Grand Rapids Michigan Real Estate Blog

Centennial Park Meadows Condominiums are located just off 28th Street

and Thornapple River Dr. in Cascade, Michigan. The Condos wrap around

the  Centennial Golf Course and community.

This private par 70 golf course has plenty of challenges for golfers at

 every level.  This community also has a clubhouse and restaurant for

members.

 We have relocated several clients into this community and they find it a

 wonderful place to live. Just minutes from 28th Street & Cascade shopping,

 dining and amusements, you are centrally located but tucked away from

the bustle of the area for quiet, serene living and easy access to golf.

                          Centennial Park Meadows Condos 

                             Real Estate Market Report

                                    Jan-Dec 2009

                        0 For Sale,  0 Pending,  11 SOLD

Centennial Condos Active Listings: 0

Centennial Condos Active Average Price - $0

Centennial Condos Active average $/SqFt - $ 0

Centennial Condos Active average days on market - 0

Centennial Condos Sold Listings: 11

Centennial Condos Sold average price - $ 167,409

Centennial Condos Sold average $/SqFt - $ 99.48

Centennial Condos Sold average days on market - 131

The Absorption Rate for Centennial Park Condos is 0 months,

which means if no new listings come on the market, it will take

0 months for the existing condos to sell at the current rate

of sales.  This market is seeing sales and with no condos on the

market, it is difficult to say how long before they would sell, most likely

quickly, if priced correctly. 

The average sold price is higher than it was this winter but

relatively stable this year.

If you would like information about Grand Rapids - Cascade MI Condos

 or Grand Rapids - Cascade MI Homes, please contact me directly. 

If you would like this report emailed to your inbox every month, please

contact us.

Grand Rapids Real Estate - Westbrook Realty

 Copyright 2009  All rights reserved

photo of Golf Equipment by Bonnie Westbrook

The Quail Crest Condo development is located west of Spaulding

 and north of Burton Street in Cascade Township.  There is an

entrance off Spaulding Avenue and off Burton Street. This condo

development was started in the late 1980's and continued building

into the current phase. 

The condos are spacious with cathedral ceilings and many have

finished lower levels with extra bedrooms and baths. This area

has been very attractive for retirees, as they are close to all the

local amenities and shopping but no house maintenance. 

Forest Hills Public Schools are the school district,

Watermark Country Club, Forest Hills  & 28th Street shopping are

 a short distance away.   The miles of Cascade-Ada Bike/Walking Trail 

connects to downtown Cascade, downtown Ada, and 28th St. 

  Quail Crest Condominiums Real Estate  Market Report  

                         Jan-Dec 2009

  4 For Sale, 1 Pending,  10 Sold, 12 Expired

Quail Crest Condos Active Listings: 4

Quail Crest Condos Average Active Price - $237,450 

Quail Crest Condos Average Active Price/SqFt - $ 169.90

Quail Crest Condos Average Active days on market - 74

Quail Crest Condos Sold Listings: 10

Quail Crest Condos average sold price - $175,450

Quail Crest Condos average sold price/SqFt - $ 119.62  

Quail Crest Condos average days on market - 157

 The absorption rate for Quail Crest Condos is 3.6 months, which

means if no new listings come on the market, it will take 3.6 months

for the current inventory of homes to sell at the current rate of sales.

This is much lower than typical  for the Grand Rapids Market.  The average

sold price and the price per square foot has fallen since the spring market.

We have seen some sellers renting instead of selling, waiting for a

return to a seller's market.  That may be the route to take, if you can

play the role of landlord successfully.

Forest Hills MI Real Estate Market Report

If you have further questions about Grand Rapids or

Cascade MI Condos, please contact me directly.  We can

also have these monthly market reports emailed to your

inbox, just contact us.

Grand Rapids MI Real Estate  - Westbrook Realty

Copyright 2009  All rights reserved

photo of Quail Crest Entrance by Bonnie Westbrook

The Ada area growth trends remain strong. Ada Township planner,

Jim Ferro states that the Ada population has grown by 20% since

2000. The new 80 unit condo site - Villas of Ada and Stone Falls of Ada

 - a 210 unit apartment complex, currently under construction here.

Both of these new developments are quite close to Adacroft Commons.

                   Adacroft Commons Real Estate

                   Jan-Dec  2009 Market Report

                  2 Sold, 4 For Sale, 1 Expired, 1 Pending

Adacroft Commons Active Listings: 4

Adacroft Commons Active Price - $174,200 183,233

Adacroft Commons Active Price/SqFt - $120.46

Adacroft Commons Active Days on Market -61

Adacroft Commons SOLD Listings: 2

Adacroft Commons average sold price - $ 187,00

Adacroft Commons average sold price/SqFt - $95.99

Adacroft Commons average sold days on market -13

Adacroft Commons Pending Listings: 1

Adacroft Commons Expired Listings: 1

There are 4 current homes for sale in Adacroft Commons neighborhood

listed on the local MLS board.  This is a desirable area to live, with its

close proximity to Forest Hills Schools & Ada Christian School. 

 Market Synopsis: Adacroft Commons Homes are selling for under $100/SqFt. 

This neighborhood Absorption Rate is 16 Months, sales activity has slowed

considerably.  Homes that are in great condition and priced appropriately

have the best chance of selling in this buyer's market.

Forest Hills Michigan Real Estate Market Reports  2009

If you have detailed questions or just need general information

about Grand Rapids or Ada Homes, please contact me directly.

terry@terrywestbrook.com

or call 1-888-240-1968 ext 0

Grand Rapids MI Real Estate - Westbrook Realty

Copyright 2009 All rights reserved

Adacroft Commons Entrance Photo by Bonnie Westbrook

Cascade Neighborhood Absorption Report

Tamarron Estates is an upscale suburban development with large

wooded lots, walking access to Thornapple Elementary School and

 the Thornapple River Backwaters.  It is located just off of

Thornapple River Drive and Cascade Road in Cascade Township.

 The house styles vary from large, comfortable ranches, traditional

 two stories, to contemporary homes.  Many of the homes were built

 in the late 1970's to the mid 1980's, though there is a new street

that has much newer homes on acreage settings.  Some houses close

to and surrounding this development are in the upper price brackets

 in the Grand Rapids real estate market.

                     Tamarron Residential Real Estate  

                       Jan-Dec 2009 Market Report

                      2 Sold,  3 For Sale, 13 Expired

Tamarron Active Listings: 3

Tamarron Average Active Price - $ 346,600

Tamarron Average Active Price/SqFt - $ 98.06

Tamarron Average Active Days on Market - 68

Tamarron  SOLD Listings: 2

Tamarron  Average Sold Price - $ 202,000

Tamarron Average Sold Price/SqFt - $ 79.07

Tamarron Average Sold Days on Market - 66

Tamarron Expired Listings: 13

Tamarron Average Expired Price - $ 472,638

Tamarron Average Expired Price/SqFt - $ 142.86

Tamarron Average Expired Days on Market - 143

At the current selling rate, we have a 18.7 month supply of homes

on the market in Tamarron Estates in Cascade Township.

 

MARKET SYNOPSIS: Tamarron homes are selling but not at the

 prices that sellers would like to see. Today's market is accepting

homes under $100.00 a sq ft. This is a substantial price reduction for

 this area.  As you  can see, the expired sellers think their homes

 will sell at $ 130-150/sq ft.  The two homes that have sold since

January might be distressed sales or foreclosed homes. List prices

have been reduced but not to a realistic price for buyers, as

 evidenced by the 13 homes that expired.

The Absorption rate of 18.7 months is high for the Forest Hills area.

 If you have to sell your Tamarron Estates home now, the market

 place is telling you that you need to be around $100 a sq ft and

 in good condition to see your home sold successfully.

 

Forest Hills Michigan Real Estate Market Reports  2009

If you have questions about the value of your Cascade or Forest Hills

Home, please contact me directly:  terry@terrywestbrook.com or

call me at 1-888-240-1968 ext 0

 Photo of Leslie Tassell Park by Bonnie Westbrook

Hidden Hills is an established neighborhood of homes off Cascade Road

and 30th Street in Cascade Township, Michigan, a suburb of Grand Rapids. 

Home construction started here in the 1960's housing boom in the Forest

Hills School District and has continued through to today. There are new

homes still being built in this neighborhood.

Mid-size homes with quality construction are the rule, this suburban sub-

division area has been a desirable  place to live in the Grand Rapids home

market for many years. 

                          Hidden Hills, Cascade Township

                     Neighborhood Real Estate Market Report

                              January-December 2009

                      4 For Sale, 15 Sold, 0 Pending, 9 Expired

Hidden Hills Active Listings 4

Hidden Hills Average Active Price: $ 429,975

Hidden Hills Average Active Price Per Sq Ft: $ 146.63

Hidden Hills Active Average Days on Market: 148

Hidden Hills Sold Homes 15

Hidden Hills Average SOLD Price: $ 210,367  232

Hidden Hills Average SOLD Price Per Sq Ft: $ 98.06   102

Hidden Hills Average SOLD Days on the Market: 102

Hidden Hills Pending Homes: 0

Hidden Hills Expired Homes: 9

Hidden Hills Average Expired Price: $ 288,922 336,567

Hidden Hills Average Expired Price Per Sq Ft: $119.70

Hidden Hills Average Expired Days on the Market: 162

The current absorption rate is  3.2 months, which means we have

 a 3.2 month supply of homes in the Hidden Hills market, IF no new

 homes enter the market and homes sell at the current rate. 

MARKET SYNOPSIS: Hidden Hills average SOLD home price has

bounced back somewhat from this spring's lows of under $90 a square

foot, but the average sold price is still declining.  Time on the market

has increased slightly and 15 homes have  sold since the first of the

 year. 

Prices are about 30% below market highs of a few years ago but this

 is still  a popular place to live in the the Forest Hills School District. 

 The financial experts tell us that it will be between 2013 and 2023

 before they expect these market highs to return.

 

Forest Hills School District Average Sold Home Prices last 5 years: 

2008 - $ 279,709

2007 - $ 269,445

2006 - $ 300,691

2005 - $ 282,173

2004 - $ 268,072

 

Forest Hills Michigan Real Estate  2009

If you would like further information about Cascade Homes or

Forest Hills homes, please contact me directly. 

Grand Rapids Real Estate - Westbrook Realty

Copyright 2009  All rights reserved

photo of Leslie E Tassell Park by Bonnie Westbrook

Adatowne is a popular entry level home market in the Ada area of

the Greater Grand Rapids metropolitan area.

Part of the appeal is the proximity of Ada Elementary, Forest Hills

Central Middle and High Schools, Ada Christian Schools, St Roberts

School and being close to the village of Ada. Adatowne is an

established subdivision, started in the early 1970's by E.L. Ladd

Builders of Ada.

 I have held many open houses in these plats  and sold many of

 the homes as new construction - to be built.

If you doubt the power of your home as an investment, a basic

ranch in Adatowne (about 1000 sq ft) sold  for $ 19,900 in 1975.

 Adatowne Residential Neighborhood in Ada, Michigan

   Jan- December 2009 Real Estate Market Report

          7  Sold, 0 Pending, 2 For Sale, 3 Expired

 Adatowne Active Listings: 2

Adatowne Average Active price - $132,450

Adatowne Active average price/SqFt - $87.71

Adatowne Active average days on market - 111

Adatowne Pending: 0

Adatowne Sold Listings: 7

 Adatowne Average Sold Price - $ 134,400

 Adatowne Average sold price/SqFt - $90.01

Adatowne Average Sold days on market -100

 

MARKET SYNOPSIS:  Absorption Rate for Adatowne is 3.44 months,

which means it would take 3.44 months for the active listings to sell,

if no other homes entered the market, according to current sales

statistics.    Price per square foot has went up for both sold

and active listings this year, though average sold price went down

by $30K.  The market here was all over for price, topping at $133/SqFt

 to a bargain $55 a sq ft.  The larger  homes brought the best price

 per sq ft for sellers.  Condition continues to be the difference

between getting the best price and selling at rock bottom.

 

Ada Michigan Real Estate Reports  2009

If you would like more information about Ada or Grand Rapids

 Homes, please feel free to contact me directly.

Grand Rapids Ada MI Real Estate - Westbrook Realty

Copyright 2009 All rights reserved

Photo of Ada MI  by Bonnie Westbrook

Cascade Woods is an established neighborhood of large, executive

style homes in Cascade Township, MI. Most of these homes were

built in the 1960's and 1970's, although there are a few newer

homes that were built recently in the area. Close to the village of

Cascade and the Thornapple  River, this heavily wooded area has

 been a Grand Rapids desired suburban place to live for  decades. 

 

 Part of the Forest Hills Public School District, which draws many

families, there is also the river and it's picturesque appeal.  The

drive down Thornapple River Drive between Ada and Cascade in

the fall is one of the prettiest drives in the greater Grand Rapids area.

   Cascade Woods Market Report    December 2009

    8 Homes For Sale,  1 Pending,  10 SOLD, 14 Expired

Cascade Woods Active Listings: 8

Cascade Woods Average price - $427,100

Cascade Woods Average $/SqFt - $142.44

Cascade Woods Average days on market - 156

Cascade Woods Sold Listings: 10

Cascade Woods average price - $193,162

Cascade Woods average $/SqFt - $ 84.37

Cascade Woods average days on market - 89 days

Cascade Woods Expired Listings: 14

 

The Absorption Rate for Cascade Woods Homes is 7.33 months,

Which means if no new listings come on the market, it will take

7.33 months to sell the existing inventory.  The average sold price

per SqFt is still 40% less than the average Active list Price/SqFt.  This

 is a definite increase since the last report in August, which was

24 moths.  Average sold price is still going down, but this could

reflect foreclosures, short sales, and homes in poor condition

 that have sold over the last 12 months. The average list price

 has increased by $133K because one of the listings in over $1 million

and time on the market has increased.

   

 10 Cascade Woods homes have sold over the last year, only 2

of the 10 homes sold were over $100 a square foot.  This tells me

that homes in poor condition, read "dated" are pushing average

prices down in this area.

 

Today's buyers do not want to do ANY updates, which includes

painting, new kitchens & baths, and new flooring. If your Cascade

Woods home hasn't sold, it is probably condition,  which gets

us back to price.  If you don't want to improve your home, you

 won't get the same price as people who have updated and kept

their home current according to recent trends. 

 

Forest Hills Michigan Real Estate Reports ~  2009

If you would like further information about Grand Rapids or

Cascade Homes, please contact me directly.

photo of Leslie E Tassell Park on the Thornapple River by Bonnie Westbrook

The East/West  Village subdivision off  Ada Drive in Ada Township is

a fairly new development. The new housing construction started in 2005

and is still continuing to date. You can buy a resale home or a new home

in this centrally located housing development.  Near both public and

private schools, East Village is also close to  Forest Hills and 28th

Street shopping areas. The Ada Bike or Walking Trail also connects

this area on Ada Drive with the village of Ada, Grand Rapids, and the

village of Cascade.

East Village is also close to the I96 expressway for easy access to many

different parts of our greater Grand Rapids area.  Large, executive style

homes with many amenities and extras are the rule in this neighborhood.

If you would like to start with a brand new house in Forest Hills,

this may be the place for you to call home.

Real Estate Market Report East-West Village Jan-Dec 2009

For Sale: 4

East Village Homes average list price: $ 462,450

East Village average price/sq ft (main floor): $ 159.36

East Village average days on the market:112 days

Pending Sales : 1

Sold Homes : 6

East Village SOLD homes average price: $ 413,983

East Village SOLD homes average price/sq ft: $146.43

East Village SOLD homes average days on market: 99 days

Expired: 10

Market Synopsis: East -West Village Homes are selling, if priced correctly.

Buyers are paying from $115-160/SqFt on the main floors, which is down from

last summer's prices.  New construction is priced higher, so an existing

home should be priced lower per square foot than a new one.

The absorption rate for East -West Village is 8 months, which means

 if no new homes enter the marketplace, it will take 8 months

 for the current home inventory (4) to sell.  This is  high for the Ada - Forest

Hills area, it reflects the higher prices of the homes, even though

they are located in Forest Hills.  Higher priced homes are slow movers

on today's market due to buyer's jitters about further market devaluation.

 

 Additional Articles about Ada & Forest Hills, MI

Ada Michigan Real Estate 2009

Forest Hills Michigan Real Estate 2009

If you would like further information about East or West Village, Ada, or

Grand Rapids Homes, please contact me directly.

photo of Ada Bike Trail  by Bonnie Westbrook

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Clements Mill is  a newer home development built by Eastbrook

Construction in the Ada MI area, started in 1999 and completed in

2003. Apart from newer homes, part of the appeal is the proximity

of  Forest Hills Central Middle and High Schools, Forest Hills

Woodlands 5/6 School, St Roberts & Ada Christian Schools, which

are within walking distance.

Clements Mill is midway between the Village of Ada and Forest Hills

shopping area at Cascade Road and Forest Hills.

Ada's Clements Mill has seen steady to declining values in the short

time it has been built out.  This is largely due to the current housing

economy where all area homes have suffered a decline in value. This

subdivision continues to be a desired location for local residents.

 

 

Clements Mill  Market Report   Jan -  December 2009

          15  Sold,  1 Pending, 3 For Sale, 6 Expired

 

Clements Mill Active Listings: 3

Average Active Price: $175,233

Average Active Price/SqFt: $130.21

Average Active Days on Market: 131

Clements Mill Sold Listings: 15

Average Sold Price: $251,113

Average Sold Price/SqFt: $109.44

Average Days on Market: 73

Clements Mill Expired Listings: 6

Absorption Rate for Clements Mill homes is averaging

2.4 months, which is a very low rate for the Grand Rapids area.

Average list price is currently lower that average sold price,

which means that the current active homes are smaller and

priced below the homes that have sold this year. 

 

Additional Forest Hills Articles:

Forest Hills Michigan Real Estate Reports 2009

Search for Forest Hills MI Homes 

If you have detailed questions about Ada Homes, Forest Hills

 Homes or  just need further information, please contact me

directly:  terry@terrywestbrook.com  or call 1-616-292-7263

Snowman photo by Bonnie Westbrook