Record Finder / 26-001319-TT
Michigan

Christopher Thomas France Petitioner V City Of Berkley Respondent

Petitioner
Christopher Thomas France
Respondent
City Of Berkley

Case overview

Docket number
26-001319-TT
Status
Ready Schedule
CaseType
SC Property
Division
Small Claims Division
County
Oakland
Judge
No judge assigned

Docket history

Line #SubjectFilerLine RefEnter Date/Post MarkFeeRelated Item
7Notice of FilingNot recordedNot recorded10/14/2026Not recordedDownload
6Attachments to the Answer were filedNot recordedNot recorded09/04/2026Not recordedDownload
Not recordedNot recordedNot recordedNot recordedNot recordedNot recordedDownload
5Answer was receivedRESPNot recorded09/01/2026Not recordedDownload
Not recordedNot recordedNot recordedNot recordedNot recordedNot recordedDownload
4Petition has been verifiedPET108/31/2026Not recordedDownload
3Notice of Docket Number SCNot recordedNot recorded08/31/2026Not recordedDownload
2Attachments to the Petition were filedPETNot recorded05/23/2026Not recordedDownload
1A petition was received.PETNot recorded05/23/2026$125.00Download

Documents

SC-Notice_of_Filing_of_Answer.2026-10-14_15-51-14.pdfRead complete document text →
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Page 1

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

Christopher Thomas France,

Petitioner,

MICHIGAN TAX TRIBUNAL

SMALL CLAIMS DIVISION

v 

MTT Docket No. 26-001319

City Of Berkley,

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.

Page 2

MTT Docket No. 26-001319

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

Page 3

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

Christopher Thomas France,

Petitioner,

MICHIGAN TAX TRIBUNAL

SMALL CLAIMS DIVISION

v 

MTT Docket No. 26-001319

City Of Berkley,

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

Page 4

MTT

Page 5

STATE

Page 6

M

These are text excerpts, not the complete document. Text recognition and reading order can contain errors. Check the PDF for complete wording, formatting, and context.

Attachment to Answer.pdfRead complete document text →
Read document text excerpt

Page 1

P

Parcel Number: 

04-25-18-404-030 

Jurisdiction: 

City 

of Berkley 

County: 

OAKLAND 

iGrantor 

{Grantee 

| 

Sale 

Sale 

Inst. 

|Terms 

of 

Sale 

Liber 

| 

Price 

Date 

Type 

| 

|& 

Page 

OAKLAND 

COUNTY TREASURER 

[LEVINE 

HOMES 

i 

181,750] 

09/08/2025 

QC 

{03-ARM'S 

LENGTH 

160513:24

DARLING 

PAUL 

J 

DARLING BRIAN 

E 

| 

1} 02/27/2017 

(QC 

|08-ESTATE 

150419:62

1 

i 

i 

i 

| 

| 

| 

| 

| 

Property Address 

Class: 

RESIDENTIAL-IMPROV Zoning: 

RI 

Building Permit (s) 

Date 

2085 

GARDNER AVE 

School: 

BERKLEY 

CITY 

SCHOOL 

DISTRICT 

P.R.E. 

0% 

{Owner's Name/Address 

TTonly: 

. 

|FRANCE, CHRISTOPHER THOMAS 

2026 Est TCV 287,790 TCV/TFA: 333.86 

FRANCE, 

DELANEY 

; 

2637 OAKSHIRE AVE 

X | Improved 

| 

Vacant 

| Land Value Estimates 

for Land Table R-7.Land Table 

BERKLEY MI 48072-1321 

i 

Public 

* 

Factors 

* 

i 

Improvements 

Description 

Frontage 

Depth 

Front 

Depth 

Rate 

: 

__ 

TST Road 

| R-7 £f rate 

55.00 122.48 1.0000 0.9596 

3000 

Tax Description 

ravel Road 

| 25% for excess 

~~ 5.00 122.48 1.0000 0.9596 

750 

TIN, 

R11E, 

SEC 

18 ASSESSOR'S REPLAT 

OF 

Xx 

Paved Road 

60 Actual 

Front 

Feet, 

0.17 

Total Acres 

Total 

MEADOW FARMS 

S 

60 

FT OF LOT 126 

Storm Sewer 

Comments/Influences 

X sidewalk 

X 

Water 

X [Sewer 

X |Electric 

X 

[Gas 

X [Curb 

X |Street Lights 

{Standard Utilities 

{Underground Utils. 

| 

Topography of 

site 

x 

1 

{High 

| 

{Wooded 

{Pond 

{Waterfront 

| 

Year 

| 

Building 

Assessed 

| 

x |Thru-street 

| 

value 

Value 

Who 

When 

What 

2026 

62,930 

143,900 

059 06/19/1973 SelectActi 

[2025 

58,850) 

139,870 

The Equalizer. 

Copyright 

(c) 

1999 

- 

2009. 

/ 

/ 

SelectActi 

[3054 

58,420 

130,750 

Licensed 

T 

City 

of Berkley, 

County 

of 

| 

/ 

/ 

SelectActi 

Oakland, 

Michigan 

| 

12023 

57,050 

118,880 

*** 

Information 

herein deemed 

reliable 

but 

not guaranteed***

Page 2

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PG BOX 238674 

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Page 4

ECF ANAWSIS 

SaleDate Sale Price 

Instr. _ TermsofSale 

 Adj.Sale$ 

Cur. Asmnt. 

Asd/Ad].Sale 

Cur. Appraisal Land +Yard 

Bldg. Residual 

_CostMan.$ 

ECF. 

Land% 

Floor Area 

x 

04-25-18-302-009 2428 ELLWOOD 

AVE 

07/06/23 

$480,000 WD 03-ARM'S LENGTH 

$480,000 

$271,500 

56.56 

$543,000 

$150,000 

$330,000 

$247,170 

1.335 

31% 

1819 

$181.42 

R7 

04-25-18-302-014 2360 ELLWOOD 

AVE 

06/06/23 

$235,000 WD 

O-ARM'SLENGTH 

$235,000 

$135,900 

5783 

$271,791 

$150,000 

$85,000 

$76598 

1110 

64% 

01 

$106.12 

[2 

04-25-18-302-020 2539 THOMAS AVE 

06/20/24 

$285,000 WD 

O03-ARM'SLENGTH 

$285,000 

$126,480 

4438 

$252,952 

$142.43 

$142,564 

$69,507 

2051 

50% 

836 

$170.53 

[34 

04-25-18-302-024 2445 THOMAS 

AVE 

09/27/24 

$287,500 WD 

03-ARM'SLENGTH 

$287,500 

$136,290 

47.41 

$272,579 

$150,000 

$137,500 

$77,094 

1784 

52% 

830 

$165.66 

R7 

04-25-18-303-002 2566 THOMAS AVE 

11/11/24 

$295,000 WD

Page 5

LAMD

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Page 1

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: 26-001319

Is this case currently pending in the Small Claims Division? Yes

Party Filing Document 

Respondent

Files

Document Type: Attachments to Answer

Attachment File Name: Attachment to Answer

Fee Information

Filing Fee: $ 0.00

Payment Information

Payment: $ 0.00

These are text excerpts, not the complete document. Text recognition and reading order can contain errors. Check the PDF for complete wording, formatting, and context.

Read document text excerpt

Page 1

P

Parcel Number: 

04-25-18-404-030 

Jurisdiction: 

City 

of Berkley 

County: 

OAKLAND 

Grantor 

Grantee 

| 

Sale 

Sale 

Inst. 

Terms 

of 

Sale 

|Liber 

| 

Price 

Date 

Type 

|& 

Page 

OAKLAND COUNTY TREASURER 

|LEVINE 

HOMES 

| 

181,750| 

09/08/2025 

|QC 

03-ARM'S LENGTH 

60513:24

DARLING PAUL 

J 

DARLING BRIAN 

E 

| 

1{ 

02/27/2017 

|QC 

08-ESTATE 

50419:62

| 

i 

| 

| 

: 

Property Address 

[Class: 

RESIDENTIAL-IMPRO (Zoning: 

RI 

Building Permit (s) 

Date 

i 

| 

2085 

GARDNER AVE 

School: 

BERKLEY CITY SCHOOL DISTRICT 

P.R.E. 

0% 

5 

7 

! 

Owner's Name/Address 

TTonlv: 

FRANCE, CHRISTOPHER THOMAS 

2026 Est ICV 287,790 TCV/TFA: 333.86 

FRANCE, 

DELANEY 

- 

J 

2637 

ORKSHIRE 

AVE 

X |Improved 

{Vacant 

| 

Land Value Estimates 

for 

Land Table R-7.Land Table 

BERKLEY MI 48072-1321 

| 

Public 

* Factors 

* 

| 

Improvements 

Description 

Frontage 

Depth 

Front 

Depth 

Rate 

— 

ist Road 

R-7 

ff rate 

55.00 122.48 1.0000 0.9596 

3000 

|Tax Description 

Gravel Road 

| 25% for excess 

5.00 122.48 1.0000 0.9596 

750 

ITIN, 

R11E, 

SEC 

18 ASSESSOR'S 

REPLAT 

OF 

X 

Paved Road 

60 Actual 

Front 

Feet, 

0.17 

Total Acres 

Total 

|MEADOW FARMS 

S 

60 

FT OF LOT 126 

Storm Sewer 

{Comments/Influences 

IX 

|sidewalk 

Water 

{ 

|X 

[Sewer 

{X 

[Electric 

i 

X 

Gas 

X 

iCurb 

X 

[Street Lights 

{Standard Utilities 

{Underground Utils. 

Topography 

of 

Site 

| X [Level 

{Rolling 

| Low 

[Wooded 

| 

{Pond 

{Waterfront 

| 

Ravine 

Wetland 

- 

{Flood 

Plain 

Land] 

Building 

Assessed] 

| 

| x |Thru-Street 

Value| 

Value 

Value 

When 

What 

80,970 

62,930 

143,900 

1 

1059 

06/19/1973 SelectActi 

81,020 

58,850 

139,870] 

{The Equalizer. 

Copyright 

(c) 

1999 

- 

2009. 

/ 

/ 

SelectActi 

93.330 

58.420 

130.950] 

Licensed 

To: 

City 

of Berkley, 

County 

of 

/ 

/ 

SelectActi 

! 

‘ 

! 

| 

loakland, 

Michigan 

| 

61,830 

57,050 

118,880] 

#«*%* 

Information herein deemed reliable 

but 

not guaranteed***

Page 2

Residential Building 

1 

of 

1 

Parcel Number: 

04-25-18-404-030 

Pr

Building Type 

(3) 

Roof 

(cont.) 

(11) 

Heating/Cooling 

(15) 

Built-ins 

| 

(15) 

Fireplaces 

(16) 

Po

X 

|Single Family 

avestrough 

X 

Gas 

| 

| 

Elec. 

Appliance Allow. 

|Interior 

1 

Story 

|Area|Type

Mobile Home 

nsulation 

Wood! 

Coal} 

Steam 

Cook 

Top 

|Interior 

2 

Story 

I 

| 

X 

| 

93|CGEP

Town Home 

ront Overhang 

. 

Dishwasher 

{2nd/Same Stack 

24/cpp 

Duplex 

ther Overhang 

Forced Ar w/o Ducts 

| 

4 

Garbage Disposal 

{Two Sided 

{A-Frame 

| 

X 

|Forced Air 

w/ 

Ducts 

Bath Heater 

|Exterior 

1 

Story 

I 

3) 

Interior 

Forced Hot Water 

i 

{Vent 

Fan 

[Exterior 

2 

Story 

[Wood 

Frame 

Electric Baseboard 

| 

not Tub 

IPrefab 

1 Story 

| 

Plaster 

Elec. 

Ceil. 

Radiant 

| 

|Unvented Hood 

|Prefab 

2 

Story 

Building Style: 

Wood T&G 

Radiant 

(in-floor) 

{Vented Hood 

|Heat Circulator 

Ranch 

Trim 

& Decoration 

Electric Wall 

Heat 

Intercom 

{Raised Hearth 

n 

T 

" 

Space Heater 

| 

Jacuzzi 

Tub 

{Wood Stove 

| 

Yr Built [Remodeled 

[Ex 

[Xx [ord 

| 

[Min 

Wall/Floor Furnace 

i 

{Jacuzzi repl.Tub 

|Direct-Vented Ga 

1949 

0 

m7 

! 

Forced Heat 

& Cool 

| 

[goo 

Ld 

Condition: 

Good 

Size 

of Closets 

Heat 

Pump 

. 

{Microwave 

|S1ass: 

je 

. 

55 

Lg 

|X |0rd 

| 

[Small 

No Heating/Cooling 

| 

Standard Range 

| 

ec. 

Age: 

|_| 

Central 

Air 

Iself Clean Range 

| 

Floor Area: 

862 

Room List 

Doors| 

[Solid|X|H.C. 

| Total Base New 

: 

170,326 

| 

121 

Wood Furnace 

Sauna 

Basement 

BT 

EL 

- 

3 

Trash Compactor 

Total 

Depr 

Cost: 

76,645 

00x: 

2 

i 

i 

: 

JR panisgad 

(12) 

Electric 

| 

|contral Vaeaun 

Estimated T.C.V: 

125,851 

2nd Floor 

Kitchen: 

Linoleun 

60|Amps 

Service 

Security System 

| 

ther: 

Hardwoo 

n 

. 

2|Bedrooms 

Other: Hardwood 

No./Qual. 

of Fixtures 

| Cost Est. 

for Res. 

Bldg: 

1 

Single Family 

Ranch 

(1) 

Exterior 

[Ex. 

|x |ord. 

| 

[Min 

| 

(11) 

Heating System: 

Forced Air 

w/ 

Ducts 

| 

i 

- 

- 

TWood/Shingle 

(6) 

Ceilings 

- 

: 

Ground Area 

= 

851 

SF 

Floor Area 

= 

862 

SF. 

|Aluminum/Vinyl 

: 

No. 

of Elec. Outlets 

Phy/Rb. Phy/Func/Econ/Comb. 

% Good=45/100/100/100/45

X [Brick 

! 

| 

[Many | X [Ave. 

[Few 

| Building Areas 

{ 

! 

13) 

Plumbing 

- 

Stories 

Exterior 

Foundation 

Size

nsulation 

| 

1 Story 

Brick 

Basement 

851

- 

= 

{Average Fixture (s) 

| 1 story 

Siding 

Overhang 

1

2) Windows 

(7) Excavation 

1 

|3 Fixture Bath 

Total:

Large 

Basement: 

851 

S.F. 

|2 Fixture Bath 

| Other Additions/Adjustments 

Avg. 

Crawl: 

0 

S.F. 

Softener, 

Auto 

Plumbing 

Smal 

Slab: 

0 

S.F. 

|[Softener, 

Manual 

Ceramic Tile Floor 

Height 

to Joists: 

0.0 

{solar Water Heat 

Ceramic Tub Alcove 

No Plumbing 

Porches 

- 

nh 

(8) 

Basement 

{Extra Toilet 

CGEP 

(1 Story) 

9

vinyl sas 

Extra Sink 

cep 

2

Double Hung 

8 Cone. Block 

|Separate 

Shower 

Garages 

jHoxiz. 

Siide 

Zoure 

cone. 

1 

|ceramic Tile 

Floor 

Class: 

CD Exterior: 

Siding Foundation: 

42 

Inch 

(Un

| 

|Casement 

one 

Ceramic Tile Wains| 

Base Cost 

430

| 

| Double Glass 

Treated Wood 

1 

[ceramic 

Tub Alcove | Built-Tns 

| 

|Patio Doors 

X|Concrete Floor 

[Vent Fan 

Garbage Disposal 

|X [Storms 

& Screens 

| 

(9) Basement Finish 

I —rrrorisever 

i 

Totals:

(3) 

Roof 

Recreation 

SF 

T 

- 

| Notes: 

os 

{Public Water 

i 

_ 

IX 

Gable 

T 

Gambrel 

Living 

SF 

| 

Public 

Sewer 

| 

ECF 

(E.C.F. 

Table 

R-7) 

| 

Hip 

| 

IMansard 

Walkout Doors 

(B) | 

{water Well 

| 

| 

Flat 

| 

[Shed 

Hothouse Doors. (8) 

1000 Gal Septic 

|X [Asphalt Shingle 

(10) 

Floor Support 

[2000 

Gal Septic 

| 

| 

. 

Lump 

Sum Items: 

i 

1 

. 

Joists: 

2X08, 

160.C. 

Chimney: 

Unsupported Len: 

| Cntr.Sup: 

Steel Beams 

#%+ 

Information herein deemed reliable 

but 

not guaranteed***

Page 3

Parcel 

Number: 

04-25-18-404-030, 

Residential Building 

1 

21.2 

| 

GAR/FR/UNF 

fommmmmmmmmmmmmmmn 

430.4 sf 

! 

H 

| 

o 

! 

CGEP 

1 

oN 

1 

mn 

1 

93.7 sf 

1 

1 

1 

1 

1 

| 

; 

: 

——— 

= 

33.9 

1 STY/F/BRK 

850.9 sf 

—7 

1 

CPP! 

13L 

7.2 

$1 

24.0sf 

| 

1.3 

to 

6.0 

1 

1/OH/FR 

taint 

11.1 sf 

Sketch by Apex Sketch 

*%* 

Information herein 

deemed reliable 

but 

not guaranteed***

Page 4

09

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Page 1

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. 26-001319

 

Respondent’s Contact Information:

Filer Type:

Local Unit of Government

Local Unit of Government:

City Of Berkley (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

Kyle

M.I. 

E

Last Name

Weatherbee

Firm Name (if any)

WCA Assessing

Address (No., Street, P.O. Box or Rural Route)

3338 Coolidge

City or Town

Berkley

State

 Michigan

ZIP Code

48072

Telephone Number

2483211031

E-mail Address

assessing@berkleymi.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.

N/A 

Does the subject property have a principal residence exemption of 50% or more?

No

Page 2

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:

Property is assessed at 50% true cash value. Evidence will be submitted prior to the hearing.

 

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?

Page 3

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

Valuation Information:

Parcel Identification Number:

04-25-18-404-030

Classification of Property: Real (check one)

 Residential (check one)

Current Assessed Value as established by the Board of Review:

143900

Current Taxable Value as established by the Board of Review:

143900

What do you believe is the fair market value?

287800

What do you believe is the taxable value?

143900

 

Electronic Signature *Typing your name below will serve as your signature

Respondent’s Signature: 

/s/ Kyle Weatherbee

Attorney or Authorized Agent’s Signature:

/s/

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

1 of 3

PROPERTY TAX APPEAL PETITION FORM

VALUATION / UNCAPPING APPEAL

MTT DOCKET NO. 

Petitioner’s Contact Information:

Filer Type:

Individual

Local Unit of Government:

First Name

Christopher

M.I.

Thomas

Last Name

France

Mailing Address (No., Street, P.O. Box or Rural Route)

2637 Oakshire Ave

City or Town

Berkley

State

Michigan

ZIP Code

48072

Telephone Number

(309) 397-0060

E-mail Address

chrisfrance4@gmail.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)

2085 Gardner Ave

City or Town

Berkley

County

Oakland

State

Michigan

ZIP Code

48072

Taxing Authority (City or Township)

City Of Berkley (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:

Page 2

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

2 of 3

The subject property transferred via an arm’s-length sale on January 8, 2026 for $200,000. This transaction occurred within one week of the December 31, 2025 

tax day and represents strong evidence of the property’s true cash value. The sale was an open-market transaction with no concessions or side agreements.

The assessed value established by the Board of Review is $143,900, which implies a market value of approximately $287,800. This significantly exceeds the verified 

purchase price.

In addition to the recent sale, comparable sales in the City of Berkley near the valuation date support a market range of approximately $175,000 to $185,500 for 

similar Berkley homes, while the subject property itself sold for $200,000 in an arm’s-length transaction. These include:

• 2690 Ellwood Ave – sold April 2026 for $175,000 (998 sq ft)

• 3170 Tyler Ave – sold April 2026 for $185,500 (887 sq ft)

• 3763 Gardner Ave – sold August 2025 for $180,000 (983 sq ft; same street as subject property)

These sales demonstrate that the subject property’s purchase price falls within the market range for similar homes in Berkley and that the current assessed value 

materially overstates the property’s true cash value.

Based on the verified sale and supporting comparable sales data, the correct true cash value should be $200,000, with a corresponding State Equalized Value of 

$100,000.

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:

2026

 

Valuation Information for Each Parcel under Appeal:

Parcel Number:

04-25-18-404-030

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

143900

Current Taxable Value as established by the Board of Review:

143900

What do you believe is the fair market value?

Page 3

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

3 of 3

200000

Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value.

100000

If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value.

100000

 

Electronic Signature *Typing your name below will serve as your signature

Petitioner’s Signature: 

/s/ Christopher Thomas France

Attorney or Authorized Agent’s Signature:

/s/ 

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

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Page 1

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

Christopher Thomas France,

Petitioner,

MICHIGAN TAX TRIBUNAL

SMALL CLAIMS DIVISION

v 

MTT Docket No. 26-001319

City Of Berkley,

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: August 31, 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

Page 2

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

Christopher Thomas France,

Petitioner,

MICHIGAN TAX TRIBUNAL

SMALL CLAIMS DIVISION

v 

MTT Docket No. 26-001319

City Of Berkley,

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: August 31, 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

Page 3

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

Christopher Thomas France,

Petitioner,

MICHIGAN TAX TRIBUNAL

SMALL CLAIMS DIVISION

v 

MTT Docket No. 26-001319

City Of Berkley,

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: August 31, 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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2085 Gardner Ave Evidence Pack.pdfRead complete document text →
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Page 1

Michigan Tax Tribunal 

Property: 2085 Gardner Ave, Berkley, MI, 48072 

Supporting Documentation

Page 2

04/13/2026 

10:34 AM 

2026 BOARD OF REVIEW DECISION 

FROM 

CITY OF BERKLEY 

PETER BIERZYNSKI, ASSESSOR 

3338 COOLIDGE HIGHWAY 

BERKLEY MI 48072-1690 

NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: 

FRANCE, CHRISTOPHER THOMAS 

FRANCE, DELANEY 

2637 OAKSHIRE AVE 

BERKLEY MI 48072-1321 

PROPERTY IDENTIFICATION: (Parcel Code required. Property address 

and legal description optional.): 

04-25-18-404-030 

2085 GARDNER AVE 

TIN, R11E, SEC 18 ASSESSOR'S REPLAT OF MEADOW 

FARMS S 60 FT OF LOT 126 

‘HIS PROPERTY IS CLASSIFIED AS 

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 04-25-18-404-030 

They have made the following determination based on the information you supplied. 

Board of Review Comments: 

APPEAL DENIED, INSUFFICIENT MARKET DATA PROVIDED 

2026 ORIGINAL ASSESSED VALUE 

143,900 

2026 "BOARD OF REVIEW" ASSESSED VALUE 

143,900 

| 

(If the above amounts are the same, no revisions have occured) 

2026 ORIGINAL TAXABLE VALUE 

143,900 

2026 "BOARD OF REVIEW" TAXABLE VALUE 

143,900 

2026 

PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 

0.0000 

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 Claims letter appeals. Rather, you are required to file a petition to 

initiate a new Small Claims appeal. Petition forms are available on this website.” 

http://www.michigan.gov/taxtrib/0,4677,7-187-38254---,00.html

Page 3

Final 

Closing Disclosure 

Closing Information 

Date Issued 

01/07/2026 

Closing Date 

01/08/2026 

Disbursement Date 

01/08/2026 

Settlement Agent 

Birmingham Title Agency 

File # 

BT-13430 

Property 

2085 Gardner Avenue 

Berkley, MI 48072 

Sale Price 

$200,000 

Summaries of Transa 

SELLER'S TRANSACTION 

Transaction Information 

Borrower 

Christopher Thomas France and Delaney France 

2637 Oakshire Avenue 

Berkley, MI 48072 

Seller 

43902 Woodwal 

Levine Homes LLC 

rd Avenue, Suite 260 

Bloomfield Hills, MI 48302 

Contact Information 

. 

ESTATE 

BROKER (B 

Name 

) 

| 

M. Due to Seller at Closing 

$201,594.93 

RE/MAX Dream Properties 

01 Sale Price of Property 

$200,000.00 

Address 

138 Main Center 

02 Sale Price of Any Personal Property Included in Sale 

Northville, MI 48167 

03 

MI License ID 

432125 

04 

Contact 

Robert Rech 

° 

Contact MI License ID 

| 6501400572 

07 

Email 

rechrobby14@gmail.com 

08 

] 

Phone 

734-748-4594 

Adjustments for Items Paid by Seller in Advance 

REAL ESTATE BROKER (S) 

09 City/Town Taxes 

01/08/26 to 07/01/26 

$1,447.05 

BE 

Pray 

: 

’ 

10 County Taxes 

01/08/26 to 12/01/26 

$147.88 

Name 

The Levin Group, Inc 

11 

A 

- 

Address 

43902 Woodward Ave 

AL 

Assessments 

Ste 260 

2 

Bloomfield Hills, MI 48302 

4 

MI License ID 

210188 

15 

Contact 

Bruce Levine 

16 

Contact MI License ID 

| 225281 

N. Due from Seller at Closing 

$4,207.79 

Email 

blevine@levinegroupinc.com 

01 Excess Deposit 

Phone 

248-332-3120 

02 

Closing Costs Paid at Closing (J) 

. 

$4,207.79 

= 

03 

Existing Loan(s) Assu 

or Taken Subject to 

et 

" 

04 

Payoff of First Mortgag 

First Mortgage P 

Birmingham Title Agency 

05 

Payoff of Second Mortgage Loan 

Address 

26000 W. 12 Mile Rd. 

06 

Southfield, MI 48034 

07 

MI License ID 

17332849 

= Seller Credit 

Contact 

Liz Casselman, Esq. 

10 

Contact MI License ID 

| 17943752 

11 

oo 

Email 

liz@birminghamtitle.net 

12 

Phone 

(248)633-2737 

13 

Adjustments for Items Unpaid by Seller 

14 City/Town Taxes 

15 

County Taxes 

16 Assessments 

~ 

) 

BEA 

17 

{ 

18 

1 

Questions? if you have questions about the 

19 

i 

loan terms or costs on this form, use the contact 

- 

information above. To get more information 

CALCULATION 

j 

or make a complaint, contact the Consumer 

Total Due to Seller at Closing (M) 

$201,594.93 

Financial Protection Bureau at 

Total Due from Seller at Closing (N) 

-§4,207.79 

www.consumerfinance.govimortgage-closing 

cash [ 

]From [x] To Seller 

$197,387.14 

CLOSING DISCLOSURE 

Birmingham Title Agency 

PAGE 

1 OF 2

Page 4

Closing Cost Details 

Seller-Paid 

At Closing 

Before Closing 

A. Origination Charges 

01 

% of Loan Amount (Points) 

02 

Constructoin Loan Admin Fee to Lake Michigan Credit Union ISAOA/ATIMA 

03 Processing 

Fee to Lake Michigan Credit Union ISAOA/ATIMA 

"04 Underwriting Fee to Lake Michigan Credit Union ISAOA/ATIMA 

05 

B. Services Borrower Did Not Shop For 

01 Appraisal Fee to Kathleen Alan 

02 Credit Report Fee to FactualData 

03 

Flood Determination Fee to FactualData 

04 

Inspection Fees to Kathleen Alan 

05 Insurance Tracking Fee to Allied Solutions 

06 Survey Fee to Kemtec 

07 Tax Service Fee to Lereta 

01 

Title - Construction draw fee to Birmingham Title Agency 

02 

Title - Courier Fee to Birmingham Title Agency 

03 

Title - e-Recording Fee to Birmingham Title Agency 

04 

Title - Lender's Title Insurance to Birmingham Title Agency 

05 

Title - Processing Fee - Both Sides to Birmingham Title Agency 

$350.00 

"06 

Title 

- Wire Fee to Birmingham Title Agency 

07 

08 

E. Taxes and Other Government Fees 

~~ 

01 

Recording Fees 

] 

Deed: 

] 

Mortgage: 

02 

City/County tax/stamps to Birmingham Title Agency 

$220.00 

"03 

State tax/stamps to Birmingham Title Agency 

$1,500.00 

| 

04 

F. Prepaids 

dts 

01 Homeowner's Insurance Premium ( mo.) 

02 Mortgage Insurance Premium ( 

mo.) 

_03_Prepaid Interest ( 

per day from 

to 

) 

04 Property Taxes ( 

mo.) 

05 

G. Initial Escrow Payment at Closing 

01 

Homeowner's Insurance 

02 

Mortgage Insurance 

03 

Property Taxes 

04 

05 

06 

07 

08 

Aggregate Adjustment 

H. Other 

} 

: 

Etat 

01 

2025 County Taxes Due to Berkley City Treasurer 

$165.06 

02 

Final Water Reading to City of Berkley - Water Division 

$550.73 

03. 

See Additional

Page 5

Final

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

1 of 3

PROPERTY TAX APPEAL PETITION FORM

VALUATION / UNCAPPING APPEAL

MTT DOCKET NO. 

Petitioner’s Contact Information:

Filer Type:

Individual

Local Unit of Government:

First Name

Christopher

M.I.

Thomas

Last Name

France

Mailing Address (No., Street, P.O. Box or Rural Route)

2637 Oakshire Ave

City or Town

Berkley

State

Michigan

ZIP Code

48072

Telephone Number

(309) 397-0060

E-mail Address

chrisfrance4@gmail.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)

2085 Gardner Ave

City or Town

Berkley

County

Oakland

State

Michigan

ZIP Code

48072

Taxing Authority (City or Township)

City Of Berkley (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:

Page 2

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

2 of 3

The subject property transferred via an arm’s-length sale on January 8, 2026 for $200,000. This transaction occurred within one week of the December 31, 2025 

tax day and represents strong evidence of the property’s true cash value. The sale was an open-market transaction with no concessions or side agreements.

The assessed value established by the Board of Review is $143,900, which implies a market value of approximately $287,800. This significantly exceeds the verified 

purchase price.

In addition to the recent sale, comparable sales in the City of Berkley near the valuation date support a market range of approximately $175,000 to $185,500 for 

similar Berkley homes, while the subject property itself sold for $200,000 in an arm’s-length transaction. These include:

• 2690 Ellwood Ave – sold April 2026 for $175,000 (998 sq ft)

• 3170 Tyler Ave – sold April 2026 for $185,500 (887 sq ft)

• 3763 Gardner Ave – sold August 2025 for $180,000 (983 sq ft; same street as subject property)

These sales demonstrate that the subject property’s purchase price falls within the market range for similar homes in Berkley and that the current assessed value 

materially overstates the property’s true cash value.

Based on the verified sale and supporting comparable sales data, the correct true cash value should be $200,000, with a corresponding State Equalized Value of 

$100,000.

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:

2026

 

Valuation Information for Each Parcel under Appeal:

Parcel Number:

04-25-18-404-030

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

143900

Current Taxable Value as established by the Board of Review:

143900

What do you believe is the fair market value?

Page 3

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

3 of 3

200000

Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value.

100000

If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value.

100000

 

Electronic Signature *Typing your name below will serve as your signature

Petitioner’s Signature: 

/s/ Christopher Thomas France

Attorney or Authorized Agent’s Signature:

/s/ 

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

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