Ogemaw County, Michigan
MVW & Associates are responsible for management of Township's property appraisal program. They oversee identifying, inventorying, determining market values and calculating assessed valuation for all Township properties in accordance with the State Tax Commission regulations, methods and procedures to ensure fair and equitable assessments. The Assessing department maintains accurate homestead and property transfer information in compliance with applicable State laws.
NOTE: For simplicity, the following questions and answers pertain to residential properties; however, the same principles apply to all types of properties.
1. Houses are not selling. Why aren't my taxes going down?
The fact that houses are not selling or are taking a long time to sell does not necessarily equate to lower sale prices. Assessed values are based on the sales that have taken place. For 2008, 41 residential sales were analyzed to determine assessments. For 2009, 68 residential sales were analyzed to determine residential assessments.
2. Sale prices are down. Why was my assessed value increased?
In order for assessed values to decrease, sale prices must be lower than assessed values. A few areas of the township are experiencing sales lower than assessed values but not all area sales indicate a reduction in assessed values for 2010.
3. I agree my home is worth twice the assessed value, but I could not sell my home for that amount in this market.
Assessed values cannot be based on speculation as to what a home might sell for. Assessed values are based on confirmed sales that have taken place between October 1, 2008 and September 30, 2009.
4. The property I purchased had been foreclosed on. The price I paid was the market value of the property. Why isn't my assessed value one-half of what I paid for the property?
General Property Tax Law prohibits an assessed value from being set at one-half of a particular sale price. All sales of similar properties must be considered in determining assessed values. In addition, assessed values are based on arms length sales. Arms length sales generally exist when the property is listed on the open market and there is a willing and able buyer and seller. The sale of a property during or subsequent to foreclosure is a forced sale and cannot be used to determine assessed values.
5. I bought my property at an auction. Why is my assessment higher than what I paid for the property?
An auction sale is not an arms length sale and cannot be used to determine assessed values. Assessments will be based on the arms length sale of similar homes. Also, see question #6.
6. My home was purchased by a relocation service. Why am I still receiving the tax bills when I no longer own the home?
When a relocation company takes possession of a property, the "seller" will sign an incomplete deed. Even though the relocation company has bought out the seller's interest in the property, title does not transfer until a buyer is found and the deed is delivered to that buyer. Most relocation companies do not notify the township of the transaction and we are unaware that it has taken place. Absent any notice of the transaction, the original owner is still reflected as the owner of record.
7. What will happen if I cannot pay my taxes?
If you find that you are unable to pay your taxes timely, you should call the township Treasurer's office as soon as possible to discuss your options.
8. How was the property inflation rate determined?
The property inflation rate was determined using the Michigan Tax Commission's Inflation Rate Multiplier. A copy of this Inflation rate can be found on the State Treasury's website here.
The articles you read in the newspaper and the reports you hear in the news are national and/or metropolitan reports that cover a very large area. It is the duty of the Assessor to monitor and analyze the sales that take place in the township so that your assessment represents the market activity in Rose Township. The Assessor's is dedicated to aggressively and thoroughly monitoring sales activity in the township in order to provide the most fair and accurate assessments as possible.