Record Finder / 26-002436-TT
Michigan

Rapid River Recreation LLC Petitioner V Township Of Clearwater Respondent

Petitioner
Rapid River Recreation LLC
Respondent
Township Of Clearwater

Case overview

Docket number
26-002436-TT
Status
Disposed
CaseType
SC Property
Division
Small Claims Division
County
Kalkaska
Judge
No judge assigned

Docket history

Line #SubjectFilerLine RefEnter Date/Post MarkFeeRelated Item
4Order of DismissalNot recordedNot recorded09/16/2026Not recordedDownload
3Petition has been verifiedPET109/16/2026Not recordedDownload
Not recordedNot recordedNot recordedNot recordedNot recordedNot recordedDownload
2Notice of Docket Number SCNot recordedNot recorded09/16/2026Not recordedDownload
1A petition was received.PETNot recorded06/24/2026$550.00Download
Not recordedNot recordedNot recordedNot recordedNot recordedNot recordedDownload

Documents

Order_of_Dismissal.2026-09-16_17-16-25.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

Rapid River Recreation LLC, 

Petitioner, MICHIGAN TAX TRIBUNAL

 SMALL CLAIMS DIVISION

v 

 MTT Docket No. 26-002436

Township Of Clearwater,

Respondent.

ORDER OF DISMISSAL

The Tribunal has considered the file in this case and finds that:

The issue in this case is already pending in another case and, as such, this appeal is 

duplicative and shall be dismissed. 

Therefore,

IT IS ORDERED that the case is DISMISSED.

This order resolves all pending issues and closes the case.

APPEAL RIGHTS

If you disagree with the final decision in this case, you may file a motion for 

reconsideration with the Tribunal or a claim of appeal with the Michigan Court of 

Appeals. 

A motion for reconsideration must be filed with the Tribunal with the required filing fee 

within 21 days from the date of entry of the final decision. Because the final decision 

closes the case, the motion cannot be filed through the Tribunal’s web-based e-filing 

system; it must be filed by mail or personal service. The fee for the filing of such 

motions is $50.00 in the Entire Tribunal and $25.00 in the Small Claims Division, unless 

the Small Claims decision relates to the valuation of property and the property had a 

principal residence exemption of at least 50% at the time the petition was filed or the 

decision relates to the grant or denial of a poverty or disabled veterans exemption and, 

if so, there is no filing fee. You are required to serve a copy of the motion on the 

opposing party by mail or personal service or by email if the opposing party agrees to 

electronic service, and proof demonstrating that service must be submitted with the 

motion. Responses to motions for reconsideration are prohibited and there are no oral 

arguments unless otherwise ordered by the Tribunal.

Alternatively, you may file a claim of appeal with the Michigan Court of Appeals. If the 

claim is filed within 21 days of the entry of the final decision, it is an “appeal of right.” If

Page 2

MTT Docket No. 26-002436

Page 2 of 2

the claim is filed more than 21 days after the entry of the final decision, it is an “appeal 

by leave.” A copy of the claim of appeal must be filed with the Tribunal to certify the 

record on appeal. There is no certification fee. 

By: /s/ Patricia L. Halm

Entered: September 16, 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

Rapid River Recreation LLC, 

Petitioner, MICHIGAN TAX TRIBUNAL

 SMALL CLAIMS DIVISION

v 

 MTT Docket No. 26-002436

Township Of Clearwater,

Respondent.

ORDER OF DISMISSAL

The Tribunal has considered the file in this case and finds that:

The issue in this case is already pending in another case and, as such, this appeal is 

duplicative and shall be dismissed. 

Therefore,

IT IS ORDERED that the case is DISMISSED.

This order resolves all pending issues and closes the case.

APPEAL RIGHTS

If you disagree with the final decision in this case, you may file a motion for 

reconsideration with the Tribunal or a claim of appeal with the Michigan Court of 

Appeals. 

A motion for reconsideration must be filed with the Tribunal with the required filing fee 

within 21 days from the date of entry of the final decision. Because the final decision 

closes the case, the motion cannot be filed through the Tribunal’s web-based e-filing 

system; it must be filed by mail or personal service. The fee for the filing of such 

motions is $50.00 in the Entire Tribunal and $25.00 in the Small Claims Division, unless 

the Small Claims decision relates to the valuation of property and the property had a 

principal residence exemption of at least 50% at the time the petition was filed or the 

decision relates to the grant or denial of a poverty or disabled veterans exemption and, 

if so, there is no filing fee. You are required to serve a copy of the motion on the 

opposing party by mail or personal service or by email if the opposing party agrees to 

electronic service, and proof demonstrating that service must be submitted with the 

motion. Responses to motions for reconsideration are prohibited and there are no oral 

arguments unless otherwise ordered by the Tribunal.

Alternatively, you may file a claim of appeal with the Michigan Court of Appeals. If the 

claim is filed within 21 days of the entry of the final decision, it is an “appeal of right.” If

Page 4

MTT Docket No. 26-002436

Page 2 of 2

the claim is filed more than 21 days after the entry of the final decision, it is an “appeal 

by leave.” A copy of the claim of appeal must be filed with the Tribunal to certify the 

record on appeal. There is no certification fee. 

By: /s/ Patricia L. Halm

Entered: September 16, 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 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 ·

Page 6

MTT Docket

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Tax Tribunal Document #2.pdfRead complete document text →
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Page 1

Chris Witham 

ze 

we 

rr 

ae 

re 

wo 

From: 

Chris Witham 

Sent: 

Sunday, March 1, 2026 9:13 AM 

To: 

Chris Witham 

Subject: 

FW: 8051 Galde Valley Rd property taxes 

CHRIS WITHAM 

President 

MOTION 

Motion Dynamics Corporation 

DYNAMICS 

p: 231-865-7400 x127 m: 231-740-5964 

CORPORATION 

a: 5621 Airline Rd, Fruitport, MI 49415 

w: www. motiondc.com e: cwitham@motiondc.com 

Confidentiality Notice: This information provided by Motion Dynamics Corporation is 

confidential. Unauthorized use is prohibited. Do not copy or distribute. 

From: Roger Schaub <roger@schaubteam.com> 

Sent: Wednesday, January 15, 2025 9:40 AM 

To: Chris Witham <cwitham@motiondc.com> 

Subject: FW: 8051 Galde Valley Rd property taxes 

This is the string between Johny and Dawn. The first email 

| sent you was Dawns revised values for the property 

going forward. 

Roger 

From: Johnny Crane <johnnycrane@bhhsmi.com> 

Sent: Wednesday, January 15, 2025 9:28 AM 

To: Roger Schaub <roger@schaubteam.com> 

Subject: Fwd: 8051 Galde Valley Rd property taxes 

See below from the Clearwater township Assessor. She has since revised her 2025 Assessed value to 

$2,300,000 (See other email 

| just forwarded to you). She also stated that, at most, the uncapped 

increase for 2026 would only be 5-6% higher than the 2025 Assessed value of $2,300,000. 

Bt Forwarded message --------- 

From: Dawn Kuhns <assessordawn@gmail.com> 

Date: Mon, Jan 13, 2025 at 8:39 PM 

Subject: Re: 8051 Galde Valley Rd property taxes 

To: Johnny Crane <johnnycrane@bhhsmi.com>

Page 2

Johnny 

| have the following as tentative values for 2025 for all of the properties 

Assessed 2,610,700 

Taxable Value 2,006,637 

This includes all of the structures on the property. 

Let me know if you have any questions. 

Dawn M. Kuhns 

Assessor 

231-409-1827 

On Fri, Jan 10, 2025 at 2:34 PM Johnny Crane <johnnycrane@bhhsmi.com> wrote: 

Hi Dawn, 

It was nice meeting you today. As promised, 

| have attached the plans for the main house, guest house 

and detached garage. As discussed, the total livable square footage does not match the listing because 

lincluded the Barn and the potential living area in the maintenance garage. 

Per the plans the total livable sq footage is 6,947 (5,235 for the main lodge and 1,712 for the Guest 

House). The Barn area is 1,200 square ft in total and obviously not livable square footage. It's important 

to note that the bar room in the guest house was originally the "workshop" on the plans and was not 

finished nearly to the level as the other living areas. The bunk room and guest rooms in the main lodge 

are also finished at a lesser cost per square foot. 

I've also included a link to the photos of the property which you should now have access to for your 

reference and use. 

https://drive.google.com/drive/folders/10SjqzQsrlLzXCAjkzvF5lqthEXYJylbzk?usp=sharing 

Please let me know if you have any questions. 

| appreciate you making the effort to view the property in 

person and discuss the level of finishes, personal property etc. 

Enjoy your weekend! 

- Johnny 

On Thu, Jan 9, 2025 at 9:35 PM Johnny Crane <johnnycrane@bhhsmi.com> wrote: 

Yes, thank works. I'll meet you at the front gate.

Page 3

On Thu, Jan 9, 2025 at 9:32 PM Dawn Kuhns <assessordawn@gmail.com> wrote: 

| can meet you there about 11. Would that work for you? 

Dawn Kuhns 

Assessor 

OnJan 9, 2025, at 6:55 PM, Johnny Crane <johnnycrane@bhhsmi.com> wrote: 

| can do that for you. Are you available in the morning? 

On Thu, Jan 9, 2025 at 6:18 PM Dawn Kuhns <assessordawn@gmail.com> wrote: 

Johnny 

What would you say about getting me onto the property so 

| can see the improvements 

that we did not have on the roll? 

Dawn M. Kuhns 

Assessor 

231-409-1827 

On Thu, Jan 9, 2025 at 2:55 PM Johnny Crane <johnnycrane@bhhsmi.com> wrote: 

Hi Dawn, 

| tried you again on your cell but thought it might be easier to answer these questions 

via email if you are tied up. We'd just like to know the following in regards to what you 

previously sent: 

- Can you give a new estimate at a sale price of $7,000,000 

- Can you confirm that the estimated range previously provided and the estimate you 

will give at $7,000,000 includes the value of the guest barn? 

| know at the time we last 

talked, you mentioned it was not included in the current taxable value but you were 

planning to include it in the 2025 value. 

| realize you cannot give an exact number down to the penny but we are just trying to 

get as good of a sense for where things will land as you are reasonably able to project. 

Thank you so much for your help on this!!

Page 4

On Thu, Dec 12, 2024 at 4:19 PM Dawn Kuhns <assessordawn@gmail.com> wrote: 

https://treas-secure.state.mi.us/ptestimator 

Johnny 

| am attempting to give you a rough estimate for future property taxes for the Stevens 

property. 

| would say a taxable value of between 2,700,000 and 3,500,000 would 

cover the estimation, 

| do realize this is higher than the current assessment. However 

with the updated information regarding the property, 

| have updated our records. 

I hope this helps. Let me know if you have any questions. 

Dawn M. Kuhns 

Assessor 

231-409-1827 

On Thu, Dec 12, 2024 at 2:08 PM Johnny Crane <johnnycrane@bhhsmi.com> wrote: 

Hi Dawn, 

I tried calling you yesterday. Have you been able to come up with an estimate for 

how much the taxes would increase with a sale of $10M or at $8M? 

On Mon, Dec 9, 2024 at 10:07 AM Johnny Crane <johnnycrane@bhhsmi.com> wrote: 

Hello Dawn, 

| just tried leaving you a voicemail. 

| am in the process of selling 8051 Glade Valley 

Rd and the adjacent parcels (15 in total) and would like to get an understanding 

from you on how the property taxes might change upon the sale. Please call me at 

your earliest convenience. Thank you.

Page 5

JOHNNY CRANE 

Associate Broker 

Lic# 6501400690 

C: 231.350.8039 

630 E Front St Unit 200 

Traverse City, 

MI 49686 

johnnycrane.bhhsmichiganrealestate.com 

DED 

[oO] A member of the franchise system of BHH Affiliates, LLC 

IMPORTANT NOTICE: Never

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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 9

PROPERTY TAX APPEAL PETITION FORM

VALUATION / UNCAPPING APPEAL

MTT DOCKET NO. 

Petitioner’s Contact Information:

Filer Type:

Organization

Local Unit of Government:

First Name

M.I.

Last Name

Rapid River Recreation LLC

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

365 West Circle Drive

City or Town

North Muskegon

State

Michigan

ZIP Code

49445

Telephone Number

231-740-5964

E-mail Address

cwitham@motiondc.com

Petitioner’s Attorney/Authorized Representative’s Contact Information, if any:

First Name

Christopher

M.I.

S

Last Name

Witham

Firm Name (if any)

Rapid River Recreation LLC

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

365 West Circle Drive

365 West Circle Drive

City or Town

North Muskegon

State

Michigan

ZIP Code

49445

Telephone Number

231-740-5964

E-mail Address

cwitham@motiondc.com

Subject Property Information:

How many parcels are you appealing?

15

If you are appealing more than one parcel, are they contiguous or adjoining?

*If no, you must file separate appeals for each parcel

Yes 

Property Address (No., Street)

8051 Glade Valley Road NW

Page 2

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

2 of 9

City or Town

Rapid City

County

Kalkaska

State

Michigan

ZIP Code

49676

Taxing Authority (City or Township)

Township Of Clearwater (KALKASKA)

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

True Cash and Taxable Values

Taxable Value Only (calculation)

 

Please Explain the Reason for this Appeal:

The total Assessed and Taxable values are not what was determined by the Township Assessor prior to the closing on the purchase of these parcels. The selling 

realtor had multiple meetings with her prior to the sale, met with her at the property to review prior to the sale, and received a written response for the assessed 

valuation after the sale in writing. The upcapped valuation was 50% higher than what was determined prior to the sale.

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:

004-010-008-05

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

31200

Page 3

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

3 of 9

Current Taxable Value as established by the Board of Review:

31200

What do you believe is the fair market value?

45782

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

22891

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

22891

 

 

Valuation Information for Each Parcel under Appeal:

Parcel Number:

004-010-008-06

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

41600

Current Taxable Value as established by the Board of Review:

41600

What do you believe is the fair market value?

60456

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

30228

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

30228

 

 

Valuation Information for Each Parcel under Appeal:

Parcel Number:

004-014-015-00

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

158500

Current Taxable Value as established by the Board of Review:

158500

What do you believe is the fair market value?

232578

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

116289

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

116289

Page 4

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

4 of 9

 

Valuation Information for Each Parcel under Appeal:

Parcel Number:

004-015-001-00

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

689100

Current Taxable Value as established by the Board of Review:

689100

What do you believe is the fair market value?

1011165

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

505582

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

505582

 

 

Valuation Information for Each Parcel under Appeal:

Parcel Number:

004-015-009-01

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

103900

Current Taxable Value as established by the Board of Review:

103900

What do you believe is the fair market value?

152460

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

76230

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

76230

 

 

Valuation Information for Each Parcel under Appeal:

Parcel Number:

004-015-009-10

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

157100

Current Taxable Value as established by the Board of Review:

157100

Page 5

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

5 of 9

What do you believe is the fair market value?

230524

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

Page 6

STA

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SC_Notice_of_Docket_Number.2026-09-16_17-07-20.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

Rapid River Recreation LLC,

Petitioner,

MICHIGAN TAX TRIBUNAL

SMALL CLAIMS DIVISION

v 

MTT Docket No. 26-002436

Township Of Clearwater,

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: September 16, 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

Rapid River Recreation LLC,

Petitioner,

MICHIGAN TAX TRIBUNAL

SMALL CLAIMS DIVISION

v 

MTT Docket No. 26-002436

Township Of Clearwater,

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: September 16, 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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Tax Tribunal Document #2.pdfRead complete document text →
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Page 1

Chris Witham 

ze 

we 

rr 

ae 

re 

wo 

From: 

Chris Witham 

Sent: 

Sunday, March 1, 2026 9:13 AM 

To: 

Chris Witham 

Subject: 

FW: 8051 Galde Valley Rd property taxes 

CHRIS WITHAM 

President 

MOTION 

Motion Dynamics Corporation 

DYNAMICS 

p: 231-865-7400 x127 m: 231-740-5964 

CORPORATION 

a: 5621 Airline Rd, Fruitport, MI 49415 

w: www. motiondc.com e: cwitham@motiondc.com 

Confidentiality Notice: This information provided by Motion Dynamics Corporation is 

confidential. Unauthorized use is prohibited. Do not copy or distribute. 

From: Roger Schaub <roger@schaubteam.com> 

Sent: Wednesday, January 15, 2025 9:40 AM 

To: Chris Witham <cwitham@motiondc.com> 

Subject: FW: 8051 Galde Valley Rd property taxes 

This is the string between Johny and Dawn. The first email 

| sent you was Dawns revised values for the property 

going forward. 

Roger 

From: Johnny Crane <johnnycrane@bhhsmi.com> 

Sent: Wednesday, January 15, 2025 9:28 AM 

To: Roger Schaub <roger@schaubteam.com> 

Subject: Fwd: 8051 Galde Valley Rd property taxes 

See below from the Clearwater township Assessor. She has since revised her 2025 Assessed value to 

$2,300,000 (See other email 

| just forwarded to you). She also stated that, at most, the uncapped 

increase for 2026 would only be 5-6% higher than the 2025 Assessed value of $2,300,000. 

Bt Forwarded message --------- 

From: Dawn Kuhns <assessordawn@gmail.com> 

Date: Mon, Jan 13, 2025 at 8:39 PM 

Subject: Re: 8051 Galde Valley Rd property taxes 

To: Johnny Crane <johnnycrane@bhhsmi.com>

Page 2

Johnny 

| have the following as tentative values for 2025 for all of the properties 

Assessed 2,610,700 

Taxable Value 2,006,637 

This includes all of the structures on the property. 

Let me know if you have any questions. 

Dawn M. Kuhns 

Assessor 

231-409-1827 

On Fri, Jan 10, 2025 at 2:34 PM Johnny Crane <johnnycrane@bhhsmi.com> wrote: 

Hi Dawn, 

It was nice meeting you today. As promised, 

| have attached the plans for the main house, guest house 

and detached garage. As discussed, the total livable square footage does not match the listing because 

lincluded the Barn and the potential living area in the maintenance garage. 

Per the plans the total livable sq footage is 6,947 (5,235 for the main lodge and 1,712 for the Guest 

House). The Barn area is 1,200 square ft in total and obviously not livable square footage. It's important 

to note that the bar room in the guest house was originally the "workshop" on the plans and was not 

finished nearly to the level as the other living areas. The bunk room and guest rooms in the main lodge 

are also finished at a lesser cost per square foot. 

I've also included a link to the photos of the property which you should now have access to for your 

reference and use. 

https://drive.google.com/drive/folders/10SjqzQsrlLzXCAjkzvF5lqthEXYJylbzk?usp=sharing 

Please let me know if you have any questions. 

| appreciate you making the effort to view the property in 

person and discuss the level of finishes, personal property etc. 

Enjoy your weekend! 

- Johnny 

On Thu, Jan 9, 2025 at 9:35 PM Johnny Crane <johnnycrane@bhhsmi.com> wrote: 

Yes, thank works. I'll meet you at the front gate.

Page 3

On Thu, Jan 9, 2025 at 9:32 PM Dawn Kuhns <assessordawn@gmail.com> wrote: 

| can meet you there about 11. Would that work for you? 

Dawn Kuhns 

Assessor 

OnJan 9, 2025, at 6:55 PM, Johnny Crane <johnnycrane@bhhsmi.com> wrote: 

| can do that for you. Are you available in the morning? 

On Thu, Jan 9, 2025 at 6:18 PM Dawn Kuhns <assessordawn@gmail.com> wrote: 

Johnny 

What would you say about getting me onto the property so 

| can see the improvements 

that we did not have on the roll? 

Dawn M. Kuhns 

Assessor 

231-409-1827 

On Thu, Jan 9, 2025 at 2:55 PM Johnny Crane <johnnycrane@bhhsmi.com> wrote: 

Hi Dawn, 

| tried you again on your cell but thought it might be easier to answer these questions 

via email if you are tied up. We'd just like to know the following in regards to what you 

previously sent: 

- Can you give a new estimate at a sale price of $7,000,000 

- Can you confirm that the estimated range previously provided and the estimate you 

will give at $7,000,000 includes the value of the guest barn? 

| know at the time we last 

talked, you mentioned it was not included in the current taxable value but you were 

planning to include it in the 2025 value. 

| realize you cannot give an exact number down to the penny but we are just trying to 

get as good of a sense for where things will land as you are reasonably able to project. 

Thank you so much for your help on this!!

Page 4

On Thu, Dec 12, 2024 at 4:19 PM Dawn Kuhns <assessordawn@gmail.com> wrote: 

https://treas-secure.state.mi.us/ptestimator 

Johnny 

| am attempting to give you a rough estimate for future property taxes for the Stevens 

property. 

| would say a taxable value of between 2,700,000 and 3,500,000 would 

cover the estimation, 

| do realize this is higher than the current assessment. However 

with the updated information regarding the property, 

| have updated our records. 

I hope this helps. Let me know if you have any questions. 

Dawn M. Kuhns 

Assessor 

231-409-1827 

On Thu, Dec 12, 2024 at 2:08 PM Johnny Crane <johnnycrane@bhhsmi.com> wrote: 

Hi Dawn, 

I tried calling you yesterday. Have you been able to come up with an estimate for 

how much the taxes would increase with a sale of $10M or at $8M? 

On Mon, Dec 9, 2024 at 10:07 AM Johnny Crane <johnnycrane@bhhsmi.com> wrote: 

Hello Dawn, 

| just tried leaving you a voicemail. 

| am in the process of selling 8051 Glade Valley 

Rd and the adjacent parcels (15 in total) and would like to get an understanding 

from you on how the property taxes might change upon the sale. Please call me at 

your earliest convenience. Thank you.

Page 5

JOHNNY CRANE 

Associate Broker 

Lic# 6501400690 

C: 231.350.8039 

630 E Front St Unit 200 

Traverse City, 

MI 49686 

johnnycrane.bhhsmichiganrealestate.com 

DED 

[oO] A member of the franchise system of BHH Affiliates, LLC 

IMPORTANT NOTICE: Never

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.

scpetition_valuation.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

1 of 9

PROPERTY TAX APPEAL PETITION FORM

VALUATION / UNCAPPING APPEAL

MTT DOCKET NO. 

Petitioner’s Contact Information:

Filer Type:

Organization

Local Unit of Government:

First Name

M.I.

Last Name

Rapid River Recreation LLC

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

365 West Circle Drive

City or Town

North Muskegon

State

Michigan

ZIP Code

49445

Telephone Number

231-740-5964

E-mail Address

cwitham@motiondc.com

Petitioner’s Attorney/Authorized Representative’s Contact Information, if any:

First Name

Christopher

M.I.

S

Last Name

Witham

Firm Name (if any)

Rapid River Recreation LLC

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

365 West Circle Drive

365 West Circle Drive

City or Town

North Muskegon

State

Michigan

ZIP Code

49445

Telephone Number

231-740-5964

E-mail Address

cwitham@motiondc.com

Subject Property Information:

How many parcels are you appealing?

15

If you are appealing more than one parcel, are they contiguous or adjoining?

*If no, you must file separate appeals for each parcel

Yes 

Property Address (No., Street)

8051 Glade Valley Road NW

Page 2

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

2 of 9

City or Town

Rapid City

County

Kalkaska

State

Michigan

ZIP Code

49676

Taxing Authority (City or Township)

Township Of Clearwater (KALKASKA)

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

True Cash and Taxable Values

Taxable Value Only (calculation)

 

Please Explain the Reason for this Appeal:

The total Assessed and Taxable values are not what was determined by the Township Assessor prior to the closing on the purchase of these parcels. The selling 

realtor had multiple meetings with her prior to the sale, met with her at the property to review prior to the sale, and received a written response for the assessed 

valuation after the sale in writing. The upcapped valuation was 50% higher than what was determined prior to the sale.

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:

004-010-008-05

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

31200

Page 3

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

3 of 9

Current Taxable Value as established by the Board of Review:

31200

What do you believe is the fair market value?

45782

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

22891

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

22891

 

 

Valuation Information for Each Parcel under Appeal:

Parcel Number:

004-010-008-06

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

41600

Current Taxable Value as established by the Board of Review:

41600

What do you believe is the fair market value?

60456

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

30228

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

30228

 

 

Valuation Information for Each Parcel under Appeal:

Parcel Number:

004-014-015-00

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

158500

Current Taxable Value as established by the Board of Review:

158500

What do you believe is the fair market value?

232578

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

116289

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

116289

Page 4

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

4 of 9

 

Valuation Information for Each Parcel under Appeal:

Parcel Number:

004-015-001-00

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

689100

Current Taxable Value as established by the Board of Review:

689100

What do you believe is the fair market value?

1011165

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

505582

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

505582

 

 

Valuation Information for Each Parcel under Appeal:

Parcel Number:

004-015-009-01

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

103900

Current Taxable Value as established by the Board of Review:

103900

What do you believe is the fair market value?

152460

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

76230

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

76230

 

 

Valuation Information for Each Parcel under Appeal:

Parcel Number:

004-015-009-10

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value as established by the Board of Review:

157100

Current Taxable Value as established by the Board of Review:

157100

Page 5

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

5 of 9

What do you believe is the fair market value?

230524

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

Page 6

STA

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.