Assessor / Board of Review

RESPONSIBILITIES OF THE ASSESSOR

The Assessor is responsible for overall direction and management of Township’s property valuation program. Oversees the identification, does the inventory, determines the market value and calculates the assessed valuation for all Township properties in accordance with the State Tax Commission regulations, methodology and procedures to ensure fair and equitable assessments. Maintains accurate principle residence status and property transfer information in compliance with applicable State laws.

To request an assessment review, contact the assessor by phone or email for an appointment.  Reviews usually involve a site visit.  Please be aware that, upon review, it is possible for the assessment/taxable value to go up or down or remain unchanged.

Receive Proposed Land Division Applications 

ASSESSOR

Melissa Prisbe
906-364-2910
Email and voicemail are checked daily; Assessor will respond within 7 days.

Office Hours: Hours by appointment only.

 

Gogebic County GIS Map System

Assessor’s Duties:

All properties are required to be identified and reviewed by the Assessor each year.

Each property is then valued by determining the significant facts to accumulate and analyze in order to estimate the “FAIR MARKET VALUE”.

 

What is “Market Value”?

The market value of your property is simply the probable price that it would sell for in an arm’s length transaction between a willing buyer and a willing seller. In Michigan, market value is defined as “True Cash Value.”

Determining a property’s value is the Assessor’s job, and is required for every piece of property, no matter how large or small. Also, every year the Assessor has to do the whole thing over again, because the market value of almost everything changes from one year to the next.

The Assessor is required by state law to assess at 50% of true cash value all assessable property, as of December 31. This includes homes, factories, commercial property, and personal property (machinery and equipment for commercial and industrial properties).

 

How properties are appraised.

The market value of your property is simply the probable price that it would sell for in an arm’s length transaction between a willing buyer and a willing seller. In Michigan, market value is defined as “True Cash Value.”

Determining a property’s value is the Assessor’s job, and is required for every piece of property, no matter how large or small. Also, each year the Assessor has to do the whole thing over again, because the market value of almost everything changes from one year to the next.

The Assessor is required by state law to assess at 50% of true cash value all assessable property, as of December 31. This includes homes, factories, commercial property, and personal property (machinery and equipment for commercial and industrial properties).

 

Sales Comparison Approach

The first way is to find properties like yours which have sold recently. Their selling prices must be analyzed very carefully to get at the true picture. One property may have sold for more because the buyer was in a hurry to occupy the property and another buyer would pay less because the owner needed cash right away and took the first offer.

Comparing the selling prices of properties similar to yours, the Assessor considers such over or under pricing to arrive at a fair evaluation of your property’s value.

 

Cost Approach

The second way the Assessor values property is based on how much money it would take, at current material and labor costs, to REPLACE your property with one just like it. If your property is not new, the Assessor must also determine how much it has depreciated due to normal wear and tear or other negative factors. In addition, the Assessor must estimate how much a Lot like yours would be worth if vacant.

 

Income Approach

The third approach, measures a property’s value by its ability to generate net income. In most cases, this approach is not used for houses, unless it is used as a rental property.

 

Why Does the Assessed Value Change Yearly?

The assessed value must reflect 50%of market value. As market values change, so does your assessment. For instance, if you add a garage to your home, the assessed value would increase. However, should your property be permanently damaged by fire, the assessed value would decrease. Property owners have a responsibility for reporting any changes to maintain their property that would affect values. If you obtained a building permit, our office would be notified by the Building Inspector’s Office.

 

Why Assessments go up when a Property Hasn’t Changed?

Since assessments must be set by market value, changing real estate values in the community will be reflected in the assessments. Market value is a product of the price paid for property. As prices increase/decrease, so does market value. All properties do not change in value to the same degree. Many factors influence values. Those properties with water or scenic views, for example, may well increase more rapidly than others..

 

How does an Increase in Assessment affect the tax bill?

Before 1994 property taxes were computed by multiplying the millage rate times the assessment. Proposal A changed that formula and protected taxpayers from rapidly increasing tax bills. Now the increase is capped at the rate of Michigan’s Consumer Price Index. Taxes are now computed by multiplying the millage rate times the taxable value. (See the other related brochure) Except for the properties with a prior year transfer of ownership, an assessment increase will have no effect on the property taxes.

 

What are your Rights and Responsibilities?

If your opinion of your property differs from the Assessor’s, by all means, go to the office and discuss the matter. The staff will be to glad answer your questions and explain how to appeal if you cannot come to an agreement. The Assessor’s Office relies on the property owner for information. You can help by providing accurate information.

RESPONSIBILITIES OF THE BOARD OF REVIEW

All non-exempt property must be assessed 50 percent of true cash value and uniformly assessed with other property in the classification.  The purpose of the board of review is to ascertain that this has been accomplished by allowing taxpayers to appeal their property’s assessed value or taxable value.  No person can appeal his or her assessment to the Michigan Tax Tribunal unless he or she has first appeared before the board of review.  (Source:  Michigan Townships Association 2020 Edition)

Members are appointed by the Board of Trustees for a term of two years ending on December 31st

To contact Board of Review:

BOARD OF REVIEW MEETINGS

Meetings are typically held in March to address valuation assessment appeals.  July and December to address clerical corrections, property exemptions and principle resident exemptions.

BOARD OF REVIEW MEMBERS

David Sherrill – Chair (term exp. 12/31/2024)
Amy Domanus – Secretary (term exp. 12/31/2024)
Linda Bush – Member (term exp. 12/31/2024)
Eric Zorr – Alternate (term exp. 12/31/2024)

ASSESSOR / BOARD OF REVIEW FORMS

TitlePDF FormOnline Form
Application for Property Tax Exemption - 2024https://www.watersmeet.us/wp-content/uploads/2021/07/2024-Application-for-PTE.pdf
AssessorBoard of Review Petitionhttps://www.michigan.gov/documents/l4035f_2658_7.pdf
AssessorChange of Mailing Address Request - Township Assessorhttps://www.watersmeet.us/wp-content/uploads/2024/04/ADDRESS-CHANGE-REQUEST-WATERSMEET-TWP.pdf
Parks & Community CenterCommunity Center - Pavilion Rental Formhttps://www.watersmeet.us/wp-content/uploads/2021/08/Community-Center-Pavilion-Rental-Form-RE-Watersmeet.pdf
AssessorConditional Rescission of Principal Residence Exemption (PRE)https://www.michigan.gov/treasury/-/media/Project/Websites/taxes/Forms/2008/2008_4640.pdf?rev=a6dfa1b5cefd49e7a5b7f69a62ac6ddf&hash=A820512E7497DDCAAA5FB0FF51F6BF43
AssessorDeferment of Summer Taxes Applicationhttps://www.michigan.gov/documents/homestead1_2541_7.pdf
AssessorDisabled Veterans Exemption Affidavithttps://www.michigan.gov/documents/treasury/5107STCAffidavit_441749_7.pdf
Town BoardEmployment Application Watersmeethttps://www.watersmeet.us/wp-content/uploads/2021/09/Watersmeet-Employment-Application-RE.pdf
Assessor, Fire Department, Planning & Zoning, Town BoardFire Number Sign Order Formhttps://www.watersmeet.us/wp-content/uploads/2022/06/Watersmeet-Fire-Number-Sign-Order-Form-RE.pdf
Town BoardPlanning Commission Applicationhttps://www.watersmeet.us/wp-content/uploads/2021/12/Planning-Commission-Application-RE.pdf
AssessorPoverty Exemption Form and Income and Asset Guidelineshttps://www.watersmeet.us/wp-content/uploads/2021/07/2024-Application-for-PTE.pdf
AssessorPrincipal Residence Exemption Affidavithttps://www.michigan.gov/documents/2368f_2605_7.pdf
AssessorProperty Transfer Affidavithttps://www.michigan.gov/documents/l4260f_2688_7.pdf
Planning & ZoningProposed Land Divisions Applicationhttps://www.watersmeet.us/wp-content/uploads/2022/04/Proposed-Land-Divisions-Application-Fillable.pdf
AssessorRequest to Rescind Principal Residence Exemption (PRE)https://www.michigan.gov/documents/2602f_2607_7.pdf
AssessorRescind Principal Residence Exemption Requesthttps://www.michigan.gov/documents/2602f_2607_7.pdf
Planning & ZoningShort Term Rental Applicationhttps://www.watersmeet.us/wp-content/uploads/2021/08/Short-Term-Rental-Application-RE-Watersmeet.pdf
Planning & ZoningUse by Special Approval Applicationhttps://www.watersmeet.us/wp-content/uploads/2021/08/Application-for-Use-by-Special-Approval-RE-Watersmeet.pdf
Fire DepartmentVolunteer Fire Department Applicationhttps://www.watersmeet.us/wp-content/uploads/2021/08/Volunteer-Fire-Department-Application-RE-Watersmeet.pdf
Planning & ZoningZoning Board of Appeals Applicationhttps://www.watersmeet.us/wp-content/uploads/2021/08/Zoning-Board-of-Appeals-Application-RE-Watersmeet.pdf
Planning & ZoningZoning Permit Applicationhttps://www.watersmeet.us/wp-content/uploads/2023/06/Application-for-Zoning-Certificate-RE-Watersmeet.pdf