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Henni Cottle, Petitioner V Township Of Hampton, Respondent · 25-002900-TT

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Petitioners:

Henni Cottle

Frank Bosco

Filing Type: Small Claims Division

Filing Basis:

Lack of notice / due process

Overvaluation of property based on verified July 2024 sale

Deferred maintenance not reflected in assessment

Michigan Tax Tribunal – Small Claims Appeal Submission

Tax Year: 2025

Parcel Number: 09-070-024-400-030-00

Property Address: 

1236 W Center Rd, Essexville, MI 48732

Contact Information:

Henni Cottle

1236 W Center Rd, Essexville, MI 48732

Phone: 347-463-0378

Email: hennicottle@gmail.com

Frank Bosco

1236 W Center Rd, Essexville, MI 48732

Phone: 201-988-0907

Email: frank.nynjaca@gmail.com

Date of Submission: July 28, 2025

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

2

Completed MTT Form 2837 – Small Claims Petition

3–6

Notice Giving Rise to Appeal

7

Statement of Facts and Legal Argument

8–9

2025 Property Record Card

10–12

Comparable Sales Summary

13–14

Photos of Property Condition (Chimney, Roof, Driveway, Furnace, etc.)

15–24

Contractor Quotes / Estimates

25–26

Closing Statement or Sale Proof

27

Table of Contents

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

3

 

 

 

STATE OF MICHIGAN

 

GRETCHEN WHITMER 

GOVERNOR 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

LANSING

MARLON I. BROWN, DPA 

DIRECTOR 

 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / EXEMPTION / CLASSIFICATION APPEAL 

 

 

Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or 

Non-Property tax disputes. 

Section 1: Petitioner’s Contact Information 

First Name 

 

M.I. 

Last Name/Company Name 

 

Mailing Address (No., Street, P.O. Box or Rural Route) 

 

City or Town 

 

State 

ZIP Code 

Telephone Number 

 

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) 

 

 

Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information 

First Name 

 

M.I. 

Last Name 

 

Firm Name (if any) 

 

Mailing Address (No., Street, P.O. Box or Rural Route) 

 

City or Town 

 

State 

ZIP Code 

Telephone Number 

 

Email Address (do not enter unless you want MTT to send all correspondence via email) 

 

 

Section 3: Subject Property Information 

How many 

parcels are you 

appealing? 

If you are appealing more than one parcel, are they contiguous or adjoining? 

 Yes* 

 No** 

*If yes, use a multiple parcel form for information regarding any contiguous parcels. 

**If no, you must file separate appeals for each non-contiguous or non-adjoining parcel or you will be defaulted. 

 

Property Address (No., Street, City, ST, ZIP) [If multiple, list first property’s address] 

 

 

Taxing Authority (City or Township) 

County 

 

 

 

 

 

 

Pursuant to Michigan Tax Tribunal Rule (TTR) 279, you MUST submit a copy of the notice giving rise to the appeal 

(e.g. Board of Review Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not 

submit this document, you may be held in default. 

Henni

Cottle

1236 W. Center Rd.

Essexville

MI

48732

1236 W Center Rd.

Hampton Township

Bay County

347-463-0378

hennicottle@gmail.com

1

X

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

4

 

 

 

STATE OF MICHIGAN

 

GRETCHEN WHITMER 

GOVERNOR 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

LANSING

MARLON I. BROWN, DPA 

DIRECTOR 

 

Section 4: Issues Being Appealed (check all that apply) 

 

 True Cash and Taxable Value 

 

 

 Poverty Exemption 

 

 

 Taxable Value Only (calculation) 

 

 

 Disabled Veterans Exemption 

 

 

 Uncapping of Taxable Value 

 

 

 Eligible Manufacturing Personal Property (ESA) 

 

 

 Exemption from Taxation (other than the denial of a 

Principal Residence or Qualified Agricultural Exemption) 

 

 Classification 

 

 

Section 5: Explain the Reason for this Appeal 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Section 6: Jurisdictional Issues 

Year(s) you are appealing: 

 

 

Did you protest the assessment at a Board of Review (BOR)? 

 Yes 

 No 

 

If Yes, check which BOR you attended AND attach the BOR decision: 

 March 

 July 

 December 

 

If No, check the applicable reason(s): 

 Not required to attend 

 Assessment Change Notice was not received by Petitioner 

 Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section 5) 

 Appealing within 35 days of State Tax Commission Order 

 Appealing within 35 days of receipt of Notice of Uncapping 

Did you request a poverty exemption at the BOR? 

 Yes 

 No 

 

If Yes, check which BOR considered your application AND attach the BOR decision: 

 March 

 July 

 December 

 

If No, explain why: 

 

 

 

I did not receive the 2025 Notice of Assessment and was therefore unable to appear

before the March Board of Review. I am appealing on the basis of lack of notice and due

process. Additionally, the 2025 assessed and taxable values are substantially

overestimated. The property was purchased in an armʼs-length sale in July 2024 for

$394,000, yet the assessment implies a market value of $584,941. The property also has

deferred maintenance issues (roof, chimney, furnace, driveway, among other major

condition issues) that were not accounted for in the valuation.

2025

X

X

X

X

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

5

 

 

 

STATE OF MICHIGAN

 

GRETCHEN WHITMER 

GOVERNOR 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

LANSING

MARLON I. BROWN, DPA 

DIRECTOR 

 

Section 7: Valuation Information *Use the multiple parcel form for additional, contiguous parcels. 

Parcel Identification Number: 

 

 

Classification of Property: 

Real Personal (check one) 

 

 

 

 

Agricultural Commercial Industrial Residential Timber-Cutover Developmental Utility (check one) 

 

 

 

 

 

 

 

 

Current Assessed Value (also known as State Equalized Value) as established by the BOR: 

 

 

Current Taxable Value as established by the BOR: 

 

 

What do you believe is the fair market value (also known as True Cash Value)? 

 

 

Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value. 

 

 

If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 

 

 

 

Section 8: Classification Information *Only the MI Dep’t of Treasury may appeal this issue to the Tribunal* 

 

Parcel Identification Number: 

Current Classification of Property as established by Board of Review: 

Real Personal (check one) 

 

 

 

 

Agricultural Commercial Industrial Residential Timber-Cutover Developmental Utility (check one) 

 

 

 

 

 

 

 

 

 

What do you believe is the property’s classification? 

Real Personal (check one) 

 

 

 

 

Agricultural Commercial Industrial Residential Timber-Cutover Developmental Utility (check one) 

 

 

 

 

 

 

 

 

 

If improved property, how is the property currently being used? 

 

 

If improved property, for what use was the property designed? 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

070-024-400-030-00

$292,500

$292,500

$394,000

$197,000

$197,000

070-024-400-030-00

Currently residential and formerly residential

X

X

X

X

X

X

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

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STATE OF MICHIGAN

 

GRETCHEN WHITMER 

GOVERNOR 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

LANSING

MARLON I. BROWN, DPA 

DIRECTOR 

 

Fee Information 

 

Signature *Required 

Petitioner or Attorney/Authorized Representative’s Signature: 

 

/s/ 

 

 

 

 

 

 

 

 

 

 

 

 

Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition? 

 

 Yes 

 No 

 

Are you appealing ONLY the denial of a Poverty Exemption or Disabled Veterans Exemption? 

 

 Yes 

 No 

 

If you answered yes to either or both of the above questions, you are not required to pay any filing fees. 

 

The filing fee is based on the greater of the State Equalized Value or Taxable Value in contention. If you are appealing more than one 

parcel, the parcel with the highest State Equalized Value or Taxable Value in contention will be used to determine your filing fee, plus 

$25.00 will be added for each additional parcel being appealed, not to exceed a total filing fee of $1,000. 

 

If your property is residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: Filing Fee is: 

 

$100,000.00 and under $125.00 

$100,000.01 to $500,000.00 $200.00 

$Over $500,000.00 $300.00 

 

If your property is NOT residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: Filing Fee is: 

 

$100,000.00 and under $250.00 

 

* Plus $25.00 for each additional parcel, as indicated above. 

 

If your property is NOT residential property and the State Equalized Value or Taxable Value in contention is $100,000.01 or greater the 

appeal does not qualify for Small Claims. Therefore, an Entire Tribunal petition must be filed. 

 

X

X

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

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Henni Cottle & Frank Bosco 

1236 W Center Rd 

Essexville, MI 48732 

Henni’s Email: hennicottle@gmail.com | Phone: 347-463-0378 

Frank’s Email: frank.nynjaca@gmail.com | Phone: 201-988-0907 

Date: July 26, 2025 

To Whom It May Concern: 

We are submitting this letter as our “Notice Giving Rise to Appeal” in support of our 2025 

property tax appeal for the residence at 1236 W Center Rd, Essexville, MI 48732 (Parcel 

#09-070-024-400-030-00). 

We did not receive the 2025 “Notice of Assessment, Taxable Valuation, and Property 

Classification,” which is typically mailed in February and notifies taxpayers of their right to 

appeal at the March Board of Review. As a result, we were unaware of the substantial change in 

the property's assessed and taxable values and were denied the opportunity to exercise our 

rights at the March 2025 Board of Review. 

After discovering the assessment post-deadline, we began collecting the necessary documents 

to file this appeal with the Michigan Tax Tribunal. Our appeal is based on both: 

● A denial of timely notice, constituting a due process concern, and 

● A substantive overvaluation of the property. 

We purchased this home on July 16, 2024, for $394,000 in an open-market, arm’s-length 

transaction. The 2025 SEV was set at $292,500, implying a True Cash Value of 

$584,941—nearly $190,000 above the actual market value. In addition, the land assessment 

of $305,417 appears excessive for this parcel. 

We respectfully request that the Tribunal accept our petition and review the assessment 

accordingly. 

Sincerely, 

Henni Cottle & Frank Bosco 

(Co-Petitioners)

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

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Statement of Facts and Legal Argument 

 

Overview 

I am filing this appeal to the Michigan Tax Tribunal for the 2025 assessment of my property at 

1236 W Center Rd, Essexville, MI 48732 (Parcel #09-070-024-400-030-00). My husband and I 

purchased this home in July 2024 for $394,000 in an open-market, arm's-length transaction. 

However, the State Equalized Value (SEV) for 2025 was set at $292,500, implying a True Cash 

Value (TCV) of $585,000-nearly $190,000 more than the purchase price. This has caused our 

property taxes to more than double. 

 

Legal Basis 

Under Michigan law (MCL 211.27 and MCL 211.27a), SEV must reflect 50% of the property's 

true cash value. The actual sale price is the most reliable measure of true cash value. 

Therefore, the SEV should be based on our verified sale price. A reassessment is warranted 

due to this discrepancy, and failure to consider it violates the principle of uniform and equitable 

valuation. 

 

Comparable Sales 

The following comparable 2024 home sales in the Essexville area support our contention that 

the market value of our home aligns with the $394,000 purchase price – not the inflated implied 

value of $585,000: 

 

● 942 Under Wood Ln - Sold May 2024 for $369,900 (4 bed, 3 bath, ~2,200 sq ft) 

● 1085 W Nebobish - Sold Aug 2024 for $370,000 (3 bed, 2.5 bath, 1,918 sq ft) 

● 1085 Orchard Rd - Sold May 2024 for $399,900 (3 bed, 3.5 bath, 3,376 sq ft) 

 

Each of these properties is similar in size and condition, and some are larger than ours. This 

confirms that our purchase price reflects true market conditions. 

 

Lot Size Context and Land Valuation 

While our property includes 1.93 acres—larger than those of the comparable sales—this 

additional land does not contribute proportionally to market value. The lot is unimproved, 

overgrown, and contains numerous downed trees, making much of it unusable without 

significant clearing and maintenance. 

This condition limits its appeal and utility, and the 2025 land assessment of $305,417 

overstates its actual value. Our July 2024 sale price of $394,000 reflects the true market value 

of both land and structure, and we ask the Tribunal to consider this in evaluating the 

assessment. 

 

Deferred Maintenance & Structural Concerns 

The property record card inaccurately reflects the condition of the home. Specifically: 

(continued on next page)

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

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● The roof is in poor condition and requires immediate replacement due to its deteriorating 

state, which is a significant financial burden. The last replacement occurred in 2005, and 

we frequently experience water leaks inside the home. 

○ We recently had a contractor inspect the property and confirm that full roof 

replacement is necessary due to age and condition. While we are currently 

waiting on a formal written estimate, we wanted to disclose this in good faith. We 

understand the importance of providing supporting documentation and will submit 

it to the Tribunal as soon as it becomes available, should it be requested. 

○ This condition was not accounted for in the 2025 assessment, which treats the 

property as being in “average” condition. We believe this significantly impacts the 

fair market value and should be considered alongside our other supporting 

materials. 

● The chimney is structurally compromised and is currently undergoing a partial rebuild 

(refer to the attached estimate/quote from JG Masonry). 

● The furnace, installed in 1995, is well beyond its expected lifespan and operates with 

extremely low efficiency. According to the serial number F43957973, the furnace was 

manufactured in March of 1995. At 30 years old, the furnace is in dire need of 

replacement. 

● The wood deck shows substantial rot, with several sections requiring replacement. 

Additionally, the patio screens, which are as old as the home, have large holes caused 

by wildlife damage and need to be replaced. 

● Many of the windows show clear signs of deterioration, including peeling paint and 

moisture damage, which has caused wood rot and compromised their structural integrity. 

This damage not only affects the appearance and energy efficiency of the home but also 

lowers its overall value. 

● The property record card states that the asphalt driveway is in "good condition," but this 

is not accurate. The driveway is severely cracked and showing signs of significant 

deterioration. This condition negatively impacts the property’s curb appeal and will 

continue to worsen without repair. 

These issues significantly affect the market value and were not considered in the current 

assessment. Photos and repair estimates will be provided to support this claim.

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

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Property Record Card Supplied by Hampton Township

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

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Property Record Card Supplied by Hampton Township

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

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Property Record Card Supplied by Hampton Township

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

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Comparable Home Sales

Address

Sale Price

Beds

Baths

Sq Ft

942 Under 

Wood Ln

$369,900

4

3

~2,200

Sold May 2024

Address

Sale Price

Beds

Baths

Sq Ft

1085 W 

Nebobish

$370,000

3

2.5

1,918

Sold August 2024

Address

Sale Price

Beds

Baths

Sq Ft

1085 Orchard 

Rd

$399,900

3

3.5

3,376

Sold May 2024 | *Larger than our home

https://www.zillow.com/homedetails/942-Un-

der-Wood-Ln-Essexville-MI-48732/2053962969_zpid/

https://www.redfi n.com/MI/Essexville/1085-Or-

chard-Rd-48732/home/128557459

https://www.realtor.com/realestateandhomes-de-

tail/1085-W-Nebobish-Rd_Essexville_MI_48732_

M92986-73589

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

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Our Home

Address

Sale Price

Beds

Baths

Sq Ft

1236 W 

Center Rd

$394,000

4

2.5

2,596

Sold July 2024

https://www.realtor.com/realestateandhomes-de-

tail/1236-W-Center-Rd_Essexville_MI_48732_M33754-

48383

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

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Supporting Evidence

Moisture damage from old Chicago Common Brick

Moisture damage shown in livingroom at the roof line from 

deteriorating brick condition

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

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Supporting Evidence

Interior roof problems – indoor leakage

We taped containers to the window to stop the 

water from running down the wall from the roof 

into the room.

Water seeps into the living room from the roof. 

(wood shown in picture is the at the ceiling)

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

17

Supporting Evidence

Exterior roof problems – severe soffit damage

Water continues to penetrate and 

deteriorate soffits all along the roof line.

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

18

Supporting Evidence

Deck deterioration – rotted wood

The deck is in poor overall condition. Deck shows 

significant water damage in multiple locations. The steps 

are fragile and the supporting structure needs significant 

repairs.

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

19

Supporting Evidence

Screened in porch damage

Dilapitated screens on porch display holes in a 

variety of sizes. Very old and outdated hardware also 

are shown. Screens are original to the home and 

have never been replaced or updated.

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

20

Supporting Evidence

Interior deterioration

Bathroom and kitchen walls show age and decay 

from years of neglect.

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

21

Supporting Evidence

Furnace condition and age

The furnace, installed in 1995, is well beyond its 

expected lifespan and operates with extremely low 

efficiency. According to the serial number F43957973, 

the furnace was manufactured in 1995, specifically in 

the 95th week, which corresponds to the first quarter of 

that year. At 30 years old, the furnace is in dire need of 

replacement.

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

22

Supporting Evidence

Basement, Plumbing, and Electrical

Exposed wiring in basement and crawlspace, shoddy 

electrical and plumbing work.

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

23

Supporting Evidence

Window deterioration

All of the windows in our home are original 

and have never been upgraded or replaced. 

They are visibly deteriorated, with peeling 

paint, moisture damage, and poor insulation. 

As a result, they are not energy efficient and 

contribute to significant heat loss in the winter 

and poor cooling retention in the summer — 

unlike modern, high-efficiency windows.

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

24

Supporting Evidence

Asphalt driveway condition and additional decay

Cracked asphalt is not in “good condition” as described in 

our property record card. Shows significant signs of age 

and many cracks.

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

25

Chimney Masonry Repair

Extensive Chimney Repair Estimate / Work with this contractor on stated scope is currently 

underway.

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

26

Deferred Maintenance

Estimated Replacement Costs

Roof Replacement (Required) - See Page 17

Based on comparable roofing projects in the area and verbal quotes 

from local contractors, the cost to fully replace the aging roof is 

estimated at $16,000–$20,000, depending on materials and labor.

The roof is original to the 1964 structure and has exceeded its service 

life, with visible signs of wear and water infiltration. The property record 

card does not reflect this condition and instead values the home as if the 

roof is in “average” or good condition.

Furnace Replacement (Outdated 1995 Unit) - See Page 21

The current furnace was manufactured in 1995 and is 30 years old, far 

beyond its expected lifespan. Based on quotes from regional HVAC 

providers and market standards, a high-efficiency replacement furnace 

installation is estimated to cost $6,000–$8,000.

This outdated heating system affects both energy efficiency and 

property value, but was not accounted for in the 2025 assessed value.

Window Replacement (Original windows from 1964) - See Page 23

The windows throughout the home show visible signs of age-related 

deterioration, including moisture damage, failing seals, and rotting or 

peeling frames. These are original or older-generation wood-frame 

windows and no longer provide energy efficiency or reliable insulation.

Based on informal estimates from local contractors and Andersen dealer 

pricing, the cost to replace windows with Andersen mid-range double-

hung or casement windows is estimated at $1,200–$2,000 per window 

installed, depending on size, style, and labor.

With approximately 15 windows in the home, this places the total 

estimated window replacement cost at $18,000–$30,000. This estimate 

is consistent with industry pricing for premium residential window 

replacement using Andersen products, including installation, disposal, 

and finish work.

These costs are not reflected in the current 2025 assessment, which 

treats the windows as standard and in average or good condition. The 

degraded window condition negatively impacts both livability and resale 

value, and should be considered as part of this appeal.

While we are still in the process 

of obtaining written quotes, these 

estimates are based on standard 

pricing for work of this scope 

and reflect the true condition and 

cost burdens associated with the 

property.

Henni Cottle & Frank Bosco | 1236 W. Center Rd. Essexville, MI 48732

27

American Land Title Association 

FINAL ALTA Settlement Statement - Borrower 

Adopted 05-01-2015 

File No./Escrow No.: 

 TRA-178199 

Title Resource Agency - Say City 

: 

. 

aginaw St. 

#10 

Officer/Escrow Officer: 

Bay City, MI 48708 

(989) 259-1989 

Property Address: 

1236 W CENTER RD 

ESSEXVILLE, MI 48732 (BAY) 

(09-070-024-400-030-00) 

Borrower: 

FRANK BOSCO 

279 Pine Street 

Jersey City, NJ 07304 

HENNI COTTLE 

279 Pine Street 

Jersey City, NJ 07304 

Settlement Date: 

7/16/2024 

Ea 

POC. 

| 

Debit” 

| 

Credit 

Deposits, Credits, Debits 

Sale Price of Property 

$394,000.00) 

Deposit 

$5,000.00] 

Prorations 

City/Town Taxes 7/16/2024 to 7/1/2025 @ $3.243.03/Year 

$3,101.26) 

County Taxes 7/16/2024 to 1/1/2025 @ $2.446.63/Year 

$1,129.73 

Commissions 

Transaction Fee (Selling) to Berkshire Hathaway Home Services - Bay City 

$245.00 

Title Charges 

Tille - Lender's Title Insurance to Title REsource Agency 

Title - Tille - Recording Processing Fee to Title REsource Agency 

$37.00 

o 

|Government Recording and Transfer Charges 

» 

| Recording fees: Deed $35.00 

$35.00) 

i 

iE 

= 

7 

5 

[Foc 

_ Debit 

Credit 

= 

{Subtotals 

$0.00] 

$398,547.99) 

$5,000.00 

= 

{Due From Borrower 

$393,547.99 

5 

[Totals 

$0.00] 

$398,547.99) 

$398,547.99 

2 

é 

i 

File # TRA-178199 

< 

Page 1 of 2 

Printed on 7/11/2024 at 3:14 PM 

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DocVariry ID: AGGFEG0-BFSD 4156. A367-135B06FESS1C 

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Tes WIESERISH | 

Henni Cottle & Frank Bosco 

| 1236 W. Center Rd. Essexville, MI 48732 

27

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