Manssur_Prehearing_Brief_and_Exhibits_Redacted.pdf

Holly M Manssur Petitioner V Township Of Fenton Respondent · 26-000436-TT

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STATE OF MICHIGAN 

MICHIGAN TAX TRIBUNAL 

Holly Michelle Manssur, 

Petitioner, Pro Per 

v. 

Charter Township of Fenton, 

Respondent 

MTT Docket No. 26-000436 

PETITIONER'S PREHEARING BRIEF IN SUPPORT OF A TRUE CASH VALUE OF 

$500,000

 

I. INTRODUCTION 

Petitioner, Holly Michelle Manssur ("Petitioner"), respectfully submits this Prehearing 

Brief in support of her opinion that the subject property's 2026 True Cash Value is 

$500,000. 

Petitioner does not dispute that the recent arm's-length purchase is relevant evidence of 

value. However, the purchase price alone does not establish the property's True Cash 

Value. Petitioner respectfully submits that the evidence presented in this appeal 

supports a True Cash Value of $500,000. 

II. FACTUAL BACKGROUND 

The subject property is a single-family ranch residence located on a canal connected to 

Lake Fenton within Fenton Township, Genesee County, Michigan. 

According to the property's MLS listing, the home contains approximately 1,008 square 

feet of above-grade living area, two bedrooms, two full bathrooms, and a walkout 

basement. (Exhibit C) The residence was originally constructed in 1968 and is situated 

on approximately 0.21 acres with approximately 100 feet of canal frontage. 

The property was listed for sale on April 30, 2025 with an original asking price of 

$639,500. After exposure to the open market, the property ultimately sold on August 13, 

2025 for $550,000 in what both parties acknowledge was an arm's-length transaction. 

(Exhibits A and B)

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For the 2026 tax year, Respondent determined that the property had a True Cash Value 

of $589,800, resulting in an assessed value and taxable value of $294,900. Petitioner's 

protest before the March Board of Review was denied, after which this appeal was 

timely filed. 

Throughout these proceedings, Petitioner has consistently maintained that the 

property's True Cash Value is $500,000, based upon the comparable market sales and 

the subject property's overall market position. 

III. OVERVIEW OF THE PARTIES' POSITIONS 

The parties do not substantially disagree regarding the relevant facts surrounding the 

purchase of the property. Rather, the dispute centers upon the weight that should be 

given to the valuation evidence. 

Respondent's Answer relies principally upon three points in support of its opinion of 

value: (1) Petitioner's recent arm's-length purchase of the subject property; (2) 

Respondent's review of fifteen comparable sales; and (3) Respondent's criticisms of 

Petitioner's comparable sales. 

Petitioner respectfully submits that Respondent's conclusion is not sufficiently supported 

by the evidence presented in this proceeding. While Respondent references a review of 

fifteen comparable sales, Respondent has not provided the underlying sales analysis, 

market adjustments, or valuation methodology necessary to evaluate how those sales 

support the asserted value. 

Petitioner has instead presented comparable market sales that support a True Cash 

Value of $500,000 and respectfully submits that those sales, considered together with 

the subject property's characteristics, provide the more persuasive indication of market 

value. 

IV. ANALYSIS OF RESPONDENT'S VALUATION 

EVIDENCE 

Respondent concludes that the subject property's 2026 True Cash Value is $589,800. 

Petitioner respectfully submits that the evidence presented does not adequately explain 

or support that conclusion. 

Respondent's Answer relies upon three primary points: 

1. Petitioner's recent purchase of the property for $550,000; (Exhibits A and B) 

2. An internal review of fifteen comparable sales; and 

3. Respondent's opinion that Petitioner's comparable sales are less persuasive than 

Respondent's valuation.

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Petitioner respectfully addresses each point below. 

A. The Recent Purchase Is Relevant Evidence, But It Does Not 

Independently Establish a True Cash Value of $589,800. 

Petitioner does not dispute that the August 2025 purchase was an arm's-length 

transaction and represents relevant evidence of market value. 

However, Respondent's valuation is not $550,000. 

Respondent determined that the property's True Cash Value as of December 31, 2025, 

was $589,800, $39,800 higher than Petitioner's purchase price only a few months 

earlier. 

The issue before the Tribunal is therefore not whether Petitioner's purchase is relevant. 

Rather, the issue is whether the record contains sufficient evidence supporting 

Respondent's conclusion that the property's market value increased to $589,800 during 

that relatively short period. 

Petitioner respectfully submits that Respondent's Answer does not explain how that 

conclusion was reached. 

B. Respondent References a Fifteen-Sale Analysis but Does Not 

Present the Supporting Data. 

Respondent states that fifteen comparable sales were reviewed in determining the 

subject property's assessed value. 

Petitioner does not question that such an analysis may have been performed. 

However, Respondent's submission does not include: 

• 

the list of comparable properties reviewed; 

• 

the characteristics of those properties; 

• 

any market-derived adjustments; 

• 

a comparable sales grid; 

• 

or an appraisal analysis explaining how those sales support a True Cash Value 

of $589,800. 

Without this information, Petitioner respectfully submits that neither the Tribunal nor 

Petitioner can meaningfully evaluate the weight that should be given to Respondent's 

valuation conclusion. 

Without the underlying data or valuation analysis, the Tribunal cannot independently 

evaluate the weight to be given to Respondent's valuation conclusion.

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C. Respondent's Discussion of Petitioner's Comparable Sales Does 

Not Explain Why They Support a Value of $589,800. 

Respondent discusses each of Petitioner's comparable sales individually and identifies 

characteristics Respondent believes distinguish those properties from the subject 

property. 

However, Respondent's analysis generally identifies differences without explaining how 

those differences translate into market value. 

For example, Respondent notes that one property had prior fire damage and that other 

properties were considered outdated. While those observations may be relevant, 

Respondent does not explain what market adjustment, if any, should be attributed to 

those characteristics or how those adjustments ultimately support a True Cash Value of 

$589,800 for the subject property. 

Petitioner respectfully submits that identifying differences between properties, without 

explaining the effect of those differences on market value, provides limited assistance in 

determining the subject property's True Cash Value. 

D. Clarification of Material Facts Regarding the Subject Property 

Petitioner respectfully offers the following factual clarifications to ensure the Tribunal's 

determination is based upon an accurate description of the subject property and the 

underlying transaction. 

Wet Bar 

Respondent's Answer states that the subject property contains a wet bar. It does not. 

The subject property has never contained a wet bar. (Exhibits C & E). 

Home Warranty 

 

Respondent's Answer states that the seller provided a home warranty as part of the 

transaction. While the MLS listing initially indicated that a home warranty would be 

included, it was not included in the final purchase transaction after the parties 

negotiated a lower purchase price. Accordingly, no home warranty was provided to 

Petitioner at closing or as part of the completed sale. (Exhibits A, B, and C). 

Petitioner respectfully offers these factual clarifications to ensure the Tribunal evaluates 

the property based upon an accurate description of both the subject property and the 

completed transaction.

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V. PETITIONER'S MARKET EVIDENCE SUPPORTS A 

TRUE CASH VALUE OF $500,000 

Petitioner's opinion of value is based upon the comparable market sales previously 

submitted together with the objective characteristics of the subject property. 

No comparable property is identical to the subject property. Accordingly, comparable 

sales should be considered collectively after accounting for the similarities and 

differences among the properties. 

The comparable sales submitted by Petitioner establish a market range generally 

between $485,000 and $525,000 (Exhibit D). Petitioner's requested True Cash Value of 

$500,000 falls within that range. 

A. The Subject Property Is Smaller Than Many Comparable Homes. 

The subject property contains approximately 1,008 square feet of above-grade living 

area, which is significantly less than many of the properties identified by both parties. 

This smaller living area places the subject property in a lower market position than 

larger competing homes. (Exhibit C) 

B. The Subject Property Contains Only Two Bedrooms. 

The subject property contains only two bedrooms, while several comparable properties 

contain three or more bedrooms. This distinction affects the property's overall utility and 

market position relative to larger homes with additional bedrooms. (Exhibit C) 

C. The Subject Property Is Located on a Canal Rather Than Directly 

on Lake Fenton. 

Although the subject property enjoys canal access to Lake Fenton, it is not situated on 

direct lake frontage. This distinction should be considered when comparing the subject 

property to higher-valued waterfront homes. (Exhibit C) 

D. Petitioner's Requested Value Is Supported by the Record. 

The comparable sales submitted by Petitioner should not be viewed individually but 

collectively. When considered together with the subject property's objective 

characteristics—including its smaller above-grade living area, two-bedroom 

configuration, canal frontage, and partially finished lower level with visible staining and 

evidence of prior water intrusion at the time of purchase—the evidence more 

persuasively supports Petitioner's opinion that the property's True Cash Value was 

$500,000. (Exhibits C and E).

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Petitioner's requested value is not based upon any single comparable sale. Rather, it 

reflects the collective weight of the comparable market evidence presented in this 

appeal together with the characteristics of the subject property. 

VI. CONSIDERATION OF THE RECORD AS A WHOLE 

Petitioner respectfully submits that the record, when considered as a whole, supports a 

True Cash Value of $500,000. 

Respondent's opinion references Petitioner's recent purchase price together with a 

review of fifteen comparable sales. However, the underlying sales analysis, market 

adjustments, and valuation methodology supporting Respondent's opinion have not 

been presented in this proceeding. Respondent also identifies distinctions among 

Petitioner's comparable sales but does not explain how those differences support a 

True Cash Value of $589,800. 

In addition, Respondent's Answer contains several factual inaccuracies regarding the 

subject property. As discussed above, the lower level was only partially finished and 

exhibited visible staining and evidence of prior water intrusion at the time of Petitioner's 

purchase. The subject property has never contained a wet bar, and although the MLS 

listing initially indicated that a home warranty would be included, no home warranty was 

provided as part of the completed transaction. (Exhibits A, B, C and E) 

Petitioner respectfully submits these factual clarifications so that the Tribunal's 

determination is based upon an accurate understanding of the subject property and the 

completed sale. 

Petitioner's opinion is supported by multiple comparable sales together with the subject 

property's objective characteristics, including its relatively small above-grade living area, 

two-bedroom configuration, canal frontage, and the condition of the lower level at the 

time of purchase. 

When considered collectively, Petitioner respectfully submits that the evidence more 

persuasively supports a True Cash Value of $500,000. 

VII. CONCLUSION 

Petitioner appreciates the Tribunal's careful consideration of the evidence presented by 

both parties. 

For the reasons set forth in this Brief, Petitioner respectfully submits that the evidence 

more persuasively supports a True Cash Value of $500,000 for the subject property for 

the 2026 tax year.

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Petitioner therefore respectfully requests that the Tribunal determine the subject 

property's 2026 True Cash Value to be $500,000, together with the corresponding State 

Equalized Value and taxable value as provided by law. 

VIII. LIST OF EXHIBITS 

Exhibit A– Executed Purchase Agreement 

Exhibit B– Closing Disclosure 

Exhibit C– Subject Property MLS Listing 

Exhibit D– Comparable Sales Summary and MLS Sheets 

Exhibit E– Subject Property Photographs (Lower Level Condition) 

 

Respectfully submitted, 

Holly Michelle Manssur 

Petitioner, Pro Per

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Exhibit A – Executed Purchase Agreement 

Exhibit A — Executed Purchase Agreement 

Authentisign ID: F1FO79DE-7B57-F011-8F7C-000D3ABA9962 

Listing Agent: 

FIRST 

Selling Agent: 

Name: 

PREMIER 

Name: Susan K Marsh 

Office: 

PREFERRED 

Office: Keller Williams First 

Phone: 

Phone: (248) 390-5869 

Fax: 

KELLERWILLIAMS 

Fax: (810) 771-4739 

Email: nadeem@buysellmi.com 

Email: susansellsmi@gmail.com 

Agent ID: 

Agent ID: 392241 

Office ID: 

Office ID: 408710 

PURCHASE AGREEMENT 

1. 

THE UNDERSIGNED hereby offers and agrees to purchase the following property situated in the 

City, 

Township, 

Village of 

. County of Gel 

esee 

. Michigan, legally described as follows: 

SHORES Us 

or 0 See attached for full legal, Tox ID: 06-14-552-027 

_, commonly known as: 

2490 Golden Shores Court 

_ and to pay 

therefore the sum of 

Five hundred fifty thousand dollars 

Dollars, 

$ ___ $550,000 

__ subject to 

existing building and use restrictions, easements and zoning ordinances, if any, upon the following terms of sale: Property must appraise “[x¢) 

sales price or higher or purchaser(s) may declare this offer null and void and all earnest money shall be returned to purchaser(s). 

THE SALE TO BE CONSUMMATED BY: (Use paragraph 

AY 

8 

Cor 

D) 

A. CASH SALE. Delivery of the usual Warranty Deed conveying a marketable title. Payment of purchase money to be made in cashier's 

check, certified funds, or wired funds. 

B. CASH SALE WITH NEW MORTGAGE. Delivery of the usual Warranty Deed conveying marketable title. Payment of purchase money to be 

made in cashier's check, certified funds, or wired funds. This Agreement is contingent upon Purchaser(s) being able to secure a financial 

conventional 

mortgage in the amount of $550,000.00 

and pay $200,000.00 

down plus 

mortgage costs, pre-paid items, and adjustments in cash. Purchaser(s) agrees to apply for such mortgage within 7 

calendar 

days from acceptance of this offer. Purchaser(s) agrees that in connection with said application to lender, Purchaser(s) will promptly comply 

with lender's request for all information required to process the loan application. 

If a firm commitment for such mortgage cannot be obtained 

within 30 

calendar days from the date of acceptance, at Seller's or purchaser's written option, this offer can be declared null, and 

void and Purchaser's deposit returned forthwith. 

C. APPLICABLE TO FHA OR VA SALES ONLY: See attached FHA/VA Addendum. 

D. SALE ON LAND CONTRACT: See attached Land Contract Sale Addendum. 

2. 

SURVEY. 

OJ Yesor 

@ No: 

[0 Mortgage, O Stake or OI 

: To be paid by: O Seller(s) or 

0 Buyer(s) 

3. 

FIXTURES AND IMPROVEMENTS. All improvements and fixtures are included in the purchase price including, if now in or on the property, the 

following: all buildings, landscaping; lighting fixtures and their shades and bulbs; ceiling fans; drapery and curtain hardware: window coverings, 

shades and blinds; built-in kitchen appliances, including garbage disposal, drop-in ranges and range hoods; wall to wall carpeting, if 

attached; all attached mirrors; all attached shelving; 

attached work benches, stationary laundry tubs; water softener (unless rented); water 

heater; sump pump; water pump and pressure tank; heating and air conditioning equipment (window units included); attached humidifiers; 

heating units, including add-on wood stoves and wood stoves connected by flue pipe; fireplace screens; inserts and grates; fireplace doors, if 

attached; liquid heating and cooking fuels in tank(s) at fime of transfer of possession (tanks will not be empty unless now empty); liquid heating 

and cooking fuel tanks owned by Seller(s); TV antenna, TV wall-mounts and all remotes and complete rotor equipment; all support equipment 

for in ground pools; doors, screens, storm windows for doors and windows; awnings; basketball backboard and net; mailbox; fences; 

underground sprinkling, including the pump; installed outdoor grills; all planfings and bulbs; garage door opener and controls); and any and 

all items and fixtures permanently affixed to the property, as well as any and all accessories related, and 

or# 

Bill of Sale Attached. 

LOSING 

DATE. Pursuant to the above identified terms of purchase, Seller(s) and Buyer(s) agree the closing must take place on or before 

EER 

(Date) unless otherwise mutually agreed in writing. Buyer(s), Seller(s) and Agents have a right to request a complete 

copy of closing documents 48 hours prior fo closing. Any extension to the above time frames must be in writing and agreed by both parties to 

be valid. 

Seller(s) Initials 

k ¢ 

/ 

Buyer(s) Initials 

Page 1 of 6

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Authentisign ID: F1FO79DE-7B57-F011-8F7C-000D3ABA9962 

5. 

POSSESSION. Possession fo be given [immediately following closing; up to 

#30 

days after closing by 12:00 noon; subject fo 

tights of tenants, if any. Seller(s) agree to pay Buyer(s) rent (which commences the day of closing), during fime of Seller(s) occupancy after 

closing at # $0.00 

per day: J or an amount prorated per day equal to buyer(s) monthly payment including principal, interest, 

taxes, insurance, condominium dues and association dues. Seller(s) further agree and authorize Seller's Title Company to retain and deposit in 

Seller's Title Company's account, monies agreed upon for Seller's occupancy. Sellers) further authorizes said Title Company or designee to 

disburse said funds necessary following possession, paying fo Buyer(s) the amount due and retuming to Seller(s) the unused portion as 

determined by date property is vacated and keys surrendered to Buyer(s) or the Listing Broker and further paying the final water and sewer bill, 

if applicable, and disbursing remaining funds to the Sellers(s). The parties acknowledge that the Broker or Title Company have no obligation 

implied or otherwise for seeing that the premises are vacated on the date specified or for the condition of the premises, etc., but is acting only 

as an escrow agent for holding of the occupancy deposit. If possession is for more than 50 days, occupancy money is fo be released in 30-day 

increments, if requested by Buyer(s). 

a. 

At the time of possession, the Seller(s) will have the property free and clear of trash and debris and will be in “broom clean" condition. 

Seller(s) will maintain utilities and property in its present condition until time of possession including but not limited to lawn care and snow 

removal. Buyer(s) acknowledge responsibility of transferring all utiliies the day possession is given. 

b. Any nofification received by the Seller(s) pertaining to the property must be disclosed to the Buyer(s) prior to closing 

c. 

If Tenants occupy the property, then: 

0 Seller's will have the tenants vacate the property before closing. 

0 Buyer(s) will be assigned all Landlord Rights and security deposit and rents pro-rated fo date of closing, with Buyer(s) assuming 

Landlord Rights and obligations the day of closing. 

6. 

SELLERS CONTRIBUTIONS. 

At close of sale, in addition to Seller's normal closing cost(s). Seller(s) hereby agrees to pay the following from the 

proceeds on behalf of the buyer(s): 0 

% of sales price or $ 0.00 

toward Buyer(s) closing costs, pre-paids and 

escrows. 

7. 

CLOSING FEES. When the sale is either Cash or Seller Financed, the closing fee charged by the closing agent shall be divided equally 

(50/50) between the Buyer(s) and Seller(s). 

8. 

SELLERS DISCLOSURES. Seller(s) shall disclose, no later than the date of accepted offer, if property has: a history of insurance claims(s), if 

property is Tenant-occupied, if property is in 

a flood plain, or if Seller(s) has knowledge of any assessment(s) that will be assessed in the future. 

Seller(s) shall not rescind their Principal Residence Exemption, if any, prior fo closing and shall disclose, no later than the date of inspection if 

property is non-homesteaded. Seller(s) represents property OI is / Ol is not on a private road. 

If property is located on a private road, Seller(s) 

shall provide Buyer(s) with a separate private road agreement and a document providing notice that the private road is not required to be 

maintained by local goveming body (per MCLA, 560.261) (PA 1967 No. 2887). Seller(s) to provide current bylaws of association / condo 

documentation to Buyer(s) within 72 hours of acceptance if applicable. 

Buyer 

Buyer 

Seller 

Seller 

9. 

PRIMARY HEATING FUEL. (Propane, fuel oil, corn, wood, etc., if applicable) Seller(s) shall maintain an adequate amount OR 

% at 

closing of primary heating fuel (if primary heating system requires) on the property until possession is surendered. Any remaining heating fuel 

after possession is surrendered shall belong to the Buyer(s) and Seller(s) shall not be entitled to any credit from the fuel provider. 

10. 

PROPERTY TAXES, ASSESSMENTS, WATER. 

All taxes that have or will become due and payable on or before the date of closing, and special 

assessments that have become a lien upon the land, whether recorded or not recorded at the date of closing, shall be paid by Seller. Any 

assessments recorded or not recorded which have been confirmed by the proper authority prior to closing shall be paid by Seller(s) at closing. 

Current taxes, if any, shall be prorated and adjusted as of the date of closing (check one) on a due date 

or calendar year 

basis of the municipality or taxing unit in which the property is located on a 365-day basis, as though they are paid in (check one) 

ADVANCE # 

or ARREARS [. Interest, rents, condominium and/or association dues or fees shall be prorated and adjusted as of the date of 

closing. Seller(s) hereby agrees to pay for all sewer and water usage to date of possession. Listing Broker shall retain the amount due from 

sellers) at closing, 

a minimum of $300.00 

for water charges. It is the obligation of Seller(s) to furnish the final water meter 

reading to escrow holder who shall pay said bill to the proper authority and return the unused portion to Seller(s). 

11. 

FLOOD INSURANCE. Purchaser(s) agree fo obtain a policy of flood insurance if required by the mortgage lender. 

Page 2 of 6 

Seller(s) Initials 

RS 

Buyer(s) Initials

10 

 

 

 

Authentisign ID: F1FO79DE-7B57-F011-8F7C-000D3ABA9962 

10 

12. MAINTENANCE OF THE PROPERTY UNTIL POSSESSION BY PURCHASER(S). Until possession is delivered, Seller(s) agree to keep the property in 

substantially the same condition as of the date of this Agreement and agrees to maintain heating, sewer, well, septic, plumbing, electrical 

systems and any appliances and equipment in normal working order, fo keep the roof and basement watertight and maintain the grounds. 

Seller(s) further agree to keep all utility services (electric, gas and water) operating until date of possession. In the event the property herein 

has been winterized, it shall be the obligation and expense of Seller(s) fo de-winterize the property prior to closing. Seller(s) agree to leave the 

premises broom-clean and free of all personal property and debris. 

13. 

HOME WARRANTY. Purchaser(s) and Seller(s) acknowledge notice of the availability and benefits of 

a home warranty plan. 

Purchaser(s) would like a Home Protection Plan through America’s Preferred Home Warranty Company or 

Keller Wiliams Realty to prepare Home Warranty document(s). 

YES Paid by: 

Plan not fo exceed §. 

Other 

+ NO Purchaser(s)/Seller(s) WAIVE a Home Warranty Plan and agree to hold the Real Estate Brokers and Agents harmless. 

14. 

BINDING ARBITRATION. 

[1 Agree / #) Don't Agree. Any claim or demand of Seller(s) or Buyer(s) arising out of the agreement but limited 

to any dispute over the disposition of any eamest money deposits or arising out of or related to the physical condition of any property 

covered by this agreement, including without limitation, claims of fraud, misrepresentation, warranty and negligence, shall be settled in 

accordance with the rules, then in effect, adopted by the American Arbitration Association for residential arbitration. This is a voluntary 

agreement between the Buyer(s), Seller(s) and REALTOR® Broker/REALTOR® agents. Failure to agree to arbitrate does not affect the validity 

of this agreement. A judgment of any circuit court shall be rendered on the award or determination made pursuant to this agreement. 

This agreement is specifically made subject to and incorporates the provisions of Michigan law governing arbitrations, MCL 600.5001; MSA 

27A.5001, as amended, and the applicable court rules, MCR 3.602, as amended. This agreement is enforceable as to all parties and 

REALTOR® Broker(s) / REALTOR® Agent(s) who have agreed to arbitrate as acknowledged by their initials below. The terms of this provision 

shall survive the closing. 

Sellers) Initials 

Buyer(s) Initials 

REALTOR® Agent(s) Initials 

REALTOR® Agent(s) Initials 

15. 

TITLE EVIDENCE AND SURVEY. Seller(s) agree to fumish purchaser(s) 

a Commitment of Title Insurance prior to closing, and after closing, an 

owner's Title Policy (i.e. Extended Policy, Eagle Policy) without standard exceptions in the amount of the purchase price, bearing date later 

than the acceptance hereof and guaranteeing the title in the condition required for performance of this agreement. Should a owner's Title 

Policy (i.e. Extended Policy, Eagle Policy) not be applicable, Purchasers) may obtain and pay for an ALTA certified stake survey. If, for any 

reason, purchaser(s) do not obtain an ALTA certified stake survey, the policy of Title Insurance with be issued with standard exceptions and 

Purchaser(s) agree to hold Broker and Seller(s) harmless. Note: Broker recommends Purchaser(s) obtain and pay for an ALTA certified stake 

survey in ALL cases and shall be held harmless in issues arising thereof if not obtained. 

16. 

TITLE OBJECTION. 

If objection to the Title is made by Purchaser(s) or their attorney that the Title is not in the condition required for 

performance hereunder, the Seller(s) shall have 30 calendar days from the date notified in writing of the particular defects claimed, either (1) 

to remedy the Title, or (2) to obtain Title insurance as required above, or (3) to refund deposit in full termination of this Agreement if unable to 

remedy the fitle or obtain title insurance. 

If the Seller(s) remedy the Title or shall obtain such Title insurance within the time specified, the 

Purchaser(s) agree to complete the sale within ten (10) calendar days of written notification thereof. 

If the Seller(s) are unable to remedy the 

Title or obtain Tile insurance within the time specified, the deposit shall be refunded forthwith in full termination of this Agreement upon 

execution of a mutual release. 

17. 

LENDERS POLICY OF TITLE INSURANCE. Purchaser(s) and Seller(s) acknowledge that Purchaser(s) may select a title insurance company of 

their choice to issue the mortgage title insurance policy. Purchaser(s) herein selects Michigan Moves Title or 

for lender's itle services. 

18. AGENCY. By the signatures below, Purchaser(s) and Seller(s) hereby acknowledge that the selling broker and sales associate are acting in 

the capacity of: 

OO 

Designated Seller's Agent 

Ml 

Designated Buyer's Agent 

O 

Dual Agent 

O 

Transaction Coordinator 

19. 

SELLER'S DISCLOSURE. Purchaser(s) #1 has / 0 has not received and reviewed a copy of a Seller's Disclosure Statement in accordance 

with Act 92 Public Acts of 1993. 

Seller(s) Initials 

2 

Page 3 of 6 

Buyer(s) Initials

11 

 

 

 

Authentisign ID: F1FO79DE-7B57-F011-8F7C-000D3ABA9962 

20. 

LEAD-BASED 

PAINT. 

Purchaser(s) 

® 

has 

/ 

0 

has 

not received 

and 

reviewed 

a 

copy 

of 

a 

Lead-Based 

Paint 

Disclosure 

Form. 

21. 

INSPECTION OF PROPERTY. Broker recommends Purchaser(s) obtain an independent private inspection of the property at Purchaser's 

expense. Purchaser(s) C1 

DOES #1 

DOES NOT choose to have the property inspected. 

** Buyer(s) acknowledge that by waiving their right to a home inspection, they are doing so against the advice of the Realtors involved in 

this fransaction. 

Buyer(s) Initials: 

Buyer(s) Initials 

This offer 0 

IS 

/ #1 1S NOT contingent upon inspection of property by independent private inspectors of Purchaser's choice and at 

Purchaser's expense within 

business days from the effective date of this Agreement. Unless Purchaser(s) nofifies Seller(s), 

in writing, within, 

business days after said inspection that Purchaser(s) are dissatisfied with the inspection results, or if 

Purchaser(s) elect not to have property inspected, all terms and conditions shall be binding, and the sale shall be consummated as 

specified herein. If said inspection results in Purchaser's dissatisfaction for any reason whatsoever, and written nofice is property given fo 

seller(s) and/or Seller's Agent, Purchaser(s) may declare this Agreement null and void and the deposit shall be returned to Purchaser(s), 

OR Purchaser(s) may request Seller(s) to remedy defects, if any. If Purchaser(s) elect to have Seller(s) complete certain repairs and does 

not terminate this Agreement, Seller(s) shall have, 

business days from receipt of notification to respond that Sellers) 

will repair or provide for repairs. If Seller(s) declare an unwillingness to repair or provide for repairs, Purchaser(s) may accept property “as 

is" or declare this Agreement null and void and all earnest money shall be refumed to Purchaser(s). If property has been winterized, 

Seller(s) shall, at Seller's expense, de-winterize the property prior to inspection. 

If utilities are turned off Seller(s) shall have all utilities turned 

on prior fo inspection. Purchaser(s) are aware that any reference to square footage and lot size of the property or improvements thereon 

is approximate. If square footage is 

a material matter to Purchaser(s), it must be verified during the inspection period. 

WELL/WATER TEST [1 

Yes #@ No 

SEPTIC TEST [J Yes 

@ No 

Test to be paid by: 0 Seller(s) 

0 Buyer(s) 

Test to be paid by: 0 Seller(s) 

0 Buyer(s) 

RADON TEST # 

Yes 0 No 

OTHER INSPECTION [J Yes 

# No 

Test to be paid by: OI Seller(s) 

# Buyer(s) 

Test fo be paid by: 

0 

Seller(s) 

0 Buyer(s) 

22. MUNICIPAL INSPECTIONS. The Seller(s) shall be responsible for scheduling and paying for required or necessary inspections, repairs and/or 

certifications required by local government. 

23. FINAL WALK THROUGH. Purchaser(s) shall have the right fo a walk-through inspection of the premises being purchased within 48 hours prior 

to closing to determine, among other things, if the premises and any personal property and equipment being purchased have been 

maintained and are in no worse condition af the time of closing than they were at the time this agreement was accepted by the Seller(s). 

24. 

AS-IS CONDITION. By execution of this agreement the Purchaser(s) acknowledge that Purchaser(s) have examined the above- 

described property and is satisfied with the physical condition of the structures therein and purchase said property in an “AS-IS CONDITION," 

subject only fo the right of a property inspection as provided for herein and the Seller's Disclosure Statement if required. Neither Seller(s) nor 

Listing and Selling Brokers and their salespeople have made any representations or warranties of any kind concerning the property upon 

which the Purchaser(s) have relied, except as set forth in this agreement. 

25. 

FEES AND CONSIDERATION. Purchaser(s) and Seller(s) acknowledge notice of the fact that Broker may accept a fee or consideration with 

regard fo the placement of a loan or mortgage or life, fire, theft, flood, title or other casualty or hazard insurance, or home warranty arising 

from this transaction and expressly consent thereto as required by Rules 321(1) and 321(2) of the Michigan Real Estate License Law. 

26. ADMINISTRATIVE/COMPLIANCE 

FEE, Purchaser(s) fo pay $395 

at closing for the retaining of all records as is required by applicable 

Federal and State laws and regulations, for all other related administrative closing preparation costs and will be treated as additional 

commission. 

27. 

FACSIMILE/ELECTRONIC AUTHORITY. All parties hereto acknowledge and agree that Electronic Signatures and Signatures/Initials by 

facsimile and email are legally binding. 

28. 

PRINCIPAL RESIDENCE EXEMPTION. Purchaser(s) and Seller(s) assume all responsibility and liability for filing of the Property Transfer Affidavit 

and the Michigan Department of Treasury Principal Residence Exemption Update Form and agree to hold Broker harmless from and against 

any liability relative thereto. 

Seller(s) Initials 

£ ¢ 

Page 4 of 6 

Buyer(s) Initials 

11

12 

 

 

 

Authentisign ID: F1FO79DE-7B57-F011-8F7C-000D3ABA9962 

12 

29. 

ENTIRE AGREEMENT. This Agreement supersedes any and all understandings and agreements and constitutes the entire agreement 

between the parties hereto which Agreement shall inure to the benefit of and bind the parties hereto jointly and severally and their respective 

heirs, legal representatives, successors, assigns, and third parties claiming under them by the virtue of this Agreement. No oral representations 

or statements shall be considered a part hereof. Brokers are not acting as appraisers, builders, accountants, environmentalists, inspectors or 

lawyers. The representations, covenants and warranties herein shall be deemed to survive the closing. Should any term or condition hereof be 

deemed void or unenforceable, the remaining provisions of this agreement shall remain in full force and effect. Listing agent to mark 

“pending” in the MLS upon Seller(s) acceptance of offer. 

30. . 

GOVERNING LAW. The parties hereto expressly agree that the terms and conditions hereof, and subsequent performance hereunder, shall 

be construed and controlled by the laws of the State of Michigan. 

31. 

LEGAL CONTRACT. THIS IS A LEGAL DOCUMENT AND ALL PARTIES HERETO ARE ADVISED TO CONSULT WITH AN ATTORNEY PRIOR TO EXECUTING 

THIS AGREEMENT TO PROTECT THEIR INTERESTS. THE LISTING AND SELLING BROKERS ARE NOT ATTORNEYS AND HAVE NOT GIVEN LEGAL ADVICE IN 

REFERENCE TO THIS AGREEMENT. NO VERBAL AGREEMENTS ARE ENFORCEABLE. TIME IS OF THE ESSENCE AND SHALL BE CONSIDERED AS PART OF 

THE CONSIDERATION OF OFFER AND ACCEPTANCE. 

32. 

33. 

35. 

36. 

REALTOR'S® AUTHORIZATION. The undersigned REALTOR®(s) are hereby authorized to present this offer to the Seller(s), and to obtain the 

Seller's signature to which written acceptance of this Purchase Agreement, when signed, and acceptance conveyed to the Buyer(s), shall 

constitute a binding agreement between Buyer(s) and Seller(s). The Buyer(s) herewith deposits the sum of Five Thousand 

ollars 

Dollars ($5,000.00 in the form of check 

as goodwill or eamest money that Buyer(s) 

will comply with the terms and conditions hereof and within the time limited therefore, which sums fo be credited toward the purchase 

price in the event the sale is completed or refunded forthwith if offer is not accepted by Seller(s) making this agreement null and void. Said 

deposit must be verified in Selling Broker's chosen title trust account before deposit can be refunded to Buyer(s). 

DEFAULT. If by Seller: In event of default by Seller, the Buyer may, at his option, elect to enforce the terms hereof or pursue any available 

legal remedies, in addition to demanding, and receiving, an immediate refund of his deposit. If by Buyer: In the event of default by the 

Buyer hereunder, the Seller may, at his option, elect fo enforce the terms hereof or pursue any available legal remedies, in addition to 

declaring a forfeiture of the deposit 

. 

EARNEST MONEY RESOLUTION: 

If this Agreement is not closed in the time and manner provided, the Selling Broker shall have the right, but is 

not obligated to propose a 

final disposition of the eamest money in writing to Buyer, Seller and their respective agents, if any. If the sale is 

not closed or either party expresses infent to terminate this agreement in writing the Broker holding the Eamest Money will notify Buyer and 

Seller in writing of Broker's intended disposition of the Earnest Money. If the parties do not object to such disposition in writing within 10 

(Ten) days after the date of Broker's notice, they will be deemed to have agreed to Broker's proposed disposition of the Eamest Money 

RECEIPT. REALTOR® on this date, acknowledges receipt from the Buyer(s) of the amount of eamest money herein before mentioned. All 

earnest money is to be deposited in the Selling Broker's chosen title trust account, within two banking days after the last dated 

acceptance of this offer, in accordance with the terms hereof and in accordance with the current regulations of the Michigan 

Department of Consumer and Industry Services. 

ADDITIONAL TERMS 

AND 

INDITIONS. 

‘urchase is contingent 

upon 

the sale of the byers home Tocated at 14361 Blue Heron Drive in Fenton. The home is currently under 

contract and is expected to close on or before July 25, 2025 

The Seller(s) and Buyer(s) agree that the terms of this fransaction may be released to the Local Area Association of REALTORS® for distribution 

according fo the rules and regulations promulgated for distribution of the same. 

ADDITIONAL DOCUMENTS ATTACHED The following are attached hereto and are made a part hereof (check all which apply) 

O Seller's Disclosure Statement 

0 72 Hour Contingency 

O Vacant Land Addendum 

0 FHA -VA Addendum 

O Lead-Based Paint Disclosure 

O Dual Agency Agreement 

O Builder Addendum 

O Condominium Addendum 

O Compensation Agreement Between 

0 Swimming Pool Addendum 

O Land Contract Addendum 

O Private Road Addendum 

Brokers 

O Addendum fo Purchase Agreement 

0 Contingency Sale Addendum 

O Short Sale Addendum 

O Well and Septic Addendum 

O Home Warranty Agreement or Waiver 

Page 5 of 6 

Buyer(s) Initials 

Seller(s) Initials 

RS

13 

 

 

 

Authentisign ID: F1FO79DE-7B57-F011-8F7C-000D3ABA9962 

13 

37. 

TIME FOR LEGAL ACTION. Buyer and 

Seller agree that all actions, claims, complaints, or litigation (including any administrative complaint) 

against either party, or against Broker (s) or their agents, related to the condition of the property or arising out of this Agreement or related to 

any services rendered or not rendered must be filed within one year after the closing date, or, if this transaction does not close, within one year 

after the termination date of this Agreement. The parties waive all statutes of limitation to the contrary, and agree they are forever bared from 

raising all such actions, claims, complaints, or litigation (including any administrative complaint) outside the time limitations of this Section. 

38. 

ACKNOWLEDGEMENT. Buyer(s), by signing this offer, further acknowledges receipt of a copy of this written offer. Buyer(s) has the right to 

rescind this offer in writing until notice is given to Buyer(s) or Buyer's Agent of Seller's acceptance. If notice of acceptance of this offer by the 

seller(s) is not given by (Date) 

__7/1/2025 

at _11:59 p.m. _ this offer will expire and be of no further force and effect. 

Holly Manssur 

Single 

Holly Manssur 

6/30/2025 

Buyer: Print Name 

Marital Status 

Buyer: 

ture 

Date 

Buyer: Print Name 

Marital Status 

Buyer: Signature 

Date 

Address: 14361 

Blue Heron Drive 

city: Fenton 

state: M1 

zip: 48430 

39. 

SELLERS ACCEPTANCE. Seller(s) represents and warrants fo Purchaser(s) that Seller(s) are a United States Citizen and not a foreign person 

(as defined in Section 1445(f) 

(3) of the Infernal Revenue Code of 1986, as amended) and agrees fo execute and deliver to Purchaser(s) at 

closing an Affidavit stating that Seller(s) are not a foreign person as so defined. Seller's hereby accepts the Buyer's offer 

wiitten OR 

[J as written with the following changes: 

Seller(s) have the right to rescind this offer in writing and accept other offers until notice is given to Seller(s) or Listing Agent of Buyer's 

acceptance. If notice of acceptance of this offer by the Buyer(s) is not given by (Date) 

at 

this offer will expire 

and be of no further force and effect. 

Authentisc 

ROBERT SNYDER 

Robert Snyder 

07/02/25 

Seller: Print Name 

Marital Status 

eller: Signature 

Date 

Seller: Print Name 

Marital Status 

Seller: Signature 

Date 

Address: 

City: 

State: 

Zip: 

40. BUYERS ACCEPTANCE OF COUNTER OFFER. (Date) 

at. 

In the event the acceptance was subject to 

certain changes from Buyer's offer, Buyer(s) agree to accept said changes, and dll other terms and conditions remain unchanged. 

Buyer: Print Name 

Marital Status 

Buyer: Signature 

Date 

Buyer: Print Name 

Marital Status 

Buyer: Signature 

Date 

Seller(s) Initials 

RS 

Page 6 of 6 

Buyer(s) Initials

14 

 

Exhibit B – Closing Disclosure 

 

Exhibit B — Closing Disclosure 

14 

Closing Disclosure 

This form is a statement 

of final loan terms and closing costs. Compare this 

document with your Loan Estimate. 

Closing Information 

Transaction Information 

Loan Information 

Date Issued 

8/13/2025 

Borrower Holly Manssur 

LoanTerm 30 years 

Closing Date 

8/13/2025 

14361 Blue Heron Dr 

Purpose 

purchase 

Disbursement Date 

8/13/2025 

Fenton, MI 48430 

Product 

Fixed Rate 

Settlement Agent 

Dream Title and Escrow 

~~ Seller 

Robert Snyder 

File # 

2025-8893 

2490 Golden Shores 

LoanType 

[Xl Conventional [JFHA 

Property 

2490 Golden Shores CT 

Fenton, MN 48430 

Ova O 

Fenton, MI 48430 

Lender 

American Pacific Mortgage Corporation 

~~ LoaniD# 

001363844 

Sale Price 

$550,000 

LL 

Od 

Can this amount increase after closing? 

Loan Amount 

$360,000 

NO 

Sarat Rat 

5.99% 

NO 

Monthly Principal & Interest 

| $2,156.07 

NO 

See Projected Payments below for your, 

Estimated Total Monthly Payment 

Does the loan have these features? 

Prepayment Penalty 

NO 

Balloon Payment 

NO 

Projected 

Payments 

Payment Calculation 

Years 1-30 

Principal & Interest 

$2,156.07 

Mortgage Insurance 

+ 

0 

Estimated Escrow 

+ 

617.98 

Amount 

can increase over time 

Estimated Total 

Monthly Payment 

$2,774.05 

This estimate includes 

In escrow? 

Estimated Taxes, Insurance 

[XI Property Taxes 

YES 

& Assessments 

$617.98 

[X Homeowner's Insurance 

YES 

Amount can increase over time 

Monthly 

OOther: 

See page 4 for details 

See Escrow Account on page 4 for details. You must pay for other property 

. 

= 

costs separately. 

Ne 

Costs at Closing 

—— 

. 

- 

$25,411.73 

Closing Costs 

Includes $19,671.63 in Loan Costs + $5,740.10 In Other Costs - $0 

In Lender Credits. See page 2 for details. 

Cash to Close 

$213,333.63 

Includes Closing Costs. See Calculating 

Cash to Close on page 3 for details. 

cosmo oscosune . rmocons. IIIA HEANEIR EHS ESRB 

FA 

08/12/2025 

02:19 PM PST 

Page 1015 

LOAN ID # 001363844 

GTRIDCDWSS (CLS)

15 

 

 

 

15 

Closing Cost Details 

Borrower-Pald 

Seller-Pald 

| 

Paldby 

Loan 

Cc 

AtClosing 

Before Closing | 

At Closing 

Before Closing | 

Others 

A 

Charges 

$1742177 

01 4513 

% of Loan Amount (Points) 

$16,246.80 

| 

| 

17 Processing Fees 

$30000 

| 

Underwriting Fees 

| 

387497 

(132003 

| 

y 

| 

% 

| 

| 

8. Services Borrower 

Did Not Shop For 

$2,249.86 

| 

11 Credit Report 

to XACTUS 

| 

$14875 

| 

1” 

Digital Closing Fee 

tonCino 

| 

$3000 

| 

14 

Flood Certification 

10 Servicelink National Flood 

$516 

| 

MERS(R) Registration Fee 

10 Mers 

$1195 

| 

% Tax Service 

to American Pacific Mortgage 

$7700 

| 

| 

4 

Title - Courier 

Fee 

to Dream Title and Escrow Agency LLC 

$3000 

| 

| 

Title - Lender's Title Insurance 

to Dream Title and Escrow Agency LLC 

$1,297.00 

| 

| 

# 

Title 

- Notary 

Fee 

to Dream Title and Escrow Agency LLC 

$12000 

| 

Title 

- Settlement Fee 

10 Dream Title and Escrow Agency LLC 

| 

$500 00 

| 

Title - Wire Transfer Fee 

10 Dream Title and Escrow Agency LLC 

$3000 

| 

- 

C. Services Borrower Did Shop For 

[ 

8 

| 

| 

D. TOTAL LOAN COSTS (Borrower-Paid) 

Sl 

$19,671.63 

Loan Costs Subtotals (A 

+ B + C) 

$19,671.63 

| 

| 

E. Taxes and Other Government Fees. 

I 

$75.00 

I 

| Recording Fees 

Deed: $3500 

Mortgage: $3000 

| 

$7500 

| 

| 

Transfer Tax - City/County Tax 

10 Genesee County 

$605.00 

| 

Transfer Tax - State Tax 

10 Genesee County 

$4,125.00 

l 

F_ Prepaids 

$2,779.10 

| 

| Homeowner's Insurance Premium (12 mo) to HARTLAND INSURANCE 

| 

$1,641.00 

| 

| 

2 

Mortgage Insurance Premium ( mo) 

| 

| 

| 

Prepaid Interest ( $59.90 per day from 8/13/25 10 9/1/25) 

| 

$1,138.10 

| 

+ Property Taxes ( mo) to fenton township (2025 summer) 

| 

s204785 

| 

G Initial Escrow Payment at Closing 

| 

$2,491.00 

| 

| Homeowner's Insurance $136.75 

per month for 3 mo. 

$41025 

| 

Mortgage Insurance 

per month for 

mo. 

| 

| 

Property Taxes 

$310.58 per month for 10 mo. 

$3,105.80 

: City Property 

Tax 

$170.65 per month for 3 mo. 

$51195 

| 

" 

| 

Aggregate Adjustment 

$1537.00, 

oo 

H. Other 

| 

$395.00 

1 

| RE Admin Fee 

to Keller Williams 

| 

$395.00 

| 

~ 

Real Estate Commission 

to Gebrael Mgmt 

| 

$12.37500 

Real £state Commission 

to Keller Williams 

| 

$1237500 

 Titie - Owner's Title Insurance (optional) to Dream Title and Escrow 

| 

$2,896.00 

“© 

Utilities 

to dream title (estimated final ~~ 

| 

$300.00 

1. TOTAL OTHER COSTS (Borrower-Paid) 

| 

. 

Other Costs Subtotals (F + F + G 

+ I) 

1 

EE 

Sa 

I 

— 

J. TOTAL CLOSING COSTS (Borrower-Paid) 

$26411.73 

] 

. 

Closing Costs Subtotals 

(D + 1) 

- 

[sana] 

— 

sar3es] 

$2003 

lenderCredits 

EE 

= 

I 

CLOSING DISCLOSURE - GTRIDCOWS BE Wl. BEREAN 

eras compro 

08/12/2025 02:19 PM PST 

GTRIDCOWSS (CLS)

16 

 

 

 

16 

Use this table to see what has changed from your Loan Estimate. 

Loan Estimate 

Final 

Did this change? 

Total Closing Costs (J) 

$28,598 00 

$25411.73 

YES 

See Total Loan Costs (D) and Total Other Costs () 

Closing Costs Paid Before Closing 

$0 

$0 

NO 

Ey 

Toe Now 

$0 

$0 No 

Down Payment/Funds from Borrower 

$190,000.00 

$190,00000 

NO 

Deposit 

30! 

-$5,00000 | YES 

You Increased this payment. See Deposit in Section L 

Funds for Borrower 

$0 

0 

NO 

Seller Credits. 

$0 

$0 

NO 

Adjustments and Other Credits 

$0 

$292190 | YES 

- See detalls in Section K and Section L. 

Cash to Close 

$218,598.00 

$213,333.63 

Summaries of Transactions 

Use this table to see 

a summary of your transaction. 

BORROWER'S TRANSACTION 

SELLER'S TRANSACTION 

K. Due from Borrower at Closing 

$578,333.63 

M. Due to Seller at Closing 

01 Sale Price of Property 

$550,000.00 

01 Sale Price of Property 

02 Sale Price of Any Personal Property Included in Sale 

02 Sale Price of Any Personal Property Included in Sale 

03 Closing Costs Paid at Closing (J) 

$2541.73 

03 

04 

04 

Adjustments 

05 

[3 

06 

D6 

07 

07 

08 

Adjustments for Items Paid by Seller in Advance 

Adjustments 

for Items Paid by Seller in Advance 

08 

City/Town Taxes 08/13/25 to 06/30/26 

$1,805.93 

09 

City/Town Taxes 

to 

09 

CountyTaxes 

08/13/25 to 11/30/25 

$1,11597 

10 

County Taxes 

to 

10 

Assessments 

to 

11 

Assessments 

to 

1m" 

12 

12 

13 

13 

14 

14 

15 

15 

16 

L. Paid Already by or on Behalf of Borrower at Closing 

$365,000.00 

N. Due from Seller at Closing 

01 Deposit 

$5,000.00 

01 Excess Deposit 

02 Loan Amount 

$360,000.00 

02 Closing Costs Paid at Closing 

(J) 

03 Existing Loan(s) Assumed or Taken Subject to 

03 Existing Loan(s) Assumed or Taken Subject to 

04 

04 Payoff of First Mortgage Loan 

ror 

05 Payoff of Second Mortgage 

Loan 

Other Credits 

06 

06 

07 

07 

06 Seller Credit 

Adjustments 

[] 

ot 

10 

09 

1" 

10 

12 

n" 

13 

Adjustments for Items Unpaid by Seller 

Adjustments 

for Items Unpaid by Seller 

17 

City/Town Taxes 

to 

14 

City/Town Taxes 

to 

17 

CountyTaxes 

to 

15 

County Taxes 

to 

14 

Assessments 

to 

16. 

Assessments 

to 

15 

17 

16 

(LL) 

17 

19 

CALCULATION 

CALCULATION 

Total Due from Borrower 

at Closing (K) 

$578,333.63 

Total Due to Seller at Closing (M) 

Total Paid Already by or on Behalf of Borrower at Closing (1) 

-$366,000 00 

Total Due from Seller at Closing (N) 

Cashto Close (¥] From [] To Borrower 

$213,333.63 

Cash 

[] From [] To Seller 

cuosm oscuosure 

 crmocows 

s [lI IPOSMRS IRR METAL ER BSc I 

08/12/2025 02:19 PM PST 

Page 

3 of 5 LOAN ID # 001363844 

GTRI

17 

 

 

 

Additional Information About This Loan 

losures 

Loa 

Assumption 

If you sell or transfer this property to another person, your lender 

[J will allow, under certain conditions, this person to assume this 

loan on the original terms. 

[will not allow assumption of this loan on the original terms. 

Demand Feature 

Your loan 

[J has a demand feature, which permits your lender to require early 

repayment of the loan. You should review your note for details. 

[X] does not have a demand feature. 

Late Payment 

If your payment 

is more than 

75 days late, your lender will charge 

a 

late fee of 5% of the principal and interest overdue. 

Negative Amortization (Increase in Loan Amount) 

Under your loan terms, you 

[0 are scheduled to make monthly payments that do not pay all of 

the interest due that month. As a result, your loan amount will 

increase (negatively amortize), and your loan amount will likely 

become larger than your original loan amount. Increases in your 

loan amount lower the equity you have in this property. 

[J may have monthly payments that do not pay all of the interest 

due that month. If you do, your loan amount will increase 

(negatively amortize), and, as a result, your loan amount may 

become larger than your original loan amount. Increases in your 

loan amount lower the equity you have in this property. 

[3 do not have a negative amortization feature. 

Partial Payments 

Your lender 

[J may accept payments 

that are less than the full amount due 

(partial payments) 

and apply 

them to your loan. 

[X] may hold them in a separate account until you pay the rest of the 

payment, and then apply the full payment to your loan. 

[J does not accept 

any partial payments. 

If this loan is sold, your new lender may have a different policy. 

Security interest 

You are granting a security interest in 

2490 Golden Shores CT, Fenton, 

MI 48430 

You may lose this property if you do not make your payments or 

satisfy other obligations for this loan. 

cuosws oiscuosuse - arwocows.s [ll IR IEENRERY ARR WIRRESHIY BR mist 

I 

08/12/2025 02:19 PM PST 

Escrow Account 

For now, your loan 

[X] will have an escrow account (also called an “impound” 

or “trust” 

account) to pay the property costs listed below. Without an escrow 

account, you would pay them directly, possibly in one or two large 

payments a year. Your lender may be liable for penalties and interest 

for failing to make a payment. 

Escrow 

Escrowed 

Estimated total amount over year 

1 for 

Property Costs 

$7415.76 

your escrowed property costs: 

over Year | 

See attached 

page for additional 

Information 

Non-Escrowed 

Estimated total amount over year 1 

Property Costs 

for your non-escrowed 

property costs: 

over Year 1 

You may have other property costs. 

Initial Escrow 

$2,491,00| 

A cushion for the escrow account you 

Payment 

8 

pay at closing. See Section G on page 2. 

Monthly 

$617.98| 

The amount included in your total 

Escrow Payment 

‘monthly payment. 

[J will not have an escrow account because [J you declined it (J your 

lender does not offer one. You must directly pay your property 

costs, such as taxes and homeowner's insurance. Contact your 

lender to ask if your loan can have an escrow account. 

No Escrow 

Estimated 

Estimated total amount over year 1. You 

Property Costs 

must pay these costs directly, possibly 

over Year 1 

in one or two large payments 

a year. 

Escrow Waiver Fee 

In the future, 

Your property costs may change and, as a result, your escrow pay- 

ment may change. 

You may be able to cancel your escrow account, 

but if you do, you must 

pay your property costs directly. If you fail 

to pay your property 

taxes, your state or local government 

may (1) 

impose fines and penalties or (2) place a tax lien on this property. If 

you fail to pay any of your property costs, your lender may (1) add 

the amounts to your loan balance, (2) add an escrow account to your 

loan, or (3) require you to pay for property insurance that the lender 

buys on your behalf, 

which likely would cost more and provide fewer 

benefits than what you could buy on your own. 

Page 

4 of 5: LOAN ID # 001363844 

GTRIDCOWSS (CLS)

18 

 

 

 

18 

an Calculations 

Total of Payments. Total you will have paid after 

you make 

all payments 

of principal, interest, 

mortgage insurance, and loan costs, 

as scheduled. 

$796,993.06 

Finance Charge. The dollar amount the loan will 

cost you. 

$435,437.31 

Amount Financed. The loan amount available after 

paying your upfront finance charge. 

$340,746.02 

Annual Percentage 

Rate (APR). Your costs over 

the loan term expressed as a rate. This is not your 

interest rate. 

651% 

Total Interest Percentage (TIP). The total amount 

of interest that you will pay over the loan term as a 

percentage of your loan amount. 

115.923 % 

Questions? If you have questions about the 

loan terms or costs on this form, use the contact 

information below. To get more information 

or make a complaint, contact the Consumer 

Financial Protection Bureau at 

‘www.consumerfinance.gov/mortgage-closing 

Other 

( 

osure 

Appraisal 

If the property was appraised for your loan, your lender is required to 

give you a copy at no additional cost at least 3 days before closing. If 

you have not yet received It, please contact your lender at the 

information listed below. 

Contract Details 

See your note and security instrument for information about 

+ 

what happens If you fail to make your payments, 

+ 

what is a default on the loan, 

+ 

situations In which your lender can require early repayment of 

loan, and 

+ 

the rules for making payments before they are due. 

Liability after Foreclosure 

If your lender forecloses on this property and the foreclosure does not 

cover the amount of unpaid balance on this loan, 

[X] state law may protect you from liability for the unpaid balance. If 

you refinance or take on any additional debt on this property, you 

may lose this protection and have to pay any debt remaining even 

after foreclosure. You may want to consult a lawyer for more 

Information. 

(J state law does not protect you from liability for the unpaid balance. 

Refinance 

Refinancing this loan will depend on your future financial situation, 

the property value, and market conditions. You may not be able to 

refinance this loan. 

Tax Deductions 

If you borrow more than this property is worth, the interest on the 

loan amount above this property's fair market value is not deductible 

from your federal income taxes. You should consult a tax advisor for 

more information. 

Cc 

t Information 

Lender 

Mortgage Broker 

Name 

American Pacific Mtg 

Corp dba LendSmart 

Address 

31009 Front St Suite 4 

Lake Edwards, MN 56468 

NMLS ID 

1850 

MI License ID 

Contact 

Christopher 

A Merz 

Contact NMLS ID 

Contact Mi License ID 

Email 

cmen® 

lendsmartmorigage com| 

Phone 

248-342-6543 

Confirm Receipt 

Real Estate Broker 

| Real Estate Broker 

| Settlement Agent 

®) 

© 

Keller Williams. 

Gebrael Management 

| Dream Title and Escrow 

Agency LLC 

10785 South Saginaw 

| 5152 Commerce 

Rd 

8332 Office Park Drive, 

Street 

Flint, Mi 48507 

Suite C 

Gr Blanc, MI 48439 

Grand Blanc, MI 48439 

605408692 

6505369020 

0115410 

Susan Marsh 

Shannon Emmons 

Closing Agent 

6501392241 

0X 

susanselismi@gmall com| nadeem@buyselimi com| 

closings@dreamtitie. 

com 

248-390-5869 

810-373-2311 

8105127722 

By signing, you are only confirming that you have received this form. You do not have to accept this loan because you have signed or received 

this form. 

Holly Manssur 

Date 

CLOSING DISCLOSURE 

« arocows sll DN 

El i Bp SER EE EMER 

08/12/2025 

02:19 PM PST 

[1] 

Page 5015 

LOAN ID # 001363844 

GTRIDCDWSS (CLS)

19 

 

 

Addendum to Closing Disclosure 

This form is a continued statement of final loan terms and closing costs. 

Settlement Agent 

Dream Title and Escrow Agency LLC 

Additional Information About This Loan 

Escrow Account 

Escrow 

Escrowed 

$7.415.76| 

Estimated total amount over year 1 for your escrowed property costs: 

Property Costs 

Property Taxes, Homeowner's Insurance, City Property Tax 

over Year 1 

CLOSING DISCLOSURE 

+ GTRIDCOWS_S [ [] Lgl 

fr HER 

Se 

TR TAR] 1 Il 

LOAN ID # 001363844 

08/12/2025 02:19 PM PST 

GTRIDCDWSS (CLS)

20 

 

Exhibit C – Subject Property MLS Listing 

 

Exhibit C — Subject Property MLS Listing 

20 

Susan Marsh 

REALTOR 

Celt (248) 390-5869 

Residential Full 

2490 Golden Shores Court, Fenton Twp 48430 

MLS#: 

5050173104 

Area: 

08121 - Fenton Twp 

Short Sale: 

No 

LP: 

$595,000 

PType: 

Residential 

DOM: 

N/62/62 

Trans Type: 

Sale 

OLP: 

$639,500 

Status: 

Sold 

ERTS/FS 

sp: 

$550,000 

Location Information 

Garage: 

Yes 

Lot 

Information 

County 

Genesee 

Tot Grg Sp: 2.0 

Acreage: 

0.21 

Township: 

Fenton Twp ~~ GrgSz: 

2 Car 

Lot Dim: 

100 X 118 X 100 X 119 

Mailing City: 

~~ Fenton 

Grg Dim: 

Rd Front Ft: 100 

Side of Str: 

Grg Feat: 

Attached 

School Dist: 

Lake Fenton 

Location: 

Torrey Rd / Grove Park Rd 

Directions: 

Square Footage 

Layout 

Sqft Source: 

Public Records 

Beds: 

2 

Est Fin Abv Gr: 1,008 

Baths: 

2. 

Est Fin Lower: 

900 

Rooms: 

2 

Est Tot Lower: 

1,008 

Arch Sty: 

Ranch 

EstTotFin: 

1,908 

Arch Lvl: 

1 Story 

Price/Sqft: 

~~ $590.28 

Site Desc: 

i 

Wtrfmt Name: 

Lake Fenton 

Water Facilities: Canal Front 

Year Remod: 

Water Features: 

Water Frt Feet: 

Listing Information 

Listing Date: 

04/30/2025 

List Type/Level Of Service:Exclusive Right to Sell/Full Service 

Activation Date: 

Srvcs Offered: 

Unknown 

Pending Date: 

07/07/2025 

Off Mkt Date: 

07/07/2025 

BMK Date: 

05/11/2025 

Contingency Date: 

Land DWP: 

Land Int Rate: 

% 

Land Payment: 

Land Cntrt Term: 

Protect Period: 

Restrictions: 

Exclusions: 

Possession: 

Close Plus 30 Days 

Terms Offered: 

Cash, Conventional, FHA 

MLS Source: 

FLINT 

Originating MLS# 

~~ 50173104 

Listing Exemptions: 

Features 

Foundation: 

Basement 

Fndtn Material: 

Basement: 

Finished 

Exterior: 

Brick 

Cnstret Feat: 

Fireplc Fuel: 

Fireplace Loc: 

Living Room 

Heat & Fuel: 

Natural Gas, Forced Air 

Cooling: 

Water Source: 

Public (Municipal) 

Sewer: 

Sewer (Sewer-Sanitary) 

Room Information 

Room 

Level 

Dimen 

Flooring 

Level 

Dimen 

Flooring 

- Full 

Lower 

Bedroom 

12x14 

12x16 

_ 

Legal/Tax/Financial 

Property ID: 

0614552027 

Subdivision: 

Golden Shores Sub 

Standard (Private) 

Occupan 

$1,993 

Tax Winter: 

$3,727 

Homestead: 

Yes 

Oth/Sp Asmnt: 

Taxable Value: 

Existing Lease: 

Home Warranty: 

Legal Desc: 

LOT 27 GOLDEN SHORES SUB 

Homeowner Association Information 

Assoc Fee Amt: 

Working Capital: 

Association Contact\Website: 

Fee Frequenc 

Association Phone\Email: 

Fee Includes: 

Agent/Office Information 

List Office: 

Gebrael 

Management 

List Office Ph:(810) 201-6055 

List Agent: 

NADEEM 

A GEBRAEL 

[ig 

List Agent Ph:(810) 423-3718 

Remarks 

Public 

Lake 

2 

ranch with f 

with canal 

access to Lake Fenton! House used to be a 

Remarks: 

bedroom and could be one again. This one will go fast. Seller to provide home warranty. Buyers agent to verify all information in this 

listing. 

REALTOR® 

Lake 

, 2 

m ranch with 

fini: 

with canal access to Lake Fenton! House used to be a 

Remarks: 

Sicdroom and could be one “again. This one will go fast. Home is tenant occupied but will be moving. 48 hours notice on all showings. 

Buyers agent to verify all 

information in this listing. Send all offers to 

i.com.; Addl De 

: Sellers Di 

Sold Information 

Sold Date: 

08/13/25 

Sold Price: 

$550,000 

Short Sale: 

No 

SP/LP:92.44% 

3rd Party App: 

Finance Code: 

~~ CONV Sale 

SP/SqFtAbv: 

$546 

SP/OLP:86.01% 

Selling Offic 

Keller Williams First 

Selling Office Ph: (810) 515-1503 

Selling Agent: 

Susan K Marsh 

Selling Agent Ph:(248) 390-5869 

Co-Selling Agent: 

Co-Selling Agt Ph: 

Sell Concessions: No 

Sell Concession 

Comments: 

Notices and Disclaimers 

1. Through this platform, users MUST NOT IN ANY WAY: (i) make offers of broker compensation; (ii) disclose broker compensation; (ii) represent brokerage services are free or available at no cost 

unless no financial compensation from any source will be received; or (iv) make any concession limited to or conditioned on the retention of or payment to another broker or representative. ANY 

DISCOVERED VIOLATION OF THE FOREGOING SHOULD BE IMMEDIATELY REPORTED BY THE DISCOVERING PARTY TO REALCOMP II LTD FOR APPROPRIATE ACTION. 

2. Broker commissions are not set by law and are fully negotiable. 

3. The accuracy of all information transmitted herewith, regardless of source, though deemed reliable, is not. 

or 

1 All 

should be. 

ly verified. 

Copyright© Realcomp 11. Ltd All Rights Reserved.

21 

 

Exhibit D – Comparable Sales Summary and MLS Sheets 

 

Exhibit D — Comparable Sales Summary and MLS Sheets 

Susan Marsh 

REALTOR 

Cell (248) 390-5869 

13386 N FENTON Road, Fenton Twp 48430 

485,000 

$242.50 

MLS#: 

20250031689 

Residential 

Status: 

SOLD 

N/86/86 

County: 

Genesee 

09/19/25 

Summer Tx: 

$2,190 

School Dist: 

Lake Fenton 

4 

Baths: 

3.1 

Winter Tx: 

$4,247 

SubDiv: 

© 

2,000 

Assoc Fee: 

MLS Area: 

08121 - Fenton Twp 

Pai 

lly Finished 

Yr Built: 

1975 

Arch Level: 

1 Story 

Well (Existing) 

Grg Size 

5 Car 

Arch Style: 

Ranch 

Heating: 

Forced Air 

Acreage: 

0.38 

Sewer: 

Sewer (Sewer-Sanitary) 

Water Fac: 

~ Canal Front 

Lot Dimen: 

 91x233x86x199 

‘Blue Water Rd. & Butcher Rd 

Office: 

Wentworth Real Estate Group 

Agent: 

DANNY O'BRIEN [ig] 

Office Ph: 

~~ (810) 955-6600 

AgentPh: 

(810) 471-2916 

Please contact Danny O'Brien with all 

inquiries regarding this listing. All offers 

are to be sent 

to danny@johnwentworthgroup.com in one PDF file. Buyer or their agent to verify all information. 

Most 

are 

igan 

real estate agent is required to be 

physically pi 

for all 

9: i 

ns unless prior 

express 

written 

is given by 

seller or their agent. 

1365 Blue Water Drive, Fenton 48430 

Price 

x 

4/5 

$469.23 

MLS#: 

20251005998 

Residential 

Status: 

SOLD 

DOM: 

N/23/23 

County: 

Gene: 

StatDt: 

08/07/25 

Summer 

Tx: $1,703 

School Dist: 

Lake Fenton 

Beds: 

4 

Baths: 21 

Winter Tx: 

$3,215 

SubDiv: 

 Wenwood 6 

Saft Abv: 1,040 

Assoc Fee: 

MLS Area: 

08121 - Fenton Twp 

Bsmt: 

Flnjeted Walk-Out yg i. 

1964 

Arch Level: 

Bi-Level 

Water: 

Well (Ex 

2car 

Arch Style: 

Split Level 

Heating: 

Baseboard, 

Hot Water 

Acreage: 

0.3 

Sewer: 

Sewer (Sewer-Sanitary) 

Water Fac: 

Canal Front, Water Front 

Lot Dimen: 

 143x148x80x180 

Office: 

Real Estate For A CAUSE 

Agent: 

oe ws 

Office Ph: 

(810) 344-7275 

Agencen: 

(517) 402-1352 

BATVAL All 

showings 

must be 

by a 

Michi 

agent who is physically present at 

iI complete offers 

cluding pre-approval or 

POF) to: MikeNickola@refacmi.com 

2414 Cranewood Drive, Fenton 48430 

$525, 

$490.65 

MLS#: 

20251030754 

Residential 

~~ Status: 

SOLD 

DO 

N/72/72 

County: 

Genesee 

StatDt: 

01/16/26 

Summer Tx: $1,188 

School Dist: 

Lake Fenton 

Beds: 

4 

Baths: 

1.0 

Winter Tx: 

$3,147 

SubDiv: 

 Suprvrs 19 Fenton Township 

Saft Abv: 

1,070 

Assoc Fee: 

MLS Area: 

08121 - Fenton Twp 

Bemt: 

panied, Walk-Out y gy; 

1948 

Arch Level: 

1 Story 

Water: 

~~ Well (Existing) 

Grg Size: 

No Garage 

Arch Style: 

Ranch 

Heating: 

Forced Air 

Acreage: 

0.09 

Sewer: 

Sewer (Sewer-Sanitary) 

Water Fac: 

Beach Front, Direct Water Frontage, Lake Front 

Lot Dimen: 

 37x145x155x41 

Office: 

Tremaine Real Estate 

Agent: 

JOHN TREMAINE [i 

Office Ph: 

~~ (810) 750-4663 

Agent Ph: 

(810) 444-0495 

Torrey and Crane 

2490 Golden Shores Court, Fenton Twp 48430 

$550,000 

$545.63 

MLS#: 

5050173104 

Residential 

Status: 

SOLD 

N/62/62 

County: 

Genesee 

StatDt: 

09/15/25 

Summer 

Tx: $1,993 

School Dist: 

Lake Fenton 

Baths: 

2. 

Winter Tx: 

$3,727 

SubDiv: 

Golden Shores Sub 

Assoc Fee: 

MLS Area: 

08121 - Fenton Twp 

hed 

Yr Built 

1968 

Arch Level: 

1 Story 

Public (Municipal) 

Grg Siz: 

2 car 

Arch Style: 

Ranch 

Heating: 

Forced Air 

Acreage: 

0.21 

Sewer: 

Sewer (Sewer-Sanitary) 

Water Fac: 

Canal Front 

Lot Dimen: 

100 X 118 X 100 X 119 

Office: 

Gebrael Management 

Agent: 

NADEEM A GEBRAEL 

Office Ph: 

~~ (810) 201-6055 

AgentPh: 

(810) 423-3718 

Lake 

2 

, 2 

ranch with 

with can: 

access to Lake Fenton! House used to be a 3 bedroom and could be one 

again, This one will go fast. 

Home is tenant occupied but will be moving. 48 hours notice on all showings. Buyers agent to 

verify all information in this listing. Send all offers to 

y 

com.; Addl D 

Sellers Disclosure 

Torrey Rd / Grove Pa and rk Rd 

21

22 

 

Exhibit E – Photographs of Subject Property

23 

 

 

 

 

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