Grand Rapids Michigan Real Estate Blog

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

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

2000. There is a new proposed 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

                   August  2009 Market Report

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

Adacroft Commons Active Listings: 3

Adacroft Commons Active Price - $183,233

Adacroft Commons Active Price/SqFt - $124.32

Adacroft Commons Active Days on Market -70

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 Expired Listings: 0

There are only 3 current homes for sale in Adacroft Commons

listed on the local MLS board.  This is a desirable area

to live, with its close proximity to Forest Hills Central Middle &

High Schools.  In the above stats you can see that homes are

selling for under $100/SqFt.  This neighborhood hasn't seen any sales

since April 2009, so 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 Ada 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  

                       August 2009 Market Report

                      2 Sold,  7 For Sale, 6 Expired

Tamarron Active Listings: 7

Tamarron Average Active Price - $ 417,671

Tamarron Average Active Price/SqFt - $ 131.93

Tamarron Average Active Days on Market - 96

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: 6

Tamarron Average Expired Price - $ 533,150

Tamarron Average Expired Price/SqFt - $ 146.55

Tamarron Average Expired Days on Market - 147

At the current selling rate, we have a 28 month supply of homes

on the market in Tamarron 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 $80.00 a sq ft. This is a substantial price reduction for

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

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

January might be distress sales or foreclosed homes. List prices

have been reduced but still not a lot of activity in this area.

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

 place is telling you that you need to be under $100 a sq ft or

less to see your home sold.

Cascade Township has seen tremendous growth in the last fifty

years, though the growth rate has slowed considerably since 2000.

 The majority (82%)live in a single family home, and the median

 value is  $220,00.  Household incomes in Cascade Township are the

 highest among surrounding Grand Rapids areas at $ 87,290.  Most

people in Cascade Township prefer to live here because of the quality

housing, safe areas, and quality schools.

 

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

                                          August 2009

                      4 For Sale, 7 Sold, 3 Pending, 3 Expired

Hidden Hills Active Listings 4

Hidden Hills Average Active Price: $ 432,475

Hidden Hills Average Active Price Per Sq Ft: $ 147.46

Hidden Hills Active Average Days on Market: 77

Hidden Hills Sold Homes 7

Hidden Hills Average SOLD Price: $ 232,500

Hidden Hills Average SOLD Price Per Sq Ft: $ 102.93

Hidden Hills Average SOLD Days on the Market: 54

Hidden Hills Pending Homes: 3

Hidden Hills Expired Homes: 3

Hidden Hills Average Expired Price: $ 336,567

Hidden Hills Average Expired Price Per Sq Ft: $127.98

Hidden Hills Average Expired Days on the Market: 174

The current absorption rate is  1.6 months, which means we have

 a 1.6 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.  Time on the market has decreased slightly and 16 homes have

 sold since the first of the year.  Prices are still below market highs of

a few years ago but this is still a popular place to live in the the

Forest Hills School District.

 

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 - Ada Real Estate - Westbrook Realty

Copyright 2009  All rights reserved

photo of Leslie E Tassell Park by Bonnie Westbrook

Cascade Neighborhood Absorption Report

Caravelle Village is an established subdivision built in the late 1960's

 and 1970's just south of Burton Street, east of Kraft Avenue and west

of Cascade Road in Cascade Township.  These Grand Rapids Homes

have the traditional mix of two stories, tri-levels and ranches.  A desirable

place to live with median priced homes, Forest Hills Schools, and close to

28th shopping and restaurants. Originally built by a variety of builders, the

 homes here are quality construction in a safe neighborhood and close to

the historic village of Cascade and 28th Street shopping.

           Caravelle Village Residential Real Estate

                       August 2009 Market Report

                   4 For Sale, 3 SOLD, 0 Pending, 1 Expired

Caravelle Village Active Listings: 4

Caravelle Village Average Active Price - $ 170,075

Caravelle Village Average Active Price/Sq Ft - $ 127.28

Caravelle Village Average Days on the Market - 279

Caravelle Village SOLD Listings: 3

Caravelle Village Average Sold Price - $ 176,000

Caravelle Village Average Sold price/SqFt - $ 111.30

Caravelle Village Average Sold Days on the Market - 74

Caravelle Village Pending Listings: 0

Caravelle Village Expired Listings: 1

At the current rate of sales, we have a 10.66 month supply of homes in

Caravelle Village, if no new homes come on the market.

MARKET SYNOPSIS: Only 3 homes have sold in Caravelle Village since

January of this year.  The average listed price has dropped about $17K

from last year, but buyers are still reluctant.

This has been a popular area for home buyers, but your home must be

 in top notch condition and priced to sell in today's market.  Note the difference

between average list price/sq ft and average sold price/sq ft above, this tells

the whole story.

 

Forest Hills Michigan Neighborhood Real Estate Market 2009

Grand Rapids -Ada Real Estate - Westbrook Realty

 Copyright 2009  All rights reserved

photo of Tassell Park at the Thornapple River by Bonnie Westbrook

The Residences at Watermark are located on Watermark Golf Course  just

south of Cascade Road.   Yes, I play Watermark golf course every chance

I get.  Watermark is a premier course with friendly players. 

It  has an excellent grounds staff and a great pro shop staff, as well. 

Watermark single family homes and condos make this a very attractive

place to live. Quality built homes with access off Cascade Road and

Spaulding Drive, you are close to the airport, 28th Street shopping,

I96 expressway and close to Cascade, Ada, and Forest Hills

schools and shopping areas.

                              Watermark Residences

                 August 2009 Real Estate Market Report

For Sale: 9

There are 9 active Watermark Homes  currently on the market.

The median Watermark Homes current active price is $ 681,928

The average Watermark Homes current price per sq ft is $ 256.41

The average days on the market for active Watermark Homes is 122

The high price is $ 2,700,000 and the low price is $ 384,900.

Sold: 3

There have been 3 Watermark Sold Homes since Jan 1, 2009.

The average Watermark Sold Home price is $ 454,667 

The average Watermark Sold Homes price per sq ft is $178.70

The average days on the market for Watermark Sold Homes is 167.

Pending: 0

Expired: 7

At the current rate of sales, we have a 24 month Absorption rate at the

Watermark Residences.  This means that it will take 24 months for the

current listed homes to sell based on the current rate of sales. 

Watermark buyers don't seem very interested at the present prices.

The listed avg. price/square foot is about $70 more than the 3 sales

so far this year.  The $2.7 million home does inflate the figures but

price/sq ft should be similar.  Summer has seen some activity here, but

overpriced homes just aren't selling no matter where they are located.

 Additional articles about Watermark Residences:

Forest Hills Michigan Real Estate 2009

 

Watermark Country Club

Watermark CC Golf Pro ~ Mark Wilson

Watermark Country Club ~ Pool Time

The Grille Restaurant at Watermark

If you would like further information about Watermark Residences

Cascade or Forest Hills Homes, please contact me directly:

1-888-240-1968 ext 0

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

 Adatowne Residential Neighborhood in Ada, Michigan

        August 2009 Real Estate Market Report

                    1  Sold, 0 Pending, 2 For Sale

 Adatowne Active Listings: 2

Adatowne Average Active price - $134,900

Adatowne Active average price/SqFt - $87.62

Adatowne Active average days on market - 34

Adatowne Pending: 0

Adatowne Sold Listings: 1

 Adatowne Average Sold Price - $ 166,900

 Adatowne Average sold price/SqFt - $ 78.73

Adatowne Average Sold days on market - 88

MARKET SYNOPSIS:  Absorption Rate for Adatowne is 8 months,

which means it would take 8 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 down for both sold

and active listings this summer.  The market here was brisk in the

winter and last spring but has slowed considerably this summer.

Not sure if this is an anomaly or due to home condition.

 

 

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 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    August 2009

 

    12 Homes For Sale,  1 Pending,  3 SOLD, 6 Expired

Cascade Woods Active Listings: 12

Cascade Woods Average price - $294,108

Cascade Woods Average $/SqFt - $124.41

Cascade Woods Average days on market - 85

Cascade Woods Sold Listings: 3

Cascade Woods average price - $239,333

Cascade Woods average $/SqFt - $ 77.54

Cascade Woods average days on market - 148 days

Cascade Woods Expired Listings: 6

 

The Absorption Rate for Cascade Woods Homes is 24 months,

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

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

per SqFt is still 40% of the Active listings Price /SqFt.  This

 could reflect foreclosures, short sales, and homes in poor condition

 that have sold over the last 4 months.

 Or it could be home condition which is slowing the sales of

older homes in this area.   

 While the spring market has seen a slight uptick in prices paid

for Cascade Woods homes, the absorption rate is sobering at

24 months, while newer homes are selling briskly.

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

Catamount properties are in the rolling hills adjacent to the

Grand River in the northern section of Ada Township in a gated

community with privacy and wooded acreage.  Executive style

homes with lots of room for entertaining and all the custom extras

 that make a home luxurious are the norm here.  If you  are

searching for a prestigious address, this could be what you are

looking for, as it is one of the most affluent neighborhoods in the 

Grand Rapids area.  

                      Catamount Market Report August 2009

                   2 For Sale,  5 Sold, 6 Expired

Catamount Active Listings: 2

Catamount average active price - $637,400

Catamount average active price /SqFt - $ 225.10

Catamount average days on market - 134

Catamount SOLD Listings: 5

Catamount average sold price - $ 592,350

Catamount average sold price/SqFt - $ 207.54

Catamount average sold days on market - 142

Catamount Pending Listings: 0

 

The Absorption Rate for Catamount Homes is 3 months, which means if

no new listings come on the market it will take 3 months for the existing

homes to sell at the current rate of sales.  The average sold price dropped

 in 2008 and into 2009.  The average list price is just slightly higher than

 current selling price.  5 homes sold in the last 8 months, with 2 homes

for sale in this neighborhood.  Prices have eroded from 3-4 years ago

but seem to have stabilized a bit this summer.

 

Ada Michigan Real Estate Market Reports 2009

Forest Hills Michigan Real Estate Market Reports  2009

 

 

If you would like further information about the value of an Ada or

Grand Rapids Home, please contact me directly at:

1-888-240-1988 ext 0 or email: terry@terrywestbrook.com

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 homes have suffered a decline in values. 

                Clements Mill  Market Report

                          August 2009

          10  Sold,  2 Pending, 5 For Sale, 5 Expired

Clements Mill Active Listings: 5

Average Active Price: $213,520

Average Active Price/SqFt: $127.66

Average Active Days on Market: 62

Clements Mill Sold Listings: 10

Average Sold Price: $250,370

Average Sold Price/SqFt: $110.37

Average Days on Market: 97

Clements Mill Expired Listings: 5

 

Absorption Rate for Clements Mill homes is averaging

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

 List prices are about $37K above sold prices, which is

deceiving because the larger homes are selling, which could

 be reflected in days on the market for sold listings. 

 

Forest Hills Michigan Real Estate Reports 2009

 

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

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

 2000. There is a new proposed 80 condo units - Villas of Ada

and Stone Falls of Ada - a 210 unit apartment complex, currently

open & under construction here.  The Stone Falls of Ada apartment

project is adjacent to Clements Mill and Villas of Ada is directly

across Ada Drive. 

 

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

Ada Drive Walking Trail Photo by Bonnie Westbrook