Wenqing Ding, Petitioner V City Of Troy, 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

Wenqing Ding, 

Petitioner, MICHIGAN TAX TRIBUNAL

 SMALL CLAIMS DIVISION

v 

 MTT Docket No. 25-002693

City Of Troy,

Respondent.

ORDER OF DISMISSAL

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

Petitioner failed to protest the assessment to Respondent’s March Board of Review, as 

required by MCL 205.735a. 

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. 25-002693

Page 2 of 6

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:___________________________________

Patricia L. Halm, Tribunal Chair

Entered: September 3, 2025

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

Wenqing Ding, 

Petitioner, MICHIGAN TAX TRIBUNAL

 SMALL CLAIMS DIVISION

v 

 MTT Docket No. 25-002693

City Of Troy,

Respondent.

ORDER OF DISMISSAL

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

Petitioner failed to protest the assessment to Respondent’s March Board of Review, as 

required by MCL 205.735a. 

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. 25-002693

Page 4 of 6

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:___________________________________

Patricia L. Halm, Tribunal Chair

Entered: September 3, 2025

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 ·

Page 6

MT

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

ORLENE HAWKS

DIRECTOR

PROPERTY TAX APPEAL PETITION FORM

VALUATION / EXEMPTION / CLASSIFICATION APPEAL

MOAHR DOCKET NO. 

Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or Non-Property tax 

disputes.

Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3), you MUST submit a copy of the notice giving rise to the appeal (e.g. Board of Review 

Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not submit this document, you may be held in default.

Section 1: Petitioner’s Contact Information

Filer Type: Individual 

First Name

Wenqing

M.I.

Last Name/Company Name

Ding

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

2361 Oak Ridge Dr.

City or Town

Troy

State

Michigan

ZIP Code

48098

Telephone Number

571-451-4924

Fax Number

E-mail Address

lokiding@gmail.com

Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information

First Name

M.I.

Last Name

Firm Name (if any)

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

City or Town

State

Michigan

ZIP Code

Telephone Number

Fax Number

E-mail Address 

Section 3: Subject Property Information

How many parcels are you appealing?

1

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

 *If no, you must file separate appeals for each non-contiguous or non-adjoining parcel.

Property Address (No., Street, City, ST, ZIP) [If multiple, list first property’s address]

2361 Oak Ridge Dr.,

Page 2

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

ORLENE HAWKS

DIRECTOR

Troy

Michigan

48098

Taxing Authority (City or Township)

City Of Troy (OAKLAND)

County 

Oakland

Section 4: Issues Being Appealed (check all that apply)

True Cash and Taxable Value

 

Section 5: Explain the Reason for this Appeal

I respectfully appeal the assessed and taxable values of my property for the following reasons:

1. The current assessment significantly exceeds comparable market values in my neighborhood, as demonstrated by the comparative property data submitted with 

this petition.

2. My property taxes have increased disproportionately compared to similar properties in the area, suggesting a potential inaccuracy in the assessment.

3. As a foreign national new to the U.S. property tax system, I was unable to attend the March Board of Review due to my unfamiliarity with the appeal process and 

timeframes. I respectfully request consideration of these extenuating circumstances.

Based on the evidence provided, I request a fair adjustment of the property's taxable and assessed values to align with actual market conditions.

Section 6: Jurisdictional Issues

Year(s) you are appealing:

2024 & 2025

Did you protest the assessment at a Board of Review (BOR)? No

If Yes, check which BOR you attended AND upload the BOR decision: 

If No, check the applicable reason(s):

Assessment Change Notice was not sent to Petitioner, Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section 5)

Did you request a Poverty Exemption at the BOR? 

If Yes, check which BOR considered your application AND upload the BOR decision: 

 March  July  December

If No, explain why:

Section 7: Valuation Information *Use the multiple parcel form for additional, contiguous parcels.

Parcel Identification Number: 88-20-07-253-008

Classification of Property:

Personal

Residential

Page 3

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

ORLENE HAWKS

DIRECTOR

Current Assessed Value (also known as State Equalized Value) as established by the BOR:

412660

Current Taxable Value as established by the BOR:

368260

What do you believe is the fair market value (also known as True Cash Value)?

692500 

Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value (also known as State Equalized Value).

346250

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

320000

Section 8: Classification Information *Only the MI Dep’t of Treasury may appeal this issue to the Tribunal*

Parcel Identification Number:

 

Current Classification of Property as established by Board of Review:

What do you believe is the property’s classification?

If improved property, how is the property currently being used?

If improved property, for what use was the property designed?

Fee Information

Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition?

Yes

Are you appealing ONLY the denial of a Poverty Exemption?

No

If you answered yes to either or both of these questions, you are not required to pay any filing fees.

The filing fee is based on the greater of the 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, not to exceed a total filing fee of $1,000.

If your property is residential property (see MCL 205.762) and

the State Equalized Value or Taxable Value in contention is: Filing Fee is:

$100,000.00 and under $125.00

$100,000.01 to $500,000.00 $200.00

$Over $500,000.00 $300.00

If your property is NOT residential property (see MCL 205.762) and

the State Equalized Value or Taxable Value in contention is: Filing Fee is:

$100,000.00 and under $250.00

* Plus $25.00 for each additional parcel, as indicated above.

If your property is NOT residential property and the State Equalized Value or Taxable Value in contention is $100,000.01 or greater the appeal does not qualify for 

Small Claims. Therefore, an Entire Tribunal petition must be filed.

Page 4

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY

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

Wenqing Ding,

Petitioner,

MICHIGAN TAX TRIBUNAL

SMALL CLAIMS DIVISION

v 

MTT Docket No. 25-002693

City Of Troy,

Respondent.

NOTICE OF DOCKET NUMBER

TAKE NOTICE that a Small Claims petition has been filed and the above-noted docket 

number has been assigned to that petition. The assignment of the docket number does 

not mean that the Tribunal has authority over the petition or that the petition complies 

with the Tribunal’s rules. The docket number needs to be included on all documents 

submitted in this case.

Respondent shall file an answer to the petition within 28 days of the issuance of a 

copy of this Notice to Respondent. Tribunal answer forms are available on our 

website at www.michigan.gov/taxtrib. Respondents must utilize the appropriate answer 

form. Failure to file the answer within the 28-day time frame may result in the 

placement of Respondent in default, as provided by TTR 281. Further, an electronic 

copy of the petition can be reviewed by utilizing the Docket Lookup Search on the 

Tribunal’s website.

By: __Tribunal Clerk_____

Entered: September 2, 2025

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

Wenqing Ding,

Petitioner,

MICHIGAN TAX TRIBUNAL

SMALL CLAIMS DIVISION

v 

MTT Docket No. 25-002693

City Of Troy,

Respondent.

NOTICE OF DOCKET NUMBER

TAKE NOTICE that a Small Claims petition has been filed and the above-noted docket 

number has been assigned to that petition. The assignment of the docket number does 

not mean that the Tribunal has authority over the petition or that the petition complies 

with the Tribunal’s rules. The docket number needs to be included on all documents 

submitted in this case.

Respondent shall file an answer to the petition within 28 days of the issuance of a 

copy of this Notice to Respondent. Tribunal answer forms are available on our 

website at www.michigan.gov/taxtrib. Respondents must utilize the appropriate answer 

form. Failure to file the answer within the 28-day time frame may result in the 

placement of Respondent in default, as provided by TTR 281. Further, an electronic 

copy of the petition can be reviewed by utilizing the Docket Lookup Search on the 

Tribunal’s website.

By: __Tribunal Clerk_____

Entered: September 2, 2025

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

2361 Oak Ridge Dr., 

Troy Michigan 48098 

 

July 23, 2025 

RE: Property Tax Appeal Statement (UPDATED) 

To the State of Tax Tribunal, 

I am respectfully submitting this appeal regarding my 2024 summer property tax 

assessment for my home in Troy. After careful consideration and research, I believe the 

current assessment exceeds the appropriate taxable value for my property. 

In support of my appeal, I have obtained a comparative market analysis conducted by a 

licensed realtor. This professional evaluation indicates that the median market value for 

comparable properties in my area is $692,500, which would correspond to a taxable value 

of $346,250 (50% of market value) according to state valuation guidelines. 

I respectfully request that the Tribunal review my assessment in light of the professional 

market analysis I've provided and adjust my property tax accordingly. I am happy to provide 

any additional documentation that may assist in your evaluation. 

Thank you for your consideration of this matter. I look forward to a fair resolution. 

Respectfully, 

Wenqing Ding

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Page 1

2361 Oak Ridge Dr., 

Troy Michigan 48098 

 

July 23, 2025 

RE: Property Tax Appeal Statement 

To the State of Tax Tribunal, 

I am respectfully submitting this appeal regarding my 2024 summer property tax 

assessment for my home in Troy. After careful consideration and research, I believe the 

current assessment exceeds the appropriate taxable value for my property. 

In support of my appeal, I have obtained a comparative market analysis conducted by a 

licensed realtor. This professional evaluation indicates that the median market value for 

comparable properties in my area is $676,000, which would correspond to a taxable value 

of $338,000 (50% of market value) according to state valuation guidelines. 

As a new resident to Troy and someone not originally from the United States, I was 

unfortunately unaware of the March Board of Review meeting where initial appeals are 

typically heard. My recent relocation and unfamiliarity with the local property tax appeal 

process resulted in missing this opportunity, which is why I am pursuing this small claim 

appeal. 

I respectfully request that the Tribunal review my assessment in light of the professional 

market analysis I've provided and adjust my property tax accordingly. I am happy to provide 

any additional documentation that may assist in your evaluation. 

Thank you for your consideration of this matter. I look forward to a fair resolution. 

Respectfully, 

Wenqing Ding

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

Researched and prepared by

Kathy Huang

 Prepared exclusively for

Prepared on

July 10, 2025

"THIS ANALYSIS HAS NOT BEEN PERFORMED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE WHICH 

REQUIRE VALUERS TO ACT AS UNBIASED, DISINTERESTED THIRD PARTIES WITH IMPARTIALITY, OBJECTIVITY AND INDEPENDENCE AND WITHOUT 

ACCOMMODATION OF PERSONAL INTEREST. IT IS NOT TO BE CONSTRUED AS AN APPRAISAL AND MAY NOT BE USED AS SUCH FOR ANY 

PURPOSE."

Subject Property

2361 OAK RIDGE Drive

Troy, Michigan

48098-5327

Kathy Huang

Braven Enterprises LLC

hpy1008yin@gmail.com

Page 2

Researched and prepared by

Kathy Huang

 Prepared exclusively for

Subject Property

2361 OAK RIDGE Drive

Troy, Michigan

48098-5327

Kathy Huang

Braven Enterprises LLC

hpy1008yin@gmail.com

Prepared on

July 10, 2025

Copyright: 2025 All rights reserved.

This is a broker price opinion or comparative market analysis and should not be considered an appraisal or opinion 

of value. In making any decision that relies upon my work, you should know that I have not followed the guidelines 

for development of an appraisal or analysis contained in the Uniform Standards of Professional Appraisal Practice of 

the Appraisal Foundation.

Page 3

Summary of Comparable Listings

This page summarizes the comparable listings contained in this market analysis.

Thursday, July 10, 2025

Troy, 48098

2361 OAK RIDGE Drive

Address

Price Bds

Baths

Sqft

ADOM

Sold Listings

4

Status Date

Lot Sz

3543

2361 OAK RIDGE Drive

CDOM

0.34

S$/Sqft

25

25

$239.77

08/31/2023

$825,000

3.1

$650,000

4

10/25/2024

22

3,295

5268 COLLINGTON Drive

22

0.41

$197.27

2.2

$660,000

4

01/16/2025

96

2,827

5078 LONGVIEW Drive

96

0.54

$233.46

2.2

$692,500

4

11/14/2024

73

2,866

1677 HEATHERWOOD Drive

73

0.39

$241.63

3.1

$740,000

4

08/09/2024

5

3,254

4720 PIER Drive

5

0.61

$227.41

3.1

$785,000

4

09/05/2024

14

2,904

1501 HEATHERWOOD Drive

14

0.29

$270.32

2.1

Averages:

4.0

2.4

3,029

0.45

42

$234.02

42

$705,500

Median

Low

Average

High

Count

$650,000

Comparable Price

$692,500

$705,500

$785,000

5

Adjusted Comparable Price

$650,000

$692,500

$705,500

$785,000

5

On Average, the 'Sold' status comparable listings sold in 42 days for $705,500

Researched and prepared by Kathy Huang

Braven Enterprises LLC

Page 4

Summary of Comparable Listings

This page summarizes the comparable listings contained in this market analysis.

Thursday, July 10, 2025

Troy, 48098

2361 OAK RIDGE Drive

Summary

Status

Total

Avg $ Per SqFt

Avg Price

Avg CDOM

 High

 Low

 Median

ACTIVE

Coming Soon

Contingent-CCS

PENDING

$692,500

$650,000

5

$785,000

42

SOLD

$705,500

$234.02

EXPIRED

Cond WTHDRWN

Uncd WTHDRWN

Accepting BO

$692,500

$650,000

5

$785,000

42

Total

$705,500

$234.02

Researched and prepared by Kathy Huang

Braven Enterprises LLC

Page 5

CMA Price Adjustments

This page outlines the subject property versus comparables properties.

Thursday, July 10, 2025

Troy, 48098

2361 OAK RIDGE Drive

Subject Property

2361 OAK RIDGE Drive

MLS#

20230058075

Status

List Price

$849,500

List Date

7/16/2023

Sold Price

$825,000

Sold Date

8/31/2023

City

Troy

County

Oakland

Subdiv

BEACH FOREST SUB

ADOM

25

CDOM

25

Arch Level

2 Story

Beds

4

Baths (F/H)

3 / 1

Style

Colonial

Fireplace

No

Garage 

Yes

Garage Size

3 Car

Heating

Forced Air

Cooling

Central Air

Yes

Basement

Bsmt Type

Finished

Sqft

3543

$LP/Sqft

$239.77

Acreage

0.34

Lot Features

Finish LLSF

1500

1989

Year Built

$7,475 (S)/$1,536 (W)

Tax Amount

Price

Total Adjustments

Adjusted Price

Adjust

Details

5268 COLLINGTON Drive

20240062096

Sold

$685,000

09/04/2024

$650,000

10/25/2024

 0

Troy

Oakland

 0

CHELSEA VILLAGE SUB N

 0

22

22

 0

2 Story

4

 0

2 / 2

0 / 0

Colonial

 0

No

 0

 0

Yes

2 Car

 0

Forced Air

 0

Ceiling Fan(s), Central Air

 0

 0

Yes

Finished

 0

 0

3,295

$207.89

 0

0.41

 0

 0

900

 0

 0

1978

$5,185 (S)/$1,186 (W)

0/0

$0

$650,000

$650,000

Adjust

Details

5078 LONGVIEW Drive

20240067589

Sold

$649,900

09/10/2024

$660,000

01/16/2025

 0

Troy

Oakland

 0

LONGVIEW ACRES SUB

 0

96

96

 0

2 Story

4

 0

2 / 2

0 / 0

Colonial

 0

No

 0

 0

Yes

2 Car

 0

Forced Air

 0

 0

 0

Yes

Finished

 0

 0

2,827

$229.89

 0

0.54

 0

 0

1,600

 0

 0

1979

$7,289 (S)/$1,592 (W)

0/0

$0

$660,000

$660,000

Researched and prepared by Kathy Huang

Braven Enterprises LLC

Page 6

CMA Price Adjustments

This page outlines the subject property versus comparables properties.

Thursday, July 10, 2025

Troy, 48098

2361 OAK RIDGE Drive

Subject Property

2361 OAK RIDGE Drive

MLS#

20230058075

Status

List Price

$849,500

List Date

7/16/2023

Sold Price

$825,000

Sold Date

8/31/2023

City

Troy

County

Oakland

Subdiv

BEACH FOREST SUB

ADOM

25

CDOM

25

Arch Level

2 Story

Beds

4

Baths (F/H)

3 / 1

Style

Colonial

Fireplace

No

Garage 

Yes

Garage Size

3 Car

Heating

Forced Air

Cooling

Central Air

Yes

Basement

Bsmt Type

Finished

Sqft

3543

$LP/Sqft

$239.77

Acreage

0.34

Lot Features

Finish LLSF

1500

1989

Year Built

$7,475 (S)/$1,536 (W)

Tax Amount

Price

Total Adjustments

Adjusted Price

Adjust

Details

1677 HEATHERWOOD Drive

20240058312

Sold

$725,000

08/09/2024

$692,500

11/14/2024

 0

Troy

Oakland

 0

HEATHERWOOD ESTATES

 0

73

73

 0

2 Story

4

 0

3 / 1

0 / 0

Colonial

 0

Yes

 0

 0

Yes

2 Car

 0

Forced Air

 0

Ceiling Fan(s), Central Air

 0

 0

Yes

Finished

 0

 0

2,866

$252.97

 0

0.39

 0

 0

1,500

 0

 0

1989

$6,540 (S)/$1,481 (W)

0/0

$0

$692,500

$692,500

Adjust

Details

4720 PIER Drive

20240051193

Sold

$739,900

07/17/2024

$740,000

08/09/2024

 0

Troy

Oakland

 0

OAK RIVER SUB NO 3

 0

5

5

 0

2 Story

4

 0

3 / 1

0 / 0

Colonial

 0

Yes

 0

 0

Yes

2 Car

 0

Forced Air

 0

Central Air

 0

 0

Yes

Finished

 0

 0

3,254

$227.38

 0

0.61

 0

 0

Sprinkler(s)

1,912

 0

 0

1987

$7,972 (S)/$1,823 (W)

0/0

$0

$740,000

$740,000

Researched and prepared by Kathy Huang

Braven Enterprises LLC

Page 7

CMA Price Adjustments

This page outlines the subject property versus comparables properties.

Thursday, July 10, 2025

Troy, 48098

2361 OAK RIDGE Drive

Subject Property

2361 OAK RIDGE Drive

MLS#

20230058075

Status

List Price

$849,500

List Date

7/16/2023

Sold Price

$825,000

Sold Date

8/31/2023

City

Troy

County

Oakland

Subdiv

BEACH FOREST SUB

ADOM

25

CDOM

25

Arch

Page 8

Minimum

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

ORLENE HAWKS

DIRECTOR

PROPERTY TAX APPEAL PETITION FORM

VALUATION / EXEMPTION / CLASSIFICATION APPEAL

MOAHR DOCKET NO. 

Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or Non-Property tax 

disputes.

Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3), you MUST submit a copy of the notice giving rise to the appeal (e.g. Board of Review 

Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not submit this document, you may be held in default.

Section 1: Petitioner’s Contact Information

Filer Type: Individual 

First Name

Wenqing

M.I.

Last Name/Company Name

Ding

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

2361 Oak Ridge Dr.

City or Town

Troy

State

Michigan

ZIP Code

48098

Telephone Number

571-451-4924

Fax Number

E-mail Address

lokiding@gmail.com

Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information

First Name

M.I.

Last Name

Firm Name (if any)

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

City or Town

State

Michigan

ZIP Code

Telephone Number

Fax Number

E-mail Address 

Section 3: Subject Property Information

How many parcels are you appealing?

1

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

 *If no, you must file separate appeals for each non-contiguous or non-adjoining parcel.

Property Address (No., Street, City, ST, ZIP) [If multiple, list first property’s address]

2361 Oak Ridge Dr.,

Page 2

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

ORLENE HAWKS

DIRECTOR

Troy

Michigan

48098

Taxing Authority (City or Township)

City Of Troy (OAKLAND)

County 

Oakland

Section 4: Issues Being Appealed (check all that apply)

True Cash and Taxable Value

 

Section 5: Explain the Reason for this Appeal

I respectfully appeal the assessed and taxable values of my property for the following reasons:

1. The current assessment significantly exceeds comparable market values in my neighborhood, as demonstrated by the comparative property data submitted with 

this petition.

2. My property taxes have increased disproportionately compared to similar properties in the area, suggesting a potential inaccuracy in the assessment.

3. As a foreign national new to the U.S. property tax system, I was unable to attend the March Board of Review due to my unfamiliarity with the appeal process and 

timeframes. I respectfully request consideration of these extenuating circumstances.

Based on the evidence provided, I request a fair adjustment of the property's taxable and assessed values to align with actual market conditions.

Section 6: Jurisdictional Issues

Year(s) you are appealing:

2024 & 2025

Did you protest the assessment at a Board of Review (BOR)? No

If Yes, check which BOR you attended AND upload the BOR decision: 

If No, check the applicable reason(s):

Assessment Change Notice was not sent to Petitioner, Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section 5)

Did you request a Poverty Exemption at the BOR? 

If Yes, check which BOR considered your application AND upload the BOR decision: 

 March  July  December

If No, explain why:

Section 7: Valuation Information *Use the multiple parcel form for additional, contiguous parcels.

Parcel Identification Number: 88-20-07-253-008

Classification of Property:

Personal

Residential

Page 3

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

ORLENE HAWKS

DIRECTOR

Current Assessed Value (also known as State Equalized Value) as established by the BOR:

412660

Current Taxable Value as established by the BOR:

368260

What do you believe is the fair market value (also known as True Cash Value)?

692500 

Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value (also known as State Equalized Value).

346250

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

320000

Section 8: Classification Information *Only the MI Dep’t of Treasury may appeal this issue to the Tribunal*

Parcel Identification Number:

 

Current Classification of Property as established by Board of Review:

What do you believe is the property’s classification?

If improved property, how is the property currently being used?

If improved property, for what use was the property designed?

Fee Information

Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition?

Yes

Are you appealing ONLY the denial of a Poverty Exemption?

No

If you answered yes to either or both of these questions, you are not required to pay any filing fees.

The filing fee is based on the greater of the 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, not to exceed a total filing fee of $1,000.

If your property is residential property (see MCL 205.762) and

the State Equalized Value or Taxable Value in contention is: Filing Fee is:

$100,000.00 and under $125.00

$100,000.01 to $500,000.00 $200.00

$Over $500,000.00 $300.00

If your property is NOT residential property (see MCL 205.762) and

the State Equalized Value or Taxable Value in contention is: Filing Fee is:

$100,000.00 and under $250.00

* Plus $25.00 for each additional parcel, as indicated above.

If your property is NOT residential property and the State Equalized Value or Taxable Value in contention is $100,000.01 or greater the appeal does not qualify for 

Small Claims. Therefore, an Entire Tribunal petition must be filed.

Page 4

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY

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.