Appeal Summary and BSA Data 80-53-715-020-60.pdf
Andrew J Geraghty Petitioner V City Of South Haven Respondent · 26-002253-TT
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2026 PROPERTY TAX APPEAL SUMMARY A Case for Adjusting the State Equalized Value (SEV) Property Address: 261 Black River St #6 South Haven, MI Property Owners: Andrew & Ashley Geraghty Parcel Code: 80-53-715-020-60 Valuation Timeline & The Discrepancy 2025 SEV PURCHASE (June 11, 2025) 2026 SEV & MARKET VALUE $190,500 $415,000 $216,100 (SEV) (Prior to Purchase) (Included furniture & bookings) $432,200 (Market Value) The 2026 Assessed Market Value is $216,100 (approx. 4%) higher than the June 2025 purchase price that included contents and revenue from rentals. This increase lacks justification based on included assets, comparable sales, and shifting market conditions. Core Arguments for a Lower Assessment 1. Purchase Included Non-Real Es- tate Assets The $415,000 purchase price does not rep- resent pure real estate value. The trans- action included substantial personal prop- erty and business revenue: • Contents included: Furniture, electron- ics, and bedding. • Guaranteed Revenue: Active Short- Term Rental (STR) bookings were already placed and transferred to the buyers at closing. *These non-assessable elements inflated the baseline purchase price. 2. Direct Comparable Sale in Build- ing A highly relevant comparable sale oc- curred in the exact same building just two months after our purchase, reflecting the true, stabilized real estate value. • Parcel Number: 80-53-715-020-30 *This $377k sale strongly contradicts the city’s $432,200 valuation. Comparable Sale (August 22, 2025): • Price: $377,000
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3. STR Market Oversupply & Falling Values The lifting of the STR licensing moratorium has flooded the market with supply, shift- ing South Haven into a confirmed buyer’s market. 2026 Market Data: According to Real- tor.com (Q1 2026), the median listing price in South Haven saw a massive 16.6% de- crease year-over-year, and days on mar- ket increased by 27%. As supply dras- tically increases, property values are ac- tively falling, not rising. 4. Unjustified 4% Value Increase The city’s assessment claims our specific property value increased by over 4% (an additional $17,200) since June 2025. Contradictory Metrics: The Michigan State Tax Commission set the 2026 Infla- tion Rate Multiplier at just 2.7%. Further- more, Zillow (April 2026) places the aver- age South Haven home value at $372,860. A 4% jump aggressively outpaces offi- cial state inflation metrics and ignores re- gional price declines. Summary & Requested Action The current assessed market value of $432,200 is artificially inflated. It fails to deduct the value of transferred personal property and STR bookings from the initial sale, ignores a direct $377,000 comparable sale within the same building, and contradicts the downward pricing pressure caused by the lifted STR moratorium. We respectfully request that the 2026 Assessed Market Value be lowered to $377,000 (an SEV of $188,500) to accurately reflect the true, uninflated real estate value of this property.
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261 BLACK RIVER ST SOUTH HAVEN, MI 49090 Parcel #80-53-715-020-30 Property Owner: FLETCHER FAITH A Owner FLETCHER FAITH A 23027 BLUEJAY AVE MATTAWAN, MI 49071 Taxpayer SEE OWNER INFORMATION Property Class 401 RESIDENTIAL-IMPROVED School District SOUTH HAVEN PUBLIC SCHOOLS Map # C53A3 User Number Idx 1 User Alpha 1 No Data to Display User Alpha 3 No Data to Display Historical District No User Alpha 2 No Data to Display Unit 80-53 CITY OF SOUTH HAVEN Assessed Value $216,100 Taxable Value $216,100 State Equalized Value $216,100 Date of Last Name Change 08/27/2025 Notes Not Available Census Block Group No Data to Display Exemption No Data to Display Principal Residence Exemption Information Effective Date 06/21/2021 Previous Year Information Zoning Code Land Value $432,200 Renaissance Zone No ECF Neighborhood No Data to Display Lot Dimensions/Comments No Data to Display Total Acres Not Available Land Improvements $0 Renaissance Zone Expiration Date No Data to Display Mortgage Code No Data to Display Neighborhood Enterprise Zone No Owner and Taxpayer Information General Information for Tax Year 2026 Principal Residence Exemption June 1st Final 2026 0.0000% 0.0000% Year MBOR Assessed Final SEV Final Taxable 2025 $190,500 $190,500 $137,082 2024 $152,600 $152,600 $132,961 2023 $132,200 $132,200 $126,630 Land Information Lot(s) Frontage Depth No lots found. Total Frontage: 0.00 ft Average Depth: 0.00 ft Legal Description How can I help you today?
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C53A3 3-1-17 873-124 851-591,592 1036-710 1706-442 1721-349 1782-754 *** UNIT NO. 3 HARBORSIDE CONDOMINIUM TOGETHER WITH A 1/14 INTEREST IN THE LAND AS DESCRIBED ON THE DEED RECORDED IN LIBER 775, PAGES 737 THROUGH 772 INCL AND AMENDMENTS THERETO. Date of Last Split/Combine No Data to Display Date Form Filed No Data to Display Date Created No Data to Display Acreage of Parent 0.00 Split Number 0 Parent Parcel No Data to Display Number of Splits Left Not Available Unallocated Div.s of Parent 0 Unallocated Div.s Transferred 0 Rights Were Transferred No Courtesy Split No Land Division Act Information Sale History Sale Date Sale Price Instrument Grantor Grantee Terms of Sale Liber/Page Comments 08/22/2025 $377,500.00 WD KAWASKI JEFFREY THOMAS FLETCHER FAITH A 03-ARM'S LENGTH 1782-754 06/16/2021 $255,000.00 WD ARUNDEL JOHN T & ELLEN M KAWASKI JEFFREY THOMAS 03-ARM'S LENGTH 1721-349 09/03/2020 $0.00 WD ARUNDEL JOHN & ELLEN ARUNDEL JOHN T & ELLEN M 18-LIFE ESTATE 1706-442 02/01/1995 $0.00 OTH ASHLEY ARUNDEL 21-NOT USED/OTHER 01036:00710 How can I help you today?
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261 BLACK RIVER ST SOUTH HAVEN, MI 49090 Parcel #80-53-715-020-60 Property Owner: GERAGHTY ANDREW J & ASHLEY APRIL Owner GERAGHTY ANDREW J & ASHLEY APRIL 12102 S OAK PARK AVE PALOS HEIGHTS, IL 60463 Taxpayer SEE OWNER INFORMATION Property Class 401 RESIDENTIAL-IMPROVED School District SOUTH HAVEN PUBLIC SCHOOLS Map # C53A6 User Number Idx 1 User Alpha 1 No Data to Display User Alpha 3 No Data to Display Historical District No User Alpha 2 No Data to Display Unit 80-53 CITY OF SOUTH HAVEN Assessed Value $216,100 Taxable Value $216,100 State Equalized Value $216,100 Date of Last Name Change 10/09/2025 Notes Not Available Census Block Group No Data to Display Exemption No Data to Display Principal Residence Exemption Information Effective Date No Data to Display Previous Year Information Zoning Code Land Value $432,200 Renaissance Zone No ECF Neighborhood No Data to Display Lot Dimensions/Comments No Data to Display Total Acres Not Available Land Improvements $0 Renaissance Zone Expiration Date No Data to Display Mortgage Code No Data to Display Neighborhood Enterprise Zone No Owner and Taxpayer Information General Information for Tax Year 2026 Principal Residence Exemption June 1st Final 2026 0.0000% 0.0000% Year MBOR Assessed Final SEV Final Taxable 2025 $190,500 $190,500 $137,082 2024 $152,600 $152,600 $132,961 2023 $132,200 $132,200 $126,630 Land Information Lot(s) Frontage Depth No lots found. Total Frontage: 0.00 ft Average Depth: 0.00 ft Legal Description How can I help you today?
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C53A6 3-1-17 875-100 865-592 1214-90 1222-13 1659-511 1718-717 1780-558 * UNIT NO. 6 HARBORSIDE CONDOMINIUM TOGETHER WITH A 1/14 INTREST IN THE LAND AS DESCRIBED ON THE DEED RECORDED IN LIBER 775, PAGES 737 THROUGH 772 INCL. Date of Last Split/Combine No Data to Display Date Form Filed No Data to Display Date Created No Data to Display Acreage of Parent 0.00 Split Number 0 Parent Parcel No Data to Display Number of Splits Left Not Available Unallocated Div.s of Parent 0 Unallocated Div.s Transferred 0 Rights Were Transferred No Courtesy Split No Land Division Act Information Sale History Sale Date Sale Price Instrument Grantor Grantee Terms of Sale Liber/Page Comments 06/11/2025 $415,000.00 WD JAHNKE MATTHEW J & SAMANTHA C GERAGHTY ANDREW J & ASHLEY APRIL 03-ARM'S LENGTH 1780-558 04/19/2021 $235,500.00 WD VANDERKOLK BRUCE & LYNN TRUSTEES JAHNKE MATTHEW J & SAMANTHA C 03-ARM'S LENGTH 1718-717 10/18/2017 $0.00 QC VANDERKOLK BRUCE & LYNN M VANDERKOLK BRUCE & LYNN TRUSTEES 14-INTO/OUT OF TRUST 1659-511 How can I help you today?