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 ā€“ 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 ā€“ 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