Residential

Residential appeals for $199

You pay only if we reduce your assessment. Nothing upfront.

We will tell you when it is not worth it

We take residential cases where the projected first-year saving is at least $700. Below that, a $199 fee eats most of what you would gain, and we are not going to pretend otherwise to book the work.

There is a second test that comes before it, and it fails more often than people expect: whether a lower Assessed Value would reach your bill at all.

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 you actually get

A real answer, free

We read the assessment record for your parcel and tell you what it says. That part costs nothing whether or not there is a case.

The comparables

If we bring a case, it is built on sales evidence for property like yours, and you will see what it rests on.

Three years, not one

An engagement covers three assessment years with an annual review, so a correction does not quietly drift back.

Straight answers

Residential questions

Why turn work away below $700?

Because a $199 fee against a saving not much larger than it is not worth your money.

We would rather tell you that than take the case and technically deliver something.

I bought recently. Does that change things?

Often, yes. A sale usually uncaps Taxable Value, which means this year’s Assessed Value has a much more direct effect on what you pay.

It also means a purchase price is real evidence about value, and recent evidence is the strongest kind.

What is the assessment notice you keep mentioning?

The notice your assessor sends each year showing Assessed Value, Taxable Value, and the capped value for your parcel.

It is the quickest way for us to tell you something useful. If you cannot find it, send the address anyway and we will work from the record.

I rent the property out. Is that residential?

A single house or condominium you let is usually still assessed as residential, and it is priced on the residential schedule here.

Multi-family and anything larger is priced on the commercial schedule. The intake asks, so you do not have to work it out.

Start with the address

Free, no upfront fee, and we will tell you plainly if there is nothing here worth doing.

Check my assessment