Forest Hills Michigan Absorption Report ~ Cascade Woods ~ March 2009

Posted on March 25, 2009 by Terry & Bonnie

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

March 2009

8 Homes For Sale, 0 Pending, 4 SOLD, 12 Expired

Cascade Woods Active Listings: 8

Cascade Woods Active average price – $285,025

Cascade Woods Active average $/SqFt – $112.48

Cascade Woods Active average days on market – 119

Cascade Woods Sold Listings: 4

Cascade Woods average sold price – $142,500

Cascade Woods average sold $/SqFt – $ 61.80

Cascade Woods average sold days on market – 80 days

Cascade Woods Expired Listings: 12

Cascade Woods Expired average price – $386,650

Cascade Woods Expired average $/Sq/Ft – $ 135.77

Cascade Woods Expired average days on market – 187

The Absorption Rate for Cascade Woods Homes is 4 months,

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

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

per SqFt is half of the Active listings Price /SqFt. It could reflect

foreclosures and homes in poor condition that have sold over

the last 7 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 $100K over the average list price.

Will the spring market see an uptick in prices paid for Cascade

Woods homes?

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

painting, new kitchens & baths, 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.

Cascade Woods December 2008 Market Report

If you would like further information about Grand Rapids or

Cascade Homes, please contact me directly.

Grand Rapids -Ada Real Estate – Five Star Real Estate

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

Forest Hills MI ~ Watermark Residences Absorption Report Feb 2009

Posted on February 19, 2009 by Terry & Bonnie

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 a friendly group of players. We have an excellent grounds staff and a great pro shop staff.

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

February 2009 Real Estate Market Report

For Sale: 7

There are 7 active Watermark Homes currently on the market.

The average Watermark Homes current active price is $ 809,743.

The average Watermark Homes current price per sq ft is $ 240.39.

The average days on the market for active Watermark Homes is 125.

The high price is $ 2,700,000 and the low price is $ 179,800.

Sold: 7

There have been 7 Watermark Sold Homes since May 1, 2008.

The average Watermark Sold Homes price is $ 491,714.

The average Watermark Sold Homes price per sq ft is $193.81.

The average days on the market for Watermark Sold Homes is 71.

Pending: 0

Expired: 18

At the current rate of sales, we have a 9.35 month supply of homes on

the market at the Watermark Residences.

If you would like further information about Watermark,

Cascade or Forest Hills Homes, please contact me directly.

Watermark Residences December 2008 Market Report

Watermark Residences November 2007 Market Report

Watermark Residences October 2008 Market Report

Watermark Residences September 2008 Market Report

Watermark Residences August 2008 Market Report

Watermark Country Club ~ Pool Time

Grand Rapids – Ada Real Estate – Five Star Real Estate

photo of Watermark Residences Entrance by Bonnie Westbrook

Cascade Michigan Walk Out Ranch for Sale ~ Video tour

Posted on February 9, 2009 by Terry & Bonnie

Video Tour of Custom Built Walk Out Ranch with Nature Views

3 Bedroom, 2.5 Bath Home, 3376 finished square feet

#729286 Multiple Listing Service Grand Rapids Assoc of Realtors

[youtube=http://www.youtube.com/watch?v=kfQT6bnuDd0&hl=en&fs=1]

Check out the many custom details on this home listed on our Grand Rapids

Real Estate Web Site,

Contact Terry Westbrook 1-888-240-1968 ext 0 for more details.

See our other Youtube video tours

Grand Rapids Ada Real Estate ~ Five Star Real Estate

Grand Rapids MI Absorption Report ~ Quail Crest Condos ~ Jan 2009

Posted on February 2, 2009 by Terry & Bonnie

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 Condos Entrance Cascade MI

Quail Crest Condominiums Real Estate Market Report

January 2009

3 Sold, 8 For Sale, 2 Pending, 5 Expired

Quail Crest Condos Active Listings: 8

Quail Crest Condos Average Active Price – $191,000

Quail Crest Condos Average Active Price/SqFt – $ 136.61

Quail Crest Condos Average Active days on market – 157

Quail Crest Condos Sold Listings: 3

Quail Crest Condos average sold price – $274,167

Quail Crest Condos average sold price/SqFt – $ 167.48

Quail Crest Condos average days on market – 89

Quail Crest Condos Expired Listings: 5

Quail Crest Condos average expired price – $202,160

Quail Crest Condos average price/SqFt – $ 147.35

Quail Crest Condos average days on market – 146

The absorption rate for Quail Crest Condos is 20 months, which

means if no new listings come on the market, it will take 20 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 buyer, or there is a glut of condos on the market.

Quail Crest Condos Dec 2008 Market Report

Quail Crest Condos Oct Market Report

Quail Crest Condos Sept Market Report

Quail Crest Condos July 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 Ada MI Real Estate – Five Star Real Estate

photo of Quail Crest Entrance by Bonnie Westbrook

Grand Rapids MI Absorption Report ~ Centennial Park Condos ~ Jan 2009

Posted on February 2, 2009 by Terry & Bonnie

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

January 2009

13 For Sale, 0 Pending, 6 SOLD, 13 Expired

Centennial Condos Active Listings: 13

Centennial Condos Active Average Price – $265,385

Centennial Condos Active average $/SqFt – $ 135.19

Centennial Condos Active average days on market – 121

Centennial Condos Sold Listings: 6

Centennial Condos Sold average price – $ 117,342

Centennial Condos Sold average $/SqFt – $ 79.07

Centennial Condos Sold average days on market – 69

Centennial Condos Expired Listings: 13

Centennial Condos Expired average price – $ 240,115

Centennial Condos Expired average $/SqFt – $ 143.98

Centennial Condos Expired average days on market – 160

The Absorption Rate for Centennial Park Condos is 19.5 months,

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

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

of sales. This is a high number for Grand Rapids, which reflects the

weak market for condos, over priced listings, or a combination

of both, which I believe is the case. [Note the disconnect between

the Expired price/SqFt and Sold price/SqFt].

Centennial Park Condos Market Report Dec 2008

Centennial Park Condos Market Report Oct 2008

Centennial Park Condos Market Report Sept 2008

Centennial Park Condos Market Report August 2008

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

Grand Rapids – Ada Real Estate – Five Star Real Estate

photo of Golf Equipment by Bonnie Westbrook

Kent County "BEST HIGH SCHOOLS ~ 2009"

Posted on January 24, 2009 by Terry & Bonnie

The U.S. News and World Report has published their annual survey of the

best public high schools across the country.

These top open enrollment schools were placed into gold, silver,

bronze, and honorable mention categories.

Six public schools in Kent County were mentioned. Two Grand Rapids

inner city schools and 4 Grand Rapids suburban schools were named

in Best High Schools Kent County 2009.

City Middle/ High School, East Grand Rapids High School, Forest Hills

Central High School, Lee High School, Lowell High School, and Ottawa

Montessori School all received Silver or Bronze awards.

Schools are an important consideration when buying and

selling a home. Public schools in the Grand Rapids area

are some of the best in the country.

Grand Rapids Ada MI Real Estate ~ Five Star Realty

Photo of Forest Hills Central High School by Bonnie Westbrook

Hidden Hills ~ Cascade Township MI Absorption Report ~ January 2009

Posted on January 22, 2009 by Terry & Bonnie

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

Residential Real Estate Market Report

~ January 2009 ~

9 For Sale, 6 SOLD, 2 Expired

Hidden Hills Active Listings

Hidden Hills Average Active Price: $ 278,244

Hidden Hills Average Active Price Per Sq Ft: $ 114.64

Hidden Hills Active Average Days on Market: 121

Hidden Hills Sold Homes

Hidden Hills Average SOLD Price: $ 223,667

Hidden Hills Average SOLD Price Per Sq Ft: $ 104.00

Hidden Hills Average SOLD Days on the Market: 65

Hidden Hills Expired Homes

Hidden Hills Average Expired Price: $ 291,900

Hidden Hills Average Expired Price Per Sq Ft: $104.50

Hidden Hills Average Expired Days on the Market: 183

The current absorption rate is 13.5, which means we have a 13.5

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

enter the market and homes sell at the rate for the past 9 months.

MARKET SYNOPSIS: Hidden Hills average SOLD home price has

dropped about $46K and about $12 /SqFt in the last 9 months.

Time on the market has increased and will probably continue to do so

for the winter months. No new homes have come on the market and

many of the over priced homes in Hidden Hills have decided to not sell

in this market. Price and condition are the two items buyers will

compare. You can’t get top price if your condition is vintage 1980’s.

Today’s buyers have too many choices to settle.

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

Hidden Hills Market Report July 2008

Hidden Hills Market Report June 2008

Hidden Hills Market Report Oct 2008

Hidden Hills Market Report Nov 2008

If you would like further information about Cascade Homes or

Forest Hills homes, please contact me directly.

Grand Rapids – Ada Real Estate – Five Star Real Estate

photo of Fall Crab Apple Tree by Bonnie Westbrook

Grand Rapids MI Real Estate Market Report ~ Tamarron Estates ~ January 2009

Posted on January 20, 2009 by Terry & Bonnie

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

January 2009 Market Report

5 Sold, 3 For Sale, 11 Expired

Tamarron Active Listings: 3

Tamarron Average Active Price – $ 361,300

Tamarron Average Active Price/SqFt – $ 107.93

Tamarron Average Active Days on Market – 153

Tamarron SOLD Listings: 5

Tamarron Average Sold Price – $ 339,480

Tamarron Average Active Price/SqFt – $ 98.11

Tamarron Average Sold Days on Market – 63

Tamarron Expired Listings: 11

Tamarron Average Expired Price – $ 388,891

Tamarron Average Expired Price/SqFt – $ 129.65

Tamarron Average Expired Days on Market – 137

At the current selling rate, we have a 4.2 month supply of homes on the

market in Tamarron in Cascade Township.

MARKET SYNOPSIS: Tamarron homes are selling but not at the prices that

some sellers would like to see. Today’s market is accepting homes under

$100.00 a sq ft. This is a price reduction for this area. As you can see,

the remaining sellers think their homes will sell at $ 107 a sq ft. This isn’t

happening.

The expired listings are even further out of sync at $ 129 a sq ft. If you have to

sell your Tamarron Estates home now, the market place is telling you that

you need to be at $ 100 a sq ft or less to see your home sell.

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.

Tamarron Estates Market Report August 2008

Forest Hills Market Report Sept 2008

Tamarron Estates Market Report Oct 2008

Ada Cascade Market Report Nov 2008

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

Home, please contact me directly.

Photo of Leslie Tassell Park by Bonnie Westbrook

Grand Rapids MI Absorption Report Dec 2008 ~ Cascade Woods

Posted on December 29, 2008 by Terry & Bonnie