Residential appraisals in Michigan

    An independent opinion of value for one Michigan home, prepared for the decision in front of you: listing, refinancing, a property-tax protest or a family transaction. Send the street address, what the decision is and the date the value must match, and we will scope the assignment.

    Request a quote · Call 231-638-4774

    The kinds of property we see

    Eagle Home Appraisal Michigan takes requests for:

    • Detached single-family homes
    • Condominium units
    • Attached homes, including townhomes
    • Small multi-unit buildings of two to four units (duplex, triplex, quadplex)
    • Manufactured homes on permanent foundations
    • Waterfront homes
    • Historic homes
    • Vacant residential lots

    How those types show up depends on the town. The City of Grand Haven's 2023 master plan describes single-family homes as the city's largest land-use category, and groups apartments, condominiums, duplexes, multiple-unit dwellings and manufactured housing communities as multiple-family residential, mostly in the eastern part of the city. The same plan describes the city as bounded on the west by Lake Michigan and, in part, by the Grand River on the north and east, so frontage, views and access rights need to be pinned down for a waterfront parcel. The plan also names six historic districts (Downtown, East End, Highland Park, Northwest, Riverfront and Southwest) and notes that they are not registered with the State Historic Preservation Office or the National Park Service; an older home there is compared on its own age, condition and updates rather than on a district label.

    Where requests come from

    Our area guide covers Grand Haven, in Ottawa County. Holland, which lies partly in Ottawa County and partly in Allegan County, and Muskegon, in Muskegon County, are nearby communities. If the property is in either city, or elsewhere in Michigan, include the full street address in your request so coverage and timing can be checked.

    Common reasons to order one

    • Ahead of a listing. A value for this home, rather than an online estimate, before you set an asking price.
    • A sale you are handling yourself. A neutral reference point for you and the buyer.
    • Asking a lender to drop mortgage insurance. Get your lender's appraisal conditions in writing before ordering.
    • Ahead of a refinance. A view of value before you apply.
    • A property-tax protest. See the next section.
    • A review of insurance coverage. Tell us whether the insurer wants a market value or another figure.
    • A real-property donation. Send the recipient's and your tax adviser's requirements with the request.
    • A relocation program. Send the program's appraisal requirements with the request.

    Michigan tax appeals start at the March Board of Review

    • What is being valued. Michigan assesses property at 50 percent of its true cash value (MCL 211.27a), and true cash value means the usual selling price (MCL 211.27). Values are set as of the tax day, December 31 of the year before the tax year (MCL 211.2).
    • Protest locally first. For residential property, the assessment must be protested before the board of review before the Michigan Tax Tribunal has jurisdiction (MCL 205.735a(3)). Treasury's petition form (Form 618, L-4035) asks for the owner's estimate of true cash value.
    • Then the Tax Tribunal. A residential petition is due on or before July 31 of the tax year involved (MCL 205.735a(6)). The Tribunal's small claims page describes a valuation disclosure as typically an appraisal or other document attesting to true cash value as of the tax day.
    • Local schedules differ. Each city or township publishes its own March sessions, and the State Tax Commission notes that city boards may vary according to charter provisions. Grand Haven and Holland hear owners by appointment, and Muskegon books its appointments through the Muskegon County Equalization Department. The City of Holland's Board of Review page tells owners they may hire a professional appraiser or compare sales in their neighborhood.

    An appraisal for a tax appeal values the home as of the tax day, not today, and it is evidence for the board rather than a guaranteed result.

    The five steps of an order

    1. You get in touch. Call 231-638-4774 or send the address, property type, approximate size and purpose; the scope and fee are agreed before work begins.
    2. Getting on the calendar. Pick a visit time with the occupants and confirm who will open the door.
    3. The inspection itself. On site, the appraiser takes measurements and photographs and writes down the home's condition, updates and features.
    4. Sales research at the desk. Sales of similar homes around the effective date are compared with the subject, and the differences are explained.
    5. Handing over the report. The delivery estimate is agreed before the order; tell us at once if your deadline moves.

    Cost and delivery for a Michigan home appraisal

    For a Michigan home, ask for a written scope, fee and delivery estimate with the address and purpose in hand. The home's size and complexity, the intended use and how soon you need the report shape both the price and the calendar. For a court, estate or tax matter, see estate, probate, divorce and IRS step-up appraisals; for a tight date, rush appraisals.

    Prepared with AI assistance for Eagle Home Appraisal Michigan. Local details come from the cited city, county and state pages; confirm coverage for your address before ordering.