Record Finder / 26-000612-TT
Michigan
Aferdita Rica Petitioner V City Of Troy Respondent
- Petitioner
- Aferdita Rica
- Respondent
- City Of Troy
Case overview
- Docket number
- 26-000612-TT
- Status
- Ready Schedule
- CaseType
- SC Property
- Division
- Small Claims Division
- County
- Oakland
- Judge
- No judge assigned
Docket history
| Line # | Subject | Filer | Line Ref | Enter Date/Post Mark | Fee | Related Item |
|---|---|---|---|---|---|---|
| 9 | Notice of Filing | Not recorded | Not recorded | 08/06/2026 | Not recorded | Download |
| 8 | Attachments to the Answer were filed | Not recorded | Not recorded | 06/15/2026 | Not recorded | Download |
| 7 | Attachments to the Answer were filed | RESP | Not recorded | 06/15/2026 | Not recorded | Download |
| Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Download |
| 6 | Answer was received | RESP | Not recorded | 06/15/2026 | Not recorded | Download |
| Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Download |
| 5 | Petition has been verified | PET | 1 | 06/03/2026 | Not recorded | Download |
| 4 | Notice of Docket Number SC | Not recorded | Not recorded | 06/03/2026 | Not recorded | Download |
| 3 | Documentation | PET | Not recorded | 04/19/2026 | Not recorded | Download |
| 2 | Attachments to the Petition were filed | PET | Not recorded | 04/14/2026 | Not recorded | Download |
| 1 | A petition was received. | PET | Not recorded | 04/14/2026 | $0.00 | Download |
Documents
SC-Notice_of_Filing_of_Answer.2026-08-06_15-06-54.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760 PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906 Aferdita Rica, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-000612 City Of Troy, Respondent. NOTICE OF FILING TAKE NOTICE that a Small Claims answer has been filed and the electronic copy of the answer can be reviewed by utilizing the Docket Lookup on the Tribunal’s website. Unless Respondent was defaulted, this case is ready to be scheduled for a Small Claims hearing and will be scheduled in the normal course of scheduling. You will receive a Notice of Hearing from the Tribunal by e-mail if you have identified an email address in the petition or other documentation. The Notice of Hearing will inform you of the date, time, and location of your hearing (note that your hearing will likely be conducted by telephone). Please read the Notice of Hearing as it includes important information. EVIDENCE: Parties are required to submit all evidence to the Tribunal and send a copy to the opposing party at least 21 days before the hearing date even if the documents had been submitted to the local Board of Review or the Michigan Department of Treasury. If the documents are not timely submitted to the Tribunal and served on the opposing party, the documents may be excluded. Documents may be filed with the Tribunal by mail or through the Tribunal’s e-filing system. Documents may be sent to the opposing party by mail or by e-mail, if the parties agree to service by e-mail. Alternate Dispute Resolution Options INFORMAL SETTLEMENT CONFERENCE: Parties have the option of handling this case through an informal settlement conference. An informal settlement conference is a meeting between the parties and/or their representatives to discuss the issues in a case in an effort to settle the case. This process may be an alternative to a hearing with a judge and may result in the parties’ filing a Joint Stipulation for Entry of Consent Judgment. Visit the Tribunal’s ADR webpage for more information. NOTE: The parties may not request an informal settlement conference to discuss an appeal of a principal residence exemption that was denied by either the Michigan Department of Treasury or a County. Also, state taxes levied by the Michigan Department of Treasury, such as income taxes, are not subject to the informal settlement conference process.
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MTT Docket No. 26-000612 Page 2 of 2 MEDIATION: Parties have the option of handling this case through mediation. Mediation is a voluntary process where a mediator facilitates communication between the parties, assists in identifying issues, and helps explore solutions to promote a mutually acceptable settlement. This process may be an alternative to a hearing with a judge and may result in the parties’ filing a Joint Stipulation for Entry of Consent Judgment. Visit the Tribunal’s ADR webpage for more information. If you have any questions, please contact the Tribunal by phone at (517) 335-9760 or email taxtrib@michigan.gov. By: Tribunal Clerk Entered: PROOF OF SERVICE I certify that a copy of the foregoing was sent on the entry date indicated above to the parties or their attorneys or authorized representatives, if any, utilizing either the mailing or email addresses on file, as provided by those parties, attorneys, or authorized representatives. By: Tribunal Clerk
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760 PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906 Aferdita Rica, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-000612 City Of Troy, Respondent. NOTICE OF FILING TAKE NOTICE that a Small Claims answer has been filed and the electronic copy of the answer can be reviewed by utilizing the Docket Lookup on the Tribunal’s website. Unless Respondent was defaulted, this case is ready to be scheduled for a Small Claims hearing and will be scheduled in the normal course of scheduling. You will receive a Notice of Hearing from the Tribunal by e-mail if you have identified an email address in the petition or other documentation. The Notice of Hearing will inform you of the date, time, and location of your hearing (note that your hearing will likely be conducted by telephone). Please read the Notice of Hearing as it includes important information. EVIDENCE: Parties are required to submit all evidence to the Tribunal and send a copy to the opposing party at least 21 days before the hearing date even if the documents had been submitted to the local Board of Review or the Michigan Department of Treasury. If the documents are not timely submitted to the Tribunal and served on the opposing party, the documents may be excluded. Documents may be filed with the Tribunal by mail or through the Tribunal’s e-filing system. Documents may be sent to the opposing party by mail or by e-mail, if the parties agree to service by e-mail. Alternate Dispute Resolution Options INFORMAL SETTLEMENT CONFERENCE: Parties have the option of handling this case through an informal
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2026 Record Card.pdfRead complete document text →
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*** Information herein deemed reliable but not guaranteed*** OAKLAND County: CITY OF TROY Jurisdiction: Printed on Parcel Number: 88-20-21-231-009 115,340C 186,230 130,130 56,100 2023 121,100C 224,180 153,030 71,150 2024 124,850C 247,790 166,150 81,640 2025 241,000S 241,000M 246,340 152,000 94,340 2026 Taxable Value Tribunal/ Other Board of Review Assessed Value Building Value Land Value Year * Factors * Description Frontage Depth Front Depth Rate %Adj. Reason Value <Site Value B> R-1B MR CI -10 188676 100 188,676 90 Actual Front Feet, 0.31 Total Acres Total Est. Land Value = 188,676 Land Value Estimates for Land Table R-1B.R-1B ES 05/27/2025 DESK REVIE KAB 04/28/2025 SALE VERIF 007 08/15/1994 INSPECTED Who When What Level Rolling Low High Landscaped Swamp Wooded Pond Waterfront Ravine Wetland Flood Plain CONCRETE DRVWAY X X Topography of Site Dirt Road Gravel Road Paved Road Storm Sewer Sidewalk Water Sewer Electric Gas Curb Street Lights Standard Utilities Underground Utils. X X X X X X X X X Public Improvements Vacant Improved X The Equalizer. Copyright (c) 1999 - 2009. Licensed To: City of Troy, County of Oakland, Michigan Comments/Influences T2N, R11E, SEC 21 TROY MEADOWS SUB NO 4 LOT 227 1-20-88 FR 227-003 Tax Description RICA, AFERDITA 74 MIRACLE TROY MI 48084-1700 Owner's Name/Address 74 MIRACLE Property Address 2026 Est TCV 492,674 TCV/TFA: 290.49 MAP #: 88-20-21-231-009 P.R.E. 100% 01/02/2025 10,381 PB2019-1277 06/25/2019 Res., Window School: TROY SCHOOL DISTRICT Amount Number Date Building Permit(s) Zoning: R-1B ( Class: RESIDENTIAL-IMPROV 100.0 DEED 24024-746 03-ARM'S LENGTH WD 09/14/2001 260,000 BROUGHTON DUPLESSIS 100.0 DEED 37586-422 03-ARM'S LENGTH WD 05/11/2006 284,000 DEDA, FERDINANT K BROUGHTON, KATHERINE J 0.0 DEED 57067/164 09-FAMILY/RELATED ENTITY QC 10/27/2021 1 DEDA, FERDINAND & TAZE DEDA, FERDINANT K 100.0 DEED 59979/458 03-ARM'S LENGTH WD 01/02/2025 469,000 RICA, AFERDITA DEDA, FERDINAND & TAZE Prcnt. Trans. Verified By Liber & Page Terms of Sale Inst. Type Sale Date Sale Price Grantee Grantor 06/11/2026
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Class: C +5 Effec. Age: 37 Floor Area: 1,696 Total Base New : 359,750 E.C.F. Total Depr Cost: 215,296 X 1.412 Estimated T.C.V: 303,998 Cost Est. for Res. Bldg: 1 Single Family RANCH Cls C 5 Blt 1989 (11) Heating System: Forced Heat & Cool Ground Area = 1676 SF Floor Area = 1696 SF. Phy/Ab.Phy/Func/Econ/Comb. % Good=63/100/100/95/59.85 Economic Depreciation because of: MB Building Areas Stories Exterior Foundation Size Cost New Depr. Cost 1 Story Siding/Brick Basement 602 1 Story Siding/Brick Basement 198 1 Story Siding/Brick Basement 310 1 Story Siding/Brick Basement 476 1 Story Siding/Brick Slab 90 1 Story Siding Overhang 20 Total: 296,404 177,386 Other Additions/Adjustments Plumbing 3 Fixture Bath 1 4,833 2,893 2 Fixture Bath 1 3,234 1,936 Ceramic Tile Floor 3 3,807 2,278 Porches CCP (1 Story) 82 2,679 1,603 WCP (1 Story) 120 6,298 3,769 Foundation: Shallow 120 -1,052 -630 Deck Treated Wood 550 8,355 5,000 Garages Class: C Exterior: Brick Foundation: 42 Inch (Finished) Base Cost 485 32,510 19,457 Common Wall: 1 Wall 1 -3,756 -2,248 Built-Ins <<<<< Calculations too long. See Valuation printout for complete pricing. >>>>> Carport Area: Roof: Bsmnt Garage: Year Built: 1989 Car Capacity: 2 Class: C Exterior: Brick Brick Ven.: 0 Stone Ven.: 0 Common Wall: 1 Wall Foundation: 42 Inch Finished ?: Yes Auto. Doors: 0 Mech. Doors: 0 Area: 485 % Good: 0 Storage Area: 0 No Conc. Floor: 0 (17) Garage CCP (1 Story) WCP (1 Story) Treated Wood 82 120 550 Type Area (16) Porches/Decks Interior 1 Story Interior 2 Story 2nd/Same Stack Two Sided Exterior 1 Story Exterior 2 Story Prefab 1 Story Prefab 2 Story Heat Circulator Raised Hearth Wood Stove Direct-Vented Gas 1 (15) Fireplaces Appliance Allow. Cook Top Dishwasher Garbage Disposal Bath Heater Vent Fan Hot Tub Unvented Hood Vented Hood Intercom Jacuzzi Tub Jacuzzi repl.Tub Oven Microwave Standard Range Self Clean Range Sauna Trash Compactor Central Vacuum Security System 1 1 1 1 1 (15) Built-ins Lump Sum Items: Public Water Public Sewer Water Well 1000 Gal Septic 2000 Gal Septic (14) Water/Sewer Average Fixture(s) 3 Fixture Bath 2 Fixture Bath Softener, Auto Softener, Manual Solar Water Heat No Plumbing Extra Toilet Extra Sink Separate Shower Ceramic Tile Floor Ceramic Tile Wains Ceramic Tub Alcove Vent Fan 2 1 3 (13) Plumbing Few Ave. X Many No. of Elec. Outlets Min Ord. Ex. X No./Qual. of Fixtures Amps Service 200 (12) Electric Central Air Wood Furnace Forced Air w/o Ducts Forced Air w/ Ducts Forced Hot Water Electric Baseboard Elec. Ceil. Radiant Radiant (in-floor) Electric Wall Heat Space Heater Wall/Floor Furnace Forced Heat & Cool Heat Pump No Heating/Cooling X Elec. Steam Oil Coal Gas Wood X (11) Heating/Cooling Joists: 2X10, 16O.C. Unsupported Len: Cntr.Sup: Steel Beams (10) Floor Support Recreation SF Living SF Walkout Doors (B) No Floor SF Walkout Doors (A) (9) Basement Finish Conc. Block Poured Conc. Stone Treated Wood Concrete Floor 10 X (8) Basement Basement: 1586 S.F. Crawl: 0 S.F. Slab: 90 S.F. Height to Joists: 8.0 (7) Excavation (6) Ceilings Kitchen: Tile Other: Tile Other: Plywood (5) Floors H.C. X Solid Doors: Small Ord X Lg Size
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2026 Valuation Report.pdfRead complete document text →
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Valuation Report DB: Bsaassessing-2026 06/11/2026 09:54 AM ECF (21C COOK MEADOWS, TROY MEDWS 2-3-4) 1.412 => TCV: 303,998 Notes: Totals: 359,750 215,296 Prefab 1 Story 1 2,744 1,642 Fireplaces Oven 1 1,421 850 Unvented Hood 1 348 208 Garbage Disposal 1 277 166 Dishwasher 1 824 493 Cook Top 1 824 493 Built-Ins Common Wall: 1 Wall 1 -3,756 -2,248 Base Cost 485 32,510 19,457 Class: C Exterior: Brick Foundation: 42 Inch (Finished) Garages Treated Wood 550 8,355 5,000 Deck Foundation: Shallow 120 -1,052 -630 WCP (1 Story) 120 6,298 3,769 CCP (1 Story) 82 2,679 1,603 Porches Ceramic Tile Floor 3 3,807 2,278 2 Fixture Bath 1 3,234 1,936 3 Fixture Bath 1 4,833 2,893 Plumbing Other Additions/Adjustments Total: 296,404 177,386 1 Story Siding Overhang 20 1 Story Siding/Brick Slab 90 1 Story Siding/Brick Basement 476 1 Story Siding/Brick Basement 310 1 Story Siding/Brick Basement 198 1 Story Siding/Brick Basement 602 Stories Exterior Foundation Size Cost New Depr. Cost Building Areas Economic Depreciation because of: MB Phy/Ab.Phy/Func/Econ/Comb. % Good=63/100/100/95/59.85 Ground Area = 1676 SF Floor Area = 1696 SF. (11) Heating System: Forced Heat & Cool Cost Est. for Res. Bldg: 1 Single Family RANCH Cls C 5 Blt 1989 Map #: 88-20-21-231-009 CITY OF TROY TROY, MI 48084-1700 Property Class: 401 74 MIRACLE 88-20-21-231-009 2026 Est. T.C.V. RICA, AFERDITA
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SubsequentFiling.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760 PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906 MICHIGAN TAX TRIBUNAL Docket Number: 26-000612 Is this case currently pending in the Small Claims Division? Yes Party Filing Document Respondent Files Document Type: Attachments to Answer Attachment File Name: 2026 Valuation Report Document Type: Attachments to Answer Attachment File Name: 2026 Record Card Fee Information Filing Fee: $ 0.00 Payment Information Payment: $ 0.00
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2026 Assessment Notice.pdfRead complete document text →
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ian Oops of Tsu THIS IS NOT A TAX BILL L-4400 Notice of Assessment, Taxable Valuation, and Property Classification This form is issued under the authority of Public Act 206 of 1893, Sec. 211.24c and Sec.211.34c, as amended. This is a model assessment notice to be used by the local assessor. FROM CITY OF TROY ASSESSING DEPT PARCEL IDENTIFICATION KELLY M. TIMM PARCEL NUMBER: 88-20-21-231-009 500 W BIG BEAVER ROAD PROPERTY ADDRESS: TROY, MICHIGAN 48084-5254 74 MIRACLE TROY, MI 48084-1700 SCHOOL DISTRICT CODE: ~~ 63150 OWNER'S NAME & ADDRESS/PERSON NAMED ON ASSESSMENT ROLL: EXEMPTIONS RICA, AFERDITA % Exempt As "Homeowners Principal Residence": 100.00% 74 MIRACLE % Exempt As "Qualified Agricultural Property": .00% TROY MI 48084-1700 % Exempt As "MBT Industrial Personal": .00% % Exempt As "MBT Commercial Personal": .00% Exempt As "Disabled Veteran or Surviving Spouse™ J Yes No Exempt As "Qualified Forest Property": O Yes No Exempt As "Development Property": O Yes Xx] No LEGAL DESCRIPTION: T2N, R11E, SEC 21 TROY MEADOWS SUB NO 4 LOT 227 1-20-88 FR 227-003 ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 401 Residential PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 401 Residential CURRENT CHANGE FROM PRIOR AMOUNT TENTATIVE AMOUNT PRIOR YEAR TO YEAR: 2025 YEAR: 2026 CURRENT YEAR 1. TAXABLE VALUE: 124,850 246,340 121,490 2. ASSESSED VALUE: 247,790 246,340 -1,450 3. TENTATIVE EQUALIZATION FACTOR: 1.000 4. STATE EQUALIZED VALUE (SEV): 247,790 246,340 -1,450 5. WAS THERE A TRANSFER OF OWNERSHIP IN2025 THAT RESULTED IN A TAXABLE VALUE UNCAPPING? [x] Yes [| No 6. Assessor Change Reason(s): Market Adjustment The 2026 Inflation rate Multiplier is: 1.027 Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following: Name: Telephone Number: Email Address: KELLY M. TIMM (248) 524-3311 CITYASSESSOR@TROYMI.GOV March Board of Review Appeal Information. The Board of Review will meet at the following dates and times: *THE MARCH BOARD OF REVIEW WILL BE MEETING ON TUESDAY, MARCH 3RD, 2026 FROM 10AM-12PM FOR AN ORGANIZATIONAL MEETING. *THE BOARD OF REVIEW WILL BE IN SESSION TO HEAR APPEALS ON THE FOLLOWING DATES: MONDAY, MARCH 9TH, 2026 (9AM-4PM), TUESDAY, MARCH 10TH, 2026 (1PM-9PM), WEDNESDAY, MARCH 11TH, 2026 (3PM-9PM) AND THURSDAY, MARCH 12TH, 2026 (9AM-12PM). *APPOINTMENTS ARE NECESSARY TO APPEAL YOUR ASSESSMENT AND MUST BE SCHEDULED NO LATER THAN 9:00AM ON THURSDAY, MARCH 12TH, 2026. PLEASE CALL (248) 524-3311 TO SCHEDULE AN APPOINTMENT.
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scanswer_valuation.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR PROPERTY TAX APPEAL ANSWER FORM VALUATION / UNCAPPING APPEAL MTT DOCKET NO. 26-000612 Respondent’s Contact Information: Filer Type: Local Unit of Government Local Unit of Government: City Of Troy (OAKLAND) First Name M.I. Last Name Mailing Address (No., Street, P.O. Box or Rural Route) City or Town State ZIP Code Telephone Number E-mail Address Respondent’s Attorney/Authorized Representative’s Contact Information, if any: First Name Kristin M.I. Last Name Bouscher Firm Name (if any) City of Troy Address (No., Street, P.O. Box or Rural Route) 500 W Big Beaver City or Town Troy State Michigan ZIP Code 48084 Telephone Number 2485243308 E-mail Address kristin.bouscher@troymi.gov Subject Property Information: Are the parcels listed by Petitioner contiguous or adjoining? If no, list all parcels that are adjoining in separate groupings. *If necessary, attach a separate sheet. No Does the subject property have a principal residence exemption of 50% or more? Yes
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR Please Explain Your Answer to this Appeal: The subject property was valued using the 24 month sale study and uncapped for the 2026 year in accordance with the State of Michigan's statute MCL 211.27a(3). Further evidence for valuation will be submitted when a hearing is scheduled. Jurisdictional Issues: IF PETITIONER IS APPEALING THE TRUE CASH AND/OR TAXABLE VALUES: Did Petitioner protest the assessment at a Board of Review? Yes If Yes, check which Board of Review Petitioner attended: March If No, was the Notice of Assessment properly sent to Petitioner prior to the March Board of Review? *Submit a copy of the Notice of Assessment with the Answer. If the July or December Board of Review revised the assessment(s) at issue, did it have authority? If yes, please cite the Board’s authority? Was the assessment(s) at issue established as the result of a clerical error or mutual mistake of fact? No If yes, please explain Is Petitioner appealing from a State Tax Commission Order? No If yes, when was it issued? IF PETITIONER IS APPEALING THE UNCAPPING OF TAXABLE VALUE: When was the Notice of Uncapping issued? Under what statutory section was the taxable value uncapped?
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR Valuation Information: Parcel Identification Number: 88-20-21-231-009 Classification of Property: Real (check one) Residential (check one) Current Assessed Value as established by the Board of Review: 241000 Current Taxable Value as established by the Board of Review: 241000 What do you believe is the fair market value? 482000 What do you believe is the taxable value? Electronic Signature *Typing your name below will serve as your signature Respondent’s Signature: /s/ Kristin A. Bouscher Attorney or Authorized Agent’s Signature: /s/
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01._Property_Tax_Appeal_Petition_Form_Valuation_Poverty_Classification.f1f6d42c-4a54-401f-822a-38f6b245fc06.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR PROPERTY TAX APPEAL PETITION FORM VALUATION / EXEMPTION / CLASSIFICATION APPEAL MOAHR DOCKET NO. Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or Non-Property tax disputes. Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3), you MUST submit a copy of the notice giving rise to the appeal (e.g. Board of Review Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not submit this document, you may be held in default. Section 1: Petitioner’s Contact Information Filer Type: Individual First Name Aferdita M.I. Last Name/Company Name Rica Mailing Address (No., Street, P.O. Box or Rural Route) 74 Miracle Dr City or Town Troy State Michigan ZIP Code 48084 Telephone Number 248-635-5527 Fax Number E-mail Address aferditarica@gmail.com Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information First Name M.I. Last Name Firm Name (if any) Address (No., Street, P.O. Box or Rural Route) City or Town State Michigan ZIP Code Telephone Number Fax Number E-mail Address Section 3: 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 non-contiguous or non-adjoining parcel. Property Address (No., Street, City, ST, ZIP) [If multiple, list first property’s address] 74 Miracle Dr
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR Troy Michigan 48084 Taxing Authority (City or Township) City Of Troy (OAKLAND) County Oakland Section 4: Issues Being Appealed (check all that apply) True Cash and Taxable Value, Uncapping of Taxable Value Section 5: Explain the Reason for this Appeal The assessed value of the subject property exceeds its true cash value and is not supported by market data. The property was purchased in 2025 for $469,000 in an arm’s-length transaction. However, a review of comparable ranch home sales of similar size, age, condition, and location indicates that typical market values range between approximately $390,000 and $420,000. These comparable sales suggest that the purchase price may have exceeded typical market levels and should not be the sole basis for determining true cash value. Additionally, no improvements or upgrades have been made to the property since purchase that would justify the drastic increase in value. The property’s features, including the finished basement and garage, are typical for the area and do not represent premium characteristics. Based on the comparable sales and overall market data, the current assessment is overstated and not consistent with similar properties. Therefore, the requested true cash value is $400,000. In my neighborhood (Troy Meadows Subdivision) I had my previous house that I sold in 2025 too, and everybody who was looking at it was saying I have overpriced exceedingly as on this neighborhood according to all of them the average home price is 350k to 450k, even though that home was unique in features and everything (almost 3000 sq ft, a beautiful pool, sun room, 4 beautiful huge bedrooms, separate living room from the kitchen and dining room, huge garage, etc. And they still were looking to have it on that price range. So what can I say for the home I purchased in the same neighborhood, but over 1000 sq ft smaller than the previous home, no special features, 3 small bedrooms, small garage, and that’s it, nothing special. One of the main reasons I sold the previous house was the tax affordability - too high property taxes, and I was hoping purchasing a much smaller home, will solve my issue, but it looks like it worsened it, being that the City is wanting to charge me even higher taxes than my previous beautiful house. Section 6: Jurisdictional Issues Year(s) you are appealing: 2026 Did you protest the assessment at a Board of Review (BOR)? Yes If Yes, check which BOR you attended AND upload the BOR decision: March If No, check the applicable reason(s): Did you request a Poverty Exemption at the BOR? If Yes, check which BOR considered your application AND upload the BOR decision: March July December If No, explain why: Section 7: Valuation Information *Use the multiple parcel form for additional, contiguous parcels. Parcel Identification Number: 88-20-21-231-009 Classification of Property: Real Residential
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR Current Assessed Value (also known as State Equalized Value) as established by the BOR: 241000 Current Taxable Value as established by the BOR: 241000 What do you believe is the fair market value (also known as True Cash Value)? 410000 Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value (also known as State Equalized Value). 205000 If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 205000 Section 8: Classification Information *Only the MI Dep’t of Treasury may appeal this issue to the Tribunal* Parcel Identification Number: Current Classification of Property as established by Board of Review: What do you believe
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STA
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SC_Notice_of_Docket_Number.2026-06-03_17-05-55.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760 PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906 Aferdita Rica, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-000612 City Of Troy, Respondent. NOTICE OF DOCKET NUMBER TAKE NOTICE that a Small Claims petition has been filed and the above-noted docket number has been assigned to that petition. The assignment of the docket number does not mean that the Tribunal has authority over the petition or that the petition complies with the Tribunal’s rules. The docket number needs to be included on all documents submitted in this case. Respondent shall file an answer to the petition within 28 days of the issuance of a copy of this Notice to Respondent. Tribunal answer forms are available on our website at www.michigan.gov/taxtrib. Respondents must utilize the appropriate answer form. Failure to file the answer within the 28-day time frame may result in the placement of Respondent in default, as provided by TTR 281. Further, an electronic copy of the petition can be reviewed by utilizing the Docket Lookup Search on the Tribunal’s website. By: __Tribunal Clerk_____ Entered: June 3, 2026 PROOF OF SERVICE I certify that a copy of the foregoing was sent on the entry date indicated above to the parties or their attorneys or authorized representatives, if any, utilizing either the mailing or email addresses on file, as provided by those parties, attorneys, or authorized representatives. By: Tribunal Clerk
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760 PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906 Aferdita Rica, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-000612 City Of Troy, Respondent. NOTICE OF DOCKET NUMBER TAKE NOTICE that a Small Claims petition has been filed and the above-noted docket number has been assigned to that petition. The assignment of the docket number does not mean that the Tribunal has authority over the petition or that the petition complies with the Tribunal’s rules. The docket number needs to be included on all documents submitted in this case. Respondent shall file an answer to the petition within 28 days of the issuance of a copy of this Notice to Respondent. Tribunal answer forms are available on our website at www.michigan.gov/taxtrib. Respondents must utilize the appropriate answer form. Failure to file the answer within the 28-day time frame may result in the placement of Respondent in default, as provided by TTR 281. Further, an electronic copy of the petition can be reviewed by utilizing the Docket Lookup Search on the Tribunal’s website. By: __Tribunal Clerk_____ Entered: June 3, 2026 PROOF OF SERVICE I certify that a copy of the foregoing was sent on the entry date indicated above to the parties or their attorneys or authorized representatives, if any, utilizing either the mailing or email addresses on file, as provided by those parties, attorneys, or authorized representatives. By: Tribunal Clerk
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760 PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906 Aferdita Rica, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-000612 City Of Troy, Respondent. NOTICE OF DOCKET NUMBER TAKE NOTICE that a Small Claims petition has been filed and the above-noted docket number has been assigned to that petition. The assignment of the docket number does not mean that the Tribunal has authority over the petition or that the petition complies with the Tribunal’s rules. The docket number needs to be included on all documents submitted in this case. Respondent shall file an answer to the petition within 28 days of the issuance of a copy of this Notice to Respondent. Tribunal answer forms are available on our website at www.michigan.gov/taxtrib. Respondents must utilize the appropriate answer form. Failure to file the answer within the 28-day time frame may result in the placement of Respondent in default, as provided by TTR 281. Further, an electronic copy of the petition can be reviewed by utilizing the Docket Lookup Search on the Tribunal’s website. By: __Tribunal Clerk_____ Entered: June 3, 2026 PROOF OF SERVICE I certify that a copy of the foregoing was sent on the entry date indicated above to the parties or their attorneys or authorized representatives, if any, utilizing either the mailing or email addresses on file, as provided by those parties, attorneys, or authorized representatives. By: Tribunal Clerk
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Petition challenging property tax assessment issued by the City of Troy
Michigan Tax Tribunal – Small Claims Division
Subject property address: 74 Miracle Dr, Troy MI 48084
T2N, R11E, SEC 21 TROY MEADOWS SUB NO 4 LOT 227 1-20-88 FR 227-003
Home style: Ranch
Living Area: Approx. 1,696 Sq Ft
Year Built: 1989
Principal Residence Exemption (PRE): 100%
2026 Taxable Value Board of Review Decision: $241,000
Statement of appeal
Petitioner respectfully appeals the property tax assessment issued by the City of Troy for tax year 2026. Petitioner
believes the current assessment exceeds the subject property’s True Cash Value ("TCV") and is not supported by
market data for comparable properties.
The property was purchased in 2025 for $469,000 in an arm’s-length transaction. However, a review of comparable
ranch home sales of similar size, age, condition, and location indicates that typical market values range between
approximately $370,000 and $420,000.
These transactions reflect the broader market and provide a more reliable indication of value than any single sale
alone. In this context, the purchase price appears to be above the typical range for similar properties and should
not be the sole basis for determining TCV.
Since the purchase, no improvements or upgrades have been made that would justify that huge increase in value.
The property’s features, 3 small bedrooms, 2.5 bath, living room, kitchen and dining are at the same room, the
garage says 2 cars, but it is functionally limited compared to standard two-car garages. So the subject property
does not represent premium characteristics that can justify the very high taxable value.
Petitioner is familiar with the Troy Meadows subdivision market (same neighborhood with the subject property),
having previously owned and sold a much larger and more feature-rich home within the same neighborhood. That
property, despite its significantly larger size and superior features, was still subject to market expectations within a
similar general price range, further supporting that the current assessment of the subject property is not aligned
with typical market behavior.
Based on the comparable sales and overall market data, the current assessment is overstated and not consistent
with similar properties.
Therefore, the requested true cash value is $400,000.Page 2
Comparable sales analysis The following comparable sales are based on recent residential transactions in the City of Troy and surrounding areas, focusing on ranch-style homes with similar square footage, age, and condition. These sales provide a reliable indication of current market value. Comparable Ranch-Style Sales – Troy (2025–2026) – Troy Meadows sub and close to our sub: Address Style Sq Ft Sale Date Sale Price Notes 177 Eckford Drive, Troy 48085 Ranch 1,731 11/19/2025 $426,000 Slightly larger 192 Kirk Lane Drive, Troy 48084 Ranch 1,775 10/23/2025 $370,000 Slightly bigger (same neighborhood) 293 Scottsdale Drive, Troy 8084 Ranch 1,539 8/15/2025 $375,000 Slightly smaller (same neighborhood) 124 Belhaven Drive, Troy 48085 Ranch 1,650 7/30/2025 $335,000 Same size Map of comparable The comparable sales above support a market range of approximately $350,000 to $420,000 for properties similar to the subject, Ranch style, close in size and rooms. These sales reflect actual arm’s-length transactions within the same general market area and timeframe. So based on this data, a reasonable and well-supported True Cash Value is approximately $400,000.
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SUPPORTING CONSIDERATIONS • No improvements or upgrades since purchase • Property features are typical for the neighborhood • Comparable sales support a lower market range • Current assessment exceeds market-supported value REQUEST FOR RELIEF Petitioner respectfully requests that the Michigan Tax Tribunal revise the assessed value of the subject property to reflect a True Cash Value of $400,000 for the 2026 tax year, consistent with the market evidence presented. Petitioner: Aferdita Rica Date: April 19, 2026
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03/23/2026 10:10 AM 2026 BOARD OF REVIEW DECISION FROM CITY OF TROY ASSESSING DEPT KELLY M. TIMM 500 W BIG BEAVER ROAD TROY, MICHIGAN 48084-5254 NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: PROPERTY IDENTIFICATION: (Parcel Code required. Property address and legal description optional.); 88-20-21-231-009 74 MIRACLE RICA, AFERDITA 74 MIRACLE TROY MI 48084-1700 T2N, R11E, SEC 21 TROY MEADOWS SUB NO 4 LOT 227 1-20 -88 FR 227-003 THIS PROPERTY IS CLASSIFIED 401 (RESIDENTIAL IMPROVED) Thank you for attending this years March Board of Review. The Board has reviewed the information you , supplied and the data necessary to compute your assessment and taxable value. The Board has completed their review of parcel number 88-20-21-231-009 They have made the following determination based on the information you supplied. Board of Review Reason For Change MARKET ADJUSTMENT [2026 ORIGINAL ASSESSED VALUE 246,340 [2026 "BOARD OF REVIEW" ASSESSED VALUE 241,000 | (If the above amounts are the same, no revisions have occured) [2026 ORIGINAL TAXABLE VALUE 246,340 [2026 "BOARD OF REVIEW" TAXABLE VALUE 241,000 | 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 Smail Claims ietter appeais. Rader, you are required to file a petition to initiate a new Small Claims appeal. Petition forms are available on this website.” http://www.michigan.gov/taxtrib/0,4677,7-187-38254---,00.html
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01._Property_Tax_Appeal_Petition_Form_Valuation_Poverty_Classification.f1f6d42c-4a54-401f-822a-38f6b245fc06.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR PROPERTY TAX APPEAL PETITION FORM VALUATION / EXEMPTION / CLASSIFICATION APPEAL MOAHR DOCKET NO. Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or Non-Property tax disputes. Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3), you MUST submit a copy of the notice giving rise to the appeal (e.g. Board of Review Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not submit this document, you may be held in default. Section 1: Petitioner’s Contact Information Filer Type: Individual First Name Aferdita M.I. Last Name/Company Name Rica Mailing Address (No., Street, P.O. Box or Rural Route) 74 Miracle Dr City or Town Troy State Michigan ZIP Code 48084 Telephone Number 248-635-5527 Fax Number E-mail Address aferditarica@gmail.com Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information First Name M.I. Last Name Firm Name (if any) Address (No., Street, P.O. Box or Rural Route) City or Town State Michigan ZIP Code Telephone Number Fax Number E-mail Address Section 3: 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 non-contiguous or non-adjoining parcel. Property Address (No., Street, City, ST, ZIP) [If multiple, list first property’s address] 74 Miracle Dr
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR Troy Michigan 48084 Taxing Authority (City or Township) City Of Troy (OAKLAND) County Oakland Section 4: Issues Being Appealed (check all that apply) True Cash and Taxable Value, Uncapping of Taxable Value Section 5: Explain the Reason for this Appeal The assessed value of the subject property exceeds its true cash value and is not supported by market data. The property was purchased in 2025 for $469,000 in an arm’s-length transaction. However, a review of comparable ranch home sales of similar size, age, condition, and location indicates that typical market values range between approximately $390,000 and $420,000. These comparable sales suggest that the purchase price may have exceeded typical market levels and should not be the sole basis for determining true cash value. Additionally, no improvements or upgrades have been made to the property since purchase that would justify the drastic increase in value. The property’s features, including the finished basement and garage, are typical for the area and do not represent premium characteristics. Based on the comparable sales and overall market data, the current assessment is overstated and not consistent with similar properties. Therefore, the requested true cash value is $400,000. In my neighborhood (Troy Meadows Subdivision) I had my previous house that I sold in 2025 too, and everybody who was looking at it was saying I have overpriced exceedingly as on this neighborhood according to all of them the average home price is 350k to 450k, even though that home was unique in features and everything (almost 3000 sq ft, a beautiful pool, sun room, 4 beautiful huge bedrooms, separate living room from the kitchen and dining room, huge garage, etc. And they still were looking to have it on that price range. So what can I say for the home I purchased in the same neighborhood, but over 1000 sq ft smaller than the previous home, no special features, 3 small bedrooms, small garage, and that’s it, nothing special. One of the main reasons I sold the previous house was the tax affordability - too high property taxes, and I was hoping purchasing a much smaller home, will solve my issue, but it looks like it worsened it, being that the City is wanting to charge me even higher taxes than my previous beautiful house. Section 6: Jurisdictional Issues Year(s) you are appealing: 2026 Did you protest the assessment at a Board of Review (BOR)? Yes If Yes, check which BOR you attended AND upload the BOR decision: March If No, check the applicable reason(s): Did you request a Poverty Exemption at the BOR? If Yes, check which BOR considered your application AND upload the BOR decision: March July December If No, explain why: Section 7: Valuation Information *Use the multiple parcel form for additional, contiguous parcels. Parcel Identification Number: 88-20-21-231-009 Classification of Property: Real Residential
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR Current Assessed Value (also known as State Equalized Value) as established by the BOR: 241000 Current Taxable Value as established by the BOR: 241000 What do you believe is the fair market value (also known as True Cash Value)? 410000 Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value (also known as State Equalized Value). 205000 If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 205000 Section 8: Classification Information *Only the MI Dep’t of Treasury may appeal this issue to the Tribunal* Parcel Identification Number: Current Classification of Property as established by Board of Review: What do you believe
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STA
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