Category Archives: West Michigan Real Estate

Ada Michigan Neighborhood Real Estate Market Report ~ Adatowne ~ May 2009

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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.

Ada Drive Ada Michigan

Adatowne Residential Neighborhood in Ada, Michigan

        May 2009 Real Estate Market Report

                    4  Sold, 1 Pending, 2 For Sale

Adatowne Active Listings: 2

Adatowne Average Active price – $146,250

Adatowne Active average price/SqFt – $114.10

Adatowne Active average days on market – 130

Adatowne Pending: 1

Adatowne Sold Listings: 4

Adatowne Average Sold Price – $ 138,000

Adatowne Average sold price/SqFt – $ 103.84

Adatowne Average Sold days on market – 143

MARKET SYNOPSIS:  Absorption Rate for Adatowne is 2 months,

which means it would take 2 months for the active listings to sell,

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

statistics.  The market is hot in this neighborhood. This is the lowest

absorption rate of any local Grand Rapids neighborhood that on

which we do reports.  Price per square foot is going up for both sold

and active listings. although it hasn’t recovered to levels seen in 2004-

2005.

With the new trend of consumers downsizing and the popularity of

Forest Hills Schools, the real estate market should remain strong

and viable for Adatowne homes, as long as they are in "great

condition" and priced about $100 sq ft.

 

Forest Hills Michigan Top Best Buy Homes May 2009

Forest Hills Michigan ~ Public School Update May 2009

Forest Hills Michigan Absorption Report ~ May 2009

Forest Hills Michigan Absorption Report ~ April 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 Township Neighborhood Real Estate Reports ~ Cascade Woods ~ May 2009

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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.

Leslie E Tassell Park Cascade Township MI

   Cascade Woods  Absorption Market Report  

                        May 2009

    10 Homes For Sale,  0 Pending,  3 SOLD, 6 Expired

Cascade Woods Active Listings: 10

Cascade Woods Average price – $296,500

Cascade Woods Average $/SqFt – $116.45

Cascade Woods Average days on market – 87

 

Cascade Woods Sold Listings: 3

Cascade Woods average price – $168,333

Cascade Woods average $/SqFt – $ 64.41

Cascade Woods average days on market – 91 days

 

Cascade Woods Expired Listings: 6

Cascade Woods Expired average price – $384,583

Cascade Woods Expired average $/Sq/Ft – $ 125.82

Cascade Woods Expired average days on market – 181

 

The Absorption Rate for Cascade Woods Homes is 16.6 months,

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

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

per SqFt is still almost half of the Active listings Price /SqFt.  This

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

that have sold over the last 5 months.

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

older homes in this area.  You can see that the expired listings

had their homes priced $90K over the average list price.

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

for Cascade Woods homes, the absorption rate is sobering at

16+ months.

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 Top Best Buy Homes May 2009

Forest Hills Michigan ~ Public School Update May 2009

Forest Hills Michigan Absorption Report ~ May 2009

Forest Hills Michigan Absorption Report ~ April 2009

If you would like further information about Grand Rapids or

Cascade Homes, please contact me directly.

Grand Rapids-Ada Real Estate – Westbrook Realty

Copyright 2009  All rights reserved

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

NE Grand Rapids Home Coming on Market Soon

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Looking for a great home in Forest Hills School District?

This 3 bedroom, 2 bath ranch with finished basement and large

fenced back yard is being painted and re-carpeted top to bottom.

If you would like to choose your colors and  floor covering,

give us a call.

frt elevation best sm web

Sneak preview, this home in a nice NE Grand Rapids neighborhood will

be listed soon.  Many updates, good condition.

back yard best sm web

If you would like further information about this home,

 please contact me directly at:

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

 

Grand Rapids MI Real Estate  – Westbrook Realty

Copyright 2009  All rights reserved

photos  by Bonnie Westbrook

Forest Hills Michigan Neighborhood Real Estate Market Reports ~ Forest Hills Gardens ~ May 2009

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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 going in next

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

under  construction a short distance away on Spaulding Ave.

Both of these new developments are quite close to Adacroft Commons

and Forest Hills Gardens.  Forest Hills Gardens subdivision is between

Hall Street and Ada Drive just west of the Forest Hills Central High

School complex. 

                     Forest Hills Gardens Market Report May 2009

                                      1 Sold,  3 For Sale, 1 Expired

Janpanese Maple Ada Michigan

The absorption rate for Forest Hills Gardens is 15 months, which

means if no new listings come on the market it will take 15 months

for the existing inventory of homes to sell at the current rate of sale.

 

Active Forest Hills Gardens Listings: 3

Average list price is $ 182,300

Average time on market is 77 days.

Average list cost/SqFt is $88.23

 

Forest Hills Gardens Sold Homes :1

Average Sold Price: $160,000

Average price/Sq Ft: $87.82

Average days on the market: 159 days.

 

Forest Hills Michigan Top Best Buy Homes May 2009

Forest Hills Michigan ~ Public School Update May 2009

Forest Hills Michigan Absorption Report ~ May 2009

Forest Hills Michigan Absorption Report ~ April 2009

 

If you have questions about Forest Hills or Ada homes,

please contact me directly: 1-888-240-1968 ext 0 or

terry@terrywestbrook.com

 

Grand Rapids Ada Real Estate ~ Westbrook Realty

Copyright 2008 All rights reserved

Japanese Maple photo by Bonnie Westbrook

Ada Michigan Neighborhood Real Estate Market Report ~ Catamount ~ May 2009

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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. 

Grand River Ada Michigan

                      Catamount Market Report May 2009

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

Catamount Active Listings: 4

Catamount average active price – $800,725

Catamount average active price /SqFt – $ 227.03

Catamount average days on market – 290

Catamount SOLD Listings: 2

Catamount average sold price – $ 466,000

Catamount average sold price/SqFt – $ 160.03

Catamount average sold days on market – 32

Catamount Pending Listings: 2

The Absorption Rate for Catamount Homes is 5 months, which means if

no new listings come on the market it will take 5 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 $300,000 over current

selling price.  Only 4 homes sold in the last 5 months, which means buyers

are scarce in this segment of the market.  The foreclosure nightmare has

found this neighborhood, as well as more modest homes.  These sales

reflect the bank repossessed home sales, which are distressed, even in

this market price range.  No area of the real estate market has been

spared this price degradation and it affects the average selling price.

 

Forest Hills Michigan Top Best Buy Homes May 2009

Forest Hills Michigan ~ Public School Update May 2009

Forest Hills Michigan Absorption Report ~ May 2009

Forest Hills Michigan Absorption Report ~ April 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

 

Grand Rapids MI Real Estate  – Westbrook Realty

Copyright 2009  All rights reserved

photo of the Grand River in Ada  by Bonnie Westbrook

Grand Rapids Township Michigan Real Estate Market Report ~ May 2009

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Current Absorption Rate for Grand Rapids Township homes is 9 months,

which means if no new listings come on the market, it will take 9 months

to sell the existing inventory of homes.  The average sold home price has

edged downward slightly from last month.  Spring inventory is down

compared to last month and absorption rate is nearing normal levels.

If you want your Grand Rapids Township home to sell, it must  be in

tip top condition and priced to sell. 

Meijer Gardens Entrance

There are 155 Active listings currently for sale.

The average List price is $ 309,886

Average List price $/SqFt  $142.15

85 Sold & Pending Grand Rapids Township Homes since 1-09

The average SOLD price is $ 244,109

Average Sold Price /SqFt  $115.88

High Sold Price $ 660,000

Low Sold Price  $  85,000

 

Grand Rapids Township Absorption Report March 2009

Grand Rapids Township Top Best Home Buys May 2009

 

If you have questions about Grand Rapids Township or Grand

Rapids homes, please contact me directly:

1-888-240-1968 ext 0

email: terry@terrywestbrook.com

Grand Rapids -Ada Real Estate – Westbrook Realty

Copyright 2009  All rights reserved

Photo of Frederick Meijer Gardens Entrance by Bonnie Westbrook

Forest Hills Michigan Real Estate Market Report ~ May 2009

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Forest Hills (Ada Cascade) MI Real Estate Absorption Report

Forest Hills is actually a school district in Ada Cascade MI. This market

is always active. These Grand Rapids suburban communities have

wonderful neighborhoods, some new and some older with Top Ranked

Forest Hills Public Schools, and private schools, such as Ada Christian

& St Roberts that attract  many home owners.

This report will cover the Feb 1, 2009  to May 28, 2009 real estate

market activity.

Forest Hills Eastern High school Ada Township MI

          Forest Hills MI Listings over $300,000

The absorption rate for Forest Hills MI is 15.4 months, which means if no

new listings come on the market, it will take 15.4 months to sell the existing

$ 300K+ homes at the current rate of sale.  This rate is down from last

month, sold prices are still inching downward.  Inventory is ticking up, but

sales are holding fairly steady. Your Forest Hills home has a good chance

to sell if it is in good condition and priced correctly.

$300,000+ Homes

 224 Active Forest Hills Listings

Average price of $624,021

Average price/square foot $200.57

Low price of $300,000

High price of $2,700,000.

Sold Forest Hills Listings 36

Average sold price $486,649

Average Sold price/sq ft $ 163.25

Lowest sold price $300,000

Highest sold price $1,325,000

Pending Listings 22

Forest Hills Active Listings $100,000 – $300,000

The Absorption rate for Forest Hills homes in this price range is 6.5

months, which means that if no new homes enter the market, at the

current rate of sales, it will take 6.5 months to sell all current inventory.

Forest Hills Active Listings 211

Average Active  Price $212,745

Average Active Price/SqFt $119.75

Average Active Days on the Market  108

High Active Price $300,000

Low Active Price $104,900

Sold Forest Hills Listings 80

Average Sold Price  $193,493

Average Sold Price/sq ft $98.74

Average Sold Days on the Market 101 Days

High Sold Price  $300,000

Low Sold price is $100,000

Pending Sales 49

Market Synopsis: Although the absorption rate is one of the lowest in

the area, for the under 300K homes, this market area is still seeing

some reduction in sold price and price per sq ft.  With more active listings

coming on the market in the spring, this will not help current inventory

sell faster or for more money.

 

Forest Hills MI Top Best Buy Homes ~ May 2009

Forest Hills MI Top Best Buy Homes ~ April 2009

Ada Cascade Market Report March  2009

Forest Hills Michigan Public Schools Update 2009

 

If you would like specific information about an Ada Cascade or

Forest Hills MI Homes, please contact me directly:

email: terry@terrywestbrook.com

ph. 1-888-240-1968 x 0

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Grand Rapids Ada Real Estate  ~ Westbrook Realty

Copyright 2009  All rights reserved

Photo of Forest Hills Eastern High School by Bonnie Westbrook

Lowell Michigan Real Estate Market Report ~ May 2009

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Lowell Michigan Real Estate Absorption Report ~ May 2009

Lowell Michigan is located on the Flat River just east of Grand Rapids, MI.

It has really grown in the last 20 years, in many ways. Lowell has a great

school system, a  thriving business community, a lively arts society, and

is one of the best kept secrets in Kent County.

These are the statistics for home sales in the Lowell School District.

Lowell MI Chamber of Commerce sign

Active Listings: 193 Active Listings

Average Price: $268,290

Price per Sq Ft: $133.97 (Main Floor only)

Average days on the Market: 159

PENDING: 31 homes

SOLD: 60 Sold Homes

Average Sold Price: $ 144,328

Average Sold Price Per Sq Ft: $ 87.07 (Main floor only)

Average Sold Days on the Market: 107

Expired: 83 Expired listings

These stats are figured from Jan 1, 2009 to May 28,2009

 

Absorption Rate for Lowell Listings is 10.6 months for the

current housing inventory. If no other homes enter the market, it

will take 10.6 months for the current homes to sell at the current

rate of sales. This is getting close to normal range of 6-8 months.

Lowell Homes that are priced competitively are selling.

As you can see by the statistics, the homes that have their price

per square foot under $90 are seeing the most activity. There are

quite a few foreclosure or short sale homes which are bringing

down the average sales price and square footage rates lower than

they might normally be, but both average list price and average sold

price are up from last months stats.

Some sellers have retired from the market and will try again soon,

filling an already saturated market.

They might find a better buying market, but price is still king.

Today’s buyer is looking for a well priced bargain in great condition.

 

Lowell Michigan Top Best Buys May 2009

Lowell Michigan Real Estate Market Report April 2009

Lowell Michigan Real Estate Market Report March 2009

Lowell Michigan Real Estate Market Report February 2009

Video Tour of Lowell Michigan

 

If you would like additional information about Lowell

Area Homes, please contact me through email or my web site.

Grand Rapids Ada Real Estate ~ Westbrook Realty

Copyright 2009     All rights reserved

Rockford Michigan Real Estate Market Report ~ May 2009

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Current Absorption Report ~ Rockford Michigan ~ May 2009

Current Absorption Rate for Rockford Michigan is 15 months

on average, which means if no new listings come on the market,

it will take 15 months to sell current inventory.  This is a small

decrease from last month. If you aren’t serious about selling

your Rockford home, don’t put it on the market.  If you have

to sell, it must be priced correctly and be in excellent condition

with the huge inventory available, buyers can be very picky.

Rockford Public Library Rockford MI

The under $200K market is moving faster than the over $200K.

Homes Less than $200,000 Since Jan 1, 2009 sold prices appear

to be still declining, even though 161 homes sold in

Rockford Public School District last month.

The over $200K market is rising in homes inventory but average

price per square foot seems to be stabilizing at $130/SqFt

.

258 Active Rockford MI Listings under $200,000

Sold Rockford Homes: 84

Pending Rockford Homes: 45

Average sold price  $ 132,396

High Sold price $196,330

Low Sold price  $40,000

Average Sold Price/SqFt  $88.36

 

Over $ 200,000 Rockford MI Homes

232 Active Rockford MI Listings

Sold Rockford Homes  27

Pending Rockford Homes 5

Average Rockford List Price:  $ 353,298

Average Rockford Sold Price: $ 308,656

Average Sold Price/SqFt  $ 130.00

High Sold Price $ 585,000

Low Sold Price  $200,000

Inventories have increased with the spring market and sales are

starting to take off in Rockford over the last month.  The absorption

rate is 15  months, at least 6–9 months longer than a normal market .

It is imperative that you have your home in  great condition and priced

correctly. Over-priced homes will not sell in this buyer’s market.

 

If you have any questions about a Rockford or

Grand Rapids MI homes, please contact me directly:

1-888-240-1968 ext 0

email: terry@terrywestbrook.com

 

Rockford Michigan Absorption Report ~ April 2009

Rockford Michigan Absorption Report ~ Feb 2009

Rockford Michigan Absorption Report ~ January 2009

Rockford Michigan Top Best Home Buys ~ April 2009

 

Grand Rapids -Ada Real Estate – Westbrook Realty

Copyright 2009  All rights reserved

Photo of Rockford Public Library – Downtown Rockford by Bonnie Westbrook

Caledonia Michigan Real Estate Market Report ~ May 2009

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Current Caledonia MI Absorption Report

Absorption rate for Caledonia MI Market is  currently 24 months,

which means if no other homes come on the market, it will take

24 months for the current inventory to sell at the current

sales rate.  This stat is over double from last month.

Ruehs Park Caledonia Michigan

There are 164 current active listings, from $39,000 to $1,284,900 in

Caledonia MI.

The current average Caledonia home listed price is much higher

[about $328,384] than the average sold price [$139,456].

19 Pending Home Sales, and 17 Sold Homes since Jan 1, 2009.

The average sold price/Square foot is $ 79.51

Sold High $270,000   Sold Low – $34,000

There are 6 homes over a million dollars listed, so this skews the

figures somewhat in the upper brackets.

However,  the upper end of the Caledonia market is much slower

to sell (4 sales over $200K) than the lower end (under $200K) is selling.

Sold price per square foot continues to slide downward, overall. There are

some excellent buys in Caledonia, don’t wait until they are gone.

 

Caledonia April 2009 Real Estate Market Report

Caledonia March 2009 Real Estate Market Report

Caledonia December 2008 Absorption Report

Caledonia Michigan Video Tour

 

If you have any questions about Caledonia or Grand Rapids MI

homes,please contact me directly through my web site.

Grand Rapids  Ada Real Estate  ~ Westbrook Realty

Copyright  2009 All rights Reserved

Photo of Ruehs Park Caledonia Michigan by Bonnie Westbrook