Mike, Thank you for including all the information needed to evaluate your home. I suggest removing your last name from your profile.

Unfortunately the short answer may be that while the value of homes in Garden City have decreased due to the market, but you have not capped out on the Taxable Value of your home and they are allowed to increase.

I suggest you look carefully at your assessment notice. I show a 2007 SEV of $61,400 and a Tax Value of $52,349 for your home. In this case values for similar homes in your subdivision would have to decrease below 100,000 for you to attempt getting a reduction in your taxes. The 5 sales in your subdivision in 2007 average sale price was $111,917.

Sorry, I'm in the same boat, however my taxes capped in 2008 and in 2009 if the market continues to decline I will be fighting my taxes.

If you would like more information on the homes that sold in your sub let me know.

Hi Mike -

Derek made some great points. But keep in mind, you have to have the proof. The appeals board knows what is going on in the market but they want to continue receiving the tax income. You must show them by providing comparable sales and/or an appraisal showing your current value. If you go there prepared and informed, they are more likely to listen to your plea. Check your Notice of Assessment. It will state when the Board of Review is meeting in Garden City. Good luck. I hope everything works out for you.

Nicole Sleeva
nsleeva@cbpreferred.com

Hello, Mike!

You are running low on time to appeal your property taxes, so you need to call the City of Garden City tomorrow and speak with the Assessor's office to get on their docket and appear before the board to appeal.

In order for one to get their taxes lowered, it has to be proved that the taxable value EXCEEDS the SEV, as technically property taxes are not over-inflated until that occurs. As such, you must prove that your SEV has decreased to a point that would cause your taxable value to be higher then it technically can be, and thus it need be lowered. If not successful there, you can then take it to the Michigan Tax Tribunal, but this is a required first step.

I am actually appealing some clients' taxes before different Assessing Boards in the coming 10 or so days.

I hope that helps and I wish you the best.