

by 

anyone 

other 

than 

the 

client. 

STATE DEPARTMENT OF COMMERCE REQUIREMENT 

Appraisers 

are 

required 

to 

be 

licensed 

and 

are 

regulated 

by 

the 

department 

of 

Licensing 

and 

Regulatory 

Affairs, 

P.O. 

Box 

30018, 

Lansing, 

MI 

48909. 

This 

appraiser 

is 

licensed 

as 

a 

State 

Licensed 

Appraiser 

by 

the State 

of Michigan. 

My license 

number 

is 

#1203007106.

HURON APPRAISAL SERVICE SALE #1 

FieNo. 

VL3272025 

Case No. 

Borrower 

Property Address VL 9850 SHORE DR. 

City PIGEON 

County 

HURON 

State 

MI 

Zip Code 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 

1394 GLEN WOOD, LEONARD, MI 48367 

T— 

= 

— 

1 

| 

| 

| 

| 

| 

Keller Williams Lakeside Caseville 

| 

6621 Main St 

I 

Caseville, Michigan 48725 

1-800-508-7654 or (989)856-7653 

Agent David L. Kraft, Realtor 

email kwlcaseville@kwlakeside.com 

Sales Price: 

$290,000 

Seller Concessions: 

$0 

Closing Date/Month: 

06-22-2023 

Sales Terms: 

CASH 

Days on Market: 

363 

Contract Date: 

05-29-2023 

| 

List Price: 

$290,000 

|| 

Original Date Listed: 

06-24-2022 

Photo Tour 

VACANT LAND: 0.19 acres +/-, 109.92x158.24x79.63x131.88 

WATERFRONT: Bay 

9971 Sunset Boulevard Unit 3, 

Sand Point, Michigan 48755 

Major Cross-streets: M-25 SW of Caseville 3 miles to Crescent Beach Rd. Turn West on 

C.B. Rd, follow C.B. Rd to the end and stay left at fork. Watch for sign, 3rd lot from the 

turn around at the end of Sunset Boulevard. 

(TX caseville Township, EI) Huron County 

JEEETIETE 

Caseville Public Schools, Property Tax ID: 3204-473-458-00 

LAKE FRONT LOT: With 109.92" of prime Saginaw Bay Lake frontage. Unit 3, POINTE 

WEST, North exposure to the lake with abundant sunsets. Talk about value, you get it all 

right here. Lake front with a sandy beach, Canal frontage across the street from the lot to 

dock your boat in safe harbor, all the advantages of site condominium ownership, no 

where else will you find such value for the dollar. Part of the prestigious Pointe West 

Community on the Gold Coast of Sand Point, Huron County, Michigan. Build the house of 

your dreams at any time. Condo fee $139.52 per month. Buyer to pay tap fee to Caseville 

Township when they build. Currently $5,800.

HURON APPRAISAL SERVICE SALE #2 

Fino. 

VL3272025 

Case No. 

Borrower 

Property Address VL 9850 SHORE DR. 

City PIGEON 

County 

HURON 

State 

MI 

ZipCode 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 

1394 GLEN WOOD, LEONARD, MI 48367 

Hagle Real Estate, LLC 

305 E Huron Ave 

Bad Axe, Michigan 48413 

1-855-738-1210 

Agent Rose Cooper 

email haglerealestate@gmail.com 

Sales Price: 

$270,000 

Seller 

Concessions: 

+0 

Closing 

Epo 

Date/Month: 

0>:19:2023 

Sales Terms: 

CASH 

Days on Market: 

85 

Contract Date: 

03-20-2023 

List Price: 

$299,000 

Original Date 

a 

Listed: 

02-23-2023 

VACANT LAND: 0.29 acres +/-, 100x115x100x134x100 

WATERFRONT: Bay 

7640 Port Austin Rd, (Ei) Pigeon, Michigan 48755 (outside city limits) 

Major Cross-streets: M-25 SW of Caseville about 2 miles, across from 7625 Pt Austin Rd. 

Elkton-Pigeon-Bay Port Schools, Property Tax ID: 04-004-105-55 

101" Lakefront lot to build your dream home! This property overlooks Saginaw Bay & 

Charity Island. Amazing Sunsets! You will love the sandy white beach! The water tap has 

already been put in place for the house in the water pipeline. There is a survey. Call today 

for more information! 

Wooded: none. 

View: above average.

HURON APPRAISAL SERVICE SALE #3 

File No. 

VL3272025 

Case No. 

Borrower 

Property Address VL 9850 SHORE DR. 

City PIGEON 

County 

HURON 

State 

MI 

Zip Code 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 

1394 GLEN WOOD, LEONARD, MI 48367 

| 

| 

| 

| 

| 

Keller Williams Lakeside Caseville 

| 

6621 Main st 

| 

| 

Caseville, Michigan 48725 

I 

| 

1-800-508-7654 or (989)856-7653 

Agent David L. Kraft, Realtor 

email kwlcaseville@kwlakeside.com 

| 

| 

Sales Price: 

$245,000 

Seller Concessions: 

$0 

I 

Closing Date/Month: 

03-17-2023 

| 

Sales Terms: 

MTG 

| 

Days on Market: 

168 

I 

Contract Date: 

01-31-2023 

{ 

| 

List Price: 

$265,000 

i 

09-30-2022 

| 

VACANT LAND: 1.29 acres +/-, 80.06x575.42x75.61x590.08 

WATERFRONT: Bay 

6034 Port Austin Rd, [Go] Caseville, Michigan 48725 (outside city limits) 

Major Cross-streets: M-25 North of Caseville 1.3 miles, just before the Bella Vista Inn & 

Sunset Bay Resort. West of Port Austin Rd. South of Walker Rd. 

(IER caseville Township, (ED) Huron County 

JERGIIEE 

Caseville Public Schools, Property Tax ID: 3204-626-030-00 

LAKEFRONT Wooded Lot with 80' of natural Lake frontage & Western exposure to watch 

the magnificent sunsets found only at Caseville. Your very own slice of paradise. No 

Township water or sewer. Buyer will have to drill a well 

& install a septic system when 

they build. Consumers Energy Natural Gas & DTE Energy Electric are available. No 

driveway currently from M-25 (Port Austin Rd) to Lake Front. Use Walker Rd & Carolan Ln 

to see the lake shore. Lot size: 80.06" lakefront x 575.42" north side x 75.61 road front x 

590.08" south side. Land area: 56,192 sqft. Acres: 1.29 +/-. 

Wooded: 90%. 

View: above average.

HURON APPRAISAL SERVICE 

LOCATION MAP ADDENDUM 

File No. 

 VL3272025 

Case No. 

Borrower 

Property Address 

VL 9850 SHORE DR. 

City 

PIGEON 

County 

HURON 

State. 

MI 

Zip Code 

48755-8600 

Address 

1394 GLEN WOOD, LEONARD, MI 48367 

Lender/Client 

JAKE & GINA TROPEA 

Subjoct 

x 

Vi $845 SHORE BR 

PIGEQN, MI 48755 

APN: 

Bale 1 

x 

VL #971 SUNSET BLY 

PIGEON, MI 48755 

Sala: $290,000 

£0.95 mils Wi 

X 

Sale 3 

VL 603 PORT AUSTIN RO. 

CASEVILLE. Mi 48725 

Sa: 245.000 

7.20 milws 

Sale 2 

VL 7240 PORT AUSTIN RD 

PIGEON, M) 411755 

Sale: $270,000 

387 miles € 

McKinley

HURON APPRAISAL SERVICE 

FLOOD MAP ADDENDUM 

File No. 

 VL3272025 

Case No. 

Borrower 

Property Address 

VL 9850 SHORE DR. 

City PIGEON 

County 

HURON 

State 

MI 

ZipCode 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 

1394 GLEN WOOD, LEONARD, MI 48367 

y 

© 2025 TomTom 

Hitgsithina 

| 

Flood Map Legends 

Flood Zones 

Areas inundated by 100-year flooding 

Areas inundated by 500-year flooding 

Areas of undetermined but possible flood hazards 

Flood Zone Determination 

In Special Flood Hazard Area (Flood Zone): 

Out 

Within 250 ft. of multiple flood zones? 

Not within 250 feet 

Community: 

260257 

Community Name: 

CASEVILLE, TOWNSHIP OF

File No. 

VL3272025 

Case No, 

DEFINITION OF MARKET VALUE: 

The most probable price which a property should bring 

in a competitive and open 

the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date 

market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeable and assuming 

and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; {2} both 

parties are well informed or well advised, and each acting in what he considers his own best interest; (3) a reasonable time 

is allowed for exposure in the open market; (4) payment is made in terms of cash in U.S. dollars or in terms of financial 

arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by 

special or crealive financing or sales concessions* granted by anyone associated with the sale. 

*Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are 

necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are 

can be made fo the comparable property by comparisons to financing terms offered by a third party institutional lender that 

readily identifiable since the seller pays these costs in virtually all sales transactions. Speciat or creative financing adjustments 

is not already involved in the properly or transaction. Any adjustment should not be calculated on a mechanical dollar for 

dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction 

to the financing or concessions based on the appraiser's judgment. 

CERTIFICATION AND STATEMENT OF LIMITING CONDITIONS 

CERTIFICATION: 

The Appraiser certifies and agrees that: 

1.The Appraiser has no present or contemplated future interest in the property appraised; and neither the employment to 

make the appraisal, nor the compensation for it, is contingent upon the appraised value of the property. 

2.The Appraiser has no personal interest in or bias with respect to the subject matter of the appraisal report or the partici- 

pants to the sale. The 'Estimate of Market Value' in the appraisal report is not based in whole or In part upon the race, color, 

or natlonat origin of the prospective owners or occupants of the property appraised, or upon the race, color or national origin 

of the present owners or occupants of the properties in the vicinity of the property appraised. 

3.The Appraiser has personally inspected the property, both inside and out, and has made an exterior inspection of all 

comparable sales listed in the report. To the best of the Appraiser's knowledge and belief, all statements and information in 

this report are true and correct, and the Appraiser has not knowingly withheld any significant information. 

4.All contingent and limiting conditions are contained herein (imposed by the terms of the assignment or by the under- 

signed affecting the analyses, opinions, and conclusions contained in the report). 

5.This appraisal report has been made in conformity with and is subject to the requirements of the Code of Professional 

Ethics and Standards of Professional Conduct of the appraisal organizations with which the Appraiser is affiliated. 

6.All conclusions and opinions concerning the real estate that are set forth in the appraisal report were prepared by the 

Appraiser whose signature appears on the appraisal report, unless indicated as ‘Review Appraiser’. No change of any item in 

the appraisal report shall be made by anyone other than the Appraiser, and the Appraiser shall have no responsibility for any 

such unauthorized change. 

CONTINGENT AND LIMITING CONDITIONS: The certification of the Appraiser appearing in the appraisal report is subject 

to the following conditions and to such other specific and limiting conditions as are set forth by the Appraiser in the report. 

1.The Appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or the fitle there- 

to, nor does the Appraiser render any opinion as to the title, which is assumed to be good and marketable. The property is 

appraised as though under responsible ownership. 

2.Any sketch in the report may show approximate dimensions and is included to assist the reader in visualizing the prop- 

erty. The Appraiser has made no survey of the property. 

3.The Appraiser Is not required to give testimony or appear in court because of having made the appraisal with reference 

to the properly in question, unless arrangements have been previously made therefor. 

4.Any distribution of the valuation in the report between land and improvements applies only under the existing program 

of utilization. The separate valuation for land and building must not be used in conjunction with any other appraisal and are 

Invalid if so used. 

5.The Appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which 

would render it more or less valuable. The Appraiser assumes no responsibility for such conditions, or for engineering which 

might be required to discover such factors. 

8.Information, estimates, and opinions furnished to the Appraiser, and contained in the report, were obtained from sources 

considered refiable and believed to be true and correct. However, no responsibility for accuracy of such items furnished the 

Appraiser can be assumed by the Appraiser. 

7.Disclosure of the contents of the appraisal report is governed by the Bylaws and Regulations of the professional appraisal 

organizations with which the Appraiser is affiliated. 

8.Neither all, nor any part of the content of the report, or copy thereof {including conclusions as to the property value, 

the identity of the Appraiser, professional designations, reference to any professional appraisal organizations, or the firm with 

which the Appraiser is connected), shall be used for any purposes by anyone but the client specified in the report, the borrower 

if appraisal fee paid by same, the morigagee or its successors 

and assigns, mortgage insurers, consultants, professional appraisal 

organizalions, any state or federally approved financial institution, any department, agency, or instrumentality of the United 

States or any state or the District of Columbia, without the previous written consent of the Appraiser; nor shall it be conveyed

HURON APPRAISAL SERVICE 

FleNo. 

 VL3272025 

APPRAISAL COMPLIANCE 

Case No. 

Borrower/Client 

Address VL 9850 SHORE DR. 

Unit No. 

City PIGEON 

County 

HURON 

State MI 

ZipCode 

48755-8600 

Lender/Client JAKE & GINA TROPEA 

This Appraisal Report is one of the following types: 

Appraisal Report 

This report was prepared in accordance with the requirements of the Appraisal Report option of USPAP Standards Rule 2-2(a). 

Restricted Appraisal Report 

This report was prepared in accordance with the requirements of the Restricted Appraisal Report option of USPAP Standards Rule 2-2(b). The 

intended user of this report is limited to the identified client. This is a Restricted Appraisal Report and the rationale for how the appraiser arrived 

althe opinions and conclusions set forth in the report may not be understood properly without the additional information in the appraiser's workfile. 

ADDITIONAL CERTIFICATIONS 

| certify that, to the best of my knowledge and belief: 

"The statements of fact contained in this report are true and correct. 

* 

The reported analyses, opinions, and conclusions are limited only by the reported assumptions and are my personal, impartial, and unbiased professional analyses, 

opinions, and conclusions. 

* 

Unless otherwise indicated, | have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to parties involved 

* 

Unless otherwise indicated, 

| have performed no services, as an appraiser or in any other capacity, regarding the property thatis the subject of this report within the three-year 

period immediately preceding acceptance of this assignment. 

“Ihave no bias with respect to the property that is the subject of this report or the parties involved with this assignment. 

* 

My engagement n this assignment was not contingent upon developing or reporting predetermined results. 

"My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause 

of the client, the amount of the value opinion, the altainment of a stipulated result, or the occurrence of a subsequent event direclly related to the intended use of 

this appraisal. 

* 

My analyses, opinions, and conclusions were developed and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that 

were in effect at the time this report was prepared. 

"Unless otherwise indicated, 

| have made a personal inspection of the property that is the subject of this report. 

* 

Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of each 

individual providing significant real property appraisal assistance is stated elsewhere in this report). 

*_This report has been prepared in accordance with Tille XI of FIRREA as amended, and any implementing 

PRIOR SERVICES 

2 

Ihave NOT performed services, as an appraiser or in another capacity, regarding the property that is the subject of the report within the three-year period 

immediately preceding acceptance of this assignment. 

: O HAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately 

preceding acceptance of this assignment. Those services are described in the comments below. 

PROPERTY INSPECTION 

| 

HAVE 

made a personal inspection of the property that is the subject of this report. 

: 

1 

[1 have NOT 

made a personal inspection of the property 

that s the subject of this report. 

APPRAISAL ASSISTANCE 

Unless otherwise noted, no one provided significant real property appraisal assistance to the person signing this certification. If anyone did provide significant assistance, they 

are hereby identified along with a summary of the extent of the assistance provided in the report. 

egulations. 

ADDITIONAL COMMENTS 

Additional USPAP related issues requiring disclosure and/or any state mandated requirements: 

COST APPROACH AND INCOME APPROACH CONSIDER 

BUT NOT UTILIZED IN THE ANALYSIS DUE TO THE HIGH COST TO BUILD AT THIS TIME AND NO SALES OF SIMILAR 

INCOME PRODUCING PROPERTIES WERE FOUND. 

MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY 

A reasonable markeling time for the subject property is 

120 

day(s) utilizing market conditions pertinent to the appraisal assignment. 

A reasonable exposure time for the subject property is 

90 

day(s). 

APPRAISER 

SUPERVISORY APPRAISER 

Y IF REQUIRE

INVOICE 

HURON APPRAISAL SERVICE 

6251 SAND RD, PO BOX 1188 

CASEVILLE MI 48725 

Date: 

3/27/2025 

Lender 

or Client: 

JAKE & GINA TROPEA 

1394 GLEN WOOD 

LEONARD, MI 48367 

File No: 

VL.3272025 

Case No. 

Borrower: 

Property: 

VL 9850 SHORE DR. 

PIGEON, MI 48755-8600 

ltem 

Cost 

VACANT LAND APPRAISAL 

$400.00 

PAID WITH CHECK #1147 DATED 3/24/2025 

THANK YOU 

-$400.00 

Total 

$ 

0.00 

Thank you

4/28/26, 10:39 AM 

Gmail - Tribunal Court Case 

IS 

G ma il 

jacob tropea <Jacob.tropea@gmail.com> 

6 messages 

Amy Haag <accurateassessing@gmail.com> 

Tue, Jun 10, 2025 at 10:45 AM 

To: jacob tropea <jacob.fropea@gmail.com> 

Mr. Tropea - 

Now that we have a MTT Docket Number 

| can start discussions on a stipulation. Here is the breakdown on the values 

that 3 of us have: 

- Township has the parcel valued at $528,760 True Cash Value. 

- Your value listed on appeal is $235,000 

- Appraisal came in at $290,000 

| would entertain settling at $325,000 as the True Cash Value. 

Let me know if you are in agreement and 

| will send you a 

filled out stipulation form. 

Thanks, 

Amy Haag, MAAC 

Amy Haag <accurateassessing@gmail.com> 

Tue, Jun 17, 2025 at 10:35 AM 

To: jacob tropea <jacob.tropea@gmail.com> 

Just bumping this up in case you didn't see this. 

Thanks, 

Amy 

[Quoted text hidden) 

jacob tropea <jacob.tropea@gmail.com> 

To: Amy Haag <accurateassessing@gmail.com> 

Cc: Gina <gina.tropea@yahoo.com> 

Tue, Jun 17, 2025 at 2:30 PM 

Amy 

| am playing catch up as 

| was out. 

This offer is 100% unacceptable, 

When we bought the property in 09/2020 the purchased price was $210,000 for a bare piace of land which comped 

directly equivalent with the nearby land(s) I had sent to you in 2022. Please see attached. 

You are currently telling me that you are able to go to a SEV of $162,500, when 

| have submit

locally well establi

4128126, 10:39 AM 

Gmail - Tribunal Court Case 

The*above is actually a "high" as 

| do not currently have 01/21-01/23, 

| have yet to begin to figure out just how much we have been unfairly over taxed through the years as this whole idea is 

very new to me having spent 20 years in California, 

You have basically taken my rights from Proposal A away from me by unfairly comping our piece against "homes" versus 

obviously available comparable bare waterfront properties that 

| had sent both in 2022, as well as throughout this whole 

process. 

I can re-send those comps if you do not currently have them within the file 

| had sent previously to the State of Michigan. 

I look forward to a resolution to this matter as this whole unjust process of our over taxation has placed my potential build 

on indefinite hold. 

Thanks for your attention. 

Cheers. 

Jake Tropea 

Agilent Account Manager Michigan 

Manufacturer's Representative 

707-799-0464 

coll 

Jacoh.tropea@gmail.com 

hitps:/iwww.agilent.com/home 

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4128/26, 10:39 AM 

Gall - Tribunal Court Case 

Can you please fet me know what the next step is to get this resolved as it has been over a month since 

| sent the last 

email? 

Thanks in advance. 

[Quoted text hidden] 

" [Quoted text hidden] 

Amy Haag <accurateassessing@gmail.com> 

To: jacob tropea <jacob.tropea@gmail.com> 

Thu, Jul 24, 2025 at 8:00 AM 

Jacob - 

From your last email 

| got the indication that you weren't interested in stipulating. So the process continues with the tax 

tribunal. They will eventually set a court date and if you have any questions on their process please feel free to reach out 

to them. My last tribunal case took them over a year to schedule so don't be surprised when you don't hear anything for a 

while. 

Thanks, 

Amy Haag, MAAO 

[Quoted text hidden}

< 

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2 Zillow 

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Save 

ik! Share 

(%) Hide 

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Lot/land 

95 see all 10 photos 

$249,900 

-- 

a 

0.32 

9859 Sunset Blvd, Pigeon, MI 48755 

beds 

baths 

Acres 

dil Land 

7 Built in --- 

A. 0.32 Acres Lot 

2 $- Zestimate® 

is, $--/sqft 

€» $78/mo HOA

< 

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2 Zillow 

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ak! Share 

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| 

11 

Lot/land 

293% 

1=88.20", R=428.36' 

/ 

Le 

= $25'30'10°E 

88.04" 

SEAWALL 

ENCROACHES 

Bg See all 8 photos 

$249,900 

- 

= 

0.38 

9899 Sunset Blvd, Pigeon, MI 48755 

beds 

baths 

Acres 

dil Land 

7 Built 

in ---- 

A 0.38 Acres Lot 

2 $- Zestimate® 

is, $-/sqft 

© $130/mo HOA

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#35

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