Commercial and industrial
Office, retail, flex, manufacturing, and income-producing property. Contingency fee on first-year savings, and nothing if there are none.
Commercial appealsCommercial, industrial, and residential — Michigan
The county says what you owe. The evidence says otherwise.
Rollworth reads the assessment record, checks it against the evidence, and tells you what the numbers actually say — including when they say there is nothing here.
- Free initial property assessment
- No upfront fee
- No reduction, no fee.
- We reply with the numbers, not a sales call.
- Founder-owned. You deal with the person doing the work.
- Evidence first. We look at the record before we say anything about it.
- We tell you when there is no case.
- No upfront fee on any engagement.
Evidence, not adjectives
We start with the record, because that is what an appeal argues about
An assessment is a claim about what a property is worth. Like any claim, it rests on evidence: comparables, cost figures, income assumptions, classification. All of it is on the record and all of it can be examined.
We do not tell you what your property is worth before we have looked. We look, and then we tell you what we found.
How Michigan assessments workA blank form, not a case. Figures are withheld deliberately: we do not publish other people's assessment records, and we will not print an invented one to make a point.
Parcel
Classification
Assessed Value
Taxable Value
Capped Value
Achievable Assessed Value, against Taxable Value the line that decides it
Where do you fit
Three ways in
Residential
A flat $199, charged only if we obtain a reduction. We take the cases where the saving is worth the fee, and say so when it is not.
Residential appealsPortfolio
Three or more parcels are priced together at the portfolio rate. One review, one engagement, one point of contact.
Portfolio pricingHow it works
Four steps, and you can stop after the third
The first three cost you nothing. The fourth only happens if you decide it should.
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You send the address
We confirm the parcel and the taxing jurisdiction. No cost, and no obligation to go further.
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We pull the record
Assessed Value, Taxable Value, classification, and the comparable evidence the assessor relied on.
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We tell you the numbers
Including when the numbers say there is nothing worth appealing. That answer is free too.
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We file and see it through
If you engage us, we prepare the case, appear, and review the assessment again each year of the term.
The part most people are never told
A lower assessment does not automatically lower your bill
Michigan calculates your property tax on Taxable Value, not on Assessed Value. They are two different numbers on the same notice, and for most property that has not changed hands recently, Taxable Value is the lower of the two. It is capped, and it rises slowly.
After a successful appeal, your Taxable Value becomes whichever is lower: what it already was, or your new Assessed Value. So winning a reduction in Assessed Value only reaches this year's bill if the value we can justify falls below your current Taxable Value.
If it does not, the appeal is real and the saving is zero. That is not a fine-print exception. It is the ordinary case for a property somebody has owned for a while.
What we check before we encourage anybody
The assessment we can support must be lower than your current Taxable Value.
If that is not true for your parcel, we tell you there are no first-year savings. We do not put you into a follow-up sequence and we do not show you a hypothetical.
There are still reasons to correct an assessment that is wrong — a sale, a transfer, or an uncapping can make today's Assessed Value tomorrow's Taxable Value. But that is a different conversation from first-year savings, and we will not blur the two to keep you interested.
What it costs
You pay when we win, and not before
Commercial, industrial, mixed use
Contingency on first-year savings
- Standard
- 33% of first-year savings
- Signed within 10 days of our written offer
- 30% of first-year savings
- Three or more parcels
- 25% of first-year savings
The 10-day window runs from the timestamp on the engagement offer we send you. We do not restart it, and it is not a countdown on a page.
Residential
$199 flat, win only
- $199 flat fee, charged only if we obtain a reduction.
- No fee at all if we do not.
- We take residential cases where the projected first-year saving is at least $700. Below that, the appeal is not worth your money and we will say so.
Every engagement runs 3 assessment years, with an annual review and refiling. There is no upfront fee on either schedule, and no outcome is guaranteed.
Where we work
Seven Michigan counties
This is the whole list. We are not accepting properties anywhere else, including Wayne County, and the site will tell you so before you give us your details.
Straight answers
Questions people ask first
What does the first look cost?
Nothing. The initial property assessment is free and there is no upfront fee on any engagement.
If we take the case on and do not obtain a reduction, there is no fee at all.
Why might a lower assessment not lower my bill?
Michigan calculates your tax on Taxable Value, not on Assessed Value. For a property that has not changed hands recently, Taxable Value is usually the lower of the two, because it is capped and rises slowly.
After an appeal your Taxable Value becomes the lower of what it already was and your new Assessed Value. So an appeal only reduces this year’s bill if the Assessed Value we can justify falls below your current Taxable Value.
We check that before we say anything encouraging. If it does not clear, we tell you there are no first-year savings rather than selling you an appeal that changes nothing.
Can you guarantee a reduction?
No, and nobody honestly can. The decision is not ours to make.
What we control is the quality of the evidence and whether the case is worth bringing at all. We will tell you when it is not.
Am I going to get a sales call?
No. We reply with the numbers.
If the numbers do not support an appeal, that is the reply, and nothing further happens.
Where do you work?
Seven Michigan counties: Macomb, Oakland, Livingston, St. Clair, Washtenaw, Lapeer, and Genesee.
We are not accepting properties outside those counties. If you are elsewhere, you can ask us to tell you if that changes.
Are you attorneys?
No. Rollworth is a property tax appeal company, not a law firm, and we do not give legal advice.
If a matter needs legal representation, it is referred to an attorney.
How long does an engagement run?
Three assessment years, with an annual review and refiling in each of them.
It begins with one signed authorisation and one engagement letter. A preliminary intake is not an engagement.
What do you need from me?
The address is enough to start. We confirm the parcel and the jurisdiction from that.
To say anything about the numbers we need the assessment figures for the parcel, usually from your assessment notice. If we do not have them, we will ask rather than estimate.
Find out where you actually stand
Give us the address. We will confirm the parcel, check the record, and reply with the numbers. If there is nothing worth doing, that is what we will tell you.
Check my assessment