Justin Gregory Petitioner V Township Of Oshtemo Respondent

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

Justin Gregory, 

Petitioner,

 MICHIGAN TAX TRIBUNAL

 SMALL CLAIMS DIVISION

v

 

MTT Docket No. 26-001562

Township Of Oshtemo,

Respondent.

ORDER SETTING ASIDE DEFAULT

The Tribunal has considered the file in this case and finds that Petitioner was held in 

default on August 31, 2026, and the default has been timely cured. The documents 

curing the default can be reviewed through the docket search function on the Tribunal’s 

website at www.michigan.gov/taxtrib by inputting the docket number and clicking on the 

document link next to the line item entry for the documents. Therefore,

IT IS ORDERED that the Default is SET ASIDE.

By: /s/ Patricia L. Halm

Entered: October 23, 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

Justin Gregory, 

Petitioner,

 MICHIGAN TAX TRIBUNAL

 SMALL CLAIMS DIVISION

v

 

MTT Docket No. 26-001562

Township Of Oshtemo,

Respondent.

ORDER SETTING ASIDE DEFAULT

The Tribunal has considered the file in this case and finds that Petitioner was held in 

default on August 31, 2026, and the default has been timely cured. The documents 

curing the default can be reviewed through the docket search function on the Tribunal’s 

website at www.michigan.gov/taxtrib by inputting the docket number and clicking on the 

document link next to the line item entry for the documents. Therefore,

IT IS ORDERED that the Default is SET ASIDE.

By: /s/ Patricia L. Halm

Entered: October 23, 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

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.

Page 1

2026 BOARD OF REVIEW DECISION

CHARTER TOWNSHIP OF OSHTEMO

ASSESSOR'S OFFICE

7275 W MAIN STREET

KALAMAZOO, MI 49009-9334

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

PROPERTY IDENTIFICATION: (Parcel Code required. Property address

and legal description optional.):

39-05-11-151-150 7014 OAK HIGHLANDS DR

GREGORY JUSTIN & KENDRA

7014 OAK HIGHLANDS DR

KALAMAZOO MI 49009

COUNTRY TRAIL HOMESITES #1, LOT 15*

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

39-05-11-151-150

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

Board of Review Comments

REASON FOR PROTEST: APPRECIATION VALUE, VALUE OF UKNOWN IMPROVEMENTS.

,ACTION: TOWNSHIP COMPS SUPPORT NO CHANGE.

I Lv26 ORIGINAL ASSESSED VALUE

312,300

12026 "BOARD OF REVIEW" ASSESSED VALUE

312,300

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

12026 ORIGINAL TAXABLE VALUE

312,300

12026 "BOARD OF REVIEW" TAXABLE VALUE

312,300

12026 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG

100.0000

Please feel free to contact the assessor at the address listed above or call 269-216-5225 if you have any questions.

If you disagree with the decision of the Board of Review regarding the tentative taxable value, further appeal may be make to the Michigan

Tax Tribunal by May 31 for Commercial Real, Industrial Real, Development Real, Commercial Personal, Industrial Personal and Utility

Personal Property and by July 31 for Agricultural Real, Residential Real, Timber - Cut Over Real and Agricultural Personal Property.

Petition forms are available at www.michigan.gov/taxtrib

Michigan Tax Tribunal

PO Box 30232

Lansing, MI 48909

Property Classification appeals ONLY may be appealed to the State Tax Commission by June 30. Petition forms are available at

www.michigan.gov/taxes/property/forms/instructions/classification-appeals

State Tax Commission

f

sification Appeals

•. Box 30471

Lansing, MI 48909

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.

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: 26-001562

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

Party Filing Document 

Petitioner

Files

Document Type: Documentation

Attachment File Name: Gregory MBoR Decision

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.

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

Justin Gregory,

Petitioner, MICHIGAN TAX TRIBUNAL

 SMALL CLAIMS DIVISION

v

 

MTT Docket No. 26-001562

Township Of Oshtemo,

Respondent.

ORDER OF DEFAULT

The Tribunal has reviewed the file in the above-captioned case and finds that:

Petitioner did not submit a copy of the notice giving rise to the appeal (i.e., notice of 

action taken by Board of Review, uncapping notice, PRE denial notice, final assessment 

notice, etc.), as required by TTR 279. As such, Petitioner must submit the notice within 

14 days of the entry of this order. 

Therefore,

IT IS ORDERED that Petitioner is HELD IN DEFAULT.

IT IS FURTHER ORDERED that the defaulted party shall cure the default, as indicated 

above, within 14 days of the entry of this order.1 

Failure to comply with this order will result in the defaulted party being required to file a 

motion to set aside the default (with appropriate filing fee).

By: /s/ Patricia L. Halm

Entered: August 31, 2026

1 “A submission by mail is considered filed on the date indicated by the United States Postal Service 

postmark on the envelope containing the submission. A submission without a postmark or with an illegible 

postmark is considered filed on the date the submission is received by the tribunal. A submission by 

commercial delivery service is considered filed on the date the submission is given to the commercial 

service for delivery to the tribunal as indicated by the receipt date on the package containing the 

submission. A submission by personal service is considered filed on the date the submission is received. 

A submission through the tribunal’s e-filing system by 11:59 p.m. on a business day is considered filed on 

that business day. A submission by email to the email address designated by the tribunal by 11:59 p.m. 

on a business day is considered filed on that business day. A submission on a Saturday, a Sunday, or a 

holiday is considered filed on the following business day, as provided by section 35a of the tax tribunal 

act, MCL 205.735a.” TTR 225(5).

Page 2

MTT Docket No. 26-001562

Page 2 of 2

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

Justin Gregory,

Petitioner, MICHIGAN TAX TRIBUNAL

 SMALL CLAIMS DIVISION

v

 

MTT Docket No. 26-001562

Township Of Oshtemo,

Respondent.

ORDER OF DEFAULT

The Tribunal has reviewed the file in the above-captioned case and finds that:

Petitioner did not submit a copy of the notice giving rise to the appeal (i.e., notice of 

action taken by Board of Review, uncapping notice, PRE denial notice, final assessment 

notice, etc.), as required by TTR 279. As such, Petitioner must submit the notice within 

14 days of the entry of this order. 

Therefore,

IT IS ORDERED that Petitioner is HELD IN DEFAULT.

IT IS FURTHER ORDERED that the defaulted party shall cure the default, as indicated 

above, within 14 days of the entry of this order.2 

Failure to comply with this order will result in the defaulted party being required to file a 

motion to set aside the default (with appropriate filing fee).

By: /s/ Patricia L. Halm

Entered: August 31, 2026

2 “A submission by mail is considered filed on the date indicated by the United States Postal Service 

postmark on the envelope containing the submission. A submission without a postmark or with an illegible 

postmark is considered filed on the date the submission is received by the tribunal. A submission by 

commercial delivery service is considered filed on the date the submission is given to the commercial 

service for delivery to the tribunal as indicated by the receipt date on the package containing the 

submission. A submission by personal service is considered filed on the date the submission is received. 

A submission through the tribunal’s e-filing system by 11:59 p.m. on a business day is considered filed on 

that business day. A submission by email to the email address designated by the tribunal by 11:59 p.m. 

on a business day is considered filed on that business day. A submission on a Saturday, a Sunday, or a 

holiday is considered filed on the following business day, as provided by section 35a of the tax tribunal 

act, MCL 205.735a.” TTR 225(5).

Page 4

MTT Docket No. 26-001562

Page 2 of 2

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 5

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

Justin Gregory,

Petitioner, MICHIGAN TAX TRIBUNAL

 SMALL CLAIMS DIVISION

v

 

MTT Docket No. 26-001562

Township Of Oshtemo,

Respondent.

ORDER OF DEFAULT

The Tribunal has reviewed the file in the above-captioned case and finds that:

Petitioner did not submit a copy of the notice giving rise to the appeal (i.e., notice of 

action taken by Board of

Page 6

MTT

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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

Justin

M.I.

Last Name

Gregory

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

7014 Oak Highlands Dr.

City or Town

KALAMAZOO

State

Michigan

ZIP Code

49009

Telephone Number

2692715688

E-mail Address

jgregs21@yahoo.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)

7014 Oak Highlands Dr.

City or Town

KALAMAZOO

County

Kalamazoo

State

Michigan

ZIP Code

49009

Taxing Authority (City or Township)

Township Of Oshtemo (KALAMAZOO)

Check which of the following you are appealing: (check all that apply)

True Cash and Taxable Values

Uncapping of Taxable Value

 

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 sold in an arm’s-length transaction on August 16, 2024 for $565,000, which was verified by Oshtemo Township as a valid market sale.

The 2025 property record listed a True Cash Value of $511,400 with an assessed value of $284,600. The 2026 assessment now implies a TCV of approximately 

$624,600 with an assessed value of $312,300. This represents an increase of approximately $113,200, or more than 22%, from the prior TCV in a single 

assessment year, and more than 10% appreciation over the August 2024 purchase price in approximately 18 months.

While I understand the Township updated the property record to include finished basement space previously omitted from the record card, the basement finish is 

approximately 30 years old and existed at the time of purchase. The resulting valuation must still reflect current market-supported value.

Additionally, the increase in value does not appear attributable solely to the discovery of finished basement space. The Township also increased the land value 

from approximately $56,250 in 2025 to approximately $80,250 in 2026, representing an increase of more than 40% in a single assessment year. When combined 

with the increase in building value and the addition of basement finish square footage, the resulting implied TCV of approximately $624,600 appears to exceed 

values supported by recent comparable market transactions within Neighborhood 4050.

The Township’s own 2026 ECF Sales Study for Neighborhood 4050 appears to support market values materially lower than the current implied TCV of 

approximately $624,600. Comparable two-story homes within the same neighborhood recently sold in a range generally between approximately $510,000 and 

$605,000, including 7145 Arbor Valley Ave which sold for $510,000, 6545 Nightingale Ave which sold for $555,000, 2465 Cross Country Dr which sold for $565,000, 

and 6430 Breckenridge Dr which sold for $605,000. These comparable sales appear more consistent with a market-supported TCV in the range of approximately 

$565,000 to $600,000 rather than the Township’s implied valuation of approximately $624,600.

Notably, the subject property itself was included by the Township within the Neighborhood 4050 ECF sales study at its verified sale price of $565,000, further 

supporting that the recent transaction represents relevant market evidence for determining current True Cash Value.

Based upon the recent verified arm’s-length sale, the Township’s prior TCV, prevailing market appreciation within Oshtemo Township, and the comparable sales 

contained within the Township’s own ECF study, the current implied TCV of approximately $624,600 appears to exceed market-supported value. The available 

market evidence does not appear to support the Township’s implied valuation.

Accordingly, I respectfully request that the Tribunal review and reduce the property’s True Cash Value to an amount more consistent with the recent arm’s-length 

sale and comparable market-supported values within Neighborhood 4050.

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:

39-05-11-151-150

Page 3

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

3 of 3

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

312300

Current Taxable Value as established by the Board of Review:

312300

What do you believe is the fair market value?

595000

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

297500

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

297500

 

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

Petitioner’s Signature: 

/s/ Justin Gregory

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

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.

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

Justin Gregory,

Petitioner,

MICHIGAN TAX TRIBUNAL

SMALL CLAIMS DIVISION

v 

MTT Docket No. 26-001562

Township Of Oshtemo,

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

Justin Gregory,

Petitioner,

MICHIGAN TAX TRIBUNAL

SMALL CLAIMS DIVISION

v 

MTT Docket No. 26-001562

Township Of Oshtemo,

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

Justin Gregory,

Petitioner,

MICHIGAN TAX TRIBUNAL

SMALL CLAIMS DIVISION

v 

MTT Docket No. 26-001562

Township Of Oshtemo,

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

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.

Page 1

2026 OSHTEMO TOWNSHIP RESIDENTIAL SALES LISTINGS BY NEIGHBORHOOD

Residential Sale Study period April 1, 2023 through March 31, 2025

Neigh

Parcel Number

Street Address

Sale Date

Sale Price

Price PSF

Included in Sale

Net 

Acreage

Style

Floor 

Area

Bsmt 

Finish

Garage 

Area

# Bed

Full 

Baths

1/2 

Baths

Yr Blt.

< < < < <Residential Building Summary> > > > >

4050 05-11-151-220

7222 OAK HIGHLANDS DR

2/9/2024

475,000

$ 

300.82

$ 

1.64 RANCH

1579

616

3

2

0

2004

4050 05-11-226-120

2845 RAMBLEWOOD DR

12/18/2023

375,000

$ 

221.89

$ 

0.68 RANCH

1690

870

576

5

3

0

1997

4050 05-16-160-260

1132 HAWKINS CT

11/15/2024

569,000

$ 

335.69

$ 

0.49 RANCH

1695

1488

782

3

3

0

2018

4050 05-14-230-590

1249 CADET LN

2/8/2024

294,000

$ 

168.29

$ 

0.33 RANCH

1747

556

3

2

1

1977

4050 05-11-490-420

6210 THUNDERBLUFF RD

12/1/2023

280,000

$ 

160.18

$ 

0.427 RANCH

1748

484

3

2

1

1980

4050 05-11-126-100

6463 W H AVE

11/16/2023

330,000

$ 

188.79

$ 

0.482 TWO STORY

1748

622

420

3

3

1

1990

4050 05-16-160-030

920 DOOLITTLE CT

7/23/2024

475,000

$ 

260.56

$ 

0.49 RANCH

1823

696

3

3

0

2020

4050 05-11-226-050

6201 ASHWOOD DR

3/12/2025

382,500

$ 

209.59

$ 

0.56 TWO STORY

1825

494

4

2

1

1994

4050 05-11-185-080

2521 CHIPPENDALE DR

7/29/2024

465,000

$ 

254.38

$ 

0.967 RANCH

1828

1314

1704

3

3

1

1989

4050 05-11-490-530

6030 TWILINGATE LN

5/31/2023

300,000

$ 

163.93

$ 

0.548 RANCH

1830

973

506

3

2

1

1971

4050 05-11-451-030

6439 KILLINGTON DR

11/8/2023

400,643

$ 

218.22

$ 

1.359 RANCH

1836

1468

616

3

2

1

1994

4050 05-11-402-570

6353 TORRINGTON RD

3/25/2024

340,000

$ 

182.11

$ 

0.327 TWO STORY

1867

621

495

4

2

1

1979

4050 05-14-284-033

1195 CADET LN

1/23/2025

306,000

$ 

162.33

$ 

0.37 BI-LEVEL

1885

720

2

2

0

2007

4050 05-11-126-041

6647 W H AVE

7/13/2023

490,000

$ 

255.74

$ 

1.773 RANCH

1916

1437

754

2

2

0

1996

4050 05-15-130-025

7690 LA JESSICA CIR

7/7/2023

465,000

$ 

240.93

$ 

0.531 TWO STORY

1930

900

484

4

3

1

1999

4050 05-11-225-240

6490 WINDDRIFT AVE

8/21/2023

340,000

$ 

172.59

$ 

0.447 RANCH

1970

1424

576

4

3

0

1981

4050 05-11-225-100

3006 BRAMBLE DR

2/19/2025

350,000

$ 

175.70

$ 

0.442 TWO STORY

1992

440

4

2

1

1980

4050 05-11-402-930

6307 SAYBROOK DR

1/26/2024

327,000

$ 

162.77

$ 

0.42 QUAD/TRI-LEVEL

2009

529

3

2

0

1979

4050 05-15-130-070

7848 LA JESSICA CIR

9/18/2023

400,000

$ 

190.48

$ 

0.58 RANCH

2100

1504

967

4

3

0

2001

4050 05-16-160-320

1131 BUSTER DR

3/26/2024

475,000

$ 

224.91

$ 

0.476 TWO STORY

2112

1127

469

3

2

1

2011

4050 05-11-402-740

2285 SIGNAL HILL DR

3/15/2024

307,000

$ 

142.13

$ 

0.367 RANCH

2160

1190

576

4

3

1

1972

7 of 18

Page 2

2026 OSHTEMO TOWNSHIP RESIDENTIAL SALES LISTINGS BY NEIGHBORHOOD

Residential Sale Study period April 1, 2023 through March 31, 2025

Neigh

Parcel Number

Street Address

Sale Date

Sale Price

Price PSF

Included in Sale

Net 

Acreage

Style

Floor 

Area

Bsmt 

Finish

Garage 

Area

# Bed

Full 

Baths

1/2 

Baths

Yr Blt.

< < < < <Residential Building Summary> > > > >

4050 05-10-435-180

7037 E FOXMOOR CT

7/15/2024

565,000

$ 

251.33

$ 

1.187 TWO STORY

2248

964

724

4

3

1

1991

4050 05-11-403-070

6154 TORRINGTON RD 6156

12/28/2023

305,000

$ 

133.42

$ 

0.39 RANCH

2286

432

2

2

0

1978

4050 05-11-135-191

2940 REDBUD TRL

11/17/2023

550,000

$ 

237.38

$ 

2.746 TWO STORY

2317

954

956

2

3

1

1990

4050 05-11-402-120

6216 OLD LOG TRL

10/14/2024

423,329

$ 

179.99

$ 

05-11-402-091

0.622 TWO STORY

2352

738

547

4

3

0

1984

4050 05-11-340-140

6559 WYNDHAM DR

6/28/2024

379,329

$ 

159.11

$ 

0.649 TWO STORY

2384

1239

720

3

2

1

1985

4050 05-11-278-120

6184 WINDDRIFT AVE

10/24/2024

445,000

$ 

176.59

$ 

0.757 TWO STORY

2520

642

480

4

2

1

1993

4050 05-11-402-350

6401 OLD LOG TRL

5/9/2024

460,000

$ 

177.40

$ 

0.939 TWO STORY

2593

1276

4

2

1

1976

4050 05-11-185-050

6640 MORNINGSTAR WAY

11/8/2024

355,000

$ 

130.13

$ 

0.53 1.25 - 1.75 ST

2728

832

3

2

1

1989

4050 05-10-435-010

2465 CROSS COUNTRY DR

11/2/2023

565,000

$ 

206.51

$ 

1.881 TWO STORY

2736

978

672

4

3

1

1989

4050 05-10-435-240

7100 STEEPLECHASE CT

7/11/2024

610,000

$ 

217.39

$ 

1.05 TWO STORY

2806

1173

788

5

4

1

1993

4050 05-11-465-163

6430 BRECKENRIDGE DR

3/26/2024

605,000

$ 

199.54

$ 

0.7 TWO STORY

3032

1000

816

4

2

2

1996

4050 05-01-482-029

3588 NORTHFIELD TRL

8/29/2024

647,500

$ 

206.87

$ 

0.504 TWO STORY

3130

984

4

3

1

2015

4050 05-10-428-090

7145 ARBOR VALLEY AVE

12/10/2024

510,000

$ 

159.77

$ 

1.423 TWO STORY

3192

1200

824

3

3

1

1989

4050 05-11-151-150

7014 OAK HIGHLANDS DR

8/16/2024

565,000

$ 

176.18

$ 

1.02 TWO STORY

3207

1616

682

4

3

2

1992

4050 05-14-220-050

6390 SHUGARBUSH TRL

12/27/2024

700,000

$ 

214.46

$ 

1.07 TWO STORY

3264

960

5

2

1

2001

4050 05-11-185-170

6545 NIGHTINGALE AVE

4/17/2023

555,000

$ 

168.69

$ 

1.106 TWO STORY

3290

1410

816

4

4

0

1988

4050 05-11-340-130

6537 WYNDHAM DR

7/22/2024

525,000

$ 

143.76

$ 

0.856 TWO STORY

3652

563

4

3

1

1979

4060 05-33-402-300

3240 S 6TH ST

3/1/2024

225,000

$ 

298.41

$ 

4.845 BUNGELOW

754

0

3

1

0

1920

4060 05-27-495-020

2848 S 8TH ST

12/29/2023

226,500

$ 

255.07

$ 

0.353 RANCH

888

484

3

1

0

1966

4060 05-16-330-091

8601 ALMENA DR

1/26/2024

175,000

$ 

176.77

$ 

2 1.25 - 1.75 ST

990

960

2

1

0

1878

4060 05-27-484-202

7214 BATON ROUGE AVE

6/25/2024

320,129

$ 

300.87

$ 

0.594 RANCH

1064

480

3

3

0

1996

8 of 18

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.

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

Justin

M.I.

Last Name

Gregory

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

7014 Oak Highlands Dr.

City or Town

KALAMAZOO

State

Michigan

ZIP Code

49009

Telephone Number

2692715688

E-mail Address

jgregs21@yahoo.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)

7014 Oak Highlands Dr.

City or Town

KALAMAZOO

County

Kalamazoo

State

Michigan

ZIP Code

49009

Taxing Authority (City or Township)

Township Of Oshtemo (KALAMAZOO)

Check which of the following you are appealing: (check all that apply)

True Cash and Taxable Values

Uncapping of Taxable Value

 

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 sold in an arm’s-length transaction on August 16, 2024 for $565,000, which was verified by Oshtemo Township as a valid market sale.

The 2025 property record listed a True Cash Value of $511,400 with an assessed value of $284,600. The 2026 assessment now implies a TCV of approximately 

$624,600 with an assessed value of $312,300. This represents an increase of approximately $113,200, or more than 22%, from the prior TCV in a single 

assessment year, and more than 10% appreciation over the August 2024 purchase price in approximately 18 months.

While I understand the Township updated the property record to include finished basement space previously omitted from the record card, the basement finish is 

approximately 30 years old and existed at the time of purchase. The resulting valuation must still reflect current market-supported value.

Additionally, the increase in value does not appear attributable solely to the discovery of finished basement space. The Township also increased the land value 

from approximately $56,250 in 2025 to approximately $80,250 in 2026, representing an increase of more than 40% in a single assessment year. When combined 

with the increase in building value and the addition of basement finish square footage, the resulting implied TCV of approximately $624,600 appears to exceed 

values supported by recent comparable market transactions within Neighborhood 4050.

The Township’s own 2026 ECF Sales Study for Neighborhood 4050 appears to support market values materially lower than the current implied TCV of 

approximately $624,600. Comparable two-story homes within the same neighborhood recently sold in a range generally between approximately $510,000 and 

$605,000, including 7145 Arbor Valley Ave which sold for $510,000, 6545 Nightingale Ave which sold for $555,000, 2465 Cross Country Dr which sold for $565,000, 

and 6430 Breckenridge Dr which sold for $605,000. These comparable sales appear more consistent with a market-supported TCV in the range of approximately 

$565,000 to $600,000 rather than the Township’s implied valuation of approximately $624,600.

Notably, the subject property itself was included by the Township within the Neighborhood 4050 ECF sales study at its verified sale price of $565,000, further 

supporting that the recent transaction represents relevant market evidence for determining current True Cash Value.

Based upon the recent verified arm’s-length sale, the Township’s prior TCV, prevailing market appreciation within Oshtemo Township, and the comparable sales 

contained within the Township’s own ECF study, the current implied TCV of approximately $624,600 appears to exceed market-supported value. The available 

market evidence does not appear to support the Township’s implied valuation.

Accordingly, I respectfully request that the Tribunal review and reduce the property’s True Cash Value to an amount more consistent with the recent arm’s-length 

sale and comparable market-supported values within Neighborhood 4050.

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:

39-05-11-151-150

Page 3

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

3 of 3

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

312300

Current Taxable Value as established by the Board of Review:

312300

What do you believe is the fair market value?

595000

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

297500

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

297500

 

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

Petitioner’s Signature: 

/s/ Justin Gregory

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

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.