MICHIGAN TAX TRIBUNAL PETITION July 2 2026.pdf

Phillip And Katherine Walbridge Trust Petitioner V Township Of Convis Respondent · 26-002541-TT

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Exhibit List 

Exhibit 

Description 

A

Petitioner's Statement of Facts and Basis for Appeal

B

2026 Board of Review Petition

C

Board of Review Decision

D

2026 Summer Tax Bill

E

Parcel Map

F

FEMA/County Floodplain Map

G

Photograph of Agricultural Building

H

Qualified Forest Documentation

Exhibit A 

IN THE MICHIGAN TAX TRIBUNAL 

Small Claims Division 

Phil Walbridge, Petitioner 

v. 

Convis Township, Respondent 

PETITIONER'S STATEMENT OF FACTS AND BASIS 

FOR APPEAL 

I, Phil Walbridge, respectfully appeal the 2026 assessment of my property located at 23121 13 

Mile Road, Bellevue, Michigan 49021, Parcel No. 13-08-061-021-00. 

This appeal is submitted because I believe the State Equalized Value (SEV), Assessed Value 

(AV), and resulting Taxable Value (TV) exceed the property's True Cash Value (TCV) as 

required under Michigan law. 

Description of the Property 

The subject property consists of approximately 118.18 acres located in Convis Township, 

Calhoun County, Michigan. The property is devoted exclusively to agricultural and forestry uses 

and is enrolled as both Qualified Agricultural Property and Qualified Forest Property. 

The property's characteristics include: 

 

Total acreage: 118.18 acres 

 

Tillable farmland: 32.00 acres 

 

Acreage outside the FEMA-designated floodplain: 36.95 acres 

 

Acreage within the FEMA-designated floodplain: 81.23 acres 

Accordingly, approximately 69% of the property lies within the floodplain, which 

substantially limits its utility, development potential, and marketability. 

In 2024, a 5,000-square-foot agricultural storage building was constructed and is used 

exclusively in support of the property's agricultural operation. 

Basis for the Appeal

This appeal is not based on a belief that taxes are simply "too high." Rather, it is based on the 

belief that the assessment fails to reflect the property's actual market characteristics, 

resulting in a valuation that exceeds its True Cash Value. 

The current assessment appears to value the property as though the majority of its acreage has 

market characteristics comparable to productive agricultural land. However, the property's 

physical characteristics are materially different. More than two-thirds of the parcel is located 

within a regulated floodplain, significantly affecting its usability, development potential, and 

market value. A willing buyer would not reasonably pay the same price per acre for floodplain 

acreage as for productive tillable farmland. 

While I acknowledge that the construction of the agricultural building may constitute new 

construction for assessment purposes, I have not been provided with documentation explaining 

the valuation assigned to that building or the calculations supporting the substantial increase in 

Taxable Value. 

I timely filed a petition with the Convis Township Board of Review requesting a reduction in the 

property's assessed value. Rather than granting relief, the Board denied my request and increased 

the Taxable Value from approximately $202,231 to $274,231. The Board's written response 

stated only that the taxable value had been "calculated appropriately" and did not explain the 

methodology or calculations supporting the increase. 

Without a clear explanation of how the land and new agricultural building were valued, I am 

unable to determine whether the assessment accurately reflects the property's True Cash Value. 

Relief Requested 

For these reasons, I respectfully request that the Michigan Tax Tribunal: 

1. Determine the property's correct True Cash Value based on its actual market 

characteristics and physical limitations. 

2. Adjust the corresponding State Equalized Value, Assessed Value, and Taxable Value 

to reflect that determination. 

3. Grant such other relief as the Tribunal considers just and appropriate. 

I certify that the statements contained in this petition are true and accurate to the best of my 

knowledge and belief. 

Respectfully submitted, 

Phil Walbridge 

Petitioner 

Date: July 2, 2026

Exhibit B 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit B 

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WALBRIDGE PHILLIP & KATHERINE TRU 

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CALHOUN 

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Th incorsigriod protests the ARSGR80H Valus and/or 

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andlor the tentafive taxable value andlor the property classification ander thio qualified agricultural proerty exemption 

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THE 

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2. 

PROTEST OF CLASSIFICATION 

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{Complete this secon for a request la change the classification, The Board of Revlew must make Ike! 

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Exhibit B continued 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit B continued 

tAachigan Deperimert 

of Treasury. 

Form 818, Page 2 

FOR BOARD OF REVIEW USE ONLY 

INSTRUCTIONS Incorporate a copy of this form and the assigned number in the Board of Review minutes 

Parcel Code 

Petiion Number 

08-061-021-00 

1. ASSESSED VALUE 

Disposition by Board of Review The Board of Review must state the reason for its action below 

a Denied 

0 

Assessed Value Changed From 

[ 

224,500 

Tro 

Record of Vote 

- Board or three member committee of board 

Chairperson 

[Jyes 

[] no TT 

Member 

Reason for Board Action 

OJ ves 

ON 

mr 

Member 

[J ves 

[J no—— 

You ds30r00 wih the deasion of the Baard of Reveew regarding eniabve desessed value. you may appeal nal dean by Ming 

8 peltion wih Be Ac gan Tax Ture 

ot 

Hi bersed Lansing, 

Mv 48909 

C¢ 

Real, Ce 

Industnal Personal and Ubity Personal Property may be 

Real, 

ly Timber - Cl Grr Rt so Arc 

sco 

opty my 

pees 

oy 1 The petition 

must be filed on 

govitaxtrib 

by May 31 

wal 

a Michigan Tax Tribunal for or a form 

by the 

Tax Tnbuni 

Tax Tribunal forms are available at www michigan 

2. TENTATIVE TAXABLE VALUE 

Disposition 

by Board 

of Review The Board of Review 

must state the reason for its action below 

202,231 

10 

[J 

ened 

[) 

Tentative Taxable Value Changed From 

Record of Vote - Board or three member committee of board 

Chairperson 

ves 

[1] 

No = 

Member 

[J ves 

[7] 

no 

Member 

[J YEs 

[7] no: 

Todas 

oils | 

Reason for Board Action 

Hse 

crriter sorely clusion prsoby Jooksev You mey sppesi iat decison by 6g 8 petion wh the Magen Ta Trtunel at 

PO Box 30232, Lansing. 

Mi 48909 C 

Real, Industnal Real, De 

and Uthty Personal Property may be 

by May 31 

Real, Timber - at Ove Fal and hopesian! Personcl Property may be bppetied by Ji 

31 The petibon 

must be filed 

[on a Michigan Tax Tribunal for of a form 

by the 

Tax Tribunal 

Tax Tribunal forms are avadable at www michigan goviaxti 

3. CLASSIFICATION 

Disposition 

by Board of Re 

The Board of Re 

must state the 

[J 

pened 

[J 

Classification Changed From 

402 

To 

[Record of Vote 

- Board or hree member committee of board 

Member 

[J ves 

[J Noms 

Member 

[1] ves 

[7 noms 

for its action below 

Chairperson 

[] ves 

[J NO gm 

Reason 

for Board Acton 

if you dsagree wih the deciicn of the Board of Reveew regercing classification, appesi 

8 made by sending Farm 2167 1 

1e Siete Tax Commisson. PO Box 30471, Lansing. My 48508 by June 20 

4. QUALIFIED AGRICULTURAL PROPERTY EXEMPTION 

Disposition by Board of Review The Board of Review must state the reason for ts action below 

[ma] 

Exemption Request Denied 

[mm] Exemption percent modified from 

% To 

Record of Vote - Board of three member committee of board 

Chairperson 

[J ves 

[J] no 

Member 

[J ves 

[J no____ 

Member 

[J ves 

[Jno 

Reason 

for Board Action 

f you dsagres wih the decision of the Board of Review regarcing lentative taxsbie value, you must appes! thet decision by fAng 

8 pebhon with the Michigen Tax Tribunal. PO Box 20232, Lansing Mh 

46900 

by July 31 Ths peliton must be filed on 8 Michgan Ta Transl form or @ form approved by tho Mchigan Tax Tribunal Mchigan 

Tax Tribunal forms sro avariabio ai www MChgen Jovi 

5. Adjournment 

Date of Fal adjournment of Board of Review 

Board of Review Secretary Sgnalture 

Date

Exhibit B continued 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit B continued 

Rr 

r— 

THIS 

IS NOT A TAX BILL 

L-4400 

Notice of Assessment, Taxable Valuation, and Property Classification 

This form 15 sued under the autherey of Pubic Act 205 of 1693, 5e¢ 211 24¢ 8nd Sec 211 JAc. 85 6mended This 15 3 model sssesament noboe 10 bo Used by (he local assessce 

[PRON DANIEL SLONE 

PARCEL IDENTIFICATION 

CONVIS TOWNSHIP ASSESSOR 

PARCEL NUMBER 

13-08-061-021-00 

19500 15 MILE ROAD 

PROPERTY ADDRESS 

Ld 

MARSHALL MI 49068 

23121 13 MILE ROAD 

BELLEVUE 

Mi 

4g021 

OWNER'S NAME & ADDRESS/PERSON NAMED ON ASSESSMENT ROLL 

’ 

4 

WALBRIDGE PHILLIP & KATHERINE TRUST 

SCHOOL DISTRICT CODE 

23010 

ome 

oxaerons 

% Exempt 

As "Homeowners Principal Residence”: 

00% 

% Exempt 

As "Qualified Agncultural Property”: 

00% 

% Exempt 

As "MBT Industrial Personal": 

00% 

% Exempt 

As "MBT Commercial Personal”: 

.00% 

Exempt 

As "Disabled Veteran or Survivi 

Spout 

anor 

SHY 

1) Vos 

[7] No 

Exempt 

As "Qualified Forest Property”. 

[J Yes 

[X] No 

Exempt As "Development Property” 

[JYes 

[X No 

LEGAL DESCRIPTION 

T1S-R6W CONVIS TWP THE NE 1/4 SE 1/4 OF SEC 6 & THE S 1/2 SE 1/4 AC 

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 

402 

Residential 

PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 

402 

Residential 

The change in taxable value will increase/decrease your tax bill 

PRIOR AMOUNT 

CURRENT TENTATIVE 

font 

for the 2026 

year by approximately” $3684 

YEAR 

2026 

AMOUNT YEAR 

2026 

CORRENT YEAR 

1_TAXABLE VALUE" 

196,915 

274,231 

77.316 

2 ASSESSED VALUE 

213,700 

296,500 

82,800 

3. TENTATIVE EQUALIZATION FACTOR 

1.000 

4 STATE EQUALIZED VALUE (SEV) 

213,700 

296,500 | 

82,800 

5 WAS THERE A TRANSFER OF OWNERSHIP 112025 

THAT RESULTED IN A TAXABLE VALUE UNCAPPING? [Jes 

[E53] No 

6. Assessor Change Reason(s): 

New Construction 

The 2026 Inflation rate Multiplier is* 1.027 

Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following 

Name 

Telephone Number 

[Emad Address 

269-789-0654 

121 

March Board of Review Appeal Information. The Board of Review will meet at the following dates and times: 

THE BOARD OF REVIEW WILL MEET AT CONVIS TWP HALL (19500 15 MILE ROAD, MARSHALL, MI 46068) ON MARCH 9TH AT 

130TO430 & FROMBTO SPM & ON 

MARCH 11TH AT 9AM TO NOON AND 

AT 1 30 TO 4 30PM 

CALL 269-789-0854 EXT 

121 FORAPPONTMENT [[ONLY IF YOU NEED TO PROTEST J) LETTERS MUST BE RECEIVED BY 3-11-2026 THE STATE 

REQUIRES WE VISIT 20% OF OUR PARCELS YEARLY

Exhibit B continued 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit B continued 

FORMAL PROPERTY VALUATION STATEMENT 

(For Assessment Appeal / Board of Review Submission) 

Property Address: 23121 13 Mile Road, Bellevue, M| 

Parcel Number: 08-061-021-00 

Total Acreage: 118.18 acres 

Purpose: 

This statement is submitted to establish a supportable estimate of the property's True 

Cash Value (Market Value) as of the applicable tax day for assessment review. 

1. Valuation Standard 

True Cash Value is defined as the price the property would sell for on the open market 

between a willing buyer and willing seller, neither under compulsion, and both having 

reasonable knowledge of relevant facts. 

2. Physical Characteristics Affecting Value 

The parcel contains multiple land classifications that materially affect market value: 

ILand Type 

Acreage 

Notes 

mm 

- 

- 

- 

Tillable agricultural land 

30.00 acres 

Productive and usable 

Non-tillable usable land 

| 19.95 acres 

Usable but limited productivity 

Floodplain land 

68.23 acres 

Restricted usability and development 

| 

J 

= 

_ 

Approximately 57.7% of the parcel lies within floodplain, significantly limiting utility, 

development potential, financing eligibility, and market demand. 

3. Market-Supported Per-Acre Values 

Based on regional rural land sales and typical buyer behavior for similar land types:

Exhibit B continued 

 

Exhibit B continued 

Land Type 

or ] Value perAcre 

| Basis 

EE 

Titable 

$5,000 

Comparable agricultural land 

_ 

I 

EE — 

a usable 

$3,000 

Recreational / marginal land 

Floodplain 

$1,000 

Restricted-use land 

4. Indicated True Cash Value Calculation 

pr 

| 

Acres 

| Rate 

Mllable 

30.00 

$5,000 

| $150,000 

7 Value | 

Other usable 

19.95 

$3,000 

$59,850 

| 

J 

Floodplain 

68.23 

$1000 

$68,230 

Total Estimated True Cash Value: $278,080 

(Rounded: $275,000) 

5. Assessment Comparison 

Current assessment implies a market value significantly exceeding this calculation. 

Because the majority of the parcel is floodplain and cannot be valued equivalently to 

usable acreage, a uniform per-acre assessment results in an inflated valuation. 

6. Conclusion of Value Opinion 

Based on acreage composition, usability limitations, and market-supported per-acre land 

values: 

Opinion of True Cash Value: $275,000

Exhibit B continued 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit B continued 

This value reflects realistic market conditions and the physical limitations of the property 

and represents a fair estimate of what a typical buyer would reasonably pay. 

Certification 

| certify that this valuation estimate is based on accurate acreage data, reasonable market 

assumptions; and rocognizod yy rr 

Submitted 

by: 

7 Ve A 

Date: 

Z/ 23 / 2026 

hr <5 as

Exhibit C 

 

Exhibit C 

Midian Depa 

Form 15, Page 

rion OF REVIEW USE ONLY 

| 

il 

} 

ONS 

| 

| 

i 

ME TEUET 

ngorporate & copy of this form and the Li number ih the Board of Review 

i 

Pac Gada 

| 

2026-003 

| 

o0s.081-02100 

1. ASSESSED VALUE | AL 

Disposition by Board of Review The Board of Review must stats the taason for 18 action below 

"224,800 

ro 

lj 

Denied 

[J 

Ascessed Valus Changed From 

Record 

of Vota 

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of baard 

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lative aesessad value, you may appeal thal decisior 

ir you cisagrea wth the decision of the Board of Review regarding tont 

1 by fig 

4 peldion wath the Mehigan Tax Tbunalal 

| 

en 802, Lansing, Ni 48900 Commarea Real. hilusinal Real, Dovelopmental Foal, Comimerais organ, Indsstnal Personal and Utiity Persona Property may be 

| 

oacsied 

by May 31 Agtcullural Raal, Resideriial Real, Timber - Gut Over Real, and nariatlal Personal Broperty may be appealed by July 31. The petilcn mst be id ci 

cing: 

Tax Tribunal ot of & form approved 

by Ihe Michigan Tx Trina) Michigan Tox Triunel forms ere available at www michigan govilaxifb 

li 

2. TENTATIVE TAXABLE VALUE 

is 

li 

Dissosiion by Board of Review The Board of Review mist state The reason for ks action below 

(|| 

| 

| 

202,231 

| 

10 

W 

: 

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Charrperson 

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misagree with the decsion of the Board of Review regarding tentative taxable value you may appeal thal decision by thing a petition with the. Michigan Tax Tribunal at 

PO Sox 30232, Lansing, M 

48903 Commercial Real. Industrial Real Developmental Real, Commercial Personal, Industrial Peisorial and Utiity Personal Properly may be 

by May 31 Agricultural Real, Residential Reel, Timber - Cut Over Real, ard Agncultural Personal Properly may be. appesled by July 31 

The petition must be filed 

an 

a Nuchigan 

Tax Tribunal for 

or 2 farm approved by the Michigan Tax Tribunal Michigan Tex Tabunal forms are ‘available al waw michigan acviaxiib. 

i 

Ed 

Denied 

[] 

 Tentatve Taxable Value Changed From 

~ 

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3. CLASSIFICATION 

Disposition by Board of Review The Board of Review must stata tri feasor for ts acon below 

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I 

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Exhibit E 

 

 

 

Exhibit E 

Property Location Map 

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| 

Phillip Walbridge 

7 

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Exhibit F 

FEMA Maps 

 

 

Exhibit F 

FEMA Maps 

ans 

National Flood Hazard Layer FIRMette 

FEMA 

Legend 

STOWNSHIROE/CONVIS 

60652)

Exhibit F continued 

ONX Map 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit F continued 

ONX Map 

x 

+ 

C 

@ 

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Area 02/23/26 9:56 

Area Type 

Line Color 

Area Color 

L®z fede 

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NS DNS na

Exhibit G 

 

 

 

 

 

Exhibit G 

| 

Jo 

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Fr

Exhibit H 

Exhibit H 

RECE(PT 2: 

RT 

20 

5000 

gg wg TT 

Sedan 

\ 

[__ 

Qualified Forest School Tax Affidavit 

| g414 

Effective beginning January 1 of the year after recording 

On this 

© day of 

Ar wr 

| 

202, 

|, Philip Walbridge and Katherine Walbridge Revocable Trust hereby 

execute this fidavif prepared in accordance with MCL 211.7j]1](4). 

| own property located in Convis Township, Calhoun 

County, Michigan described as follows: 

Parcel 

ID 

13-08-061-021-00 

NE 1/4 OF SE 1/4 AND S 1/2 OF SE 1/4, SEC 6, T18 R6W, CONVIS TOWNSHIP, CALHOUN COUNTY, MICHIGAN. 

1 hereby attest that the property identified in this affidavit is qualified forest property as defined in MCL 217. 7j11(17)(<). | 

further attest that 

| hold the timber rigite and il manage the Farcel(s) in accordance with an approved Forest Management 

— 

Plan. 

| understand that | may be subject to a repayment pursuant to MCL 211.7j[1)(13) if 

| do not accomplish the forest 

practices and harvests as specified in my Forest Management Plan and will be subject to a repayment pursuant to the 

Qualified forest property tax recapiure tax act, 2006 PA 379 MCL 211.1031-MCL 211.1036 when any or all of tie land has 

been converted by a change in use 

[ 

Landowner Acknowledgement 

x), 1 fmoa 

© 

MUA LA an 

Katherine C. Walbridge, Trustee for Phillip Walbridge and Katherine Walbridge RevocableTrust 

STATE OF MICHIGAN 

COUNTY OF __ 

Oakland 

On this 

__B¢ 

day of 

or _A pelt 

Ap JDL, 

before 

me, a Notary Public, personally appeared 

Revocable 

Trust 

nie 

| 

{Poin 

MDARD-PSD 

: 

Philp J. Walbridge 

1 

\| 

oe 

Joshua 

Drive 

Scott Zeeb, Resource Analyst 

@ B 

ae) 

FC 

PO Box 50017 

iw 

Lansing MI 48008 

" 

gui 

Application ID: 9414 

page Lo 

B 

go 

sos EE

Exhibit H continued

 

Exhibit H continued 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF AGRICULTURE 

DR TIM BORING 

Seen 

AND RURAL DEVELOPMENT 

DIRECTOR 

March 24, 2026 

Phillip J. Walbridge 

741 Joshua Drive 

Highland, MI 48356 

Re: Qualified Forest Program (QFP) Request ID # 9414 

Dear Qualified Forest Program Participant: 

Your application to enroll in the Qualified Forest Program (QFP) has been approved by 

the Michigan Department of Agriculture and Rural Development (MDARD). The 

affidavit(s) required to complete your enrollment are enclosed. 

VVe have also enclosed 

instructions that will assist you in successfully completing your enrollment in the QFP. 

Please review the instructions thoraughly and follow them step by step to execute your 

affidavit(s). 

This will ensure the affidavit(s) are executed properly and copies of the 

affidavit(s) are sent to the correct parties by the December 31st deadline. Completion of 

this process will allow you to receive the tax benefits of the QFP in the subsequent year. 

If you have any questions or concerns regarding this matter, please email us at 

MDARD-QFP@michigan.gov or call our office at 617-284-5630. 

Sincerely, 

Scott Zeeb 

Qualified Forest Program 

DEBORAH A. STABENOW BUILDING + P.O. BOX 30017 « LANSING, MICHIGAN 

48909 

www.michigan govimdard 

+ 800-292-3939

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