Grand Rapids Michigan Real Estate Blog

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

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 Public 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 Gerald Ford International

Airport.

           Caravelle Village Residential Real Estate

                       Jan-Dec 2009 Market Report

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

Caravelle Village Active Listings: 4

Caravelle Village Average Active Price - $ 192,325

Caravelle Village Average Active Price/Sq Ft - $ 123.52

Caravelle Village Average Days on the Market - 239

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: 4

 

At the current rate of sales, we have a 16 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 risen by $20K since

summer, but buyers are still reluctant to purchase.

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 Real Estate - Westbrook Realty

 Copyright 2009  All rights reserved

photo of Tassell Park at the Thornapple River by Bonnie Westbrook

The First Wok Restaurant at 6740 Old 28th Street in the heart of Cascade

is one of our favorite lunch spots.  We enjoy the pleasant surroundings,

the smiling service, but most of all, we love the food.

We aren't adventurous when it comes to foreign specialties but we

have eaten Chinese cuisine for years all over the US. First Wok is the

best Chinese restaurant we have been to in the Grand Rapids area.

The egg drop soup is not just a few morsels swimming in broth, it is

chock full of vegetables, shrimp, and seasoned just right. A perfect

appetizer for most people, it can be almost a whole meal, along with

 an eggroll.

Since we aren't big fans of hot, spicy foods we can't testify directly

for those dishes, although our friends seem to like them.  We can say

we get lots of freshly cooked Chinese dinners, served with flair.  If you

haven't been to First Wok, you should give it a try.  Note: there are

other First Wok locations in Grand Rapids, sadly, these don't come up

 to the standards we experienced at the restaurant in Cascade. 

 

We snapped a few photos of the interior when we were at lunch last week.

 

We have received no remuneration or compensation for our review of First Wok Restaurant.

Cascade Hospital for Animals is holding a canine blood drive on Saturday,

November 14th, 2009 from 10am to 5 pm at their facility, 6730 Cascade

Road SE, Grand Rapids Michigan.

Blood donation is a simple procedure, taking less than 30 minutes, and does

 not require anesthesia or sedation. Dogs must be healthy, friendly,

50 pounds or over, between one and six years old. parasite free, current

 on vaccinations, have no heart murmur, and not taking the following

medications: thyroid, Phenobarbital, NSAIDS, steroid therapy, or allergy

 injections.

 

 

 

If accepted for the donation drive, the pet will receive approximately

$235 worth of blood work performed free.

 If interested, call 949-0960 or mail chfa@chfa.net.

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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

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

Grand Rapids Market Report  Cascade  Township   June 2009

Cascade Township is located southeast of the city of Grand Rapids and has

enjoyed rising home prices for several years.  The recent readjustment to

the market has hit this area just like all the other areas of Grand Rapids.

But sales are still happening and only truly distressed homes are going for

bargain prices this summer.  If your home is up to date and in good condition,

the market for Cascade Township Homes remains strong.  Cascade Township

is mainly in Forest Hills Public School System, though Caledonia Public Schools

 and Lowell Public Schools are also in the township.

Units Sold

Sales Price Graph (Includes Sold Homes Only) Quick Sheet for June 2009

Active Listings in Cascade as of July 1, 2009 (Not all homes may be shown due to map scale)

 

Median Sold Price - $ 236,250

Average Days on Market - 75

Percent Sold/List - 94.72%

Current Inventory - 271

Months Inventory - 10

Average Price/SqFt - $ 93.61

Most Cascade Township homes in June 2009 are selling for close to the list prices,

as you can see by the stats, with a 94.72% sold to list price ratio.  This is good

news for Cascade Township sellers.

If you would like to view  a for sale Cascade Township Home,

please call me or email me directly.

Westbrook Realty  Grand Rapids Real Estate

 Information is deemed reliable but not guaranteed.

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

                                    July 2009

               0 For Sale,  0 Pending,  6 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: 6

Centennial Condos Sold average price - $ 165,667

Centennial Condos Sold average $/SqFt - $ 95.71

Centennial Condos Sold average days on market - 161

 

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.  With

the high number for sale over the winter, there may be sellers that

are waiting for a better market.

The average sold price is low for this area but higher than it was this

winter.

 

 

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 - Ada 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 late 1990's. 

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  

                         July 2009

             13 For Sale, 2 Pending,  2 Sold

Quail Crest Condos Active Listings: 13

Quail Crest Condos Average Active Price - $218,331

Quail Crest Condos Average Active Price/SqFt - $ 149.22

Quail Crest Condos Average Active days on market - 104

Quail Crest Condos Sold Listings: 2

Quail Crest Condos average sold price - $212,500

Quail Crest Condos average sold price/SqFt - $ 136.63

Quail Crest Condos average days on market - 236

 

 The absorption rate for Quail Crest Condos is 19.69 months, which

means if no new listings come on the market, it will take 19.69 months

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

This is very high for the Grand Rapids Market, which means either prices

are too high for today's condo  buyers, or there is a glut of condos on

 the market.  Prices are still dropping on average sold prices, though

the average list price has risen.

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 June 2009

 

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 Ada MI Real Estate  - Westbrook Realty

Copyright 2009  All rights reserved

photo of Quail Crest Entrance by Bonnie Westbrook