Ann Arbor_PropertyTax_MIStateTribunalAppeal.pdf
Toni Zhang, Petitioner V City Of Ann Arbor, Respondent · 25-002568-TT
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Michigan Tax Tribunal Appeal Tongxiao (Toni) Zhang & Tong Wang June, 2025 3071 N Spurway Drive, Ann Arbor, MI 48105 Michigan Tax Tribunal Appeal Tongxiao (Toni) Zhang & Tong Wang June, 2025 3071 N Spurway Drive, Ann Arbor, MI 48105
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Contents Pricing of Comparable Condos Building Quality Issues Unsatisfying HOA Management Services Decline in Home Values and Demand Community Reputation and Legal Action Against Builder Considerations Specific to Our Condo Summary
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Pricing of Comparable Condos PARCEL NUMBER PROPERTY ADDRESS SALE DATE SALE PRICE YEAR BUILT BED FULL BATH 1/2 BATH FLOOR AREA 09-09-15-104-255 2834 RIDINGTON 01/28/25 $587,500 2019 3 2 1 2,110 09-09-10-402-200 3033 N SPURWAY 12/16/24 $735,000 2018 0 3 1 2,393 09-09-10-402-038 3072 N SPURWAY 08/19/24 $749,000 2019 4 3 1 2,323 09-09-10-402-137 3079 N SPURWAY 07/17/24 $758,000 2020 0 3 1 2,403 09-09-10-402-139 3083 N SPURWAY 04/17/24 $660,000 2021 0 2 1 2,260 09-09-10-402-106 3106 MILLBURY 04/22/24 $799,000 2021 4 4 1 2,620 09-09-10-402-119 3111 MILLBURY 03/29/24 $667,000 2022 3 2 1 2,326 09-09-10-402-125 3123 MILLBURY 12/20/24 $764,779 2023 4 3 2 2,535 09-09-10-402-162 3206 BRACKLEY 05/28/24 $775,000 2019 3 2 1 2,663 09-09-10-402-193 3209 BRACKLEY 06/05/24 $780,000 2018 3 2 1 2,455 09-09-10-402-181 3233 ARDLEY 01/24/24 $806,995 2017 3 2 2 2,869 09-09-10-402-180 3235 ARDLEY 03/27/24 $724,995 2017 3 3 1 2,332 09-09-10-402-173 3251 BRACKLEY 04/19/24 $755,943 2023 0 1 0 2,540 09-09-10-402-154 3252 BRACKLEY 04/05/24 $672,500 2020 4 3 1 2,323 09-09-10-402-172 3253 BRACKLEY 05/22/24 $692,495 2023 0 1 0 2,207 09-09-10-402-171 3255 BRACKLEY 05/10/24 $799,995 2023 0 1 0 2,375 09-09-10-402-169 3259 BRACKLEY 12/19/24 $699,995 2023 3 3 1 2,187 09-09-10-402-168 3261 BRACKLEY 09/12/24 $694,995 2023 3 3 1 2,540 09-09-10-402-130 3273 HAYSTER 10/28/24 $740,000 2023 3 2 1 2,455 09-09-10-402-149 3274 HAYSTER 03/22/24 $800,000 2020 5 3 1 2,401 09-09-10-402-148 3276 HAYSTER 01/12/24 $765,000 2020 4 2 1 2,716 09-09-10-402-068 3320 ROSEFORD 08/09/24 $714,995 2023 3 3 1 2,226 09-09-10-402-071 3326 ROSEFORD 04/29/24 $670,000 2023 3 3 1 2,298 09-09-10-402-073 3330 ROSEFORD 04/11/24 $689,995 2023 3 2 1 2,276 09-09-10-402-074 3332 ROSEFORD 04/01/24 $700,000 2023 0 1 0 2,367 09-09-10-402-075 3334 ROSEFORD 05/17/24 $680,000 2023 0 1 0 2,600 09-09-10-402-076 3336 ROSEFORD 04/26/24 $600,000 2023 0 1 0 2,561 09-09-10-402-077 3338 ROSEFORD 05/15/24 $549,995 2023 0 1 0 2,246 09-09-10-402-078 3340 ROSEFORD 05/28/24 $575,000 2023 0 1 0 2,281 09-09-10-402-087 3356 ROSEFORD 02/08/24 $549,995 2023 3 2 1 2,274 09-09-10-402-088 3358 ROSEFORD 04/12/24 $575,000 2023 3 2 1 2,419 09-09-10-402-089 3360 ROSEFORD 03/19/24 $550,000 2023 3 2 1 2,274 09-09-10-402-090 3362 ROSEFORD 01/26/24 $599,995 2018 3 3 1 2,251 09-09-10-402-091 3364 ROSEFORD 06/21/24 $590,000 2023 3 2 1 2,636 09-09-10-402-095 3372 ROSEFORD 01/23/25 $679,000 2022 3 2 1 2,420 35 condos in the same community Sales occurred in 2024 and 2025 Sale price not necessarily proportional to square footage Brandeis Model is significantly standing out with 100K+ in value for the same squaefootage Lots with pond front/back, back in the woods are premier locations, rasing the market value trenmendously Average sale price is $690,062, assessed value around $345,000.
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Building Quality Issues A number of condos had various issues with concrete foundation: Shortly after 1 year of closing, our basement cement wall had a crack from the top of the wall all the way down to the floor, which caused significant water damage to basement carpet, furniture, and other belongings. Quite a few homeowners reported problems with HVAC: One neighbor found out his kitchen range hood was connected to the HVAC return air duct and the cooking smell has been distributed evenly to every room in the condo through the air ducts for the past 7 years. Over 20 condos in our community reported roof water leakage, which contributes to almost 5% of all the condos (mostly built within the past 5 years). As a result, the poor quality of the condos has been spread around through word of mouth in local area, internet, and social media (Reddit.com, change.org ), impacting potential buyers of the condos.
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Wall Crack and Water Leakage in Our Basement Basement wall crack Basement carpet water damage Wall Crack and Water Leakage in Our Basement Basement wall crack Basement carpet water damage
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Unsatisfying Management Services Current HOA management company was brought in by the builder. They are nice and experienced people, but got overloaded by too many communities to manage: Our community manager is managing 8 communities (each with a few hundred homes) at the same time. Delays and no-action-taken are common to homeowners’ service requests: A neighbor had water leakage on the roof, and no action was taken for 3 months after he submitted the service request. Unwillingness to disclose information to homeowners: The community balance sheet has been hidden from homeowners, and you have to pay a fee to be able to download it from a 3rd party website. This bad reputation has been around in locals and on social media as well. Homeowners are in discussion of replacing this management company
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Decline in Home Values and Demand Observable trend in the local housing market, which shows a decline in home values and demand As of this submission, over 21 condo homes are listed for sale within our 300+ home community (source: Zillow.com) Several properties sitting on the market for up to 98 days despite repeated price reductions
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Community Reputation and Legal Action Against Builder The reputation of the community has declined, as reflected in numerous public discussions on platforms such as Reddit. Homeowners have initiated legal action against the builder, Toll Brothers, citing broken promises related to essential infrastructure— such as uncompleted or poorly maintained walking paths, lawn care, irrigation repairs, and drainage fixes.
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Considerations Specific to Our Condo Our condo was built and closed in 2021; at which time it was an open parking lot for construction vehicles at the back of our condo. When we made the purchase decision, the builder and the construction site map got us to believe that the future condos built at the back won’t be too close to ours. At the end of 2024, the condos at the back of ours were finished, and it turned out that the builder places largest condo model in the smallest lot. A line of trees was removed. The distance between our condo and the one at the back is the shortest in our community, now neighboring houses have direct visibility into our master bathroom, This has severely impacted our privacy and natural view. It’s a complete negative impact its market value as as noted by other residents on social media.
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Considerations Specific to Our Condo
Considerations Specific to Our Condo
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reddit.com/r/AnnArbor/comments/1barogq0/experiences_with_north_oaks_townhomes/
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Used to live near there and actually went in one of their show houses once. Realized in the bathroom of
the townhouse units on the ends of each building could see straight into the bathroom of the building
across the street lol.
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TOPICS
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It's all retirees and young hospital white coats.
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Internet Culture
(Viral)
walking the area.
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Anticipate long term problems with storm water and the foundations long term. They built into several
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wetlands and a creek bed. Toll Brothers was fined by the EPA in three states for similar construction.
The construction is annoying, as it's constant, and you'll hear 23 all day and night, but if you want to over-
pay for fast, highish quality new build, have at it. The area has plenty of amenities, however, you'll likePage 11
Photos showing the close distance at the back Looking through our family room window to the back The close distance between our condo (on the right) and the other condo (on the left) The other direction showing the much wider distance between condos
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Summary Based on the below facts: Widely publicized negative reputation of poor management service and its impact on value (social media such as reddit.com, change.org ); Significant building quality issues impacting life quality, financial burden, and insurance cost; Overcrowding due to excessively close proximity of buildings leaving barely any breathing room and minimum privacy. This cluttered and cramped environment is highly off-putting to potential buyers; Market data: based on the 35 comparable condos’ average sale price of comparable condos, the assessed value around: $345,000.00 We believe the fair market value of our condo is definitely below the average sale price, assessed and taxable value should be less than $330,000.00. We respectfully request the Board of Review to reassess the current assessment value and taxable value and hopefully conclude with a reduction to both values. Our smaller condo intended for our in-laws should have a taxable value of $278,251.50, compared to the currently assessed amount of $288,900.00.
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Thank You! Questions? Thank You! Questions?