Cascade Township Michigan ~ Real Estate Market Report ~ June 2009

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

Cascade Units sold July 2009

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

Cascade Units Sold July 2009

Active Listings in Cascade as of July 1, 2009 (Not all homes may be shown

due to map scale)

cascade homes for sale July 2009

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.

Top Best Buy Homes in Forest Hills, Michigan ~ July 2009

We have gathered a list of the Top Best Forest Hills Houses

( Ada-Cascade) to buy, based on price per square foot.

Please note: This list can change daily as some homes sell,

prices are adjusted and other homes come on the market.

The homes listed below are probably dated and would need

updating with new carpeting, paint, and kitchen- bath redos

at a minimum to bring them to current market standards.

They might need major repair work done, such as new roofs

& mechanicals.

Check back often or just subscribe to our blog to get

up-to-date local real estate information that you want to know.

top best buys in forest hills mi homes for sale

The total square footage is noted here, although only the

main floors are used to figure price per square foot, not the

basement, even if finished.

The list this month is 18 properties, up from last month.

The lowest price/Sq Ft for homes range from $43 to $74.89

here in Forest Hills.

The lowest list price is $39,900 and the highest list price is

$221,988 for July 2009 homes in Forest Hills School District.

This list could include properties in Ada Township, Cascade

Township, Grand Rapids Township, Lowell Township, and the

city of Kentwood.

Some of these homes may be bank owned foreclosures and

not habitable as is or available for a mortgage in present condition

The Top Forest Hills Homes to Buy by Price per Square Foot:

5610 Ada Dr SE                 $153,000     2437 SqFt   $62.78/SqFt

2635 Chatham Woods      $ 49,900       817 Sq Ft  $61.08/SqFt

2653 Chatham Woods      $ 39,900        907 Sq Ft  $43.00/SqFt

2031 Rowland  #8            $ 97,000     1550 SqFt    $62.58/SqFt

6375 Wainscot Dr SE        $ 84,900     1633 Sq Ft   $69.36/SqFt

 

383 Pettis Ave SE           $ 94,900    2040 Sq Ft   $46.52/SqFt

1417 Grand River Dr       $ 89,900    1248 Sq Ft   $72.04/SqFt

5505 Whitneyville SE      $ 97,500   1536 Sq Ft   $63.48/SqFt 

6250 Architrave St          $ 90,000    1814 Sq Ft   $66.36/SqFt

6600 Cascade Rd           $ 94,900    1788 SqFt   $53.08/SqFt 

 

8195 45th St SE              $124,500     2193 SqFt   $56.77/SqFt

6461 Cascade Rd SE       $139,900    2023 SqFt   $69.15/SqFt

3703 Burton St SE          $ 66,000       912 Sq Ft    $72.37/SqFt

3012 Jeanlin Dr SE          $134,900  2548 Sq Ft    $52.94 /SqFt

6948 Maplecrest Dr         $155,000   3200 Sq Ft   $57.84/SqFt

 

7569 Woodvale St SE       $143,900   2238 Sq Ft   $60.28/SqFt

4271 Woodside Oaks Ct    $221,988  3453 Sq Ft   $64.29/SqFt

3206 Oak Hollow Dr SE     $187,900   2509 Sq Ft   $74.89/Sq/Ft

 

Forest Hills MI Top Best Buy Homes ~ June 2009

Forest Hills Market Report May 2009

Forest Hills Michigan Public Schools Update 2009

 

If you would like to see a particular Top Best Buys Forest Hills

Home, please contact us at 1-888-240-1968 ext 0 or email us at:

terry@terrywestbrook.com

Grand Rapids Ada Real Estate ~ Westbrook Realty

Copyright 2009 All rights reserved

Grand Rapids Michigan Real Estate Market Report ~ Quail Crest Condos ~ July 2009

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 

                         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

Forest Hills Michigan Real Estate Market Report ~ June 2009

Forest Hills (Ada Cascade) MI Real Estate Absorption Report

Forest Hills is actually a school district in AdaCascade 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 June 30, 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 19.22 months, which means if no

new listings come on the market, it will take 19.22 months to sell the existing

$ 300K+ homes at the current rate of sale.  This rate is up 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

237 Active Forest Hills Listings

Average price of $611,882

Average price/square foot $198.88

Low price of $300,000

High price of $2,700,000.

Sold Forest Hills Listings 53

Average sold price $475,835

Average Sold price/sq ft $ 161.96

Lowest sold price $300,000

Highest sold price $1,325,000

Pending Listings 21

Forest Hills Active Listings $74,000 – $300,000

The Absorption rate for Forest Hills homes in this price range is 7.3

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

current rate of sales, it will take 7.3 months to sell all current inventory.

This is up slightly from last month, but still within normal range.

 

Forest Hills Active Listings 219

Average Active  Price $207,556

Average Active Price/SqFt $117.88

Average Active Days on the Market  113

High Active Price $300,000

Low Active Price $74,900

Sold Forest Hills Listings 127

Average Sold Price  $189,179

Average Sold Price/sq ft $97.44

Average Sold Days on the Market 97 Days

High Sold Price  $300,000

Low Sold price is $53,000

Pending Sales 52

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 slight reduction in average sold price and price per sq ft.  With

more active listings coming on the market this summer, this will not

help current inventory sell faster or for more money.

 

Forest Hills MI Top Best Buy Homes ~ June 2009

 Forest Hills Market Report May 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

Grand Rapids Ada Real Estate  ~ Westbrook Realty

Copyright 2009  All rights reserved

Photo of Forest Hills Eastern High School by Bonnie Westbrook

Forest Hills Michigan Neighborhood Real Estate Market Reports ~ May 2009 ~ Tamarron Estates

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.

Leslie E Tassell Park Cascade MI

                     Tamarron Residential Real Estate 

                       May 2009 Market Report

                      2 Sold,  5 For Sale, 4 Expired

Tamarron Active Listings: 5

Tamarron Average Active Price – $ 571,680

Tamarron Average Active Price/SqFt – $ 162.20

Tamarron Average Active Days on Market – 67

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: 4

Tamarron Average Expired Price – $ 518,725

Tamarron Average Expired Price/SqFt – $ 135.09

Tamarron Average Expired Days on Market – 167

 

At the current selling rate, we have a 12.5 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 $ 160/sq ft.

Expired listings weren’t selling at $ 135/SqFt.  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 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.

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

 

Grand Rapids -Ada Real Estate Westbrook Realty

Copyright 2009 All rights reserved

Photo of Leslie Tassell Park by Bonnie Westbrook

Forest Hills Michigan Neighborhood Real Estate Market Reports ~ May 2009 ~ Adacroft Commons

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

                   May  2009 Market Report

                  2 Sold, 1 For Sale, 0 Expired

Adacroft Commons Entrance Ada MI 49301

Adacroft Commons Active Listings: 1

Adacroft Commons Active Price – $189,900

Adacroft Commons Active Price/SqFt – $94.38

Adacroft Commons Active Days on Market -12

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 is only one current home for sale in Adacroft Commons

listed on the local MLS board.  This is an extremely 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 close to the list price, although average $/SqFt has

decreased slightly since 2008. 

 

 

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 EstateWestbrook Realty

Copyright 2009 All rights reserved

Adacroft Commons Entrance Photo by Bonnie Westbrook

Forest Hills Michigan Neighborhood Real Estate Market Report ~ Clements Mill ~ May 2009

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 over

abundance of houses for sale in a soft resale market.

                Clements Mill  Market Report

                          May 2009

          6  Sold,  5 For Sale, 3 Expired

bike trail on Ada Dr ada mi

Clements Mill Active Listings: 5

Average Active Price: $262,900

Average Active Price/SqFt: $138.42

Average Active Days on Market: 113

Clements Mill Sold Listings: 6

Average Sold Price: $221,950

Average Sold Price/SqFt: $101.43

Average Days on Market: 89

Clements Mill Expired Listings: 3

 

Absorption Rate for Clements Mill homes is averaging

4 months, which is a low rate for Grand Rapids.  List prices

are about $40K above sold prices, which could be why

days on the market are high for active listings.

 

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

 

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

 

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 1-888-240-1968 x 0

 

Grand Rapids Ada MI  Real Estate Westbrook Realty

Copyright 2009  All rights reserved

Ada Drive Walking Trail Photo by Bonnie Westbrook

Cascade Michigan Neighborhood Real Estate Market Report ~ Hidden Hills ~ May 2009

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.

Tassell Pak Path 3

                          Hidden Hills, Cascade Township

                     Neighborhood Real Estate Market Report

                                 May 2009

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

Hidden Hills Active Listings 8

Hidden Hills Average Active Price: $ 283,688

Hidden Hills Average Active Price Per Sq Ft: $ 117.56

Hidden Hills Active Average Days on Market: 82

 

Hidden Hills Sold Homes 7

Hidden Hills Average SOLD Price: $ 174,673

Hidden Hills Average SOLD Price Per Sq Ft: $ 89.83

Hidden Hills Average SOLD Days on the Market: 148

 

Hidden Hills Pending Homes: 3

Hidden Hills Expired Homes: 4

Hidden Hills Average Expired Price: $ 303,675

Hidden Hills Average Expired Price Per Sq Ft: $117.79

Hidden Hills Average Expired Days on the Market: 149

 

The current absorption rate is  4 months, which means we have

a 4 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

dropped  about $120K and about $30 /SqFt in the last 14 months.

Time on the market has decreased slightly and we have 10 homes

sold since the first of the year.  Prices selling way below 2004 prices

is sobering news for Hidden Hills sellers but solid homes available at

bargain prices for buyers who want the Forest Hills School District.

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

Today’s buyers have too many choices to settle for outdated homes.

 

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 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 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 Township Michigan Neighborhood Absorption Report ~ Caravelle Village ~ May 2009

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.

Leslie E Tassell Park

           Caravelle Village Residential Real Estate

                       May 2009 Market Report


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

Caravelle Village Active Listings: 4

Caravelle Village Average Active Price – $ 177,425

Caravelle Village Average Active Price/Sq Ft – $ 129.79

Caravelle Village Average Days on the Market – 204

 

Caravelle Village SOLD Listings: 1

Caravelle Village Average Sold Price – $ 175,000

Caravelle Village Average Sold price/SqFt – $ 128.39

Caravelle Village Average Sold Days on the Market – 34

 

Caravelle Village Pending Listings: 1

Caravelle Village Expired Listings: 1

 

At the current rate of sales, we have a 20 month supply of homes in

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

 

MARKET SYNOPSIS: Only one home has sold in Caravelle Village since

January of this year.  The average listed price has dropped about $10K

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.

 

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

 

Grand Rapids -Ada Real EstateWestbrook Realty

Copyright 2009  All rights reserved

photo of Cascade Town Hall Gardens by Bonnie Westbrook

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

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