Initial Supporting Documentation (1).pdf
Desaray Saylor Petitioner V Township Of Denver Respondent · 26-002826-TT
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Initial Supporting Documentation Table of Contents: ● Exhibit A: 2026 Assessment Notice………………………………………………………2 ● Exhibit B: Board of Review Decision Letter………………………………………………3 ● Exhibit C: Appeal Letter Shared with the Board of Review…………………………….12 ● Exhibit D: Home Purchase Agreement with Sale Price………………………………...18 ● Exhibit E: Professional Appraisal Using 5 Local Comparison Sales…………………..21
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ExhibitExhibit A:A: AssessmentAssessment NoticeNotice - — i L-4400 : J BILL TAX A NOT IS THIS sgn a Point E (Rew 1019 5 Mh Classificatio Property and Valuation, Taxable Assessment, IDENTIFICATION of SARGEL Notice is a model assessme This as amended. 34c, Sec 211 and Sec. 211.24¢ 1893, Act 206 of Public the authority of under issued is form This Nit DENVERTTOWNSHIP ASSESSOR PARCEL NUMBER: 62-09-15-100-010 PROPERTY ADDRESS Yi: es MI, 49421 2920 N GREEN HESPERIA HESPERIA, MI 49421 SCHOOL DISTRICT CODE: 62060 'OWNER'S NAME & ADDRESS/PERSON NAMED ON ASSESSMENT ROLL. EXEMPTIONS i Residence” 100/004 Principal As "Homeowners 9% Exempt Re A Lee las Be -00 Ei Property”: "Qualified Agricultural Exempt As % DhAAYR STEN "00% HESPERIA,iosokuing nt.MI 15049421-9234 9% Exempt As "MBT Industrial Personal’ -00% Agg 0g Tobbygg gg yeoe el eg ge % ectoExempt As Dest"MBT CommercialVim rPersonal”Se (Yon [5] No Spouse” \ ExemptAs "Qualified Forest Property” [J] Yes [X No 8 ExemptAs "Development Property” [J] Yes [XI No LEGAL DESCRIPTION 4 — 3 ¥ 1303.23 FT TO BEG SEC 1 T14N R14W 8.98 A MIL % 3 ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 401 Residential PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 401 Residential The change in taxable value will increase/decrease your tax bill PRIOR AMOUNT Cll, fats Hin for the 2026 yearby approximately: $5532 YEAR: 2025 YEAR 2026 CURRENT YEAR 1. TAXABLE VALUE: 83,121 267.800 184,679 2. ASSESSED VALUE: 240,100 267.800 27.700 | 3. TENTATIVE EQUALIZATION FACTOR: 1.000 | 4. STATE EQUALIZED VALUE (SEV): 240,100 267.800 27,700 | | 5. WAS THERE A TRANSFER OF OWNERSHIP 2025 THAT RESULTED IN A TAXABLE VALUE UNCAPPING? [3] Yes Ono | 6. Assessor Change Reason(s): | The 2026 Inflation rate Multiplier is: 1.027 (Chir EE) Sarding tho Motion of Accacap. d Property Classification mav ha diractad tn the Fallawing Telephone Nut Email Address. 7 [FOSTER i (231) 250-0334 ASSESSOR@DENVERTOWNSHIP.ORG of Review Appeal Information. The Board of Review will meet at the following dates and times: Xe 5 SE IE 2026 MAR( | BOARD D OF OF REVIEW WILL MEET AT THE TOWNSHIP HALL O| N MONDAY, MARCH 9, 2026 FROM g: AND 3:00PMSSO0EM AN WE ONESDAY, MARCH 11 , 2026 FROM 3:00PM: TO 9.00PM.X NO APPOINTMENT = NEEDED : FOR IN PERSONB00 % ama
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Exhibit B: Board of Review Decision Letter *This letter arrived on April 7th, almost exactly one month after attending the Board of Review Appeal process locally on March 9th, due to a delay in the USPS. The decision letter arrived torn.
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CT — 03/15/2026 10:55 AM DENVER TOWNSHIP ASSESSOR K&T ASSESSING PO BOX 408 HESPERIA MI, 49421 NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: PROPERTY IDENTIFICATION: (Parcel Code required. perty address and legal description optional.) 62-09-15-100-010 2920 GREEN AVE SAYLOR CHRISTIAN ET UX DESARAY 2920 N GREEN AVE PT SWI1/4 NW1/4 COM W.4 COR ad) 215275Erbe540 T, 1 TPO.TH HESPERIA MI 49421 THNOID22'52"E300.04 1, TH $890 13/5815 (50 FEE Oise SOID3I'31"Wy 300.07 1-1. TH N89ID13'58"W SEC 15, TT4jgRMW 8.98 AM/I — THIS PROPERTY.404—(RESIDENThAk-HVPROVER),IS CLASSIEIED. — Thank you for attending this years March Board of Review. The Board has reviewkd rs data necessary 10 compute your assessment and taxable value. The Board has completed their review of parcel number 62-09-15-100-010 They have made th, e following determination based on the information you supplied. Board of Review Comments MBOR DENIED NOT ENOUGH DOCUMENTATION PROVIDED. [2026 ORIGINAL ASSESSED VALUE 267.800 2026 "BOARD OF REVIEW" ASSESSED VALUE 267,800 (If the above amounts are the same, no revisions have occured) [2026 ORIGINAL TAXABLE VALUE 267,800 [2026 "BOARD OF REVIEW" TAXABLE VALUE 267,800 Bil [2026 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 100.0000 Please feel free to contact the assessor at the address listed above or call if you have any questions “Effective March 1, 2013, the Tribunal is no longer able to accept Small initiate a new Small Claims appeal. Per tition Claims letter a ppeals. Rather, you are required to file a pet forms are available on this website.” hitp://www.michigan.gov/taxtrib/0,4677,7- 187-38254---,00.htm|
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nd State Tax Commission of which taxes are levied simplicity, remember that TCV is used as a basis when determining property assessments, and it rarely relates to FMV prices (which are often much
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MBOR denied The Change Our 0sSessMents Cre Crecticel Uo sales data & Square footage vates. | dort OSES Te nGicle of \womes, We would (ox 40 lp out, but tere 1s nethirg tle law Tat along ue. The Change of ~~ 201« Som TOV 1S NOT passive, We value SS ER ER < age Seyvnts (VARS Col ou Quptive With guushons!
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*Because we had not heard about the results of our appeal due to the aforementioned delay in the letter’s arrival, attempts to reach the assessor had been made on March 20th.
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10:49 = )5 < (231) 250-0334 \ Hi there! Text is always fine! | don’t mind! | sent out the BOR decisions last week. | am surprised you haven't received it! Unfortunately the claim was denied. The assessment is based upon the square footage of the house and the decks. We do not assess the inside of a home. The price you pay for a home doesn’t directly determine your taxes. They are based upon land studies for the entire township and the square foot rates based upon the structure size. | did send you information on improvements and how they do not increase your taxes. | can email you the information as well! The board did want me to tell you that they wished they could help. To change the assessment there has to be proof of comparisons in Denver J IL YP ® Text message CINE Il O <
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10:49 = RS ® < ~ (231) 250-0334 Lo a home. Ihe price you pay tor a home doesn’t directly determine your taxes. They are based upon land studies for the entire township and the square foot rates based upon the structure size. | did send you information on improvements and how they do not increase your taxes. | can email you the information as well! The board did want me to tell you that they wished they could help. To change the assessment there has to be proof of comparisons in Denver Township of recent sales. We cannot just change it. We are sorry that we could not be of any assistance! 4:42 PM Hi Kimberly, thank you for the information. We appreciate everyone's time and thoughtfulness. God bless. Texting with (231) 250-0334 (SMS/MMS) @® Text message CINE) le [1 Oo <
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Exhibit C: Appeal Letter Shared with the Board of Review (March 9th) Table of Contents Key Facts……………………………………………………………………………………Pg. 2 Appeal Letter………………………………………………………………………………..Pg. 3 Costs and Estimates……………………………………………………………………….Pg. 6 Supporting Documents…………………………………………………………………….Pg. 8 - Home Inspection - Pest Inspection - Seller’s Disclosure - Appraisal - Heat treatment documents - MSU Insect Report - Roofing Assessments - Roof Quote - Plumbing Assessment - Supporting Photographs
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To: Board of Review Hesperia/ Denver Township/ Newaygo County Property Address: 2920 N. Green Ave, Hesperia, MI 49421 Owners: Christian & Desaray Saylor Parcel Number: 620915100010 Date: 03-09-2026 Subject: Appeal of 2026 Property Tax Assessment ______________________________________________________________________ Key Facts Supporting This Appeal ● Purchase Price (June 2025): $424,900 ● Mortgage Appraisal at Purchase: $425,000 ● 2026 Assessed Value (only 6 months after purchase) Implies Market Value: $535,600 Difference Between Sale Price and Assessor Value: ~$110,700 Major Hidden Defects Discovered After Purchase, detracting from value and needing costly repairs ● Long-term roof failure and water intrusion ● Plumbing leaks causing mold and requiring full bathroom gut ● Bat infestation and bat bugs requiring pest treatment ● Structural deterioration of log walls ● Electrical hazards and uneven flooring ● Second-story bathroom currently unusable Estimated True Cash Value Based on Condition: ~$325,000
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Dear Board of Review, We respectfully appeal the 2026 assessed value of our property at 2920 N. Green Ave, Hesperia, MI. Because the property transferred in 2025, the taxable value uncapped and increased from $86,000 to $267,800, which we understand is required under Michigan law. However, the new assessed value implies a True Cash Value of approximately $535,600, which does not accurately reflect the property’s market value or physical condition. Under Michigan law, property must be assessed at 50% of its True Cash Value, defined as the price a willing buyer and seller would agree upon. We believe the current assessment substantially exceeds that value given the extensive hidden defects discovered after purchase. Recent Market Evidence The property was purchased on June 17, 2025 for $424,900 during a competitive housing market with limited inventory. A lender-required appraisal completed at the time of purchase valued the property at $425,000 assuming no significant hidden defects that would detract from the property’s value. Despite this recent verified sale and appraisal, the 2026 assessment implies a value of $535,600, more than $110,000 above the purchase price and appraisal. Because the sale occurred recently and was an arm’s-length transaction, it represents strong market evidence of the property’s value at the time had everything been in proper condition. Additionally Shortly after moving into the home (June 17th, 2025), we discovered multiple latent defects that were not found during our purchased home inspections or disclosed prior to purchase from the seller. These issues significantly affect the home’s condition, safety, and value. Roof Failure and Water Intrusion The first night we moved into the home, rainfall revealed severe roof leaks. Roofing professionals later determined the roof had been leaking for years and that asphalt shingles had been improperly installed on the log structure, which naturally shifts and moves. The traditional shingle is considered an inferior, failure-prone choice due to the nature of a log home’s shifting logs with temperatures. This long-term water intrusion caused rot, mold, and deterioration in surrounding logs and flooring. An emergency replacement with a metal roof was required simply to stop active leaks. Even after our new roof was installed, we have continued to have water intrusion that is still being addressed by our roofing professionals. This was a necessary repair to prevent further damage rather than a value-adding improvement. Plumbing Failure and Mold Shortly after moving in, plumbers discovered long-term copper pipe leaks that allowed water to travel from the second-story bathroom through interior walls and into the basement. Mold was discovered in the bathroom subfloor, and professionals confirmed the damage had been ongoing. The recommended repair requires a full gut of the second-story bathroom,
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including mold remediation, subfloor replacement, and plumbing repairs. The bathroom remains unusable. Bat Infestation and Bat Bugs We also discovered insects initially believed to be bed bugs. After two unsuccessful, very expensive heat treatments, samples were analyzed by Michigan State University and identified as bat bugs, which originate from bat infestations. This discovery revealed bats living within the structure and required additional pest control measures. Structural Deterioration of Log Walls One of the most severe issues involves the corner log wall in the living room. Many logs have rotted multiple inches deep due to prolonged moisture exposure. This deterioration extends from upper logs to the floor and has caused mold in the surrounding carpet and subfloor. Because electrical wiring runs through this area, repairs will require specialized log-home contractors and electrical work. We are gathering estimates, but have been told to expect repair costs to be well into the thousands of dollars. The failure of the chinking in this section has also created one of the coldest and draftiest areas of the home. This has greatly reduced the property’s energy efficiency and value. Additional Structural and Safety Concerns Additional problems discovered include: ● Non-functioning electrical outlets, including the exterior GFCI outlet ● An exposed electrical wire in the garage feeding into the living room ● Significant high and low spots in the first-floor flooring, particularly in the kitchen ● Cracking tile flooring likely related to structural movement or moisture damage ● Aging mechanical systems including a 22-year-old furnace and water system These conditions indicate significant deferred maintenance and potential structural concerns. Impact on Habitability Addressing these problems required immediate emergency measures to make the home safe for our family. At the time we moved in, our children were 9 months and 2.5 years old. Due to plumbing failures and water damage, we spent weeks without running water and sleeping in a tent outside while emergency work was being addressed. Many issues remain unresolved due to the cost and complexity of repairs. The upstairs bathroom remains unusable, parts of the plumbing are still shut off, and pest remediation continues. The new roof is still
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leaking and our roofers have made plans to address this when weather warms and the logs are well dried. Impact on Property Value These issues reflect years of deferred maintenance and hidden damage that materially reduce the home’s market value. Had these conditions been known at the time of purchase, we would not have purchased the property for $424,900, and certainly not at the assessor’s implied value of $535,600. Given the structural deterioration, ongoing moisture intrusion, mold remediation needs, and extensive repair costs, we believe the property’s True Cash Value is closer to $325,000, corresponding to an assessed value of approximately $162,500. Additionally, given the extent of deferred maintenance and system failures, the property’s condition more accurately aligns with a “Fair” condition rating rather than Average. Request for Adjustment For the reasons outlined above, we respectfully request that the Board adjust the assessed value to better reflect the property’s actual condition and market value. Supporting documentation is included, including photographs, repair estimates, contractor assessments, pest control reports, and the original appraisal. We appreciate the Board’s time and commitment to fair and accurate property assessments and are happy to provide additional information or attend further hearings if necessary. Sincerely, The Saylor Family Christian, Desaray, Samuel, Dawn, and Baby Saylor (due in August)
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Costs and Estimates: Major Defects Discovered After Purchase Issue Description Estimated Cost / Impact Roof Failure & Long-term roof leaks due to improper asphalt shingles $45,000 Water Intrusion on log structure. Caused rot, mold, and structural damage. Emergency metal roof installed but still requires additional sealing around dormer. Bathroom Long-term copper pipe leaks caused water damage $20,000 Plumbing Failure and mold in second-story bathroom. Requires full gut and rebuild of the bathroom, subfloor replacement, and pipe repair. Bathroom currently unusable. Mold Mold discovered in bathroom subfloor, living room log $10,000+ Remediation wall area, upstairs closet, and child’s bedroom ceiling joint due to long-term water intrusion. Bat Infestation / Bat bugs initially misidentified as bed bugs. Multiple $5,000 Bat Bugs heat treatments required. Bat infestation identified as source requiring ongoing remediation. Log Wall Corner logs in living room rotted several inches deep $15,000+ Structural from prolonged moisture exposure. Requires Deterioration specialized log-home repair, electrical work, and chinking. Floor Structural Significant high/low spots in first-floor flooring, TBD Irregularities particularly in kitchen. May be related to moisture damage or structural movement.
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Electrical Safety Non-functioning outlets, exterior GFCI failure, exposed $1,500 Issues electrical wire in garage feeding into living room. Aging 22-year-old furnace and water system nearing end of Future Mechanical life. replacement Systems
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Exhibit D: Home Purchase Agreement with Sale Price
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£720 iv UiEEn Ave, nEpria, M1aTELL with the following legal description and tax parcel ID numbers: PP#, 620915100010 The following paragraph applies only if the Premises include unplatted land: Seller agrees to grant Buyer at closing the right to make (insert number)_ 10 division(s) under Section 108(2), (3), and (4) of the Michigan Land Division Act. (Ifno number is inserted, the right to make divisions under the sections referenced above stays with any remainderof the parent parcel retained by Seller. If a numberis inserted, Seller retains all available divisions in excess of the number stated, however, Seller and/or REALTOR® do not warrant that the number of divisions stated is actually available.) If this sale will create a new division, Seller's obligations under this Agreement are contingent on Seller's receipt of municipal approval on or before_ . of the proposed division to create the Premises. 6. Purchase Price: Buyer offers to buy the Property for the sum of $ 424900 four hundred ty-four th nine hundred U.S. Dollars 7.Seller Concessions, if any: 8.Terms: The Terms of Purchase will be as indicated by “X" below: (Other unmarked termsof purchase do not apply.) SOURCEOF FUNDS TO CLOSE: Buyer representsthat the funds necessaryto close this transaction on the terms specified below are currently availableto Buyer in cash or an equally liquid equivalent. If the Property's value stated in an appraisal obtained by Buyer or Buyer's lender is less than the Purchase Price, Buyer shall within three (3) days after receiptof the appraisal: 1) renegotiatewith the Seller, 2) terminate the transaction, in which case Buyer shall receive a refund of Buyer's Eamest Money Deposit, or 3) proceed to close the transaction at the agreed Purchase Price. [J CASH. The full Purchase Price upon execution and delivery of Warranty Deed. Buyer Agrees to provide Buyer Agent/Dual Agent verification of funds within five (5) days after the Effective Date, and consents to the disclosure of such information to Seller and/or Seller's Agent. If verification of funds is not received within 5 days after the Effective Date, Seller may terminate this Agreement at any time before verification of funds is received by giving written notice to Buyer. Any appraisal required by Buyer shall be arranged and paid for by Buyer within ten (10) days after the Effective Date of this Agreement. Ml NEW MORTGAGE. The full Purchase Price upon executionand deliveryof Warranty Deed, contingent upon Buyer's abilityto obtain a Conv type 30 (year) mortgage in the amount of 80 % of the Purchase Price bearing interest at a rate not to exceed 7 % per annum (rate at time of loan application), on or before the date the sale is to be closed. Buyer agrees to apply for a morigage loan, and pay all fees and costs customarily charged by Buyer's lender to processthe application, within 5 days after the EffectiveDate, not to impair Buyers’ credit after the date such loan if offered. [J Seller £3 Buyer will agree to pay an amount not to exceed $. representing repairs required as a conditionof financing. Buyer [A agrees [] does not agree to authorize Buyer's Agent/Dual Agent to obtain information from Page‘©Copyright,1016 Rev.West MichiganDate 32025 REALTOR® Associations & | ZE |suyers iniiais Seller's Initials. ges nes A A 3 datioop verified dotioop verified ‘datioop verified datioop verified
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Exhibit E: Professional Appraisal Using 5 Local Comparable Sales 2025-06-03 Appraisal of 2920 N Green Ave.pdf *Our purchase price was supported by an independent professional appraisal that utilized five local comparable sales and concluded a True Cash Value of $425,000, $110,600 below the township’s new assessment of 535,600 after an arm’s length sale.