Beta · Ingham County

FairAssessment

A Michigan property tax assessment tool for real estate agents. Check a parcel for over-assessment, audit Principal Residence Exemption status, project post-sale uncapping, pull comparable sales, and generate a branded closing packet your buyers can take to the March Board of Review.

Start free trial How it works

First closing packet free. After that, founding-member beta pricing: $9 per packet, or $19/mo Pro for unlimited packets and farm-area prospecting. Rates lock for life when you sign up during beta.

What you get

Five tools, one closing packet

Every parcel page produces five PDFs you can brand with your name, photo, and brokerage. Share them with clients, attach them to listings, or walk them into the assessor's office.

Assessment Challenge

  • Sales-comp valuation with IAAO coefficient of dispersion
  • Pre-filled Michigan L-4035 petition form
  • March Board of Review deadline guidance
  • Evidence appendix with comparable sales and source citations

PRE Audit

  • Principal Residence Exemption status check
  • Homestead flags vs. occupancy signals
  • Pre-filled Form 2368 when a claim is warranted
  • Common denial reasons explained in plain English

Tax Uncapping Projection

  • Post-sale taxable value reset estimate
  • Year-one tax bill projection at current millage
  • Transfer-of-ownership scenarios (relatives, LLC, trust)
  • Proposal A context for buyers who've never heard of it

Property History

  • Sales history, recorded deeds, and transfer types
  • Assessment and taxable value trend chart
  • Permits and exemption changes when available
  • Tidy one-page brief to attach to a listing

Closing Cost Estimate

  • Michigan transfer tax, title, recording, and prorations
  • Seller and buyer splits side-by-side
  • Editable inputs for loan type and concessions
  • Branded PDF for the pre-listing conversation

Farm Area Prospecting

  • Define a geographic farm by municipality or polygon
  • Weekly refresh of new sales, listings, and ownership changes
  • Export mailing lists with owner contact when available
  • Pro-tier feature, included in the $19/mo plan
How it works

Three steps

  1. 1

    Search an Ingham County parcel

    Type an address, parcel ID, or owner name. Full-text search across every parcel in the county.

  2. 2

    Pick a tool

    Run the assessment challenge, PRE audit, uncapping, history, or closing cost. Or generate all five as a single closing packet.

  3. 3

    Download the branded PDF

    Your name, photo, and brokerage on the cover. Source appendix on the back. Share with your client or the assessor, as-is.

Methodology

How the numbers are built

Same discipline as every RegionPulse product: primary sources, deterministic calculations, and every number traceable. No black-box models, no AI-written summaries. If the assessor challenges a figure in your packet, you can walk them to the record it came from.

Data sources

  • Ingham County parcel and assessor records
  • BS&A Online sales records (weekly refresh)
  • 2025 Ingham County Apportionment Report (per-muni, per-school millage)
  • US Census Geocoder for proximity-based comp selection
  • Michigan transfer tax and recording fee statutes
  • MCL 211.27a Proposal A uncapping rules
  • Michigan Form L-4035 (petition) and Form 2368 (PRE) templates

Valuation method

  • Sales-comparison approach weighted on 35 sqft / 25 age / 20 recency / 20 proximity
  • 2-mile half-life exponential distance falloff
  • IAAO coefficient of dispersion reported on every comp set (target ≤ 15 residential)
  • State Equalized Value reconciliation (SEV must equal 50% of true cash value by Michigan law)

Citation appendix

Every PDF ends with a source appendix: parcel ID, record date, millage source, and the individual comparable sales with their record identifiers. Hand the packet to the assessor and every claim can be verified.

Who it's for

Michigan real estate agents

FairAssessment is built for agents who want to add tangible, defensible value at the listing conversation and the buyer close:

  • Listing agents who want to walk into a pre-listing meeting with a PDF that shows the owner their property is over-assessed and saves them real money on next year's tax bill.
  • Buyer's agents who want to send clients an honest uncapping projection before closing so the year-one tax bill isn't a surprise.
  • Farm-area prospectors who want to know every week which homes in their target ZIP just changed hands, went active, or lost a PRE.
  • Broker-owners who want to give their agents a differentiated pre-listing deliverable without buying a $400/mo MLS add-on.
Pricing

Founding member beta pricing

FairAssessment is currently Ingham County only. We're in beta while we prove the model, gather feedback, and expand coverage. Anyone who signs up during beta keeps these rates for life, even after we launch at full pricing.

Plan Includes Beta price At launch
Free trial One complete closing packet on any Ingham County parcel Free Free
Per packet One closing packet (all five tools, branded PDF) $9 $29
Pro (monthly) Unlimited packets, farm-area prospecting, weekly sales refresh, email alerts $19/mo $89/mo

Founding rate guarantee. Sign up during beta and your beta price is locked for as long as you stay subscribed. No bait-and-switch, no silent price increases. If we raise launch pricing, founders keep paying $9 and $19.

In return, we ask one thing: tell us when a packet helps you win or save a deal. We're looking for real stories so we can make the tool sharper and so we know when to expand to the next county.

Fit check

What this is and isn't

FairAssessment is a research and deliverable tool. It's not legal advice, a replacement for an attorney, or admissible evidence by itself. It cites the records your case or filing would rely on; it doesn't file anything for you.

Good fit

  • Parcels in Ingham County, Michigan
  • Residential property (single-family, condo, up to 4-unit)
  • Standard arm's-length transfers, relative transfers, or LLC/trust transfers
  • Pre-listing or pre-closing conversations where the agent wants a defensible deliverable

Not yet

  • Counties outside Ingham (on the roadmap; tell us which ones you need)
  • Commercial, industrial, or large agricultural valuations
  • Tax Tribunal filings (the L-4035 we produce is the March Board step; Tribunal work is your attorney's territory)
  • Legal advice — conflict flags and statute citations are for research context, not determinations
Start

Try it on a real parcel.

Sign up, search any Ingham County address, and run your first closing packet on the house. Free. If the numbers help, lock in founding pricing and keep going.

Start free trial

Questions? Email info@regionpulse.com.