You are currently browsing the monthly archive for December 2008.

Adacroft Commons is a popular home market in Ada for the

Grand Rapids area. 

Part of the appeal is the proximity of Forest Hills Central  5/6 School,

 Middle School, High School, St Roberts School & Ada Christian

School, which are  within walking distance. Adacroft Commons is also

close to the village of Ada and Forest Hills shopping.  It is an established

subdivision, being started in the early 1970’sby E. L. Ladd Builders of

Ada, at the same time they were buildingin Adatowne.  Adacroft

Commons homes were required to have atwo stall attached garage and

a family room, while Adatowne homes did not.  There is designated

common land in thedevelopment that remains heavily wooded and in a

natural state,as in its adjacent neighborhood, Ada Woods. I have held

many open houses in these plats when they were new and sold many of

the homes as new construction – to be built.  We personally purchased a

spec home here  in 1976 and livedin Adacroft for 5 years before we  built

 our dream home on 6 acres(also in Ada Township).

If you doubt the  power of your home as an investment, a 4 bedroom 2

 story home (about 1750 sq ft) sold for $ 39,900  in Adacroft Commons

 in 1970.           

                                   Adacroft Commons Real Estate           

                                 December 2008 Market Report

                      8 Sold, 0 For Sale, 1 Pending, 10 Expired
Adacroft Commons entrance
Adacroft Commons Active Listings: 0
Adacroft Commons Active Price – $0
Adacroft Commons Active Price/SqFt – $0
Adacroft Commons Active Days on Market 0
 Adacroft Commons SOLD Listings: 8
Adacroft Commons average sold price – $ 165,625
Adacroft Commons average sold price/SqFt – $96.99
Adacroft Commons average sold days on market -77
 Adacroft Commons Expired Listings: 10
Adacroft Commons average expired price – $ 186,410
Adacroft Commons average expired price/SqFt – $ 134.36
Adacroft Commons average days on market – 110 
There are no current homes 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 the
$20,000 disconnect between sellers and buyers, or $37 /SqFt.
difference on the main floor.  If you would like to sell in this market,
you have tobe priced at the current market price, not 2004
prices,  IF you want to sell your home. 
If you have detailed questions or just need general info 

about Grand Rapids or Ada Homes, please contact me.

 

Grand Rapids Ada MI Real Estate Five Star Real Estate

Copyright 2008 All rights reserved

Adacroft Entrance on Ada Drive Photo by Bonnie Westbrook

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.

golf hat, putter, balls

                          Centennial Park Meadows Condos 

                             Real Estate Market Report

                                    December 2008

               16 For Sale,  0 Pending,  5 SOLD, 9 Expired

 

Centennial Condos Active Listings: 16

Centennial Condos Active Average Price $248.569

Centennial Condos Active average $/SqFt – $ 132.68

Centennial Condos Active average days on market 129

 

Centennial Condos Sold Listings: 5

Centennial Condos Sold average price – $ 102,810

Centennial Condos Sold average $/SqFt – $ 72.45

Centennial Condos Sold average days on market – 48

 

Centennial Condos Expired Listings: 9

Centennial Condos Expired average price – $ 249,844

Centennial Condos Expired average $/SqFt – $ 152.26

Centennial Condos Expired average days on market – 144

 

The Absorption Rate for Centennial Park Condos is 38.4 months,

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

38.4 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.

 

Centennial Park Condos Market Report Oct 2008

Centennial Park Condos Market Report Sept 2008

Centennial Park Condos Market Report August 2008

Centennial Park Condos Market Report July 2008

Centennial Park Condos Market Report June 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

contact us.

Grand Rapids – Ada Real Estate – Five Star Real Estate

Copyright 2008  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 Condos Sign

  Quail Crest Condominiums Real Estate  Market Report 

                                  December  2008

                 3 Sold,  10 For Sale, 5 Expired

Quail Crest Condos Active Listings: 10

Quail Crest Condos Average Active Price – $154,125

Quail Crest Condos Average Active Price/SqFt – $ 109.11

Quail Crest Condos Average Active days on market 137

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 40 months, which

means if no new listings come on the market, it will take 40 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 Oct Market Report

Quail Crest Condos Sept Market Report

Quail Crest Condos July Market Report

Quail Crest Condos June 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 

Copyright 2008  All rights reserved

photo of Quail Crest Entrance by Bonnie Westbrook

  Forest Hills Gardens Residential Real Estate

              Dec 2008 Market Report

           4 Sold, 0 Pending, 1 For Sale

Ada Fall Japanese Maple


The absorption rate for Forest Hills Gardens is 3 months, which

means if no new listings come on the market it will take 3 months

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

This is a fabulous rate in this market and the one home for sale

reflects the stability and desirability of the neighborhood.

Active Listings: 1

Average price is $ 164,900.

Average time on market is 76 days.

Average cost/SqFt is $90.50

The average price for Forest Hills Gardens sold homes is $162,475.

The average price/sqft for Forest Hills Gardens sold

homes is $ 96.47.

The average days on the market for Forest Hills Gardens sold

homes is 20 days. 

 

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.

 

If you have questions about Forest Hills or Ada homes,or

if you would like this market report emailed to your inbox,

please contact me directly. 

 

Grand Rapids Ada Real Estate ~ Five Star Real Estate LLC 

Copyright 2008 All rights reserved

Japanese Maple photo by Bonnie Westbrook

Ada Moorings is located off Grand River Drive, just east of Ada

and close to Ada Township Park. A recent development by

Eastbrook Builders, these quality built homes are in Forest

Hills Public School District.  Close to the village of Ada and not

far from the village of Cascade,this subdivision is near 28th

Street shopping, the Thornapple and the Grand Rivers.

 Ada Ml Grand River downstream

         Ada Moorings Market Report October 2008

            7 For Sale,  9 Sold, 1 Expired

 

Ada Moorings Active Listings: 7

Ada Moorings average active price – $248,486

Ada Moorings average active price /SqFt – $ 126.50

Ada Moorings average days on market – 115

 

Ada Moorings SOLD Listings: 9

Ada Moorings average sold price $ 243,322

Ada Moorings average sold price/SqFt – $ 125.69

Ada Moorings average sold days on market – 88

 

The Absorption Rate for Ada Moorings Homes is 9.3

months, which means if no new listings come on the

market it will take 9.3 months for the existing homes

to sell at the current rate of sales.

The average list price has dropped $20,000 in the last

quarter of the year, which means sellers are much closer

to the actual market price than they were before. 

The average sale price has dropped about $4000. 

 

Ada Moorings Market Report Oct 2008 

Ada Moorings Market Report Sept 2008

Ada Moorings Market Report Aug 2008

Ada Moorings Market Report July 2008

Ada Moorings Market Report June 2008

 

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

Grand Rapids Home, please contact me directly. 

Grand Rapids MI Real Estate  – Five Star Real Estate

Copyright 2008  All rights reserved

photo of the Grand River in Ada  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.

Leslie E Tassell Park from the Bridge

   Cascade Woods  Absorption Market Report  

                        December 2008

    9 Homes For Sale,  1 Pending,  11 SOLD, 24 Expired

 

Cascade Woods Active Listings: 9

Cascade Woods Active average price – $327,056

Cascade Woods Active average $/SqFt – $110.20

Cascade Woods Active average days on market – 92

 

Cascade Woods Sold Listings: 11

Cascade Woods average sold price – $249,073

Cascade Woods average sold $/SqFt – $ 110.37

Cascade Woods average sold days on market – 106 days

 

Cascade Woods Expired Listings: 24

Cascade Woods Expired average price – $290,591

Cascade Woods Expired average $/Sq/Ft – $ 122.50

Cascade Woods Expired average days on market – 178

 

The absorption Rate for Cascade Woods Homes is 10.8 months,

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

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

per SqFt and the Active listings Price /SqFt seem to be aligned. It could

be home condition which is slowing the sales in this area of older 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.

 

Cascade Woods October 2008 Market Report 

Cascade Woods September 2008 Market Report

Cascade Woods August 2008 Market Report

Cascade Woods July 2008 Market Report

Cascade Woods June 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 

Copyright 2008  All rights reserved

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

Ada Woods is an established development of homes in Ada, Michigan,

just west of Ada and south of Fulton Street (M46).  Ada Woods started

out as an E.L. Ladd development, but towards the end of the project

many lots were sold to other builders and completed by individual owners.

  The dates of building range from 1980’s to 2005.  Most of the homes 

have more square footage and more amenities than Adacroft Commons,

its  adjacent neighborhood.  As with Adacroft Commons, there is designated

common land in the development that remains heavily wooded and in a

natural state.   This development is in the Forest Hills School System and

close to several private schools.    

     Ada Woods Real Estate  Absorption Report

                 December 2008

       6 Sold, 4 For Sale, 8 Expired

Ada village Headley St Fall photos

Ada Woods Active Listings: 4

Ada Woods Average Active Price – $ 332,425

Ada Woods Average Active Price/SqFt – $132.53

Ada Woods Average Days on Market – 149

Ada Woods SOLD Listings: 6

Ada Woods Average Sold Price -$ 313,567

Ada Woods Average Sold Price/SqFt – $121.37

Ada Woods Average Sold Days on Market – 119

Ada Woods Expired Listings: 8

Ada Woods Average Expired Price – $ 300,900

Ada Woods Average Expired Price/SqFt – $ 132.48 

Ada Woods Average Expired Days on Market – 158

  

MARKET SYNOPSIS: As you can see by the numbers, average sold

price has lowered about $ 27,000. The average asking price has lowered

a tiny bit, but not enough to get buyers off the fence. The expired number

is up which tells me that some sellers have given up trying to get their

asking price. 

If you don’t have your Ada Woods home priced about $ 120.00 a sq ft,

you will be waiting for a stronger sellers market to sell your home.

 

Ada Woods Market Report June 2008

Ada Woods Market Report July 2008

Ada Woods Market Report August 2008

Ada Woods Market Report Sept 2008

Ada Woods Market Report Oct 2008

Ada Woods Market Report Nov 2008

 

If you have any questions about Grand Rapids or Ada Homes,

please contact me directly.

Grand Rapids Ada MI Real Estate – Five Star Real Estate

Copyright 2008  All Rights Reserved

Headley St in Ada Mi photo by Bonnie Westbrook

The East Village subdivision off  Ada Drive in Ada Township is a fairly

new development. The new housing construction started in 2005 and

is still continuing to date. You can buy a resale home or a new home

in this centrally located housing development.  Near both public and

private schools, East Village is also close to  Forest Hills and 28th

Street shopping areas. The Ada Bike or Walking Trail also connects

this area on Ada Drive with the village of Ada, Grand Rapids, and the

village of Cascade.

East Village is also close by the expressway for easy access to many

different parts of our greater Grand Rapids area.  Large,

executive style homes with many amenities and extras are the rule in

this neighborhood. If you would like to start with a brand new house,

this may be the place for you to call home.

Ada bike trail Ada Dr

Real Estate Market Report East Village January 2009

For Sale: 7

East Village Homes average list price: $ 456,943

East Village average price/sqft (main floor): $ 166.49

East Village average days on the market: 29 days

 

Sold: 10

East Village SOLD homes average price: $ 464,900.

East Village SOLD homes average price/sqft: $161.71.

East Village SOLD homes average days on market: 86 days

 

Expired: 9

East Village expired homes average price: $441,933

East Village expired homes average price/sqft: $167.66

 

East Village Homes are selling, if priced correctly.  Buyers are

paying about $160/SqFt on the main floors.

The absorption rate for East Village is 8.4 months, which means

if no new homes enter the marketplace, it will take 8.4 months

for the current home inventory to sell. If you don’t need to sell

your East Village home now, I would recommend you take it

off the market. Overpriced homes are not selling.

 

East Village Market Report December 2008

Forest Hills Market Report November 2008

 

 

If you would like further information about East Village, Ada, or

Grand Rapids Homes, please contact me directly.

 

Grand Rapids Ada Real Estate  – Five Star Real Estate

Copyright 2008  All rights reserved

photo of Ada Bike Trail  by Bonnie Westbrook

The Residences at Watermark are located on Watermark Golf

Course  just south of Cascade Road.   If you don’t like golf, 

get defensive when a stray golf ball rolls into your “yard” you

probably would be better off not buying a home or condo

at Watermark. Of course you would be missing out on the

best golf course in Grand Rapids (no prejudice  here, just 

the facts, folks)

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 Entrance

Watermark Residences Entrance

                                        Watermark Residences

                         December  2008 Real Estate Market Report

For Sale:

There are 8 active Watermark Homes  currently on the market.

The average Watermark Homes current active price is $ 777,888.

The average Watermark Homes current price per sq ft is $ 230.96.

The average days on the market for active Watermark Homes is 84.

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

Sold:

There have been 6 Watermark Sold Homes this year.

The average Watermark Sold Homes price is $ 500,333. 

The average Watermark Sold Homes price per sq ft is $191.68.

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

Pending: 1

 

At the current rate of sales, we have a 13.6 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 October 2008 Market Report

Watermark Residences September 2008 Market Report

Watermark Residences August 2008 Market Report

Watermark Residences July 2008 Market Report

Watermark Residences June 2008 Market Report

Watermark Country Club ~ Pool Time

 

Grand Rapids – Ada Real Estate  – Five Star Real Estate

Copyright 2008  All rights reserved

photo of Watermark Residences Entrance by Bonnie Westbrook

fhcentral-entrance.jpg

Forest Hills Central HS Entrance

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 

                      December 2008 Market Report

                      5 Sold,  7 For Sale, 7 Expired

 

Tamarron Active Listings: 7

Tamarron Average Active Price – $ 500,329

Tamarron Average Active Price/SqFt – $ 137.25

Tamarron Average Active Days on Market – 138

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: 7

Tamarron Average Expired Price – $ 265,629

Tamarron Average Expired Price/SqFt – $ 112.74

Tamarron Average Expired Days on Market – 124

 

234 homes have sold in Cascade Township in 2008

Average home selling price is $306,712

 

At the current selling rate, we have an Absorption rate of 16.8 months,

which means if no new listings come on the market, it will take 16.8 months

 to clear the current supply of homes.

 

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,

most sellers think their homes will sell at $ 137 a sq ft. This isn’t happening.

Even the expired listings aren’t selling at $ 112.00 a sq ft. If you have to

sell your Tamarron Estates home now, be sure you are price competitively with

 other properties on the market. Condition plays a large factor in these older

 homes.  If you haven’t updated, you aren’t going to get top dollar for your

home, 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 June 2008

Tamarron Estates Market Report July 2008

Tamarron Estates Market Report August 2008

Forest Hills Market Report Sept 2008

Tamarron Estates Market Report Oct 2008

Tamarron Estates Market Report Nov 2008

 

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

Home, please contact me directly.

Grand Rapids -Ada Real Estate  Copyright 2008 All rights reserved

Photo of Tamarron North Entrance by Bonnie Westbrook

Grand Rapids Photos

Eureka AR view

View from the Crescent Hotel Eureka AR

The Crescent Hotel Eureka AR

View from adjacent mountain of Eureka AR

Catholic Church Eureka AR

More Photos

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