Record Finder / 26-002688-TT
Michigan
Thomas L Drake Petitioner V Township Of Pittsfield Respondent
- Petitioner
- Thomas L Drake
- Respondent
- Township Of Pittsfield
Case overview
- Docket number
- 26-002688-TT
- Status
- Answer Due
- CaseType
- SC Property
- Division
- Small Claims Division
- Judge
- No judge assigned
Docket history
| Line # | Subject | Filer | Line Ref | Enter Date/Post Mark | Fee | Related Item |
|---|---|---|---|---|---|---|
| 3 | Petition has been verified | PET | 1 | 09/28/2026 | Not recorded | Download |
| Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Download |
| 2 | Notice of Docket Number SC | Not recorded | Not recorded | 09/28/2026 | Not recorded | Download |
| 1 | A petition was received. | PET | Not recorded | 07/16/2026 | $0.00 | Download |
| Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Download |
Documents
PropertyTaxAdjustmentRequest.pdfRead complete document text →
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Page 1
Michigan Tax Tribunal Board of Review Tuesday, July 14, 2026 3770 Arcadia Drive Ann Arbor, MI 48108 Owners: Thomas Drake & Debra Nystrom Contents - Written Request for Revised Assessment - Home Appraisal for 3770 Arcadia Drive - Analysis of Recent Sales in Kirtland Hills - Township Appraisals in Support of Analysis - Copy of Pittsfield Township Board of Review Decision
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Michigan Tax Tribunal Property Tax Analysis 3770 Arcadia Drive, Ann Arbor, MI Written Request for Revised Assessment Thank you for your attention to this request for a revised assessment for 3770 Arcadia Drive, Ann Arbor 48108. As demonstrated by the attached documentation and analysis, the property has been given an unfair and high assessment considering the current market conditions and the size of the property. Please consider the following information: - The property was valued at $770,000 at the time of purchase. - The only change in the property has been for a deck replacement. It was unmaintained by previous owner, and the condition was brought up during the home inspection. - The assessed value for 3770 Arcadia Drive is almost 14% higher than a property that sold at 3734 Arcadia Drive. - The house at 3782 Arcadia Drive is the exact house as 3770 Arcadia Drive, yet it's assessed value is 4% lower. - The Pittsfield Township provided a small decrease (SEV of $400,000 vs original of $410,502) to the assessed value, however the homeowners feel the property at 3770 Arcadia Drive is still too high. The homeowners request their assessed value/SEV be lowered to $385,000. This change would bring 3770 Arcadia in line with 3782 Arcadia Drive which as mentioned above, is the exact same home structurally, but with more amenities (two decks, hot tub, sauna). Thank you for your every consideration in this matter. Sincerely, Tho LLOQ A Thomas L. Drake Debra L. Nystrom
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Vallie Appraisal Group LLC 3678 Mystic Ct. Adrian, Mi 49221 File No. 202503-2925 APPRAISAL OF A Single Family Home LOCATED AT: 3770 Arcadia Dr Ann Arbor, MI 48108-8401 FOR: Old National Bank One Main Street Evansville, IN, 47708 BORROWER: Thomas Drake & Debra Nystrom AS OF: March 11, 2025 BY: Brian Vailie Certified Residential Appraiser #1204070772 Your Patronage Is Greatly Appreciated
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Vallie Appraisal Group LLC 3678 Mystic Ct. Adrian, Mi 49221 File No. 202503-2925 03/13/2025 Midwest Appraisal Management Old National Bank One Main Street Evansville, IN, 47708 File Number: 202503-2925 Dear Sir or Madam; in accordance with your request, | have appraised the real property at: 3770 Arcadia Dr Ann Arbor, MI 48108-8401 The purpose of this appraisal is to develop an opinion of the market value of the subject property, as improved. The property rights appraised are the fee simple interest in the site and improvements. In my opinion, the market value of the property as of March 11, 2025 1S: $770,000 Seven Hundred Seventy Thousand Dollars The attached report contains the description, analysis and supportive data for the conclusions, final opinion of value, descriptive photographs, limiting conditions and appropriate certifications. Sincerely, Brian Vallie Certified Residential Appraiser #1204070772 Vallie Appraisal Group LLC Office: 517-206-4670 Fax: 517-759-4884 Email: brian@brianvallie.com Your Patronage Is Greatly Appreciated
Page 5
Michigan Tax Tribunal Property Tax Analysis 3770 Arcadia Drive, Ann Arbor, MI Purpose: To analyze relevent sales in Kirtland Hills Source: Documents obtained from the Pittsfield Township website; Selling price from Zillow.com Conclusion: The property at 3770 Arcadia Drive requires a lowering of it's current assessment The owner requests that the Assessed/SEV be lowered to $385,000 Property 3770 Arcadia Drive 3782 Arcadia Drive 3738 Burnham Road 3734 Arcadia Drive Date Sold 4/10/2025 11/22/2024 5/7/2025 6/5/2026 Selling Price S$ 770,000 $ 730,000 $ 820,000 $ 854,500 Assessed/SEV Value S$ 400,000 $ 383,264 $ 409,051 $ 405,447 Assessed Value of home S$ 800,000 $ 766,528 $ 818,102 $ 810,894 Square Footage Above Grade 2,605 2,593 2,748 3,056 Selling Price/Sq Ft S 295.59 S$ 281.53 $ 298.40 $ 279.61 Assessed/SEV per sq ft S$ 307.10 $ 295.61 $ 297.71 $ 265.34 Zestimate @ 07/02/2026 S$ 772,400 $ 765,700 $ 822,800 $ 854,500 Change - Selling vs Zestimate 0.31% 4.89% 0.34% 0.00% Comparisons to 3770 Arcadia Drive Current Assessed/SEV per Sq Ft -3.74% -3.06% -13.60% As Requested Assessed/SEV per Sq Ft $ 295.59 S$ 295.61 $ 297.71 $ 265.34 As Requested Assessed/SEV per Sq Ft Difference 0.01% 0.72% -10.23%
Page 6
712/26, 1:19 PM Parcel Number - L -12-07-406-026 | Pittsfield Charter Township | BS&A Online 3770 ARCADIA DR ANN ARBOR, MI 48108-8401 lame -> Parcel #L -12-07-406-026 Location ID: ARC1-003770-0000-03 Customer Name: DRAKE THOMAS L & NYSTROM DEBRA L Owner and Taxpayer Information DRAKE THOMAS L & NYSTROM DEBRA L Owner 3770 ARCADIA DR ANN ARBOR, MI 48108-8401 Taxpayer SEE OWNER INFORMATION General Information for Tax Year 2026 Property Class 401 RESIDENTIAL-IMPROVED School District ANN ARBOR PUBLIC SCHOOLS MAP # No Data to Display User Number Index 0 User Alpha 1 Not Available User Alpha 3 Not Available Historical District Not Available User Alpha 2 Not Available Unit L -12 PITTSFIELD TOWNSHIP Assessed Value $400,000 x Taxable Value $400,000 State Equalized Value $400,000 4X Date of Last Name Change 04/22/2025 Notes Not Available Census Block Group Not Available Exemption No Data to Display Principal Residence Exemption Information [Effective Date 04/10/2025 Principal Residence Exemption June 1st Final 2026 100.0000% 100.0000% Previous Year Information Year MBOR Assessed Final SEV Final Taxable 2025 ) $387,154 $387,154 $291,122 20248 _ssei7so $28236¢ 2023 $349,900 $268,923 Land Information Zoning Code R-1B Land
Page 7
7/2/26
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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 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 Thomas M.I. L Last Name Drake Mailing Address (No., Street, P.O. Box or Rural Route) 3770 Arcadia Dr City or Town Ann Arbor State Michigan ZIP Code 48108 Telephone Number 9729224249 E-mail Address draket@sbcglobal.net 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 Yes Property Address (No., Street) 3770 Arcadia Dr City or Town Ann Arbor County Washtenaw State Michigan ZIP Code 48108-8401 Taxing Authority (City or Township) Township Of Pittsfield (WASHTENAW) 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 We feel that the assessment/SEV is too high as compared to current sales in our neighborhood. 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: L-12-07-406-026 Classification of Property: Personal (check one) Residential (check one) Current Assessed Value as established by the Board of Review: 400000 Current Taxable Value as established by the Board of Review: 400000 What do you believe is the fair market value? 770000 Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value. 385000 If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 15000 Electronic Signature *Typing your name below will serve as your signature Petitioner’s Signature:
Page 3
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 3 of 3 /s/ Thomas L Drake and Debra L Nystrom 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? Yes
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SC_Notice_of_Docket_Number.2026-09-28_09-59-12.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 Thomas L Drake, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-002688 Township Of Pittsfield, 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 28, 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 Thomas L Drake, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-002688 Township Of Pittsfield, 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 28, 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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PropertyTaxAdjustmentRequest.pdfRead complete document text →
Read document text excerpt
Page 1
Michigan Tax Tribunal Board of Review Tuesday, July 14, 2026 3770 Arcadia Drive Ann Arbor, MI 48108 Owners: Thomas Drake & Debra Nystrom Contents - Written Request for Revised Assessment - Home Appraisal for 3770 Arcadia Drive - Analysis of Recent Sales in Kirtland Hills - Township Appraisals in Support of Analysis - Copy of Pittsfield Township Board of Review Decision
Page 2
Michigan Tax Tribunal Property Tax Analysis 3770 Arcadia Drive, Ann Arbor, MI Written Request for Revised Assessment Thank you for your attention to this request for a revised assessment for 3770 Arcadia Drive, Ann Arbor 48108. As demonstrated by the attached documentation and analysis, the property has been given an unfair and high assessment considering the current market conditions and the size of the property. Please consider the following information: - The property was valued at $770,000 at the time of purchase. - The only change in the property has been for a deck replacement. It was unmaintained by previous owner, and the condition was brought up during the home inspection. - The assessed value for 3770 Arcadia Drive is almost 14% higher than a property that sold at 3734 Arcadia Drive. - The house at 3782 Arcadia Drive is the exact house as 3770 Arcadia Drive, yet it's assessed value is 4% lower. - The Pittsfield Township provided a small decrease (SEV of $400,000 vs original of $410,502) to the assessed value, however the homeowners feel the property at 3770 Arcadia Drive is still too high. The homeowners request their assessed value/SEV be lowered to $385,000. This change would bring 3770 Arcadia in line with 3782 Arcadia Drive which as mentioned above, is the exact same home structurally, but with more amenities (two decks, hot tub, sauna). Thank you for your every consideration in this matter. Sincerely, Tho LLOQ A Thomas L. Drake Debra L. Nystrom
Page 3
Vallie Appraisal Group LLC 3678 Mystic Ct. Adrian, Mi 49221 File No. 202503-2925 APPRAISAL OF A Single Family Home LOCATED AT: 3770 Arcadia Dr Ann Arbor, MI 48108-8401 FOR: Old National Bank One Main Street Evansville, IN, 47708 BORROWER: Thomas Drake & Debra Nystrom AS OF: March 11, 2025 BY: Brian Vailie Certified Residential Appraiser #1204070772 Your Patronage Is Greatly Appreciated
Page 4
Vallie Appraisal Group LLC 3678 Mystic Ct. Adrian, Mi 49221 File No. 202503-2925 03/13/2025 Midwest Appraisal Management Old National Bank One Main Street Evansville, IN, 47708 File Number: 202503-2925 Dear Sir or Madam; in accordance with your request, | have appraised the real property at: 3770 Arcadia Dr Ann Arbor, MI 48108-8401 The purpose of this appraisal is to develop an opinion of the market value of the subject property, as improved. The property rights appraised are the fee simple interest in the site and improvements. In my opinion, the market value of the property as of March 11, 2025 1S: $770,000 Seven Hundred Seventy Thousand Dollars The attached report contains the description, analysis and supportive data for the conclusions, final opinion of value, descriptive photographs, limiting conditions and appropriate certifications. Sincerely, Brian Vallie Certified Residential Appraiser #1204070772 Vallie Appraisal Group LLC Office: 517-206-4670 Fax: 517-759-4884 Email: brian@brianvallie.com Your Patronage Is Greatly Appreciated
Page 5
Michigan Tax Tribunal Property Tax Analysis 3770 Arcadia Drive, Ann Arbor, MI Purpose: To analyze relevent sales in Kirtland Hills Source: Documents obtained from the Pittsfield Township website; Selling price from Zillow.com Conclusion: The property at 3770 Arcadia Drive requires a lowering of it's current assessment The owner requests that the Assessed/SEV be lowered to $385,000 Property 3770 Arcadia Drive 3782 Arcadia Drive 3738 Burnham Road 3734 Arcadia Drive Date Sold 4/10/2025 11/22/2024 5/7/2025 6/5/2026 Selling Price S$ 770,000 $ 730,000 $ 820,000 $ 854,500 Assessed/SEV Value S$ 400,000 $ 383,264 $ 409,051 $ 405,447 Assessed Value of home S$ 800,000 $ 766,528 $ 818,102 $ 810,894 Square Footage Above Grade 2,605 2,593 2,748 3,056 Selling Price/Sq Ft S 295.59 S$ 281.53 $ 298.40 $ 279.61 Assessed/SEV per sq ft S$ 307.10 $ 295.61 $ 297.71 $ 265.34 Zestimate @ 07/02/2026 S$ 772,400 $ 765,700 $ 822,800 $ 854,500 Change - Selling vs Zestimate 0.31% 4.89% 0.34% 0.00% Comparisons to 3770 Arcadia Drive Current Assessed/SEV per Sq Ft -3.74% -3.06% -13.60% As Requested Assessed/SEV per Sq Ft $ 295.59 S$ 295.61 $ 297.71 $ 265.34 As Requested Assessed/SEV per Sq Ft Difference 0.01% 0.72% -10.23%
Page 6
712/26, 1:19 PM Parcel Number - L -12-07-406-026 | Pittsfield Charter Township | BS&A Online 3770 ARCADIA DR ANN ARBOR, MI 48108-8401 lame -> Parcel #L -12-07-406-026 Location ID: ARC1-003770-0000-03 Customer Name: DRAKE THOMAS L & NYSTROM DEBRA L Owner and Taxpayer Information DRAKE THOMAS L & NYSTROM DEBRA L Owner 3770 ARCADIA DR ANN ARBOR, MI 48108-8401 Taxpayer SEE OWNER INFORMATION General Information for Tax Year 2026 Property Class 401 RESIDENTIAL-IMPROVED School District ANN ARBOR PUBLIC SCHOOLS MAP # No Data to Display User Number Index 0 User Alpha 1 Not Available User Alpha 3 Not Available Historical District Not Available User Alpha 2 Not Available Unit L -12 PITTSFIELD TOWNSHIP Assessed Value $400,000 x Taxable Value $400,000 State Equalized Value $400,000 4X Date of Last Name Change 04/22/2025 Notes Not Available Census Block Group Not Available Exemption No Data to Display Principal Residence Exemption Information [Effective Date 04/10/2025 Principal Residence Exemption June 1st Final 2026 100.0000% 100.0000% Previous Year Information Year MBOR Assessed Final SEV Final Taxable 2025 ) $387,154 $387,154 $291,122 20248 _ssei7so $28236¢ 2023 $349,900 $268,923 Land Information Zoning Code R-1B Land
Page 7
7/2/26
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 →
Read document text excerpt
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 Thomas M.I. L Last Name Drake Mailing Address (No., Street, P.O. Box or Rural Route) 3770 Arcadia Dr City or Town Ann Arbor State Michigan ZIP Code 48108 Telephone Number 9729224249 E-mail Address draket@sbcglobal.net 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 Yes Property Address (No., Street) 3770 Arcadia Dr City or Town Ann Arbor County Washtenaw State Michigan ZIP Code 48108-8401 Taxing Authority (City or Township) Township Of Pittsfield (WASHTENAW) 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 We feel that the assessment/SEV is too high as compared to current sales in our neighborhood. 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: L-12-07-406-026 Classification of Property: Personal (check one) Residential (check one) Current Assessed Value as established by the Board of Review: 400000 Current Taxable Value as established by the Board of Review: 400000 What do you believe is the fair market value? 770000 Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value. 385000 If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 15000 Electronic Signature *Typing your name below will serve as your signature Petitioner’s Signature:
Page 3
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 3 of 3 /s/ Thomas L Drake and Debra L Nystrom 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? Yes
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.