PropertyTaxAdjustmentRequest.pdf
Thomas L Drake Petitioner V Township Of Pittsfield Respondent · 26-002688-TT
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Michigan Tax Tribunal Board of Review Tuesday, July 14, 2026 3770 Arcadia Drive Ann Arbor, MI 48108 Owners: Thomas Drake & Debra Nystrom Contents - Written Request for Revised Assessment - Home Appraisal for 3770 Arcadia Drive - Analysis of Recent Sales in Kirtland Hills - Township Appraisals in Support of Analysis - Copy of Pittsfield Township Board of Review Decision
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Michigan Tax Tribunal Property Tax Analysis 3770 Arcadia Drive, Ann Arbor, MI Written Request for Revised Assessment Thank you for your attention to this request for a revised assessment for 3770 Arcadia Drive, Ann Arbor 48108. As demonstrated by the attached documentation and analysis, the property has been given an unfair and high assessment considering the current market conditions and the size of the property. Please consider the following information: - The property was valued at $770,000 at the time of purchase. - The only change in the property has been for a deck replacement. It was unmaintained by previous owner, and the condition was brought up during the home inspection. - The assessed value for 3770 Arcadia Drive is almost 14% higher than a property that sold at 3734 Arcadia Drive. - The house at 3782 Arcadia Drive is the exact house as 3770 Arcadia Drive, yet it's assessed value is 4% lower. - The Pittsfield Township provided a small decrease (SEV of $400,000 vs original of $410,502) to the assessed value, however the homeowners feel the property at 3770 Arcadia Drive is still too high. The homeowners request their assessed value/SEV be lowered to $385,000. This change would bring 3770 Arcadia in line with 3782 Arcadia Drive which as mentioned above, is the exact same home structurally, but with more amenities (two decks, hot tub, sauna). Thank you for your every consideration in this matter. Sincerely, Tho LLOQ A Thomas L. Drake Debra L. Nystrom
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Vallie Appraisal Group LLC 3678 Mystic Ct. Adrian, Mi 49221 File No. 202503-2925 APPRAISAL OF A Single Family Home LOCATED AT: 3770 Arcadia Dr Ann Arbor, MI 48108-8401 FOR: Old National Bank One Main Street Evansville, IN, 47708 BORROWER: Thomas Drake & Debra Nystrom AS OF: March 11, 2025 BY: Brian Vailie Certified Residential Appraiser #1204070772 Your Patronage Is Greatly Appreciated
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Vallie Appraisal Group LLC 3678 Mystic Ct. Adrian, Mi 49221 File No. 202503-2925 03/13/2025 Midwest Appraisal Management Old National Bank One Main Street Evansville, IN, 47708 File Number: 202503-2925 Dear Sir or Madam; in accordance with your request, | have appraised the real property at: 3770 Arcadia Dr Ann Arbor, MI 48108-8401 The purpose of this appraisal is to develop an opinion of the market value of the subject property, as improved. The property rights appraised are the fee simple interest in the site and improvements. In my opinion, the market value of the property as of March 11, 2025 1S: $770,000 Seven Hundred Seventy Thousand Dollars The attached report contains the description, analysis and supportive data for the conclusions, final opinion of value, descriptive photographs, limiting conditions and appropriate certifications. Sincerely, Brian Vallie Certified Residential Appraiser #1204070772 Vallie Appraisal Group LLC Office: 517-206-4670 Fax: 517-759-4884 Email: brian@brianvallie.com Your Patronage Is Greatly Appreciated
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Michigan Tax Tribunal Property Tax Analysis 3770 Arcadia Drive, Ann Arbor, MI Purpose: To analyze relevent sales in Kirtland Hills Source: Documents obtained from the Pittsfield Township website; Selling price from Zillow.com Conclusion: The property at 3770 Arcadia Drive requires a lowering of it's current assessment The owner requests that the Assessed/SEV be lowered to $385,000 Property 3770 Arcadia Drive 3782 Arcadia Drive 3738 Burnham Road 3734 Arcadia Drive Date Sold 4/10/2025 11/22/2024 5/7/2025 6/5/2026 Selling Price S$ 770,000 $ 730,000 $ 820,000 $ 854,500 Assessed/SEV Value S$ 400,000 $ 383,264 $ 409,051 $ 405,447 Assessed Value of home S$ 800,000 $ 766,528 $ 818,102 $ 810,894 Square Footage Above Grade 2,605 2,593 2,748 3,056 Selling Price/Sq Ft S 295.59 S$ 281.53 $ 298.40 $ 279.61 Assessed/SEV per sq ft S$ 307.10 $ 295.61 $ 297.71 $ 265.34 Zestimate @ 07/02/2026 S$ 772,400 $ 765,700 $ 822,800 $ 854,500 Change - Selling vs Zestimate 0.31% 4.89% 0.34% 0.00% Comparisons to 3770 Arcadia Drive Current Assessed/SEV per Sq Ft -3.74% -3.06% -13.60% As Requested Assessed/SEV per Sq Ft $ 295.59 S$ 295.61 $ 297.71 $ 265.34 As Requested Assessed/SEV per Sq Ft Difference 0.01% 0.72% -10.23%
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712/26, 1:19 PM Parcel Number - L -12-07-406-026 | Pittsfield Charter Township | BS&A Online 3770 ARCADIA DR ANN ARBOR, MI 48108-8401 lame -> Parcel #L -12-07-406-026 Location ID: ARC1-003770-0000-03 Customer Name: DRAKE THOMAS L & NYSTROM DEBRA L Owner and Taxpayer Information DRAKE THOMAS L & NYSTROM DEBRA L Owner 3770 ARCADIA DR ANN ARBOR, MI 48108-8401 Taxpayer SEE OWNER INFORMATION General Information for Tax Year 2026 Property Class 401 RESIDENTIAL-IMPROVED School District ANN ARBOR PUBLIC SCHOOLS MAP # No Data to Display User Number Index 0 User Alpha 1 Not Available User Alpha 3 Not Available Historical District Not Available User Alpha 2 Not Available Unit L -12 PITTSFIELD TOWNSHIP Assessed Value $400,000 x Taxable Value $400,000 State Equalized Value $400,000 4X Date of Last Name Change 04/22/2025 Notes Not Available Census Block Group Not Available Exemption No Data to Display Principal Residence Exemption Information [Effective Date 04/10/2025 Principal Residence Exemption June 1st Final 2026 100.0000% 100.0000% Previous Year Information Year MBOR Assessed Final SEV Final Taxable 2025 ) $387,154 $387,154 $291,122 20248 _ssei7so $28236¢ 2023 $349,900 $268,923 Land Information Zoning Code R-1B Land Value $129,200 Renaissance Zone No ECF Neighborhood Not Available Lot Dimensions/Comments 70.5X124 Total Acres 0.230 Land Improvements $26,602 — obSise = o IraleRiBARgto. use this. website. vou.adree.to.the Mortgage Code No Data to Display https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=18&uid=193&SearchText=3770+Arcadia+Drive&Pagelndex=1&ReferenceKey=L+-12-07... ~ 1/3
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7/2/26, 1:19 PM Parcel Number - L -12-07-406-026 | Pittsfield Charter Township | BS&A Online Neighborhood Enterprise Zone No Lot(s) Frontage Depth No lots found. Total Frontage: 0.00 ft Average Depth: 0.00 ft Legal Description NEW PLAT, L 4557 P 408 UNIT 26, KIRTLAND HILLS CONDOMINIUM. SPLIT ON 05/18/2006 FROM L -12-07-400-006, L -12-07-400-039; Land Division Act Information Date of Last Split/Combine 05/31/2006 Date Form Filed No Data to Display Date Created 05/31/2006 Acreage of Parent 32.53 Split Number 0 Parent Parcel L -12-07-400-006 Number of Splits Left 59 Unallocated Div.s of Parent 0 Unallocated Div.s 0 Transferred Rights Were Transferred Not Available Courtesy Split Not Available Sale History Sale Date Sale Price Instrument Grantor Grantee Terms of Sale Liber/Page 04/10/2025 $770,000.00 WD ANG SBC EUGENIUS DRAKE THOMAS L & NYSTROM DEBRA L 03-ARM'S LENGTH 5586/768 03/29/2012 $429,013.00 WD PETERS BUILDING CO ANG SBC EUGENIUS 03-ARM'S LENGTH 4901/795 Building Information - 2605 sq ft TWO-STORY (Residential) General Floor Area 2605sqft +7 Garage Area 616 sq ft Foundation Size 2,069 sq ft Estimated TCV Not Available Basement Area 2,069 sq ft Year Built 20M Occupancy Not Available Effective Age Not Available Percent Complete Not Available AC w/Separate Ducts No Year Remodeled No Data to Display Class Not Available Tri-Level No Heat Forced Heat & Cool Wood Stove Add-on No Basement Rooms 2 1st Floor Rooms 5 2nd Floor Rooms 2 Bedrooms 3 Water Not Available How can Lhelo vou today? Sewer Not Available Style TWO-STORY Area Height — RP f otndation— o ———Exterior Area Heated By-continuing-to-use-this-website-you-agree-to-the-- 1 Story Basement Siding 974 sq ft 1 Story https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=18&uid=193&SearchText=3770+Arcadia+Drive&Pagelndex=1&ReferenceKey=L+-12-07... 2/3
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7/2/26, 1:22 PM Parcel Number - L -12-07-406-025 | Pittsfield Charter Township | BS&A Online 3782 ARCADIA DR ANN ARBOR, MI 48108-8401 -> Parcel #L -12-07-406-025 Location ID: ARC1-003782-0000-03 Customer Name: LOW ERIKA K & MIDOUN DJAMAL E Owner and Taxpayer Information LOW ERIKA K & MIDOUN DJAMAL E Owner 3782 ARCADIA DR ANN ARBOR, MI 48108-8401 Taxpayer SEE OWNER INFORMATION General Information for Tax Year 2026 Property Class 401 RESIDENTIAL-IMPROVED School District ANN ARBOR PUBLIC SCHOOLS MAP # No Data to Display User Number Index 0 User Alpha 1 Not Available User Alpha 3 Not Available Historical District Not Available User Alpha 2 Not Available Unit L -12 PITTSFIELD TOWNSHIP essed Value $394,778 <5 Taxable Value $383,264 State Equalized Value $394,778 Date of Last Name Change 12/03/2024 Notes Not Available Census Block Group Not Available Exemption No Data to Display Principal Residence Exemption Information [Effective Date 1/22/2024 Principal Residence Exemption June 1st Final 2026 100.0000% 100.0000% Previous Year Information Year MBOR Assessed Final SEV Final Taxable 2025 $373,188 $373,188 $373,188 2028 $349660 $349,660 $266,943 2023 $338,100 $338,100 $254,232 Land Information Zoning Code R-1B Land Value $129,200 Renaissance Zone No ECF Neighborhood Not Available Lot Dimensions/Comments 70.5X142 Co Total Acres 0.230 Land Improvements $23,266 Renaissance Zone N Expiration Date No Data to Display Mortgage Code No Data to Display i https://bsaonline.com/SiteSearch/PropertyDetails ?SearchType=1&uid=193&SearchText= 3782+Arcadia+Drive&Pagelndex=18&ReferenceKey=L+-12-07... 1/4
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712/126, 1:22 PM Neighborhood Enterprise Zone Parcel Number - L -12-07-406-025 | Pittsfield Charter Township | BS&A Online No Lot(s) Frontage Depth No lots found. Total Frontage: 0.00 ft Average Depth: 0.00 fi Legal Description NEW PLAT, L 4557 P 408 UNIT 25, KIRTLAND HILLS CONDOMINIUM. SPLIT ON 05/18/2006 FROM L -12-07-400-006, L -12-07-400-039; Land Division Act Information Date of Last Split/Combine 05/31/2006 Date Form Filed No Data to Display Date Created 05/31/2006 Acreage of Parent 32.53 Split Number 0 Parent Parcel L -12-07-400-006 Number of Splits Left 59 Unallocated Div.s of Parent 0 Unallocated Div.s Transferred Y Rights Were Transferred Not Available Courtesy Split Not Available Sale History Sale Date Sale Price Instrument Grantor Grantee Terms of Sale Liber/Page 11/22/2024 $730,000.00 WD ZEHNDER MICHAEL & LOW ERIKA K & MIDOUN 03-ARM'S LENGTH 5572/409 ALLISON DJAMAL E 1116/2012 $417115.00 WD PETERS BUILDING CO ZEHNDER MICHAEL & ALLISON 21-NOT 4940/730 USED/OTHER Building Information - 2593 sq ft TWO-STORY (Residential) General Floor Area 2,593 sq ft 4¥ Garage Area 616 sq ft Foundation Size 2,069 sq ft Estimated TCV Not Available Basement Area 2,069 sq ft Year Built 2013 Occupancy Not Available Effective Age Not Available Percent Complete Not Available AC w/Separate Ducts No Year Remodeled No Data to Display Class Not Available Tri-Level No Heat Forced Heat & Cool Wood Stove Add-on No Basement Rooms 2 1st Floor Rooms 5 2nd Floor Rooms 2 Bedrooms 4 Co Co Water Not Available Sewer Not Available Style TWO-STORY Area Detail - Basic Building Area https://bsaonline.com/SiteSearch/PropertyDetails Search Type=1&uid=193&SearchText=3782+Arcadia+Drive&Pagelndex=1 &ReferenceKey=L+-12-07... 2/4
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712/26, 1:28 PM Parcel Number - L -12-07-406-014 | Pittsfield Charter Township | BS&A Online 3738 BURNHAMRD ANN ARBOR, MI 48108-9421 -> Parcel #L -12-07-406-014 Location ID: BUR1-003738-0000-05 Customer Name: TIMMES DAVID & SARAH Owner and Taxpayer Information TIMMES DAVID & SARAH Owner 3738 BURNHAM RD ANN ARBOR, MI 48108-9421 Taxpayer SEE OWNER INFORMATION General Information for Tax Year 2026 Property Class 401 RESIDENTIAL-IMPROVED School District ANN ARBOR PUBLIC SCHOOLS MAP # No Data to Display User Number Index 0 User Alpha 1 Not Available User Alpha 3 Not Available Historical District Not Available User Alpha 2 Not Available Unit L -12 PITTSFIELD TOWNSHIP Assessed Value $409,051 Taxable Value $409,051 State Equalized Value $409,051 _X Date of Last Name Change 05/12/2025 Notes Not Available Census Block Group Not Available Exemption No Data to Display Principal Residence Exemption Information Effective Date 05/07/2025 Principal Residence Exemption June 1st Final 2026 100.0000% 100.0000% Previous Year Information Year MBOR Assessed Final SEV Final Taxable 2025 $393,211 $393,211 $359,530 2024 $3 2023 $35! Land Information Zoning Code R-1B Land Value $129,200 Renaissance Zone No ECF Neighborhood Not Available Lot Dimensions/Comments 80X127 po me BE Total Acres 0.233 Land Improvements $18,357 I Aree shee N [4] os Did No-Data-to-bisple ExpiraieniRaig to-use-this-website-you.agree-to-the. Mortgage Code™ No Data to Displa y https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=Address&uid=193&SearchText=3738+Burnham+Rd&Pagelndex=1&ReferenceKey=L+... 1/4
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712/126, 1:28 PM Parcel Number - L -12-07-406-014 | Pittsfield Charter Township | BS&A Online Neighborhood Enterprise Zone No Lot(s) Frontage Depth No lots found. Total Frontage: 0.00 ft Average Depth: 0.00 fi Legal Description NEW PLAT, L 4557 P 408 UNIT 14, KIRTLAND HILLS CONDOMINIUM. SPLIT ON 05/18/2006 FROM L -12-07-400-008, L -12-07-400-039; Land Division Act Information Date of Last Split/Combine 05/31/2006 Date Form Filed No Data to Display Date Created 05/31/2006 Acreage of Parent 32.53 Split Number 0 Parent Parcel L -12-07-400-006 Number of Splits Left 59 Unallocated Div.s of Parent 0 Unallocated Div.s Transferred u Rights Were Transferred Not Available Courtesy Split Not Available Sale History Sale Date Sale Price Instrument Grantor Grantee Terms of Sale Liber/Page 05/07/2025 $820,000.00 WD KHOKHAR USMAN SAEED & TIMMES DAVID & SARAH 03-ARM'S 5588/696 ASLAM ANUM LENGTH 04/20/2023 $0.00 QC KHOKHAR USMAN SAEED & KHOKHAR USMAN SAEED & 18-LIFE ESTATE 5518/675 ASCAMANTM ASCAMANCMI. FE 12/08/2021 $665,000.00 WD TURER DAVID M KHOKHAR USMAN SAEED & 03-ARM'S 5461/133 ASLAM ANUM LENGTH 08/31/2012 $424,314.00 WD PETERS BUILDING CO TURNER DAVID M 03-ARM'S 4926/142 LENGTH Building Information - 2748 sq ft TWO-STORY (Residential) General Floor Area 2,748sqft fx Garage Area 528sqft Foundation Size 1,888 sq ft Estimated TCV Not Available Basement Area 1,420 sq ft Year Built 2012 Occupancy Not Available Effective Age Not Available Percent Complete Not Available AC w/Separate Ducts No Year Remodeled No Data to Display Class Not Available Tri-Level No Heat Forced Heat & Cool Wood Stove Add-on No How ean [helo yon today? Basement Rooms 2 1st Floor Rooms 7 2pd Floor Rooms 4 dis of Use 5 ‘By continuing to use this website you agree to the . https://bsaonline.com/SiteSearch/PropertyDetails?Search Type=Address&uid=193&SearchText=3738+Burnham+Rd&Pagelndex=1&ReferenceKey=L+... ~~ 2/4
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712/26, 1:16 PM -> Parcel Number - L -12-07-406-029 | Pittsfield Charter Township | BS&A Online 3734 ARCADIA DR ANN ARBOR, MI 48108-8401 Parcel #L -12-07-406-029 Location ID: ARC1-003734-0000-04 Customer Name: MATYE JOSEPH & RITTER-MATYE CHERYL A Owner and Taxpayer Information MATYE JOSEPH & RITTER-MATYE CHERYL A Owner 3734 ARCADIA DR ANN ARBOR, MI 48108-8401 Taxpayer SEE OWNER INFORMATION General Information for Tax Year 2026 Property Class 401 RESIDENTIAL-IMPROVED School District ANN ARBOR PUBLIC SCHOOLS MAP # No Data to Display User Number Index 0 User Alpha 1 Not Available User Alpha 3 Not Available Historical District Not Available User Alpha 2 Not Available Unit L -12 PITTSF|JELD TOWNSHIP Assessed Value $405,447 4X Taxable Value $347,672 State Equalized Value $405,447 2X Date of Last Name Change 06/08/2026 Notes Not Available Census Block Group Not Available Exemption No Data to Display Principal Residence Exemption Information Effective Date 06/05/2026 Principal Residence Exemption June 1st Final 2026 100.0000% 100.0000% Previous Year Information Year MBOR Assessed Final SEV Final Taxable 2025 $380,673 $380,673 $338,532 2024 BE $355,515 _ $355515 2023 $344,100 $344,500 Land Information Zoning Code R-1B Land Value $135,660 Renaissance Zone No ECF Neighborhood Not Available Lot Dimensions/Comments 94X149X32X20X27X129 Co Total Acres 0.230 Land Improvements $12,285 Renaissance Zone " Expiration Date No Data to Display Mortgage Code No Data to Display https:/bsaonline.com/SiteSearch/PropertyDetails?Search Type=1&uid=193&SearchText=3734+Arcadia+Drive&Pagelndex=1&ReferenceKey=L+-12-07... 1/4
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712/126, 1:16 PM Neighborhood Enterprise Zone Lot(s) Parcel Number - L -12-07-406-029 | Pittsfield Charter Township | BS&A Online No Frontage Depth No lots found. Total Frontage: 0.00 ft Average Depth: 0.00 fi Legal Description NEW PLAT, L 4557 P 408 UNIT 29, KIRTLAND HILLS CONDOMINIUM. SPLIT ON 05/18/2006 FROM L -12-07-400-006, L -12-07-400-038; Land Division Act Information Date of Last Split/Combine 05/31/2006 Date Form Filed No Data to Display Date Created 05/31/2006 Acreage of Parent 32.53 Split Number 0 Parent Parcel L -12-07-400-006 Number of Splits Left 59 Unallocated Div.s of Parent 0 Unallocated Div.s Transferred g Rights Were Transferred Not Available Courtesy Split Not Available Sale History Sale Date Sale Price Instrument Grantor Grantee Terms of Sale Liber/Page 06/05/2026 $854,500.00 WD FIENUP DAVID MATYE JOSEPH & RITTER- 03-ARM'S LENGTH 5631/767 MATYE CHERYL 11/21/2025 $0.00 QC FIENUP DAVID & MARINA FIENUP DAVID 05-CORRECTING ~~ 5611/499 08/15/2018 $578,000.00 WD GOGINENI PRASANTH & FIENUP DAVID & MARINA 03-ARM'S LENGTH 5272/763 VATTURI SAI L 08/29/2007 $465,179.00 WD PETERS BUILDING CO GOGINENI PRASANTH & 03-ARM'S LENGTH 4644/357 VATTURI SAIL Building Information - 3056 sq ft TWO-STORY (Residential) General f Floor Area 3,056 sqft Z¥ Garage Area 572 sq ft Foundation Size 1,894 sq ft Estimated TCV Not Available Basement Area 1,590 sq ft Year Built 2007 Occupancy Not Available Effective Age Not Available Percent Complete Not Available AC w/Separate Ducts No Year Remodeled No Data to Display ) - Class Not Available Tri-Level No Heat Forced Heat & Cool Wood Stove Add-on Basement Rooms 1st Floor Rooms 2nd Floor Rooms Bedrooms https://bsaonline.com/SiteSearch/PropertyDetails?SearchType=1&uid=193&SearchText=3734+Arcadia+Drive&Pagelndex=1&ReferenceKey=L+-12-07... 2/4
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FROM PITTSFIELD CHARTER TOWNSHIP DEPT OF ASSESSMENT 6201 W MICHIGAN AVE ANN ARBOR, MI 48108-9721 NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: PROPERTY IDENTIFICATION: (Parcel Code required. Property address and legal description optional.): L -12-07-406-026 3770 ARCADIA DR DRAKE THOMAS L & NYSTROM DEBRA L NEW PLAT, L 4557 P 408 UNIT 26, KIRTLAND HILLS 3770 ARCADIA DR CONDOMINIUM. SPLIT ON 05/18/2006 FROM L -12-07-400- ANN ARBOR, MI 48108-8401 006, L -12-07-400-039; THIS PROPERTY IS CLASSIFIED 401 (RESIDENTIAL-IMPROVED) ) Thank you for attending this years March Board of Review. The Board has reviewed the information you supplied and the data necessary to compute your assessment and taxable value. The Board has completed their review of parcel number L -12-07-406-026 They have made the following determination based on the information you supplied. Board of Review Comments REDUCTION - COMPARABLE SALES [2026 ORIGINAL ASSESSED VALUE 410,502 | [2026 "BOARD OF REVIEW" ASSESSED VALUE 400,000 | (If the above amounts are the same, no revisions have occured) [2026 ORIGINAL TAXABLE VALUE 410,502 Bi [2026 "BOARD OF REVIEW" TAXABLE VALUE 400,000 [2026 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 100.0000 BH Please feel free to contact the assessing office at the address listed above or call 734 822-3115 if you have any questions. To protest a Board of Review decision for valuation disputes, the appeal must be made by petition to the Michigan Tax Tribunal by July 31, 2026 for Residential, Timber-Cutover, or Agricultural Class and by May 31, 2026 for Industrial, Developmental, Commercial or Utility Personal. To protest a Board of Review decision regarding Classification, the appeal must be made to the State Tax Commission by June 30, 2026. Petition Forms and additional appeal information can be found on the following websites: Michigan Tax Tribunal at www.michigan.gov/taxtrib State Tax Commission at www.michigan.gov/statetaxcommission. "Effective March 1, 2013, the Tribunal is no longer able to accept Small Claims letter appeals. Rather, you are required to file a petition to initiate a new Small Claims appeal. Petition forms are available on this website." http://www.michigan.gov/taxtrib/faq/small-claims-appeal-forms