Grand Rapids Realty Times

The New Remodeling Magazine is out with the annual Cost vs Value Report.

One of the most common questions sellers and buyers ask me is:

"Should I remodel or add on to my house?

Is adding another bathroom going to be money I can recoup when I sell?"

Even today’s buyers that are buying at 2000 or before price levels, need

to be smart about home improvements if they think they will be moving

in the next 10 years. It is always intriguing that some areas of the

country value some home additions more or less than others.

This report gives an estimation of the return and an approximate cost of

several common remodels, additions and rehab projects in the home. It

is specific to different regions of the United States.

2009-2010 COST vs VALUE REPORT

Since we are from Grand Rapids Michigan we have directed you to that page

but you can navigate to other areas of the country from there. We hope this

article is helpful in the decision making process, if you are considering a

home remodel or addition.

As always, feel free to call me about specific questions for your specific area.

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We have gathered a list of the TOP Rockford Michigan Houses

to buy, based on price per square foot. Price per square foot

is a great leveler. If two similar homes are listed at similar prices,

their price per square foot should be similar. The price should reflect

the interior finish of the home. For example, if it has crystal chandeliers,

marble tile, & a new kitchen, this would be more per square foot than

a home that still has the 1970’s decor and/or is in derelict condition.

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 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 a new roof & mechanicals.

*Some of these homes may be bank owned foreclosures and

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

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, even if

the basement is finished.

January 2010 30 Top BEST BUY Homes Rockford, Michigan.

The lowest list price is $ 44,900

The highest list price is $200,000

Lowest price/Sq Ft range from $32.10 to $73.58

The Top Rockford Homes to Buy by Price per Square Foot:

205 Hunters Lane $44,900 923 Sq Ft $48.65/SqFt

6485 West River Dr $53,900 1330 Sq Ft $40.53/SqFt

8555 Courtland Dr $59,900 1080 Sq Ft $55.46/SqFt

6711 Boca Vista Dr $63,999 960 Sq Ft $66.67/SqFt

5075 New Orleans Dr $65,000 2025 SqFt $32.10/SqFt

6757 Cannon Center $69,500 1250 Sq Ft $55.60/SqFt

6721 Boca Vista Dr $69,900 960 Sq Ft $72.81/SqFt

6681 Boca Vista Dr $69,900 960 Sq Ft $72.81/SqFt

229 Hunters Lane $74,900 1064 Sq Ft $70.39/SqFt

159 Cahill Dr $74,900 1008 Sq Ft $74.31/SqFt

3955 Butternut Dr $78,600 1184 Sq Ft $66.39/SqFt

6757 Cannon Cntr $79,500 1250 Sq Ft $63.60/SqFt

162 E Division St $79,900 1782 Sq Ft $44.84/SqFt

4837 13 Mile Rd NE $84,900 1300 Sq Ft $65.31/SqFt

5124 Surf Dr $89,900 1823 Sq Ft $49.31/SqFt

9700 7 Mile Rd NE $89,900 3020 Sq Ft $57.63/SqFt

8500 10 Mile Dr $90,000 1400 Sq Ft $64.29/SqFt

254 E Main St. $98,951 1732 Sq Ft $57.13/SqFt

2720 Rogue River $99,900 1600 Sq Ft $68.61/SqFt

8825 Castle Hill Dr $99,900 1641 Sq Ft $73.24/SqFt

7002 S Cannon Pl $103,900 1500 Sq Ft $69.27/SqFt

9875 Courtland Dr $104,000 2053 Sq Ft $71.58/SqFt

6452 Bella Vista Dr $114,900 1848 Sq Ft $62.18/SqFt

221 W Division St $119,900 3141 Sq Ft $37.89/SqFt

143 Courtland St $127,900 1920 SqFt $66.61/SqFt

7991 Cannonsburg $130,000 1864 Sq Ft $69.74/SqFt

4351 Porter Hollow $132,000 2000 Sq Ft $66.00/SqFt

6089 Meadows Ct $169,900 2610 Sq ft $65.10/SqFt

647 Highlander Dr $189,900 3050 Sq Ft $64.03/SqFt

7031 Bonaire Ct NE $200,000 3160 Sq Ft $73.58/SqFt

There are still bargains to be had in the Rockford area, there

are 20 listings under $100K. If you are thinking of

buying in Rockford, now is the time to be looking. Prices are

climbing in other areas of the Grand Rapids market. Homes

that are in great condition and priced right are selling quickly.

"Below tax appraisal" priced homes are disappearing from the

market in some areas of Grand Rapids.

Don’t overlook the $8000 tax credit for first time home buyers

or buyers who haven’t owned a home for the last 3 years; also,

up to a $6500 tax credit for existing homeowners until April 2010.

Rockford Michigan Real Estate Market Blogs

Rockford Michigan Video Tour

If you would like to view a Rockford Top Best Buys Home,

please contact us 1-888-240-1968 x 0

or email terry@terrywestbrook.com

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We have gathered a list of the TOP Lowell Michigan Houses

to buy, based on price per square foot. Price per square foot

is a great leveler. If two similar homes are listed at similar prices,

their price per square foot should be similar. The price should reflect

the interior finish of the home. For example, if it has crystal chandeliers,

marble tile, & a new kitchen, this would be more per square foot than

a home that still has the 1970’s decor and/or is in derelict condition.

Please note that this list can change daily as some homes

sell, prices are adjusted and other homes come on the market.

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.

Great opportunities to buy a Lowell Home at bargain prices;

the average price for this list is $124,353.

The lowest price/Sq Ft range from $24.94 to $79.35

in Lowell Top Best Buy Homes this month.

January 2010 33 TOP BEST BUY Lowell Homes

Lowest list price is $29,900

Highest list price is $200,000

The Top Lowell Homes to Buy by Price per Square Foot:

14129 Fulton St E $ 29,900 660 Sq Ft $45.30/SqFt

7595 Wingeir Ave SE $39,900 1600 Sq Ft $24.94/SqFt

225 S Jefferson St $47,500 1325 Sq Ft $35.85/SqFt

1012 E Main St $ 54,900 1510 Sq Ft $36.36/SqFt

512 Foreman St $ 59,900 760 Sq Ft $78.82/SqFt

261 Jane Ellen $ 59,900 912 Sq Ft $65.68/SqFt

13131 Vergennes St $ 59,900 960 Sq Ft $62.40/SqFt

222 S Division St $ 69,000 1300 Sq Ft $53.08/SqFt

242 S Hudson St $72,900 988 Sq Ft $73.79/SqFt

11675 E Bear Mdws $ 80,000 1026 Sq Ft $77.97/SqFt

906 N Washington St $ 82,900 1154 Sq Ft $71.84/SqFt

1043 Lincoln Lake $ 85,900 1600 Sq Ft $78.09/SqFt

1000 Lincoln Lake $ 98,900 2868 Sq Ft $59.61/SqFt

821 Lincoln Lake $ 99,900 1692 Sq Ft $59.04/SqFt

11250 Grand River $ 99,900 3327 Sq Ft $30.03/SqFt

2918 Snow Ave SE $108,900 2508 Sq Ft $72.21/SqFt

9070 Bailey Dr $109,900 1584 Sq Ft $69.38/SqFt

545 North St $109,900 1906 Sq Ft $57.66/SqFt

743 Grindle Dr $114,900 1606 SqFt $64.12/SqFt

7849 Pratt Lake $116,900 1568 Sq Ft $74.55/SqFt

506 Lincoln Lake $119,900 1511 Sq Ft $79.35/SqFt

1316 Sargent $124,900 2999 Sq Ft $67.30/SqFt

2022 Conservation Trl $124,900 1788 Sq Ft $69.85/SqFt

13445 Crestwood $125,000 1888 Sq Ft $75.85/SqFt

9595 5 Mile Rd NE $129,900 1754 Sq Ft $74.06/SqFt

11653 Barnsley $139,513 2040 Sq Ft $68.39/SqFt

10380 36th St $144,900 2288 Sq Ft $63.33/SqFt

11661 Barnsley $145,299 2174 Sq Ft $66.83/SqFt

11372 Trent Dr SE $154,878 2047 Sq Ft $75.66/SqFt

1638 Wales $159,900 2047 Sq Ft $78.11/SqFt

13950 84th St #3A $164,500 2640 Sq Ft $74.77/SqFt

219 N Washington $193,000 3106 Sq Ft $62.14/SqFt

13217 52nd St SE $200,000 2911 Sq Ft $68.70/SqFt

There are still bargains to be had in Lowell, there are 16

homes priced under $100K and 3 new construction homes

for under $130K.

Lowell Michigan Real Estate Blogs

*Some of these homes may be bank owned foreclosures and

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

If you have questions about any of these homes, please

contact Terry: 1-616-292-7263

Or email : terry@terrywestbrook.com

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We have gathered a list of the TOP Caledonia Michigan Houses

to buy, based on price per square foot. Price per square foot

is a great leveler. If two similar homes are listed at similar prices,

their price per square foot should be similar. The price should reflect

the interior finish of the home. For example, if it has crystal chandeliers,

marble tile, & a new kitchen, this would be more per square foot than

a home that still has the 1970’s decor and/or is in derelict condition.

The total square footage is noted here, although only the

main floors are used to figure price per square foot.

Lowest prices/Sq Ft range from $32.37 to $59.95 in Kentwood this month.

January 2010 19 TOP BEST BUYS in Kentwood MI Homes

The lowest list price is $ 29,900

the highest list price is $139,900

Top Kentwood MI Homes to Buy by Price per Square Foot:

7213 Regal Ave $29,900 750 Sq Ft $39.87/SqFt

126 58th St SE $32,900 772 Sq Ft $42.62/SqFt

426 Pine Vista St $45,000 1248 SqFt $36.06/SqFt

337 60th St SE $54,000 1457 Sq Ft $37.06/SqFt

3394 32nd St SE $54,900 1696 Sq Ft $32.37/SqFt

3685 Giddings Ave $59,900 1470 Sq Ft $40.75/SqFt

150 58th St SE $59,900 1007 Sq Ft $59.48/SqFt

453 Pine Place St $59,900 1248 Sq Ft $48.00/SqFt

155 Wavell St SE $70,000 1350 Sq Ft $51.85/SqFt

2097 60th St SE $70,000 1300 Sq Ft $53.85/SqFt

1620 Mapleview St $79,900 1900 Sq Ft $50.99/SqFt

5393 Newcastle Dr $80,000 2696 Sq Ft $44.92/SqFt

5818 Pinetree Ave $84,900 2200 Sq Ft $38.59/SqFt

3200 Brook Trail SE $85,000 1451 Sq Ft $58.58/SqFt

106 Regent St SE $89,900 1872 Sq Ft $48.02/SqFt

1260 54th St SE $118,800 3406 Sq Ft $57.87/SqFt

4658 Meadow Lk Dr $119,900 2000 Sq Ft $59.95/SqFt

3615 Kalamazoo Ave $124,900 2725 Sq Ft $45.83/SqFt

1889 60th St SE $139,900 2436 Sq Ft $57.43/SqFt

Kentwood & Wyoming have been hit hard by unemployment, auto-

motive plant shutdowns and loss of population. Short Sales are

extremely difficult for most home buyers to consider as a purchase.

Please keep in mind the time alone [3-9 months] of negotiating with

the banks makes it almost impossible for some buyers to consider.

Please note that this list can change daily as some homes

sell, prices are adjusted and other homes come on the market.

Check back often or just subscribe to our blog to get

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

More Kentwood Michigan Real Estate Articles

*Some of these homes may be bank owned foreclosures and

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

If you would like to view a Kentwood Top Best Buys Home,

please call 1-888-240-1968 ext 0 or email us at:

terry@terrywestbrook.com

All information is subject to verification & no liability for

omission or error is assumed.

We have gathered a list of the top East Grand Rapids Houses to buy

based on price per square foot. Price per square foot is a great leveler.

If two similar homes are listed at similar prices, their price per square

foot should be similar. It should reflect the interior finish of the home.

For example, if it has crystal chandeliers, marble tile, a new kitchen,

this would be more per square foot than a home that still has the

1970’s decor and/or is in derelict condition.

Please note that this list can change daily as some homes sell, prices are

adjusted and other homes come on the market.

The total square footage is noted here, although only the main floors

are used to figure price per square foot.

January 2010 – 22 TOP BEST BUY East Grand Rapids Homes

Lowest price/Sq Ft range from $62.80 to $119.88

Highest List Price - $ 450,000

Lowest List Price - $ 89,900

The Top East GR Homes to Buy by Price per Square Foot:

729 Gladstone DrSE $ 89,900 800 Sq Ft $112.38/SqFt

2361 Burchard St $125,900 1455 Sq Ft $109.00/SqFt

2258 Lake Dr SE $142,000 2261 Sq Ft $62.80/SqFt

159 El Centro Blvd $149,900 1848 Sq Ft $81.11/SqFt

1647 Franklin St $149,900 1392 Sq Ft $107.69/SqFt

847 Orchard Ave $159,900 1350 Sq Ft $118.44/SqFt

252 Hodenpyl Rd $164,500 1489 Sq Ft $110.48/SqFt

1530 Groton Rd $169,900 1694 Sq Ft $110.32/SqFt

2752 Robinson Rd $169,900 1532 Sq Ft $110.90/SqFt

1433 Edgewood Ave $179,900 1738 Sq Ft $103.51/SqFt

2937 Lake Dr $179,900 1602 Sq Ft $112.30/SqFt

1160 Conlon Ave $180,000 1889 Sq Ft $95.29/SqFt

1707 Hall St SE $189,900 2229 Sq Ft $108.33/SqFt

2840 Cascade Rd $209,000 2272 Sq Ft $116.63/SqFt

2150 Anderson Dr $209,000 3322 Sq Ft $75.29/SqFt

1747 Danby Lane $215,000 1951 Sq Ft $110.20/SqFt

1401 Pinecrest Ave $220,000 2350 Sq Ft $103.97/SqFt

1150 Gladstone Dr $240,000 4220 Sq Ft $102.56/SqFt

330 Fulton St E $263,000 3460 Sq Ft $106.05/SqFt

1245 Woodshire Ave $269,500 2248 Sq Ft $119.88/SqFt

1401 Breton Rd $349,700 3873 Sq Ft $102.85/SqFt

455 Plymouth Ave $450,000 3852 Sq Ft $116.82/SqFt

East Grand Rapids bargains have all but disappeared. Only one home

under $100K (it is under 1000 square feet) has been listed for the past

8 months.

If you have been waiting for the right time to buy, don’t wait much

longer. We are seeing definite signs of competition for homes in most

areas, like East Grand Rapids and Forest Hills. Homes in good condition

and priced appropriately are selling quickly.

*Some of these homes may be bank owned foreclosures and not habitable

as is or available for a mortgage in present condition.*

East GR Real Estate Market Blogs

If you would like to view an East Grand Rapids Best Buy Home,

please contact us @1-888-240-1968 x 0 or email us :

terry@terrywestbrook.com

U.S.News & World Report has published it’s ranking of Top High Schools

in the United States last month for 2010. Of the 21,00 schools in the country

considered, Michigan was ranked overall in 26th place, with 864 schools

ranked.

Of these, 324 were considered eligible for ranking and 75 made Gold,

Silver, or Bronze status. Twenty were awarded Silver or Gold Rank in

the state and of these, Kent County had 7 Open Enrollment High Schools

awarded Silver. Fifty Five high scbools in Michigan were awarded Bronze,

3 in Kent County.

Silver Award Schools:

City High-Middle School – Grand Rapids MI

Forest Hills Eastern High School- Grand Rapids - Ada MI

Forest Hills Central High School – Grand Rapids – Ada MI

East Grand Rapids High School – East Grand Rapids MI

Bronze Award Schools:

Kelloggsville High School – Grand Rapids MI

Lee High School – Wyoming MI

Lincoln School – Grand Rapids MI

We have gathered a list of the TOP Caledonia Michigan Houses to buy,

based on price per square foot. Price per square footis a great leveler.

If two similar homes are listed at similar prices, their price per square foot

should be similar. The price should reflect the interior finish of the home.

For example, if it has crystal chandeliers,marble tile, & a new kitchen, this

would be more per square foot than a home that still has the 1970’s decor

and/or is in derelict condition.

Please note that this list can change daily as some homes

sell, prices are adjusted and other homes come on the market.

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.

Lowest price/Sq Ft range from $39.96 to $89.49 in Caledonia.

January 2010 TOP BEST BUY Caledonia MI Homes

Highest list price is $249,000 Lowest list price is $44,800

The Top 19 Caledonia Homes to Buy by Price per Square Foot:

105 Johnson St SE $ 44,800 1121 Sq Ft $39.96/SqFt

3940 68th St SE $ 70,000 2247 Sq Ft $59.52/SqFt

8585 Acorn Ave SE $ 87,900 1282 Sq Ft $68.56/SqFt

7221 Kettle Lake Dr $106,900 1782 Sq Ft $59.99/SqFt

9628 Morse Lake Ave $132,000 2751 Sq Ft $56.17/SqFt

213 Johnson St SE $134,900 1942 SqFt $69.46/SqFt

6606 Buttrick Ave $139,876 2674 Sq Ft $88.08/SqFt

1648 Crescent Pointe $144,900 2047 Sq Ft $70.79/SqFt

4508 Rolling Ridge Dr $148,624 2070 Sq Ft $71.80/SqFt

1616 Crescent Pointe $158,500 2174 Sq Ft $72.91/SqFt

308 Elm St SE $158,500 2907 Sq Ft $88.20/SqFt

327 Johnson St $178,500 3000 Sq Ft $59.50/SqFt

8845 Whitneyville Ave $179,800 3000 Sq Ft $81.73/SqFt

8563 Haystack Rd SE $189,000 2112 Sq Ft $89.49/SqFt

8706 Alaska Ave SE $189,900 3121 Sq Ft $60.85/SqFt

7328 Patterson Ave $190,000 3227 Sq Ft $76.71/SqFt

8860 Vincent Ave SE $236,772 4272 Sq Ft $55.42/SqFt

10441 E Rivershore Dr $239,900 3095 Sq Ft $77.51/SqFt

9555 Kraft Ave SE $249,000 3216 Sq Ft $77.43/SqFt

Only 3 homes priced under $100K, we are starting to see prices

creep up and inventory go down, so if you have been waiting

for the best time to buy in Caledonia, don’t wait much longer.

The Buyers Tax Credit is available for First Time Buyers and

homeowners who have lived in their homes for the past 5 of

8 years only until April of this year. We don’t expect it to be

renewed and interest rates will likely go up. NOW is the best

time to buy a Caledonia home.

*Some of these homes may be bank owned foreclosures and

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

Caledonia Michigan Real Estate

If you would like to see a Caledonia Top Best Buys Home, please

contact me: 1-888-240-1968 ext 0

or email me at terry@terrywestbrook.com

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.

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

We are on the front lines of property values in Grand Rapids real estate

 and were aware that 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.

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 going to reduce funds for public services

in our state.

Share this post :

FHPS Funding Facts

Current Real Estate Market Report Rockford Michigan ~2009

Current Absorption Rate for Rockford Michigan runs from 9.7 months

for lower end homes under $ 185,000, up to over 3 years for the

very upper end of the Rockford market.

The lower end of the Rockford market is moving faster than

higher priced homes for 2009. With interest rates likely to

rise in 2010 and with buyer tax credits disappearing after

the first quarter, long listing times in Rockford will likely

continue into 2010, with a decrease in prices driven down

by weak buyer demand.

202 Active Rockford MI Listings under $185,000

Absorption Rate : 9.7 months

Sold Rockford Homes: 248

Pending Rockford Homes: 36

Average sold price $ 131,004

High Sold price $185,000

Low Sold price $53,900

Average Sold Price/SqFt $94.50

Rockford MI Listings $ 185,000 - $ 349,000

Absorption Rate: 13.4 months

140 Active Rockford MI Listings

Sold Rockford Homes 114

Pending Rockford Homes 11

Average Rockford List Price: $ 232,848

Average Rockford Sold Price: $ 234,978

Average Sold Price/SqFt $ 119.03

High Sold Price $ 345,000

Low Sold Price $186,500

Rockford MI Listings Over $ 349,000+

Absorption Rate: 38.5 months

Active Rockford MI Listings 77

Sold Rockford Homes 20

Pending Rockford Homes 4

Average Rockford List Price $484,919

Average Rockford Sold Price $438,008

Average Sold Price/SqFt: $ 162.35

Inventories will probably increase with the spring market and

buyers will have their pick of the best homes for sale.

It is important that you have your home in great condition

and priced correctly. Over-priced homes and tired looking homes

will not sell for top dollar in this buyer's market.

If you have any questions about Rockford or

Grand Rapids MI homes, please contact me directly:

1-888-240-1968 ext 0

email: terry@terrywestbrook.com

Copyright 2009 All rights reserved

Photo of Rockford Public Library - Downtown Rockford by Bonnie Westbrook

Forest Hills (Ada Cascade) MI Real Estate Absorption Report

Forest Hills is actually a school district in Ada - Cascade 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 2009 real estate market activity, which we have

broken down into 3 separate price categories, which have very different

markets emerging for 2009 totals.

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 24 month Absorption Rate, which

means it would take 24 months for the current inventory to sell.

Active Listings - 88

Average Price - $ 834,266

Pending - 1

Sold - 43

Average sold price: $ 684,349

Average Sold/Sq Ft: $198.52

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

The absorption rate for Forest Hills MI is 9.3 months, which means if no

new listings come on the market, it will take 9.3 months to sell the existing

$250K-499K homes at the current rate of sale. This rate is down significantly

from mid-summer rates, but sold prices are still inching downward. Inventory

is down 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: 136

Average price of $358,876

Average price/square foot $160.53

Low price of $254,500

High price of $499,900.

Sold Forest Hills Listings: 152

Average sold price $334,883

Average Sold price/sq ft $ 137.17

Pending Listings: 23

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

The Absorption rate for Forest Hills homes in this price range is 5.47

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

current rate of sales, it will take 5.47 months to sell all current inventory.

This is down from last month, but still within normal range, a fast moving

area of the Grand Rapids real estate market.

Forest Hills Active Listings 145

Average Active Price $182,930

Average Active Price/SqFt $113.75

Average Active Days on the Market 120

High Active Price $250,000

Low Active Price $54,900

Sold Forest Hills Listings 266

Average Sold Price $ 167,044

Average Sold Price/sq ft $95.11

Average Sold Days on the Market 90 Days

High Sold Price $250,000

Low Sold price is $50,100

Pending Sales 29

Forest Hills RE Market Reports 2009

Forest Hills Michigan Public Schools Facelift 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

Real Estate is always local. Since Grand Rapids is such a large metropolitan

area, the real estate market report for the whole area is not necessarily

indicative of what is going on in your neighborhood. The Grand Rapids report

lets you know how we are doing as a whole, but it certainly doesn't tell you

what your neighbor just got for his home or what the market prices are in

your neighborhood.

To give a logical approach to this report, we have split it up by public

school district. This is a macro neighborhood report, not a micro report.

Bear in mind, these are average sold prices for large areas. But we hope it

gives you a good idea of where home prices are in your general area within

the greater Grand Rapids market for the past 3 years. After doing this report,

we can certainly see why Grand Rapids is one of the TOP 5 best places in the

country to buy a home at a reasonable price.

Belding

2009 - $ 55,110

2008 - $ 71,758

2007 - $ 100,416

Byron Center

2009 - $ 160,220

2008 - $ 185,707

2007 - $ 200,766

Caledonia

2009 - $ 153,360

2008 - $ 163,983

2007 - $ 191,724

Cedar Springs

2009 $ 85,493

2008 - $ 99,170

2007 - $128,705

Comstock Park

2009 - $ 112,010

2008 - $114,348

2007 - $138,251

East Grand Rapids

2009- $ 230,518

2008 - $ 224,625

2007 - $279,909

Forest Hills

2009 - $ 224,558

2008 - $ 272,793

2007 - $ 267,817

Godfrey-Lee

2009 - $ 33,834

2008 - $ 41,515

2007 - $ 71,748

Godwin Heights

2009 - $ 42,149

2008 - $ 53,574

2007 - $ 91,708

Grand Rapids

2009 - $ 58,936

2008 - $ 65,803

2007 - $ 99,233

Grandville

2009 - $ 135,538

2008 - $ 144,222

2007 - $ 162,095

Jenison

2009 - $ 123,639

2008 - $ 131,184

2007 - $ 139,372

Kellogsville

2009 - $ 57,135

2008 - $ 70,897

2007 - $ 93,322

Kenowa Hills

2009 - $ 116,917

2008 - $ 124,367

2007 - $ 151,869

Kentwood

2009 - $ 100,561

2008 - $ 114,940

2007 - $ 141,804

Lowell

2009 - $ 127,542

2008 - $ 135,123

2007 - $ 164,888

Northview

2009 - $ 116,275

2008 - $ 148,128

2007 - $ 160,557

Rockford

2009 - $ 157,624

2008 - $ 176,048

2007 - $ 198,416

Wyoming

2009 - $ 67,784

2008 - $ 82,756

2007 - $109,009

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photo of Grand Rapids Children's Museum by Bonnie Westbrook

Current Real Estate Market Report For East Grand Rapids Michigan

Absorption rate for East Grand Rapids MI housing market is currently

at 6.3 months, which means if no new listings come on the

East Grand Rapids market, it will take 6.3 months for the existing

home inventory to sell.

There are 111 active listings on the East Grand Rapids market now,

typically a leaner market in winter ranging from $89,900 to $3,600,000.

25 Pending Home Sales

210 Sold Homes with sold prices ranging from $ 25,000 to $ 1,750,000

from Jan 1, 2009 in East Grand Rapids housing inventory.

East Grand Rapids Homes up to $200,000

Active Listings – 29

Pending – 7

Sold – 81

Avg Sold Price – $145,265 139,240

East Grand Rapids Homes $200,000 to $300,000

Active Listings - 25

Pending – 2

Sold - 51

Avg Sold Price – $ 246,601 250,468

East Grand Rapids Homes $ 300,001 to $450,000

Active Listings - 34

Pending - 1

Sold – 46

Avg Sold Price – $ 358,789 363,813

East Grand Rapids Homes $ 450,001 ++

Active Listings - 23

Pending – 2

Sold – 20

Avg Sold Price - $ 711,025

The lower end of this market (under $300K) has seen about 50 %

of the sales in the last year. With the current lowest list price

at $ 89,900, it looks like the bargain basement days in EGR housing

are over. Homes in the higher prices are selling, but at a

slower rate.

The Absorption rate is in the normal range for East Grand Rapids homes

at this point, something we haven’t seenfor a few years. It looks like

East Grand Rapids is coming out ofthe the recent real estate downturn

on a faster pace than otherlocal communities.

East Grand Rapids Real Estate Market Reports

East Grand Rapids Michigan ~ America’s Hometown

Kentwood Michigan is a large suburb of Grand Rapids with a population

under 50,000. It has manufacturing, shopping centers, and lots and lots

of residential housing. Kentwood Public Schools are one of the largest

school systems in the area with over 9000 students and 16 buildings

within a 24.25 square mile area.

Kentwood home sales are still on a general downward trend

in price. Over 1/3 of Kentwood Homes Equity has dissolved in

the last 3 years, according to the current stats.

We are still seeing some price reduction even though activity is high.

On the good news for sellers, Kentwood has one of the lowest

absorption rates in the area.

Foreclosures and short sales are still affecting the average

market price here as Grand Rapids has seen jobs disappear.

The homes under $ 150K in Kentwood are seeing about 80% of the

overall sales. The homes over $150K are selling but at a slower rate.

In 2007, Kentwood had 434 homes sales: avg sold price:$151,009

In 2008, Kentwood had 722 home sales:avg sold price: $115,127

In 2009, Kentwood has had 448 home sales: avg sold price:$ 100,561

Home sales for Kentwood – Up to $150,000:

116 Active Listings w Avg sold price $ 115,673

378 sold Avg sold price $102,538

Home sales for Kentwood – $150,001 & UP:

58 Active Listings w avg sold price of $ 189,463

70 sold Avg sold price $150K+ = $174,132

Kentwood Absorption Rate for this price range is 4.6 months,

at the current rate of sale (which means if no new listings come

on the market, it will take 4.6 months to sell the active listed

homes). This is a great rate for the Grand Rapids area and shows

that Kentwood is a popular and affordable city to live in.

Kentwood Michigan Real Estate Information

Real Estate is always hyper-local. If you have questions about

a specific Kentwood home, please contact me.

Copyright 2009 All rights reserved

Photo of Kentwood High School 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.

Centennial Park Meadows Condos

Real Estate Market Report

Jan-Dec 2009

0 For Sale, 0 Pending, 11 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: 11

Centennial Condos Sold average price - $ 167,409

Centennial Condos Sold average $/SqFt - $ 99.48

Centennial Condos Sold average days on market - 131

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, most likely

quickly, if priced correctly.

The average sold price is higher than it was this winter but

relatively stable this year.

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 Real Estate - Westbrook Realty

Copyright 2009 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 current phase.

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 Condominiums Real Estate Market Report

Jan-Dec 2009

4 For Sale, 1 Pending, 10 Sold, 12 Expired

Quail Crest Condos Active Listings: 4

Quail Crest Condos Average Active Price - $237,450

Quail Crest Condos Average Active Price/SqFt - $ 169.90

Quail Crest Condos Average Active days on market - 74

Quail Crest Condos Sold Listings: 10

Quail Crest Condos average sold price - $175,450

Quail Crest Condos average sold price/SqFt - $ 119.62

Quail Crest Condos average days on market - 157

The absorption rate for Quail Crest Condos is 3.6 months, which

means if no new listings come on the market, it will take 3.6 months

for the current inventory of homes to sell at the current rate of sales.

This is much lower than typical for the Grand Rapids Market. The average

sold price and the price per square foot has fallen since the spring market.

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

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 MI Real Estate - Westbrook Realty

Copyright 2009 All rights reserved

photo of Quail Crest Entrance by Bonnie Westbrook

Crystal Springs ~ Kentwood Absorption Report August 2009

Crystal Springs Development in Caledonia, Michigan is a large, residential

suburban housing development that was started in the late 1980's and

most construction was finished in the 1990's although some newer homes

have been built since 2000. There are also a few vacant lots left to develop.

This development covers a large area around the Stonewater Golf Course

at Crystal Springs south of 68th Street to 72nd Street and encompassing

Kalamazoo Avenue on the east and west. This development has single

family homes and condos, many located right on the Stonewater Golf Course.

The public school system is Kentwood, even though the address is Caledonia.

Crystal Springs is close to the shopping plaza at 68th and Kalamazoo,

Kentwood High School, and a short hop to M-6, which is the south beltline for

the Greater Grand Rapids area connecting US 131 on the west and I96 on the

east side of the city.

Jan-Dec 2009 Real Estate

Residential Market Report

Crystal Springs Neighborhood

Active Listings: 12 Active Listings

Average Price: $255,916

Price per Sq Ft: $101.86 (Main Floor only)

Average days on the Market: 143

PENDING: 2 homes

SOLD: 33 Sold Homes

Average Price: $ 216,674

Average Price Per Sq Ft: $ 92.91 (Main floor only)

Average Days on the Market: 107

Absorption Rate for Crystal Springs Listings is 4.3 months for the

current housing inventory. If no other homes enter the market,

it will take 4.3 months for the current homes to sell at the current

rate of sales.

Crystal Springs Homes that are priced competitively are selling.

As you can see by the statistics, the homes that have their price

under $100/square foot are selling. Sales have started to rebound in

this neighborhood from last year's abysmal rates. Although on the

downside, the average price has fallen another 13% since summer.

Watermark CC purchases Crystal Springs GC

Crystal Springs GC has a new look & a new name

Caledonia Michigan Real Estate Reports

Kentwood Michigan Real Estate Reports

If you would like additional information about Caledonia

or Kentwood Homes, please contact me directly at

1-888-240-1968 ext 0

The Ada area growth trends remain strong. Ada Township planner,

Jim Ferro states that the Ada population has grown by 20% since

2000. The new 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

Jan-Dec 2009 Market Report

2 Sold, 4 For Sale, 1 Expired, 1 Pending

Adacroft Commons Active Listings: 4

Adacroft Commons Active Price - $174,200 183,233

Adacroft Commons Active Price/SqFt - $120.46

Adacroft Commons Active Days on Market -61

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 Pending Listings: 1

Adacroft Commons Expired Listings: 1

There are 4 current homes for sale in Adacroft Commons neighborhood

listed on the local MLS board. This is a desirable area to live, with its

close proximity to Forest Hills Schools & Ada Christian School.

Market Synopsis: Adacroft Commons Homes are selling for under $100/SqFt.

This neighborhood Absorption Rate is 16 Months, sales activity has slowed

considerably. Homes that are in great condition and priced appropriately

have the best chance of selling in this buyer's market.

Forest Hills Michigan Real Estate Market Reports 2009

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 MI Real Estate - Westbrook Realty

Copyright 2009 All rights reserved

Adacroft Commons Entrance Photo by Bonnie Westbrook

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

Jan-Dec 2009 Market Report

2 Sold, 3 For Sale, 13 Expired

Tamarron Active Listings: 3

Tamarron Average Active Price - $ 346,600

Tamarron Average Active Price/SqFt - $ 98.06

Tamarron Average Active Days on Market - 68

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: 13

Tamarron Average Expired Price - $ 472,638

Tamarron Average Expired Price/SqFt - $ 142.86

Tamarron Average Expired Days on Market - 143

At the current selling rate, we have a 18.7 month supply of homes

on the market in Tamarron Estates 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 $100.00 a sq ft. This is a substantial price reduction for

this area. As you can see, the expired sellers think their homes

will sell at $ 130-150/sq ft. The two homes that have sold since

January might be distressed sales or foreclosed homes. List prices

have been reduced but not to a realistic price for buyers, as

evidenced by the 13 homes that expired.

The Absorption rate of 18.7 months is high for the Forest Hills area.

If you have to sell your Tamarron Estates home now, the market

place is telling you that you need to be around $100 a sq ft and

in good condition to see your home sold successfully.

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

Photo of Leslie Tassell Park by Bonnie Westbrook

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

Neighborhood Real Estate Market Report

January-December 2009

4 For Sale, 15 Sold, 0 Pending, 9 Expired

Hidden Hills Active Listings 4

Hidden Hills Average Active Price: $ 429,975

Hidden Hills Average Active Price Per Sq Ft: $ 146.63

Hidden Hills Active Average Days on Market: 148

Hidden Hills Sold Homes 15

Hidden Hills Average SOLD Price: $ 210,367 232

Hidden Hills Average SOLD Price Per Sq Ft: $ 98.06 102

Hidden Hills Average SOLD Days on the Market: 102

Hidden Hills Pending Homes: 0

Hidden Hills Expired Homes: 9

Hidden Hills Average Expired Price: $ 288,922 336,567

Hidden Hills Average Expired Price Per Sq Ft: $119.70

Hidden Hills Average Expired Days on the Market: 162

The current absorption rate is 3.2 months, which means we have

a 3.2 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

bounced back somewhat from this spring's lows of under $90 a square

foot, but the average sold price is still declining. Time on the market

has increased slightly and 15 homes have sold since the first of the

year.

Prices are about 30% below market highs of a few years ago but this

is still a popular place to live in the the Forest Hills School District.

The financial experts tell us that it will be between 2013 and 2023

before they expect these market highs to return.

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 Real Estate 2009

If you would like further information about Cascade Homes or

Forest Hills homes, please contact me directly.

Grand Rapids Real Estate - Westbrook Realty

Copyright 2009 All rights reserved

photo of Leslie E Tassell Park 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 Public 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 Gerald Ford International

Airport.

Caravelle Village Residential Real Estate

Jan-Dec 2009 Market Report

4 For Sale, 3 SOLD, 0 Pending, 4 Expired

Caravelle Village Active Listings: 4

Caravelle Village Average Active Price - $ 192,325

Caravelle Village Average Active Price/Sq Ft - $ 123.52

Caravelle Village Average Days on the Market - 239

Caravelle Village SOLD Listings: 3

Caravelle Village Average Sold Price - $ 176,000

Caravelle Village Average Sold price/SqFt - $ 111.30

Caravelle Village Average Sold Days on the Market - 74

Caravelle Village Pending Listings: 0

Caravelle Village Expired Listings: 4

At the current rate of sales, we have a 16 month supply of homes in

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

MARKET SYNOPSIS: Only 3 homes have sold in Caravelle Village since

January of this year. The average listed price has risen by $20K since

summer, but buyers are still reluctant to purchase.

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. Note the difference

between average list price/sq ft and average sold price/sq ft above, this tells

the whole story.

Forest Hills Michigan Neighborhood Real Estate Market 2009

Grand Rapids -Ada Real Estate - Westbrook Realty

Copyright 2009 All rights reserved

photo of Tassell Park at the Thornapple River by Bonnie Westbrook

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 friendly players.

It has an excellent grounds staff and a great pro shop staff, as well.

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

Jan-Dec 2009 Real Estate Market Report

For Sale: 9

There are 9 active Watermark Homes currently on the market.

The median Watermark Homes current active price is $ 538,875 681,928

The average Watermark Homes current price per sq ft is $242.10 256.41

The average days on the market for active Watermark Homes is 147

The high price is $ 735,000 and the low price is $ 369,900.

Sold: 3

There have been 3 Watermark Sold Homes since Jan 1, 2009.

The average Watermark Sold Home price is $ 454,667

The average Watermark Sold Homes price per sq ft is $178.70

The average days on the market for Watermark Sold Homes is 167.

Pending: 0

Expired: 9

At the current rate of sales, we have a 32 month Absorption rate at the

Watermark Residences. This means that it will take 32 months for the

current listed homes to sell based on the current rate of sales.

Watermark buyers don't seem very interested at the present prices.

The listed avg. price/square foot is about $60 more than the 3 sales

so far this year.

Additional articles about Watermark Residences:

Forest Hills Michigan Real Estate 2009

Watermark Country Club

Watermark CC Golf Pro ~ Mark Wilson

Watermark Country Club ~ Pool Time

The Grille Restaurant at Watermark

If you would like further information about Watermark Residences

Cascade or Forest Hills Homes, please contact me directly:

1-888-240-1968 ext 0

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 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 in Adatowne (about 1000 sq ft) sold for $ 19,900 in 1975.

Adatowne Residential Neighborhood in Ada, Michigan

Jan- December 2009 Real Estate Market Report

7 Sold, 0 Pending, 2 For Sale, 3 Expired

Adatowne Active Listings: 2

Adatowne Average Active price - $132,450

Adatowne Active average price/SqFt - $87.71

Adatowne Active average days on market - 111

Adatowne Pending: 0

Adatowne Sold Listings: 7

Adatowne Average Sold Price - $ 134,400

Adatowne Average sold price/SqFt - $90.01

Adatowne Average Sold days on market –100

MARKET SYNOPSIS: Absorption Rate for Adatowne is 3.44 months,

which means it would take 3.44 months for the active listings to sell,

if no other homes entered the market, according to current sales

statistics. Price per square foot has went up for both sold

and active listings this year, though average sold price went down

by $30K. The market here was all over for price, topping at $133/SqFt

to a bargain $55 a sq ft. The larger homes brought the best price

per sq ft for sellers. Condition continues to be the difference

between getting the best price and selling at rock bottom.

Ada Michigan Real Estate Reports 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

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 Public 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.

Cascade Woods Market Report December 2009

8 Homes For Sale, 1 Pending, 10 SOLD, 14 Expired

Cascade Woods Active Listings: 8

Cascade Woods Average price - $427,100

Cascade Woods Average $/SqFt - $142.44

Cascade Woods Average days on market - 156

Cascade Woods Sold Listings: 10

Cascade Woods average price - $193,162

Cascade Woods average $/SqFt - $ 84.37

Cascade Woods average days on market - 89 days

Cascade Woods Expired Listings: 14

The Absorption Rate for Cascade Woods Homes is 7.33 months,

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

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

per SqFt is still 40% less than the average Active list Price/SqFt. This

is a definite increase since the last report in August, which was

24 moths. Average sold price is still going down, but this could

reflect foreclosures, short sales, and homes in poor condition

that have sold over the last 12 months. The average list price

has increased by $133K because one of the listings in over $1 million

and time on the market has increased.

10 Cascade Woods homes have sold over the last year, only 2

of the 10 homes sold were over $100 a square foot. This tells me

that homes in poor condition, read “dated” are pushing average

prices down in this area.

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 Real Estate Reports ~ 2009

If you would like further information about Grand Rapids or

Cascade Homes, please contact me directly.

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

in the northern section of Ada Township in a gated community with privacy

and wooded acreage. Executive style homes with lots of room for

entertaining and all the custom extras that make a home luxurious

are the norm here. If you are searching for a prestigious address,

this could be what you are looking for, as it is one of the most affluent

neighborhoods in the Grand Rapids area.

Catamount Market Report Jan-Dec 2009

4 For Sale, 5 Sold, 8 Expired

Catamount Active Listings: 4

Catamount average active price - $712,425

Catamount average active price /SqFt - $ 200.72

Catamount average days on market - 75

Catamount SOLD Listings: 5

Catamount average sold price - $ 592,350

Catamount average sold price/SqFt - $ 207.54

Catamount average sold days on market - 142

Catamount Pending Listings: 0

The Absorption Rate for Catamount Homes is 10 months, which means

if no new listings come on the market it will take10 months for the

existing homes to sell at the current rate of sales. The average sold price

dropped in 2008 and into 2009. The average list price is $100K higher

than current selling price. 5 homes sold in the last 12 months, with 4

homes for sale in this neighborhood. Prices have eroded from 3-4 years

ago as is typical all over the area.

Foreclosure and short sale homes have likely affected the average price.

Homes on the upper end of the market are slow to sell in the current

economy, as the 5 sold and 8 expired homes for this Ada neighborhood

shows.

Additional Ada & Forest Hills Articles:

Ada Michigan Real Estate 2009

Forest Hills Michigan Real Estate 2009

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

Grand Rapids Home, please contact me directly at:

1-888-240-1988 ext 0 or email: terry@terrywestbrook.com

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The East/West 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 to the I96 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 in Forest Hills,

this may be the place for you to call home.

Real Estate Market Report East-West Village Jan-Dec 2009

For Sale: 4

East Village Homes average list price: $ 462,450

East Village average price/sq ft (main floor): $ 159.36

East Village average days on the market:112 days

Pending Sales : 1

Sold Homes : 6

East Village SOLD homes average price: $ 413,983

East Village SOLD homes average price/sq ft: $146.43

East Village SOLD homes average days on market: 99 days

Expired: 10

Market Synopsis: East -West Village Homes are selling, if priced correctly.

Buyers are paying from $115-160/SqFt on the main floors, which is down from

last summer's prices. New construction is priced higher, so an existing

home should be priced lower per square foot than a new one.

The absorption rate for East -West Village is 8 months, which means

if no new homes enter the marketplace, it will take 8 months

for the current home inventory (4) to sell. This is high for the Ada – Forest

Hills area, it reflects the higher prices of the homes, even though

they are located in Forest Hills. Higher priced homes are slow movers

on today’s market due to buyer’s jitters about further market devaluation.

Ada Michigan Real Estate 2009

Forest Hills Michigan Real Estate 2009

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

Grand Rapids Homes, please contact me directly.

photo of Ada Bike Trail by Bonnie Westbrook

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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 housing

economy where all area homes have suffered a decline in value. This

subdivision continues to be a desired location for local residents.

Clements Mill Market Report Jan - December 2009

15 Sold, 1 Pending, 3 For Sale, 6 Expired

Clements Mill Active Listings: 3

Average Active Price: $175,233

Average Active Price/SqFt: $130.21

Average Active Days on Market: 131

Clements Mill Sold Listings: 15

Average Sold Price: $251,113

Average Sold Price/SqFt: $109.44

Average Days on Market: 73

Clements Mill Expired Listings: 6

Absorption Rate for Clements Mill homes is averaging

2.4 months, which is a very low rate for the Grand Rapids area.

Average list price is currently lower that average sold price,

which means that the current active homes are smaller and

priced below the homes that have sold this year.

Additional Forest Hills Articles:

Forest Hills Michigan Real Estate Reports 2009

Search for Forest Hills MI Homes

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 1-616-292-7263

Snowman photo by Bonnie Westbrook

We have gathered a list of the top Rockford Houses to buy

based on price per square foot, one of the best ways to sort

through homes for values.

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.

*Some of these homes may be bank owned foreclosures and

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

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, even if

the basement is finished.

November 2009 32 Top BEST BUY Homes Rockford, Michigan.

The lowest list price is $ 64,900

The highest list price is $369,900

Lowest price/Sq Ft range from $48.80 to $84.16

The Top Rockford Homes to Buy by Price per Square Foot:

6485 West River Dr $59,900 1330 Sq Ft $454.04/SqFt

6757 Cannon Center $79,500 1250 Sq Ft $63.60/SqFt

159 Cahill Dr $79,900 1008 Sq Ft $79.27/SqFt

107 S Main St $80,000 1530 Sq Ft $59.22/SqFt

4837 13 Mile Rd $84,900 1300 Sq Ft $65.31/SqFt

3955 Butternut Dr $88,600 1184 Sq Ft $74.83/SqFt

2153 Post Dr NE $89,900 1281 Sq Ft $70.18/SqFt

162 E Division St $90,000 1782 Sq Ft $50.51/SqFt

5035 Bear Ave $99,900 1629 Sq Ft $61.33/SqFt

2720 Rogue River $99,900 1600 Sq Ft $68.61/SqFt

221 W Division St $125,000 3141 Sq Ft $39.80/SqFT

8596 Sunny Hours $127,500 4454 Sq Ft $45.63/SqFt

7991 Cannonsburg $130,000 1864 Sq Ft $69.74/SqFt

4351 Porter Hollow $134,900 2000 Sq Ft $67.45/SqFt

5302 10 Mile Dr $149,900 1843 Sq Ft $81.33/SqFt

6868 Peninsula Dr $154,900 2000 Sq Ft $77.45/SqFt

2390 Rogue River $159,900 1992 Sq Ft $80.27/SqFt

10676 Trailside Wds $165,700 2140 Sq Ft $77.43/SqFt

1479 10 Mile Rd $169,900 2164 Sq Ft $78.51/SqFt

9204 N Division $179,900 2418 Sq Ft $74.40 /SqFt

7331 Old Mission $184,900 2208 SqFt $83.74/SqFt

5693 Tiffany Ave $184,900 3488 Sq Ft $53.01/SqFt

647 Highlander Dr $189,900 3050 Sq Ft $64.03/SqFt

6160 Belding Rd $199,900 2524 Sq Ft $78.82/SqFt

7031 Bonaire Ct NE $200.000 3160 Sq Ft $73.58/SqFt

6754 Blythefield $200,000 3392 Sq Ft $82.30/SqFt

6160 Belding Rd $199,900 2524 Sq Ft $83.16/SqFt

7690 N ArroyoVista $229,900 3500 SqFt $82.11/SqFt

7758 Pine Island Ct $369,900 4395 Sq Ft $84.16/SqFt

There are still bargains to be had in the Rockford area, there

are 10 listings under $100K. If you are thinking of

buying in Rockford, now is the time to be looking. Prices are

climbing in other areas of the Grand Rapids market. Homes

that are in great condition and priced right are selling quickly.

"Below tax appraisal" priced homes are disappearing from the

market in some areas of Grand Rapids.

Don't overlook the $8000 tax credit for first time home buyers

or buyers who haven't owned a home for the last 3 years; also,

up to a $6500 tax credit for existing homeowners.

Rockford Michigan Real Estate Market Blogs

Rockford Michigan Video Tour

If you would like to view a Rockford Top Best Buys Home,

please contact us 1-888-240-1968 x 0

or email terry@terrywestbrook.com