Michigan_Tax_Tribunal_Appeal_Package_592_Concord_Pines.pdf

Yuyang Song Petitioner V City Of Ann Arbor Respondent · 26-002544-TT

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MICHIGAN TAX TRIBUNAL APPEAL PACKAGE 

 

Property: 592 Concord Pines Dr, Ann Arbor, MI 48105 

Petitioner: Yuyang Song 

Requested SEV: $450,000

1. Cover Letter 

 

Dear Officer: 

 My name is Yuyang Song. I am the owner of the home at 592 concord pines dr, Ann Arbor, 

Mi, 48105. I bought the house in 2024 per a pressure sale from a real agent for the new 

construction house in Ann Arbor. Since it is a new house, it was not much clear for me for 

the house is so close to highway 23, actually less than 300ft as shown in Fig.1 and Fig.2. NO 

BODY TOLD ME THIS INFOR WHEN THEY SELL THE HOUSE TO ME. 

 

Fig1. Distance measurement

Fig.2 Highway behind the house 

The property has been assessed at a State Equalized Value (SEV) of $481,900, implying a 

true cash value of $963,800, which exceeds the property's actual market value as of tax day. 

A recent comparable sale within the same subdivision, 580 Concord Pines Dr, sold for 

$998,762. However, that comparable property is superior to the subject property in several 

significant respects. The subject property has an unfinished basement as Fig.3 shows, lacks 

premium lot characteristics, has fewer builder upgrades, and is adversely affected by 

highway proximity, all of which reduce its market value relative to the comparable sale. 

 

I respectfully request review of the assessment of my residential property located at 

592 Concord Pines Dr, Ann Arbor, Michigan. The current SEV is $481,900. Based on 

comparable sales and market adjustments for highway proximity, unfinished basement, 

non-premium lot characteristics, and fewer builder upgrades, I request a reduction of 

SEV to $450,000. 

 

2. Reasons for Appeal 

 

The assessment exceeds the property's actual market value. A comparable sale at 

580 Concord Pines Dr sold for approximately $998,762. However, that property is 

superior due to basement finish, lot characteristics, upgrades, and location. 

 

3. Comparable Sales Adjustment Grid 

Item 

Adjustment 

Amount 

Sale Price - 580 Concord 

Pines Dr 

 

$998,762 

Unfinished Basement 

- 

$30,000 

No Premium Lot 

- 

$20,000 

Fewer Builder Upgrades 

- 

$25,000 

Highway Proximity 

- 

$20,000 

Adjusted Market Value 

 

$903,762 

Indicated SEV 

 

$451,881

4. Exhibit Index 

Exhibit A – Notice of Assessment 

 

Exhibit B – Comparable Sale: 580 Concord Pines Dr 

Please see pdf 

Exhibit C – Photos of Unfinished Basement 

 

Exhibit D – Map Showing Highway Distance

Unit 

House 

Horizontal Map Distance 

(Pixels) 

Rough Estimated Distance 

(Feet) 

Unit 592 

455 px 

238ft 

Unit 580 

625 px 

390ft

Steps away from highway 

Exhibit E – Noise Measurement Evidence 

This is the noise measurement results for my house, the recorded time is Friday afternoon, 

not peak traffic time. Such noise makes our backyard basically a junk yard, we can not have 

any social event in backyard. Because of such noise level, we never have any party in our 

house. 

 

Another huge factor of from this noise level is the reselling value of the house, we were 

trying to sell this house in last two years, but we can not get any offer. Per conversation 

from the selling agent, they told me that there is no offer for this house at all. Most of the 

potential buyer just did not want to step in the house, even there is open house event. Some 

of them parked their car outside the curb and notice this noise, then turned around home. 

This is a huge issue for us…

Price history 

Date 

Event 

9/4/2025 

Listing removed 

CBR 

© 

420251011472 

Report 

7/18/2025 

Price change 

Source 

CBR 

© 

420251011472 Report 

6/27/2025 

Listed for sale 

e: 

(MR Realco 

#20251011472 Report 

6/25/2025 

Listing removed 

e: 

Real 

202 

28118 

Report 

5/9/2025 

Listed for rent 

e: 

Rea 

20250028118 

Report 

4/26/2025 

Listed for sale 

CR 

#20250028107 Report 

1/8/2025 

Listing removed 

BK 

1 

454024026940 

Report 

7/4/2024 

Listing removed 

Price 

$999,999 

$999,999 -2.3% 

$1,024,000 -0.5% 

$6,500 

$6,500 

$1,029,000 +2.9% 

$1,000,000

Exhibit F – Photos Showing Dust / Air Quality Impacts 

This is the duct collected from the opening windows; we normally don’t open windows 

because the noise level is too high. but if we keep the window open for half day, it will show 

something like this.

Exhibit G – Builder Upgrade Information 

We don’t have any upgrade in our unit, such as no deck buildup, nor finished basement, 

while in the unit 580, please see this information online. 

https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=1&uid=283&SearchText=5

80+concord+pines&PageIndex=1&ReferenceKey=09-09-25-200-

146&ReferenceType=0&SearchCategory=Address&SortBy=Address&SearchOrigin=0&Sear

chFocus=All+Records&RecordKeyDisplayString=09-09-25-200-146&RecordKey=09-09-25-

200-146&RecordKeyType=0 

 

Other details of the builder upgrading information can be seen here: 

This is the original condition for 580

Here is the original condition in 592

The pdf files are in the attachement. 

5. Declaration 

 

I declare that the information and supporting materials submitted with this appeal 

are true and correct to the best of my knowledge and belief. 

 

Signature: _____Yuyang Song_________________ 

 

Date: _________07/03/2026______________________

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