It was 2005.

I was back in Grand Rapids, fresh from my annual trip to New York for the CMJ Music Marathon, feeling energized. I had a brand-new career and a newer digital camera. I’d shot on film for many years with my manual brass-bodied Canon TX—sometimes as an amateur, sometimes the local magazines let me publish a photo or two. The idea of taking more than one photo of something and not having to scan them in was incredibly exciting. I had hundreds of digital photos from the previous weekend to review. Later, I’d learn that my cheap fixed-lens unit with no display could produce semi-crisp, soft-focus images only in near-perfect, full-sunlight conditions.


Soft-focus spy camera photo from inside CMJ Music Marathon that year

I plugged my $99 weekender spy camera into my OG laptop through an oversized USB port, kicked my feet up, and got real comfortable. See, I was in the Westdale–Main branch real estate office on a Saturday afternoon, on floor time duty. Agents—especially new ones—would sit there as much as possible, fielding random calls from strangers dialing numbers off company signs in front of homes or from Sunday newspaper ads. Calls would route straight to me. As a bonus, anyone who walked in the front door was also fair game for the floor guy, and I’d do my best to convince them to Use Pete. That was one of my first website URLs–UsePete.com.

That afternoon, I got a call from Mr. W, a gentleman on the brink of retirement, separated from his long-time wife. His girlfriend’s home in Belding, Michigan, was the only thing standing between him and happiness in his next stage of life. Ms. S had hired an agent from another company, who had been given a full 12 months to market her property—with no bites. Me? I was the fresh new guy, convinced I could do everything better than the establishment if only given the chance. I was their best hope.


Spy camera photo of my first listing

Before dedicating my life to selling homes, I had done a few home renovations and had experimented with what worked and whatnot. After viewing their beautiful home, I decided that all they needed was fresh carpet in the lower level, some power washing on the exterior, and a lot of pruning, trimming, and potted plants. I took new listing photos with my trusty digital camera, listed it $5,000 higher than before, and had the place sold in less than a week.

Now-newlyweds W&S were thrilled and grateful. It was a time full of happiness and new beginnings. I had suddenly become a friend and their trusted Realtor for Life. We talked about cars—especially Mr. W’s new convertible. They owned a fascinating vacation property Up North that they barely used and wanted me to check out. And they made some big plans to buy a hot new condo together and sell their empty nest!

We quickly got down to business. I listed the home, and we received a great offer in short order. I met with them one weekday evening to get the pen-and-ink acceptance documents signed. That’s how we rolled back then, especially with clients who were less likely to have a scanner. As a professional, I knew to always use blue ink pens—to distinguish original, wet-ink documents from less-serious black-and-white copies. We might have had a beer as we sat around the dinette set, wrapping up paperwork.

Mr. W noticed an unopened envelope on the table. It was from his physician. He opened it on the spot, read it carefully, and then translated it for Mrs. W and me with intention. One of his recent test results warranted another visit to the doctor and another test; he’d call tomorrow.

A week later, he visited the doctor and never came home. He passed away under the doctor’s care.

What happened next was heartbreaking.

Mr. W’s adult children immediately jumped in and filed a lawsuit to stop the sale of their childhood home (which had a mortgage paid off in full only through the sale of Ms. S’s home in Belding). This also meant the contingent condo we had pending was also frozen. The kids tried to discredit their new stepmom and took the matter to court. It took a month or two to sort out, and ultimately, my client prevailed. But the battle—and the circumstances—took a toll on Ms. S, who had been used to mostly positive and cordial interactions with Mr. W’s kids. I felt the pain all around, especially through my interactions with the eldest son.

Twenty years later, my camera evolution went from Canon EOS D6 → EOS Rebel to now—where my cell phone takes better photos than all of them, even in the dark. Unless, of course, I get lucky with my Canon TX film camera. These days, I leave my home photos to the pros.

I also get everything in writing. I follow the letter of the law through careful analysis in every single transaction. I think hard before offering advice on how to proceed in real estate transactions among friends, partners, LLCs, and spouses—because you never know when a single piece of paper will drop in, change everything, and challenge all you’ve fought for.

Good thing we did everything right.
Yet—lessons learned.

Pete Bruinsma

Here are the 10 Most Expensive Homes Sold in the City of Grand Rapids in 2024!

You may have come for our bottom ten, but stay for the top! On the flip side of Grand Rapids’ real estate spectrum, let’s take a stroll through the land of luxury and excess—the top 10 most expensive homes sold last year. These jaw-dropping properties come with everything you’d expect: sprawling square footage, opulent finishes, and enough bedrooms to house dozens of exotic fur babies. But don’t let the glamour fool you—owning one of these mansions requires sacrifice, like trading lawn care for landscaping crews and utility bills that could fund a vacation. If you’ve ever wondered what life looks like at the top, here’s your backstage pass to extravagance.

Also included: Most Expensive Condo, Most Expensive Lake House, Most Expensive Home Sold in Kent County Michigan

#1 – $1,250,000


2645 Capilano Drive SE, Grand Rapids, MI 49546
Listing Broker: ReSide

#2 – $970,000


2266 7th Street NW, Grand Rapids, MI 49504
Listing Broker: Berkshire Hathaway

#3 – $925,000


2540 Ridgecroft Avenue SE, Grand Rapids, MI 49546
Listing Broker: Greenridge

#4 – $919,000


2346 Mission Hills Drive SE, Grand Rapids, MI 49546
Listing Broker: Greenridge

#5 – $915,000


423 Madison Avenue SE, Grand Rapids, MI 49503
Listing Broker: Greenridge

#6 – $910,000


2614 Littlefield Drive NE, Grand Rapids, MI 49506
Listing Broker: Berkshire Hathaway

#7 – $910,000


2356 Mission Hills Drive SE, Grand Rapids, MI 49546
Listing Broker: Bellabay

#8 – $908,000

2616 Greentree Drive SE, Grand Rapids, MI 49546
Listing Broker: Apex Realty Group

#9 – $900,000


2447 Belleglade Drive SE, Grand Rapids, MI 49546
Listing Broker: Greenridge

#10 (tie) – $875,000


232 Morris Avenue SE, Grand Rapids, MI 49503
Listing Broker: Josh Company

#10 (tie) – $875,000


126 Lafayette Avenue NE, Grand Rapids, MI 49503
Listing Broker: B Home and Co.

Most Expensive Condo Sold in Grand Rapids in 2024:
$1,271,550


144 Oakes Street 2101 SW, Grand Rapids, MI 49503
Listing Broker: Patriot Realty

Most Expensive Home Sold in Kent County Michigan in 2024:
$4,500,000


7535 Winsfield Lane SE, Grand Rapids, MI 49546
Listing Broker: ReSide

Most Expensive Michigan Lake Home Sold in 2024:


$7,000,000
16096 Lake Avenue, Union Pier, MI 49129
Listing Broker: @properties Christie’s International

 

Compiled by Pete Bruinsma of Grand River Realty

Here are the Top 10 Cheapest Homes Sold in Kent County Michigan in 2024!

Curious about what rock-bottom pricing gets you in Kent County, Michigan? We’ve unearthed the Ten least expensive homes sold last year. These properties come with plenty of character and potential, including a looming tetanus shot. From quaint fixer-uppers with plenty of peeling paint, to pint-sized abodes that redefine cozy, this list shines a light on the budget-friendly side of the regional real estate market. Who needs a mortgage when you’ve got a toolbox, a dream, and hold-harmless waiver signed by all parties? Let’s dive into these delightfully scrappy finds.

Here’s a look back on the 2015 Article in The Rapidian!
[If you prefer opulence, please visit Top 10 Most Expensive of 2024]

#1 – $45,000


426 Graham Street SW, Grand Rapids, MI 49503 **
Listing Broker: Target Realty Group

#2 – $51,000


13009 Old 14 Mile Road NE, Greenville, MI 48838
Listing Broker: Greenridge

#3 – $55,000


12955 Old 14 Mile Road NE, Greenville, MI 48838
Listing Broker: Greenridge

#4 – $87,000


141 S Elm Street, Sparta, MI 49345
Listing Broker: Five Star

#5 – $88,000


1536 Broadway Avenue NW, Grand Rapids, MI 49504 **
Listing Broker: Five Star

#6 – $90,000


12188 36th Street SE, Lowell, MI 49331
Listing Broker: Keller Williams

#7 – $100,000


29 Home Street SW, Grand Rapids, MI 49507 **
Listing Broker: Five Star

#8 – $100,000


1033 Hazen Street SE, Grand Rapids, MI 49507 **
Listing Broker: Five Star

#9 – $102,000


3837 Kate Avenue SE, Grand Rapids, MI 49506 **
Listing Broker: Greenridge

#10 (tie) – $105,000


5188 21 Mile Road, Sand Lake, MI 49343
Listing Broker: Re/Max

#10 (tie) – $105,000


1903 Wyoming Avenue SW, Wyoming, MI 49519
Listing Broker: Anchor Realty LLC

#10 (tie) – $105,000


918 Worden Street SE, Grand Rapids, MI 49507 **
Listing Broker: Berkshire Hathaway

*Criteria: Kent County, Closed in 2024, stick built, single or multifamily, no condos
**Grand Rapids City

Posted by Pete Bruinsma of Grand River Realty

Updated January 2025, Originally Published 2021

[2024]

National Association of Realtors® Unveils 10 Top Housing Hot Spots for 2025
    – Most of these markets outperform the national average in at least six of NAR’s 10 criteria

10 Best Towns to visit in 2024 by CNN

Best “Right-Size” City by Forbes

[2023]

Best Places to live in the US (#20, quality of life, value) by US News & World Report

#1 City in US for Millennial Homeownership (63%) by Apartment List

10 Best Cities to See Amazing Art by 10 Best

The Ten Best Real Estate Markets of 2023 by USA Today

The 25 Best Places to Live in the U.S. in 2022-2023 by US News

US Cities Offering the Most Bang for Your Buck in 2023, GoBankingRates

Most Beautiful & Affordable Cities to Live in the U.S., Travel + Leisure

Top 10 Cities for Young Female Professionals, Pheabs

The Best Places to Live in the U.S., U.S. News & World Report

Best Places to Retire in the U.S., U.S. News & World Report

Best Place to Live in Michigan, U.S. News & World Report

Best Places to Live for Quality of Life, U.S. News & World Report

Best Cities for Young Professionals in America, Niche

America’s Best Cities, World’s Best Cities

America’s Best Run Cities, Wallethub

Best Cities for Wallet Fitness, Wallethub

Healthiest Cities in America, Wallethub

Best Cities to Start a Career, Wallethub

Best Places to Find a Job, Wallethub

Best Cities to Work for a Small Business, Wallethub

Best Cities in Michigan to Live and Visit, Touropia

Best Suburbs to Buy a House in Michigan – Hudsonville and Forest Hills, Niche

Best Place to Raise a Family in Michigan – Forest hills and East Grand Rapids, Niche

Best Neighborhoods to Buy a House in America – Eastgate, Grand Rapids, Niche

Best Business Climate (Mid-Sized), Business Facilities

#1 – Best Manufacturing Hubs (Large) – Grand Rapids–Kentwood, Business Facilities

Where GR fits into Niche.com + anonymous reviews

[2022]

Rocket Mortage Names Grand Rapids #1 Place to Raise a Family

USA Today Reader Voting Awards Best Beer, Best Label 2021

SmartAsset: Grand Rapids #1 on Top 40 Cities for First-Time Buyers (Fall 2020)

Reuters: Grand Rapids named ‘Superstar’ City

Business Facilities: Grand Rapids ranked #1 Mid-size City for Economic Growth Potential

Fox Business: Best US Cities for Early Retirement (highest-ranked Midwestern city)

Realtor.com: Hottest Zip Codes in US – #1 is 49505

Cities Most Dependent on Small Businesses, Global Trade Magazine

Reuters: Grand Rapids MI Recognized as “Superstar” City

Wallethub: Grand Rapids among Best Cities to Buy a Home in 2019

Realtor.com: #1 Safest, Affordable Metro

Business Insider: The top 10 cities to buy a house in 2019, where jobs are plentiful, construction is booming, and young people are moving in

Realtor.com: The 10 Surprising Housing Markets Poised to Rule in 2019

Trulia: So Long Silicon Valley, Hello Heartland: Top 10 Markets in 2019

MLive: Millennials put down roots

Lending Tree: #3 for first time buyers

Forbes: Americas Fastest Growing Cities

Forbes: Where to Invest in Housing in 2018

Realtor.com Market Hotness Index

Realtor.com: The New Boomtowns

Rentcafe: August Rents Rose at Fastest Pace in 18 Months

USA Today: Top 10 US Housing Markets

US News: #12 Best Places to Live in USA

Wallethub: Fastest Growing Cities in America

Wall Street Journal: #2 Best Place to live in USA

Global Trade Magazine: Top 10 Emerging Cities

Forbes: Best City for Raising a Family

Wallethub: Best Cities to Flip Houses

Rightplace.org: Why West Michigan?

Best Convention Cities and Centers Global Trade Magazine

Amazon’s Giant Leap to Grand Rapids, Global Trade Magazine

Top Cities for Global Trade (2018) Top 5 Best Cities to Start or Relocate a Business, Global Trade Magazine

It was hot news in 1976, but today who knows about Michigan’s Mathieu-Gast Act?

If you’ve ever put a considerable amount of capital into rental maintenance in a single year, this is worth checking out. As long as a simple form is filed by the end of the year in which the work was completed, the typical increase on property taxes through an increase in Assessed Value can be halted until the next time the home is sold.

The Mathieu-Gast Home Improvement Act of 1976 was co-sponsored by state Sen. Harry Gast, R-St. Joseph, and state Rep. Thomas Mathieu around the concept that homeowners and landlords should not be penalized with higher taxes for making home improvements that benefit the community around them.

Certain stipulations do exist; for example, work conducted without necessary permits does not qualify. The Mathieu-Gast Act only applies to “normal maintenance.” According to Michigan.gov Bulletin 7 of 2014, the following repairs are considered “normal maintenance” if they are not part of a structural addition or completion:

(a) Outside painting.
(b) Repairing or replacing siding, roof, porches, steps, sidewalks, or drives.
(c) Repainting, repairing, or replacing existing masonry.
(d) Replacing awnings.
(e) Adding or replacing gutters and downspouts.
(f) Replacing storm windows or doors.
(g) Insulating or weather stripping.
(h) Complete rewiring.
(i) Replacing plumbing and light fixtures.
(j) Replacing a furnace with a new furnace of the same type or replacing an oil or gas burner.
(k) Repairing plaster, inside painting, or other redecorating.
(l) New ceiling, wall, or floor surfacing.
(m) Removing partitions to enlarge rooms.
(n) Replacing an automatic hot water heater.
(o) Replacing dated interior woodwork.

The Michigan.gov form complete with instructions & guidelines for filing are hosted HERE.

– Pete Bruinsma, Broker, Grand River Realty & Life Cycle Property Management

 

sources: Harold-Palladium, John Dobberstein, Jun 26, 1999, RPOAonline.org, GRcity.us

The first time buyers market seems pretty impossible sometimes, and now the Spring Market is almost here again. We expect the competition will heat up with the weather, and prices will rise.

If it feels like you are getting outbid over and over again, the very best thing to do is talk to a trained, experienced professional at Grand River Realty. Our agents will bolster up your offer and actively advocate on your behalf with other agents and sellers. That said, here are a few additional incentives available only for first time buyers.

Advantage, you say? First time buyers?? Yep. We’ve collected as many as we can find for you, and we’ll keep adding to this list.

Hot Tip
Tired of offer deadlines and multiple offers? View some homes that have been on the market for a week or more. Here’s an active list of homes in Kent County that have been listed for 8-366 days. This avoids the hottest listings that will sell in the first few days on the market. This list does include new construction, condos, and multifamily investment properties:
http://link.flexmls.com/1qzpfv82peas,18
Note, with some browsers the user will need to hit “refresh” 1-2 times before the “Days on Market” filter will kick in. We have a ticket into technical support about it. If you hit “refresh” 1-2 times and the number of matches drops, you’ve experienced this issue.

Disclaimer
Please keep in mind that promotions do expire, details change, and additional stipulations exist. The following links are posted as a starting point and omit many of the specifics of each program in the interest of keeping the post concise, and in a “list” format. 

Fifth Third Down Payment Assistance Program
Get up to $3,600 toward your down payment or closing costs depending on the loan type you choose, no payback required
https://www.53.com/content/fifth-third/en/personal-banking/borrowing-basics/down-payment-assistance-resources.html

State of Michigan, MSHDA
$10,000 and $7500 DPA programs (These are no-interest loans)
https://www.michigan.gov/mshda/Homeownership

Michigan Buyer Savings Account
This is new in 2022, its kind of like saving for college or retirement, the max you can save is $5,000, or $10,000 for joint filers. The benefit to doing this is “favorable state tax treatment.”
https://www.michigan.gov/treasury/reference/taxpayer-notices/notice-first-time-home-buyers

Freddie Mac Home Possible and BorrowSmart programs
Smaller incentives available from participating lenders.
https://sf.freddiemac.com/working-with-us/origination-underwriting/mortgage-products/home-possible
https://sf.freddiemac.com/content/_assets/resources/pdf/marketing-materials/freddie_mac_borrowsmart_program_marketing_branding_guidelines.pdf

Grand Rapids Homebuyer Assistance Fund (income qualified)
https://www.grandrapidsmi.gov/Government/Programs-and-Initiatives/Homebuyer-Assistance-Fund

Here are some federal incentives
Nothing much new here but worth a first-time browse.
https://www.usa.gov/buying-home

Flagstar Gift Program
• Borrower must qualify for the Fannie Mae Homeready product or Freddie Mac Homepossible program
• Borrower is able to receive a gift up to $7500 towards down payment or 3% of purchase price (whichever is less). There is no repayment on this gift from Flagstar Bank.
• Income limit varies based off location of home https://sf.freddiemac.com/working-with-us/affordable-lending/home-possible-eligibility-map
• Minimum loan to value 95% ( borrowers can’t put more than 5% down payment )
• 620 credit score
• Conventional with PMI

Flagstar Destination Home Product
• 100% financing, no down payment, however borrower is responsible for 1% of the purchase price to be applied towards closing costs
• Income limit varies based off the location of the home

Rent to Own
Grand River Realty has partnered with an REIT to purchase homes with cash that are listed on the MLS. You become a tenant. When you are ready, refinance into homeownership with a mortgage. Qualify or get started here:
https://grandriverrealty.com/rent-to-own/

Appraisal Rebates
Coast One Mortgage, Gold Star Mortgage, others
Some banks have these and there are various qualifiers and stipulations. Its worth asking your loan officer.

Chenoa Fund
Down Payment Assistance for FHA Loans
https://chenoafund.org/realtor/providing-down-payment-assistance-on-fha-and-conventional-loans/

HOW TO APPLY FOR ANY OF THESE
Questions on any of these offerings? Want local contact numbers for one of these programs? Please ask Grand River Realty by filling out the contact form or by contacting your favorite Grand River Realty agent. You will receive an immediate response.

West Michigan’s annual GRAR installation and awards ceremony was held December 9, 2022. Pinnacle Award winners are announced at this event in front of top industry leaders and peers.


photo by Harr Creative

The Pride of Ownership/Rehab award was given to Tedros Fremichael of Grand River Realty! The Pride of Ownership/Rehab Award is designed to recognize those individuals within the REALTOR® Family (REALTORS®, affiliate members, etc.) that have purchased a “fixer upper” home during the current calendar year and made significant upgrades to the home to assist in raising property values.

Congrats to all of the 2022 Pinnacle Award recipients!

At the ceremony, Tedros received further recognition as a 2022 graduate from the prestigious GRAR Leadership Academy, GRARLA.


photo by Harr Creative

Coworker Pete Bruinsma of Grand River Realty also received a Pinnacle Award that day.

West Michigan’s annual GRAR installation and awards ceremony was held December 9, 2022. Pinnacle Award winners are announced at this event in front of top industry leaders and peers. Pete Bruinsma was thrilled to be recognized with a Committee Service Award.


photo by Harr Creative

The Government Affairs Committee meets as needed, stays in contact with regional politicians and interviews political candidates. 2022 was a big year for that, and the committee put in quite a bit of work. Congrats to all members of the committee who worked so hard in 2022!


photo by Harr Creative

Coworker Tedros Fremichael also took home an award at the 2022 ceremony, and was further recognized as GRARLA graduate.


photo by Scott Rider

Pete took home a Pinnacle Award last year for Pride of Ownership/Rehab.


photo by Harr Creative

Congrats to everyone involved, and thanks to the staff of the Greater Regional Alliance of Realtors (GRAR)! Here’s the list of 2022 recipients.


photo by Harr Creative

Its been a little while since we snapped this up in a highly competitive situation. Its nice to see the saltwater pool is being enjoyed this summer. Thanks again!