scpetition_valuation.pdf
Erin Wade Petitioner V City Of Farmington Hills Respondent · 26-002815-TT
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 1 of 4 PROPERTY TAX APPEAL PETITION FORM VALUATION / UNCAPPING APPEAL MTT DOCKET NO. Petitioner’s Contact Information: Filer Type: Individual Local Unit of Government: First Name Erin M.I. Last Name Wade Mailing Address (No., Street, P.O. Box or Rural Route) 28028 Alycekay St City or Town Farmington Hills State Michigan ZIP Code 48334 Telephone Number 7346867881 E-mail Address ewade7711@live.com Subject Property Information: How many parcels are you appealing? 1 If you are appealing more than one parcel, are they contiguous or adjoining? *If no, you must file separate appeals for each parcel N/A Property Address (No., Street) 28028 Alycekay St City or Town Farmington Hills County Oakland State Michigan ZIP Code 48334 Taxing Authority (City or Township) City Of Farmington Hills (OAKLAND) Check which of the following you are appealing: (check all that apply) True Cash and Taxable Values Please Explain the Reason for this Appeal:
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 2 of 4 To Whom it May Concern; Thank you for your time and consideration. MCL 211 Sec. 27a. [Exhibit 1] (1) Except as otherwise provided in this section, property shall be assessed at 50% of its true cash value under section 3 of article IX of the state constitution of 1963. MCL 211 Sec. 27. [Exhibit 2] (1) As used in this act, "true cash value" means the usual selling price at the place where the property to which the term is applied is at the time of assessment, being the price that could be obtained for the property at private sale, [emphasis added] The law clearly applies to the price at which the subject property can be sold, not a general possible price at which other similar homes might be able to be sold. The data is clear for this house. 28028 Alycekay was sold on the open market at private, arms-length sale. It was active on the market for 64 days between July 18, 2025 and closing on Oct. 20, 2025 [Exhibit 8]. The sale price is the true cash value. The original list price of $625,000 was roughly twice the 2025 SEV of $318,830. It was quickly clear that the price was much too high, as the price was reduced six days later. The price was then reduced three more times over the next two months before the home finally sold at the true cash value of $474,500. During that same time period, homes in that price range in Farmington Hills, priced from $474,000 - $625,000 [the range of listing prices for the subject property], averaged 15 Days on Market [Exhibit 9]. The median Days on Market was only 10. The subject had more than average exposure to the market. Furthermore, MCL 211.27 (3) (a, c) directs the assessor to exclude from sale data the costs of obtaining the financing for the purchase of the property, and the cost of the survey obtained pursuant to the sale of the property [Exhibit 2]. Therefore, an additional $4,782.15 is to be excluded from the sale price [Exhibit 3], bringing the sale price for SEV purposes to $469,717.85. The maximum SEV per state law is therefore $234,858. We request the Board of Appeals to properly adjust the SEV per state law, based on the information and documentation provided herein. The current SEV of $281,800, which was lowered to $250,000 after the initial Board of Review appeal, is still significantly higher than the amount allowed by law. [Exhibits 11, 12, & 1] Amount Description Exhibit Exhibit name $ 474,500.00 Purchase price on open market = true cash value 4 Warranty Deed $ (4,392.15) Amounts paid for obtaining financing of the purchase price of the property, included in purchase price 5, 7 Settlement Statement, Addendum 1 to Sales Contract $ (390.00) Amounts paid for surveying the property pursuant to the last conveyance of the property 6 Kem-Tec Invoice $ 469,717.85 Net Price per MCL 211.27a (3) (a, c) 1 MCL 211.27 (1), (3) $ 234,858 Maximum allowable SEV per MCL 211.27 (1) 2 MCL 211.27a (1) Another consideration regarding the subject property is that most buyers at this price point and square footage are looking for a house with at least 4 bedrooms, two living spaces (front room and family room), and a full basement that can be finished. The subject property (28028 Alycekay St) doesn't have those, which limits the value compared to the average house of this size. Number of bedrooms and living spaces must be considered, not just square footage, in order to obtain an accurate value. Most of the substructure for this house is also a 1940s-era crawlspace, not a basement. A secondary consideration, though not as strong as the primary consideration of the true cash value evidenced by an open market sale, is the presence of similar homes nearby, sold at similar price points to the subject property. This adds support to the true cash value of $474,500 for the subject property. 28446 Westbrook Court Farmington Hills, MI 48334 Sold 10/9/2025 for $465,000 Westbrook has 3 more bedrooms than the subject property (6 vs. 3) and 386 s.f. more finished living space than the subject, plus a walkout basement. The land has a very similar value per the assessor’s record, $84,645 vs. $96,030. [Exhibit 13 a & b] 29632 Pond Ridge Road Farmington Hills, MI 48334 Sold 5/20/2025 for $499,000 Pond Ridge has 1 more bedroom than the subject (4 vs. 3) and an additional 168 s.f. of living space. It also has a pond, hot tub, bonus room off garage, and a custom shed, which the subject property does not have. [Exhibit 14 a & b]
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 3 of 4 Jurisdictional Issues: Did you protest the assessment at a Board of Review? Yes If Yes, check which Board of Review you attended: March If No, please check the applicable reason(s): Year(s) Under Appeal: 2025, 2026, and any additional years it takes to come to a resolution Valuation Information for Each Parcel under Appeal: Parcel Number: 22-23-11-377-014 Classification of Property: Personal (check one) Residential (check one) Current Assessed Value as established by the Board of Review: 250000 Current Taxable Value as established by the Board of Review: 250000 What do you believe is the fair market value? 469718 Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value. 234858 If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 234858 Electronic Signature *Typing your name below will serve as your signature Petitioner’s Signature: /s/ Erin Wade Attorney or Authorized Agent’s Signature: /s/
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 4 of 4 Fee Information: If you do not have a Principal Residence Exemption of at least 50% at the time of the filing of this petition, you are required to pay a filing fee for the filing of this appeal. The filing fee is based on the greater of 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. Property tax appeal: Residential** Non-Residential SEV or TV in contention* Filing fee*** Filing Fee** $100,000 or less...........................................................................................$ 125.00 $250.00 $100,000.01 to $500,000.00.........................................................................$ 200.00 N/A More than $500,000…..................................................................................$ 300.00 N/A Does the subject property have a principal residence exemption of at least 50% as of the date of the filing of this petition? No