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Forest Hills students have posted outstanding MEAP scores

for  the 2009-2010 year.  The Forest Hills students placed at

the top of  the Kent County District and the State of Michigan

charts.

In Mathematics, Reading Science, and Social Studies the

percent of Forest Hills students continues to be higher

for every test than what was achieved overall by students

in the District & State.  Some of the results already meet

the federal requirements of No Child Left Behind mandate

of 100% proficiency by 2014.

FHPS meadowbrook elementary entrance

You can view Forest Hills Public Schools test scores here.

As state and federal governments have raised expectations

for student performance, Forest Hills students have recorded

higher levels of achievement.  The school staff, parents and

students should be be proud of the effort and accomplishment

for this year’s test scores.

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The authors of the this blog write about Grand Rapids Real Estate, the Greater Grand Rapids MI area, and what it is like to live in West Michigan. Grand Rapids Michigan is a vibrant, growing metropolitan area with a diverse business community, great medical research & services, numerous universities, plus lively arts and entertainment of all kinds.

We believe: Grand Rapids is a Great Place to Live!

search for Grand Rapids homes Find Grand Rapids Home Value Grand Rapids Relocation Guide

Westbrook Realty Grand Rapids MI Real Estate

Contact Terry   616-292-7263

OUR FLICKR PHOTOSTREAM

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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 Michigan 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 2010 first quarter real estate market activity,

which we have broken down into 3 separate price categories, which

have very different markets emerging for 2010 totals.

Forest Hills Eastern High school Ada Township MI

Forest Hills MI Listings $ 500,000+

Not much demand and lots of time on the market in the higher price

brackets of Forest Hills with a 20 month Absorption Rate, which

means it would take 20 months for the current inventory to sell.

Active Listings – 100

Average List Price – $ 843,635

Pending – 8

Sold – 7

Average sold price: $ 893,857

Average Sold/Sq Ft: $207.93

Forest Hills MI Listings  $250,001 – 499,999

The absorption rate for Forest Hills homes in this price

bracket is 7.4 months, which means if no new listings

come on the market, it will take 7.4 months to sell the

existing $250K-499K homes at the current rate of sale.

This rate is down significantly from  2009 rates, and sold

prices are inching upward. Inventory is up slightly, but

number of sales are holding fairly steady. We aren’t back

to a normal market time of 3-6 months yet, but we are

heading in that direction.

Forest Hills MI Active Listings $250,000 – $499,999

Active Forest Hills Listings: 156

Average list price of $358,671

Sold Forest Hills Listings: 31

Average sold price $346,244

Average Sold price/sq ft $ 151.27

Pending Listings: 32

Forest Hills Active Listings $50,000 – $250,000

The Absorption rate for Forest Hills homes in this price range is 6.8

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

current rate of sales, it will take 6.8 months to sell all current inventory.

This is up from last quarter, but still within normal range, a fast moving

area of the Grand Rapids real estate market.

Forest Hills Active Listings 139

Average List Price $178,575

Sold Forest Hills Listings 61

Average Sold Price  $ 181,467

Average Sold Price/sq ft $100.60

Pending Sales 55

Forest Hills RE Market Reports

Forest Hills Michigan Public Schools Face-lift 2009

If you would like specific information about an Ada Cascade or

Forest Hills MI Homes, please contact me directly.

Copyright 2009  All rights reserved

Photo of Forest Hills Eastern High School by Bonnie Westbrook

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The authors of the this blog write about Grand Rapids Real Estate, the Greater Grand Rapids MI area, and what it is like to live in West Michigan. Grand Rapids Michigan is a vibrant, growing metropolitan area with a diverse business community, great medical research & services, numerous universities, plus lively arts and entertainment of all kinds.

We believe: Grand Rapids is a Great Place to Live!

search for Grand Rapids homes Find Grand Rapids Home Value Grand Rapids Relocation Guide

Westbrook Realty Grand Rapids MI Real Estate

Contact Terry   616-292-7263

OUR FLICKR PHOTOSTREAM

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,

new plumbing, electrical & other major mechanicals.

 

Check back often or just subscribe to our blog to get

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

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.

meadowbrook elementary school forest hills mi

The list of Top Best Buy Homes for  January 2010 is 23 properties.

The lowest price/Sq Ft for homes range from $36.82 to $78.05 in Forest Hills.

The lowest list price is $54,900 and the highest list price is

$288,900 for January 2010 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.

WARNING: Some of these homes may be bank owned foreclosures, short

sales 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:

8245 Fulton St E             $54,900      1124 Sq Ft    $48.84/SqFt

2657 Chatham Woods    $63,900       1056 Sq Ft    $78.12/SqFt

2695 Chatham Woods     $64,500        820 Sq Ft    $78.66/SqFt

2650 Knightsbridge Rd   $ 64,900       845 Sq Ft     $76.80/SqFt

2997 Chapshire Dr          $79,900      1116 Sq Ft     $71.59/SqFt

 

6217 Acropolis Dr          $79.900      1316/SqFt     $71.59/SqFt

6381 Wainscot Dr SE     $80,000      1116 Sq Ft     $71.68/SqFt

6351 Wainscot Dr SE     $84,900      1116 SqFt      $76.08 /SqFt

5505 Whitneyville SE     $84,900     1536 Sq Ft     $55.27/SqFt

2201 Shady Dr NE          $90,000     2444 Sq Ft     $36.82/SqFt

 

2049 Rowland Ave       $ 99,900    1280 Sq Ft    $78.05/SqFt

1791 Grand Ct NE       $118,900     1600 Sq Ft   $74.31/SqFt

1787 Park Trail NE      $119,900     1600 Sq Ft   $74.94/SqFt
1773 Park Trail NE      $121,900     1600 Sq Ft   $76.19/SqFt

4950 Knapp St NE      $134,900    1890 Sq Ft    $71.38/SqFt
6707 Adaridge Dr       $139,900    1828 Sq Ft    $76.53/SqFt
2328 Dean Lake Ave  $149,900    2757 Sq Ft    $54.37/SqFt

2309 3 Mile Rd           $149,900    3340 Sq Ft     $70.54/SqFt

3206 Oak Hollow Dr    $159,900    2509 Sq Ft    $63.73/Sq/Ft

6769 Woodbrook Dr   $169,900   2247 Sq Ft   $75.61/SqFt
4662 E Forest Dr        $174,900   3212 Sq Ft   $79.07/SqFt
5739 E Fulton St        $254,900   4557 Sq Ft   $71.16/SqFt 

8801 Fulton St E        $288,900   4132 Sq Ft   $69.92/SqFt

 

More Forest Hills Michigan Real Estate Articles 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

 

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The authors of the this blog write about Grand Rapids Real Estate, the Greater Grand Rapids MI area, and what it is like to live in West Michigan. Grand Rapids Michigan is a vibrant, growing metropolitan area with a diverse business community, great medical research & services, numerous universities,plus lively arts and entertainment of all kinds.

We believe: Grand Rapids is a Great Place to Live!

search for Grand Rapids homes Find Grand Rapids Home Value Grand Rapids Relocation Guide

Westbrook Realty Grand Rapids MI Real Estate

                          Contact Terry   616-292-7263

We are on the front lines of property values and were well aware this day

would come. We have seen property values fall from 15-30% in the past

3 years for local communities. ( Read our Blog post about home values)

  The effects of this devaluation still has shock value  for many  living in

our local areas.  We have watched poorer school districts struggle  to

allocate funding with the financial news from Lansing being dire and

changing constantly.  It has now started to hit our more affluent areas

and these parents are confused and angry.

 

See comments on this Mlive article about East Grand Rapids cutting their
budget with more cuts to come.

 

Ada Elem sign

 

We attended the Forest Hills Superintendant’s meeting last fall about

a $10 million dollar projected shortfall in their 2010-2011 school budget.

They are not getting any definite answers from the state on what cuts

will be until after they set their annual budget ( This is truly bizarre but

the state government runs its own show).

 

Both East Grand Rapids and Forest Hills have fixed costs because of

teacher and staff contracts.  Our understanding is that these are about

70% of the budget in Forest Hills. [See FHPS Funding Facts }  Dan Behm,

the Forest Hills Superintendant told our group of concerned citizens

that if he eliminated transportation and sports, that there would

still be $3 million shortfall and he would have to look for another job

because of angry parents.

 

We don’t offer any solutions, but we do need to look at all items on

the budget. Nothing is sacrosanct, not  teacher salaries, retirement

or healthcare.  The same belt-tightening and elimination of non-essential

items that has affected business and personal budgets for the last 3 years

and longer in the state of Michigan is reducing funds for public services

in our state. 

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FHPS Funding Facts

 

____________________________________________________________________________

The authors of the this blog write about Grand Rapids Real Estate, the Greater Grand Rapids MI area, and what it is like to live in West Michigan. Grand Rapids Michigan is a vibrant, growing metropolitan area with a diverse business community, great medical research & services, numerous universities,plus lively arts and entertainment of all kinds.

We believe: Grand Rapids is a Great Place to Live!

search for Grand Rapids homes Find Grand Rapids Home Value Grand Rapids Relocation Guide

Westbrook Realty Grand Rapids MI Real Estate

                          Contact Terry   616-292-7263

Six different schools in the Forest Hills Public School District are under

some kind of construction this summer. 

Every school site will receive different combinations of security cameras,

roof repair/ replacement, parking lot resurfacing, and energy

conservation/sustainability improvements (window replacement,

lighting and mechanical system upgrades).

See details at Forest Hills District News Site

Some photos of the Construction Sites:

Warning -  if you like hard hats, you will be in 7th heaven!

FHS ada Elem construction

Ada Elementary School

Piles o dirt Ada Elem FHS construction

Ada Elementary School

CMS construction

Central Middle School

 

FHS CMS construction pics

Central Middle School

FHC construction

Forest Hills Central High School

FHC parking lot redo

Forest Hills Central High School

FHC Frt Construction

 

School districts reflect the interest people have in their

community public education systems. Forest Hills Schools are

one of the best in our state in almost every category.  New

school updates are one of the ways we try to keep you informed

on what is happening in the Forest Hills District.

 

Westbrook Realty Grand Rapids Real Estate

Copyright 2009 All rights reserved

Photos by Bonnie Westbrook

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.

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 bag, putter, hat and golf balls

                          Centennial Park Meadows Condos 

                             Real Estate Market Report

                                    July 2009

               0 For Sale,  0 Pending,  6 SOLD,

Centennial Condos Active Listings: 0

Centennial Condos Active Average Price $0

Centennial Condos Active average $/SqFt – $ 0

Centennial Condos Active average days on market – 0

Centennial Condos Sold Listings: 6

Centennial Condos Sold average price – $ 165,667

Centennial Condos Sold average $/SqFt – $ 95.71

Centennial Condos Sold average days on market – 161

 

The Absorption Rate for Centennial Park Condos is 0 months,

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

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

of sales.  This market is seeing sales and with no condos on the

market, it is difficult to say how long before they would sell.  With

the high number for sale over the winter, there may be sellers that

are waiting for a better market.

The average sold price is low for this area but higher than it was this

winter.

 

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 EstateWestbrook Realty

Copyright 2009  All rights reserved

photo of Golf Equipment by Bonnie Westbrook

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 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

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

Grand Rapids Photos

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