25-002822.pdf

Sieglinde Espenshade, Petitioner V City Of Farmington Hills, Respondent · 25-002822-TT

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25-002822 pg 1

STATE OF MICHIGAN 

MICHIGAN TAX TRIBUNAL 

SIEGLINDE ESPENSHADE 

VS. 

DOCKET NO. 25-002822 

CITY OF FARMINGTON HILLS, 

OAKLAND COUNTY, (RESPONDENT) 

PROOF OF SERVICE 

STATE OF MICHIGAN 

) 

SS 

COUNTY OF OAKLAND ) 

ALIYAH WHITELAW, APPRIASER FOR THE CITY OF FARMINGTON HILLS, BEING DULY SWORN, DEPOSES THAT SHE 

SERVED A TRUE COPY OF THE EVIDENCE TO PETITIONER IN THE ABOVE REFERENCED MATTER, 10/19/2026. 

MICHIGAN TAX TRIBUNAL 

P.O. Box 30232 

LANSING, MICHIGAN 48909 

SIEGLINDE ESPENSHADE 

29976 HIGHMEADOW 

FARMINGTON HILLS, MI 48334 

BY PLACING SAID DOCUMENT (S) IN ENVELOPES ADDRESSED TO THE ABOVE PARTIES WITH POSTAGE FULLY 

PREPAID, AND BY DEPOSITING SAID ENVELOPE IN RECEPTACLE FOR UNITED STATES MAIL. 

FURTHER DEPONENT SAYETH NOT. 

’ 

Ne 

ALIYAH WHITELAW 

APPRAISER 

CITY OF FARMINGTON HILLS 

SUBSCRIBED AND SWORN. TQ ME BEFORE: 

THIS__\Q DAY OF 

A 

od 

idle

Summary of Analysis: Espenshade 

Docket 25-002822 

The subject is located in the north eastern portion of the City of Farmington Hills, near 

Thirteen Mile and Middlebelt Road. All comparable sales are located within the subject’s 

market area and are similar in age and style to the subject property. The subject 

property was initially purchased by the petitioner and a joint tenant on 9/26/2019 for 

$500,000. However, there was another transfer on 7/1/2024 where the petitioner bought 

out the joint tenant’s half for $319,000 which resulted in a 50% uncapping in 2025. It 

should be noted the quality of construction exceeds the quality of the available 

comparables. The city contends an adjustment should be warranted, but due to 

available market data we were unable to determine an appropriate adjustment. 

Therefore, no adjustment for quality was used in our analysis. The comparable sales 

required only minimal market-supported adjustments for differences in living area, 

basement area, and other site improvements. The comparables used for the 2025 tax 

year are as follows. 

Comparable 1 is located about 1.5 miles from the subject and is similar in overall size, 

style, and utility. It required minimal adjustments for square footage of living area, 

basement and garage area, and a half bathroom. 

Comparable 2 is located just under 1.5 miles from the subject and is similar in style, age 

and square footage. It required minimal adjustments for a bathroom and square footage 

of living area, finished basement area and garage. 

Comparable 3 is located approximately 1 mile from the subject and is similar in age and 

style. It required the same minor adjustments as the prior comparables for a half 

bathroom, living area, basement and garage square footage. 

The greatest weight was given to Comparable 1 due to its superior overall similarity to 

the subject property. Comparable 1 and 2 received equal weight. 

The adjusted sale prices range from $399,743 to $491,105. After reconciling the 

comparable sales and giving primary consideration to Comparable 1, the indicated 

market value for the subject property is $400,000 

Sales indicated that a fair TCV would be $400,000 which supports the current 

assessment for the 2025 tax year. The city’s contention of value for the 2025 tax year is: 

$400,000 (True Cash Value) 

$200,000 (SEV) 

$280,000 (Taxable Value) 

2026 Comparables are as follows. 

25-002822 pg 2

Summary of Analysis: Espenshade 

Docket 25-002822 

Comparable 1 is located about 1.5 miles from the subject. It is similar in overall size, 

style, and year built. It required adjustments for size and basement area. This 

comparable was given the most weight due to it being closest in size and age as the 

subject. 

Comparable 2 is located about 1 mile from the subject. It required minimal adjustments 

for size, basement area square footage and a half bathroom. 

Comparable 3 is under 2 miles away from the subject and required minor adjustments 

for basement and garage square footage. 

The greatest weight was given to Comparable 1 due to its superior overall similarity to 

the subject property and the fewest adjustments required. Comparable 2 and 3 were 

given equal weight. 

The adjusted sale prices range from $398,700 to $440,960. After reconciling the 

comparable sales and giving primary consideration to Comparable 1, the indicated 

market value for the subject property is $420,000 for 2026. 

Sales indicated that a fair TCV would be $420,000, which supports the current 

assessment for the 2026 tax year. The city’s contention of value for the 2026 tax year is: 

$420,000 (True Cash Value) 

$210,000 (SEV) 

$175,400 (Taxable Value) 

25-002822 pg 3

Summary of Analysis: Espenshade 

Docket 25-002822 

2025 Comparable Map 

25-002822 pg 4

Summary of Analysis: Espenshade 

Docket 25-002822 

2026 Comparable Map 

25-002822 pg 5

Comparable Analysis for Subject Parcel 22-23-11-204-022

Feature

Subject Parcel

Comparable #1

Comp. #1 Adjustment

Comparable #2

Comp. #2 Adjustment

Comparable #3

Comp. #3 Adjustment

Parcel Number

22-23-11-204-022

22-23-02-276-003

0

22-23-10-304-008

0

22-23-12-302-019

0

Address

29976 HIGHMEADOW

32455 QUEENSBORO

0

28374 WESTERLEIGH

0

29042 UTLEY

0

Record Card Image

Assessed Value

202,950

164,410

0

157,560

0

185,790

0

Appraisal/Sale Date

11/01/24

1,843

07/26/24

6,600

05/28/24

7,000

Est. True Cash Value

383,852

276,115

0

260,756

0

298,746

0

Land Size (Summary Acreage)

0.000

0.000

0

0.000

0

1.000

0

Land Value

49,500

50,000

0

49,500

0

61,875

0

Style

RANCH

RANCH

0

RANCH

0

RANCH

0

Year Built

1966

1954

0

1958

0

1970

0

Square Feet

1,488

1,525

(2,220)

1,361

7,620

1,606

(7,080)

Quality

C + 10

C

0

C

0

C

0

Neighborhood/Location

KE1

BA1

0

JA1

0

LA1

0

Bedrooms

3

3

0

3

0

3

0

Full Baths

2

2

0

1

6,000

2

0

Half Baths

1

0

3,500

1

0

0

3,500

Basement Square Feet

1,152

1,525

(7,460)

1,350

(3,960)

1,333

(3,620)

Fin Basement Sq. Feet

752

0

22,560

0

22,560

0

22,560

Garage Square Feet

792

420

13,020

441

12,285

550

8,470

Porches (Value)

0

7,126

0

6,072

0

1,720

0

Decks/Balconies (Value)

21,543

0

0

4,876

0

0

0

Built Ins | Fireplaces (Value)

6,273

10,057

0

11,013

0

11,781

0

Land Improvements (Value)

(27,460)

2,696

0

4,861

0

10,954

0

Actual Sale Price

368,500

440,000

350,000

Net Adjustments

31,243

51,105

30,830

Net Adjustments %

8.48%

11.61%

8.81%

Gross Adjustments

#VALUE!

#VALUE!

#VALUE!

Gross Adjustments %

#VALUE!

#VALUE!

#VALUE!

Adjusted Sale Price

399,743

491,105

380,830

Actual Sale Price $/Sq.Ft.

241.64

323.29

217.93

Adjusted Sale Price $/Sq.Ft.

268.64

330.04

255.93

25-002822 pg 6

2025

Comparable Analysis for Subject Parcel 22-23-11-204-022

Feature

Subject Parcel

Comparable #1

Comp. #1 Adjustment

Comparable #2

Comp. #2 Adjustment

Comparable #3

Comp. #3 Adjustment

Parcel Number

22-23-11-204-022

22-23-10-302-007

0

22-23-12-126-047

0

22-23-14-326-014

0

Address

29976 HIGHMEADOW

28356 KIRKSIDE

0

29030 MILLBROOK

0

26783 LA MUERA

0

Record Card Image

Assessed Value

202,950

160,010

0

168,060

0

185,570

0

Appraisal/Sale Date

05/16/25

0

05/30/25

0

04/02/25

0

Est. True Cash Value

383,852

265,649

0

263,186

0

318,638

0

Land Size (Summary Acreage)

0.000

0.000

0

1.000

0

1.000

0

Land Value

49,500

49,500

0

64,103

0

49,500

0

Style

RANCH

RANCH

0

RANCH

0

RANCH

0

Year Built

1966

1958

0

1958

0

1965

0

Square Feet

1,488

1,302

11,160

1,326

9,720

1,418

4,200

Quality

C + 10

C

0

C

0

C

0

Neighborhood/Location

KE1

JA1

0

LA1

0

NB1

0

Bedrooms

3

3

0

3

0

3

0

Full Baths

2

1

6,000

2

0

2

0

Half Baths

1

1

0

0

3,500

1

0

Basement Square Feet

1,152

1,302

(3,000)

1,326

(3,480)

1,418

(5,320)

Fin Basement Sq. Feet

752

0

22,560

0

22,560

0

22,560

Garage Square Feet

792

528

9,240

552

8,400

506

10,010

Porches (Value)

0

19,775

0

14,487

0

23,709

0

Decks/Balconies (Value)

21,543

0

0

6,254

0

4,091

0

Built Ins | Fireplaces (Value)

6,273

10,210

0

13,434

0

11,387

0

Land Improvements (Value)

(27,460)

4,861

0

8,829

0

2,999

0

Actual Sale Price

395,000

358,000

410,000

Net Adjustments

45,960

40,700

31,450

Net Adjustments %

11.64%

11.37%

7.67%

Gross Adjustments

#VALUE!

#VALUE!

#VALUE!

Gross Adjustments %

#VALUE!

#VALUE!

#VALUE!

Adjusted Sale Price

440,960

398,700

441,450

Actual Sale Price $/Sq.Ft.

303.38

269.98

289.14

Adjusted Sale Price $/Sq.Ft.

296.34

267.94

296.67

25-002822 pg 7

2026

25-002822 pg 8

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25-002822 pg 22

e-recorded 

LIBER 53372 

PAGE 104 

0169745 

OAKLAND COUNTY TREASURERS CERTIFICATE 

| HEREBY CERTIFY that there are no TAX LIENS or TITLES 

LIBER 53372 

PAGE 104 

and all TAXES 

on same are paid for Twa years previous to the. 

$21.00 DEED - COMBINED 

date of this instrument as appears by the records in the office 

$4.00 REMONUMENTATION 

except as stated. 

$5.00 AUTOMATION 

Reviewed Ey: sR 

$4,300.00 TRANSFER TX COMBINED 

Oct 14, 2019 

10/14/2019 05:49:31 PM RECEIPT# 122847 

_5.00_ E-FILE ___ 

Sec. 135, Act 206, 1893 as amended 

PAID RECORDED - Oakland County, Mi 

ANDREW E. MEISNER, County Treasurer 

Lisa Brown, Clerk/Register of Deeds 

Not Examined 

REAL ESTATE * 

M STATE OF 

IVICHIGAN pad THE 

OAKLAND 

$550.00 CO 

10/14/2019 

$3,750.00 ST 

122847 

001234673 

x 

* 

WARRANTY DEED 

(Platted/Condominium) 

Drafted By: 

Return To: 

Send Tax Bills To: 

John E. Kwiecien 

Sieglinde Espenshade 

Sieglinde Espenshade 

29976 Highmeadow 

29976 Highmeadow 

29976 Highmeadow 

Farmington Hills, MI 48334 

Farmington Hills, MI 48334 

Farmington Hills, MI 48334 

Recording Fee: $35.00 

State Transfer Tax: 

$3,750.00 

Tax Parcel No.: 22-23-11-204-022 

File Number: 855463 

County Transfer Tax: 

$550.00 

Know All Persons by These Presents: That John E. Kwiecien, a married man 

whose address is 29976 Highmeadow, Farmington Hills, MI 48334 

Convey(s) and Warrant(s) to Sieglinde Espenshade and Josiah LaColla 

whose address is 29900 Highmeadow, Farmington Hills, MI 48334 

the following described premises situated in the City of Farmington Hills, County of Oakland, State of Michigan, to wit: 

Lot(s) 50 of HOLLY HILL FARMS SUBDIVISION according to the plat thereof recorded in Liber 79 of Plats, Page 35 of 

Oakland County Records. 

More commonly known as: 29976 Highmeadow, Farmington Hills, MI 48334 

For the full consideration of: 

five hundred thousand Dollars ($500,000.00) 

Subject To: 

Existing building and use restrictions, easements and zoning ordinances, 

if any. 

x First American Title Insurance Company 

'd 

First American Title 

25-002822 

pg 22

25-002822 pg 23

LIBER 53372 

PAGE 105 

(Attached to and becoming a part of Warranty Deed dated: September 26, 2019 between John E. Kwiecien, a married 

man, as Seller(s) and Sieglinde Espenshade and Josiah LaColla, as Purchaser(s).) 

Dated this September 26, 2019. 

18an-E Kwiecien 

A MA eeied AN 

State of Michigan 

The foregoing instrument was acknowledged before me 

County of 

this September 26, 2019 by John E. Kwiecien, a married 

man. 

Notary Public: 

yi 

Uf N 

Notary County/State: 

/ 

PAYTER 

y 

JENNIFER LINN 

Michigan 

County Acting In: 

Notary Public. State of 

Mt 

Commission Expires: br ve N25 

County of Ri 

2023 

My.Commission Expires 

9.0 

- 

Acting in the County © 

25-002822 

pg 23

25-002822 pg 24

RCV'D 

08/15/2024 

092237 

Liber 

39575 

Page 

295 thru 

298 

8/19/2024 

8:48:21 AM 

Receipt 000180194 

$21.00 

Misc Recording 

$4.00 

Remonumentation 

$5.00 

Automation 

$2,743.40 

Transfer Tax 

PAID RECORDED 

- Oakland County, Ml e-recorded 

Lisa Brown, Clerk/Register of Doe 

of Deeds 

STATE OF 

3 

REAL ESTATE 

ol 

Mtfiic GAN ji TSHR TR 

3 

Oakland 

$350.90 

19/2020 

$2,392 60 

000180134 

dad 

WARRANTY DEED 

Recording Fee $, 

State Transfer Tax $ 

AFTER RECORDING RETURN TO: 

Mortgage Connect, LP 

600 Clubhouse Drive 

Moon Township, PA 15108 

File No. 3111035 

This document prepared by: 

Frank P. Dec, Esq. 

8940 Main Street 

Clarence, NY 14031 

866-333-3081 

THIS DEED made and entered into on this ya day of 

Jos! y 

,2024 by and between Sieglinde 

Espenshade, unmarried, residing at 29976 Highmeadow Road, Farmington Hills, MI 48334, and Josiah 

LaColla, unmarried, residing at 29974 

4: Ah wench 2 

Larveiizpdon 1k hereinafter referred 

to as Grantor(s) and Sieglinde Espenshade, Ufmarried, residing at 29976 Highmeadow Road, 

Farmington Hills, MI 48334, hereinafter referred to as Grantee(s). 

WITNESSETH: That the said Grantor(s}, for and in consideration of the sum of Three Hundred Nineteen 

Thousand and 00/100 Dollars ($319,000.00), cash in hand paid, the receipt of which is hereby 

acknowledged, have this day given, granted, bargained, sold, conveyed and confirmed and do by these 

presents give, grant, bargain, sell, convey and confirm unto the said Grantee(s) the following described 

real estate located in the City of Farmington Hills, County of Oakland, State of Michigan: 

SEE ATTACHED EXHIBIT "A" FOR LEGAL DESCRIPTION. 

Tax 1D No.: 22-23-11-204-022 

Property commonly known as: 29976 Highmeadow Road, Farmington Hills, Mi 48334 

This conveyance is subject to easements, covenants, conditions, restrictions, reservations, and limitations 

of record, if any. 

25-002822 

pg 24

25-002822 pg 25

092237 

Liber 

39575 

Page 

296 thru 

TO HAVE AND TO HOLD the lot or parcel above described together with all and singular the rights, 

privileges, tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining 

unto the said Granlee(s) and unto the heirs, administrators, successors or assigns of the Grantee(s) forever. 

GRANTOR(S) hereby covenant with and represent unto the said Grantee(s) and unto her/his/their 

successors Or assigns, that he/she/they is/are awfully seized in fee simple of the lot or parcel of land 

above described; that the same is free from all liens and encumbrances except ad valorem taxes for the 

current tax year and subsequent years, restrictions, restrictive covenants and easements of record, if any; 

that he/she/they has/have a good and lawful right to sell and convey the same as aforesaid and that 

he/she/they will forever warrant and defend the title to same unto the said Grantee(s) and unto histher/ 

their successors or assigns, except as to said taxes, restrictions, restrictive covenants and easements of 

record, if any. 

The Grantor grants the Grantee the right to make all permissible division(s) under section 108 of the Land 

Division Act; Act #288 of the Public Acts of 1967. 

Note: This property may be located within the vicinity of farmland or a farm operation. Generally 

accepted agricultural and management practices which may generate noise, dust, odors, and other 

associated conditions may be used and are protected by the Michigan right to farm act. 

Dated this 

| 

day of 

7 

, 2024 

A 

(/ 

—Sieglindé Espenshade 

al 

State of Mihi ar 

County of 

_O aftla 

The foregoing instrument was acknowledged before me this 

/ 

day of 

J wi 9 

' 

FoR] 

, by Sieglinde Espenshade who is/are personally known to me or who has produced 

identification. 

Notary Public Signature 

t 

\ 

Solece 12 99/05 

Printed Name of Notary Public 

< 

f 

Acting in the County of 

Oaleland 

, State of 

Mich 721 

My commission expires: 

__A/5/> 7 

SALENE RIGGINS 

Notary Public 

- State of Michigan 

County of Oakland 

My Commission Expires Apr 5. 2027 

Acting in the County of 

25-002822 

pg 

25 

298

25-002822 pg 26

092237 

Liber 

39575 

Page 

<) 4c 

YoggLacond 

5 

\ 

State of 

_/ 

or Jor 

County of 

ond. 

T " fore 

iE ol instrument was acknowledged before me this 

/ 

day of 

A) 

uly 

> 

_ 25 

by Josiah LaColta who is/are personally known to me or who has produced identification. 

Prins 

SALENE RIGGINS 

Notary Public - State of Michigan 

Notary Public Signature 

County af Oaklang 

. 

\ 

My Commission Expires Apr §. 2027 

3 

Acting in the County of 

— 

Here. fLigains 

Printed Name of Notary Public 

ye 

Acting in the County of 

Oak bnd 

, State of pul 

15 

My commission expires: rs 7 

297 thru 

298 

25-002822 

pg 26

25-002822 pg 27

092237 

Liber 

39575 

Page 

298 thru 

298 

EXHIBIT A 

LEGAL DESCRIPTION 

The following described premises situated in the City of Farmington Hills, County of Oakland, State of 

Michigan, to wit: 

Lot(s) 50 of HOLLY HILL FARMS SUBDIVISION according to the plat thereof recorded in Liber 79 of 

Plats, Page 35 of Oakland County Records. 

Being the same property as conveyed from John E. Kwiecien, a married man to Sieglinde Espenshade and 

Josiah LaColla as set forth in Deed Book 53372 Page 104 dated 09/26/2019, recorded 10/14/2019, 

OAKLAND County, MICHIGAN. 

Tax 1D #22-23-11-204-022 

Property Commonly Known As: 29976 Highmeadow Road, Farmington Hills, MI 48334 

25-002822 

pg 27

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