6394 W. Western Ave.

 

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P.R.E. (Homestead Exemptions) due May 1st

Homestead (P.R.E.) Guidelines – State of Michigan

Homestead Guidelines

Homestead Exemption – Frequently asked questions

Frequently asked questions

Homestead (P.R.E.) Form due May 1st - State of Michigan

Homestead form (2368)

Homestead Rescind Form - State of Michigan

Homestead Rescind Form

Assessment Information

Polly & Tim Cairns – Assessors

Polly Cairns – CMAE III & Cert. General Real Estate Appraiser (MI & FL)

Tim Cairns – CMAE & C.P.A.

The tentative ratios and the estimated multipliers for each class of real property and personal property for 2009 are as follows:

    201 - Commercial............49.17%................1.016880

  301 - Industrial................57.09%.................875810

   401 - Residential..............49.76%...............1.004832

900 - Personal Property...50.00%...............1.0000

Agricultural .............N/A, Developmental....... N/A Timber Cutover...... N/A

Glen Arbor utilized the single year sales study for the current 2009 Assessment Change Notices

(The two-year study indicated larger increase of overall assessment to True Cash Value)

SINGLE YEAR SALES - STUDY GUIDELINES - www.michigan.gov/documents/treasury/Bulletin5of2007_205839_7.pdf

Taxable Value Increase -

*The Inflation Rate Multiplier is determined annually by the State Tax Commission. A 1.044 multiplier (4.4% increase) – more information from the below link

www.michigan.gov/documents/treasury/Bulletin_6_of_2008_Infl ation_Rate_for_2009_254420_7.pdf

Our goal in educating the taxpayers to help us better serve our clients. Our focus is to assist Municipalities with the very important and necessary task of equalizing property values. Municipalities use these values to equitably distribute the tax burden amongst taxpayers, helping the Municipalities collect much needed revenue that funds many important municipal services. Educating taxpayers can help them to be more understanding of the overall process while also helping their own Municipalities to better fulfill their responsibilities to be fair and equitable to all. We hope that this page allows you to better understand what can appear to be a complicated and confusing process

Our work is largely regulated by State law which dictates when and how we reassess properties.  We bring a significant amount of professional expertise to a project. In 2007, we prepared a revaluation – (re-appraisal), of the township properties. 

 A revaluation is the process of performing all of the necessary Market Analysis and Valuation steps to determine accurate and equitable values for all properties within a municipality. The equalization of the values within a jurisdiction creates a fair distribution of the tax burden. The purpose of a Revaluation is not to raise taxes. The purpose is to create an equitable distribution of the tax load.

What is market value?

Market value is defined as the amount a typical, well-informed purchaser would be willing to pay for a property. For a sale to be a market value (arms- length) sale, seller and buyer must be unrelated, buyer must be willing (but not under pressure) to buy, the property must be on the market for a reasonable length of time, payment must be in cash or its equivalent, and financing must be typical for that type of property.

How will I know if my assessment is equitable?

1) Can I sell my property for that amount?

The first thing that you should do is ask yourself if you could sell the property for approximately that amount. (Please note that assessments in Michigan reflect 50% of market value.) It is our goal, as your assessors, to comply with guidelines and have fair and equitable values a reasonable reflective market value.

2) Does the Assessing department have the correct information on my property?

You can review the information that the Assessing Department has collected on your property to make sure the data is accurate. Sales information, property record cards and maps are available for your review during normal office hours. 

Additionally, we are happy to assist you with reviewing your property card or evaluation sales information.  We strive to have accurate information on all properties to accurately reflect the on-going area market.

3)How much have similar properties in my neighborhood been assessed for?

If you do not have any recent sales activity in your local area, you can look up the assessed value of similar parcels that are located near your property. Please be aware that what may appear to be a similar parcel may in fact be very different from your property.

Thank you –

Please feel free to contact us with any questions or concerns.

Polly & Tim Cairns

3.13.09

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Glen Arbor Township Assessing Department

Welcome to the Assessing Department Web Page!

The local assessor is responsible for annually reviewing every assessment in their taxing jurisdiction. Tax Day is December 31 of each year and the property is assessed at 50% of its 'True Cash Value' as of that date. The township assessor, through the local board of review, is the only agency that is allowed to change an individual assessment.

There are various reasons that your assessed and taxable values can increase. The assessed value represents 50% of the value of the property and has no limit in which it can increase. Some of the reasons that an assessed value can increase is because of improvements made to the property and general market increases. Taxable values are capped at rate of inflation increases or 5%, whichever is less, unless there are new improvements made to the property

The assessor and staff face the responsibility and challenge of accurately and efficiently estimating the market value of taxable properties.  How well the challenge is met directly affects the proportion of local governmental costs borne by each and every property owner, as well as the effectiveness of local government in general. 

Michigan Constitution and property tax law requires that all property be uniformly assessed at no more than 50% of true cash value, which is the cash price a property could bring in a competitive and open market. 

General Property Tax Act [MCL211.1] requires real and personal property to be assessed annually in each township and city by a certified assessing officer.  Assessment roll must include the name and address of every person subject to taxation in the municipality.  The roll must also contain a full property description, including the number of acres.

Assessing department is required to maintain assessing records, which includes annual assessments, taxable values, and maintenance of name, address, legal descriptions and homestead information of each property in the township. Inspections of properties will be made to continually develop accurate assessing records.

Staff will be in the field periodically to measure and update photos. The use and distribution of this information provides an indirect benefit to any individual who wishes to buy, sell or finance property in the Township.

We hope this endeavor will further enhance the availability of information to the township residents. 

We thank you for your cooperation and support!

Polly Cairns- CMAE III, Certified General Real Estate Appraiser, Certified Personal Property Examiner

&

Tim Cairns - CMAE II * Certified Personal Property Examiner * CPA

Contact Information:

Glen Arbor Township

6394 W. Western Avenue, PO Box 276, Glen Arbor, MI  49636

Phone 231.334.3539 * Fax 231.334.6370

Email: 

gaassessor@charterinternet.com

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General Property Tax Act

211.27 “True Cash Value” Definition

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2009 Personal Property Statements

Form & Instructions

This form must be filed with the Assessing Office by Feb 1, 2009

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Purchasing property?

FYI- Upon purchasing or a transfer of property - use the below property tax estimator - for a more accurate indication of property taxes, enter the current assessed value (S.E.V.) or 50% of Sale Price, instead of taxable value.

Use this site link, from the State of Michigan, to assist you in estimating your future tax payment. 

 

Informational links:

Leelanau County Equalization Department

State of Michigan - Department of Treasury

State of Michigan – State Assessors Board

2008 Inflation Rate Multiplier – (Taxable Value increase for 2009)

Proposal A

Property & Taxation Information

Transfer of Ownership & Taxable Value Uncapping Guidelines – State of Michigan

Transfer & Uncapping Guidelines

     Homestead (P.R.E.) Guidelines – State of Michigan

Homestead Guidelines

Homestead Exemption – Frequently asked questions

Frequently asked questions

Homestead (P.R.E.) Form due May 1st - State of Michigan

Homestead form (2368)

Homestead Rescind Form - State of Michigan

Homestead Rescind Form

PTA - Property Transfer Affidavit (L-4260) - State of Michigan

PTA Form

This form must be filed when real estate or personal property are transferred

Michigan Tax Tribunal - State of Michigan

MTT Information Page

Statewide Search for Subdivision Plats

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Michigan Assessors Association (MAA)

International Association of Assessors (IAAO)

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Land Division Ord. 1.98.amend 9.17.02.7.17.07.