Thinking about a 2026 move in Forest Hills and hearing mixed messages about the market? You are not alone. Prices, inventory, and time on market can look very different from one pocket of Forest Hills to another. In this guide, you will learn how to read micro-market trends by township, school boundary, price tier, and property type so you can make a confident plan. Let’s dive in.

How this market is defined

When we say “Forest Hills” in this article, we are referring to the areas of Ada Township, Cascade Township, and the Forest Hills neighborhood portions of Grand Rapids Township in Kent County. Many buyers also filter by the Forest Hills Public Schools boundary, which makes it a useful lens for analyzing demand.

To make the data meaningful, you will want to slice it into micro-markets:

• By township: Ada Township, Cascade Township, and Grand Rapids Township portions commonly associated with Forest Hills.
• By school boundary: properties within the Forest Hills Public Schools boundary.
• By price tier: entry (roughly the lower 25 percent of recent sales), mid-market (middle 50 percent), and upper or luxury (top 25 percent).
• By property type: single-family detached, acreage properties over 1 acre, and new construction versus resales.
• By commute and amenities: near the M-21 and 28th Street corridors, near Ada Village, and near trail systems and parks.

Being clear about definitions up front helps you compare apples to apples when you look at trends.

Why micro-markets matter

County or metro averages can hide meaningful differences between Ada, Cascade, and the Forest Hills pockets of Grand Rapids Township. Lot sizes, new-build activity, and commute patterns can vary a lot within a few miles. If you plan to buy or sell in 2026, the most useful signals come from the last 12 to 36 months for your specific segment, plus short-term snapshots of inventory, days on market, and list-to-sale price ratio.

Key metrics to track for 2026

Price trends

• What to pull: median sale price by month, plus a rolling 12-month series to smooth seasonality. Price per square foot adds helpful context across different home sizes.
• How to read it: rising median price combined with tight inventory often signals stronger seller conditions. Flat prices can still be competitive if supply is low.

Inventory and months supply

• What to pull: active listings each month and months of inventory, which is active listings divided by average monthly closed sales.
• Thresholds to know: under 3 months often behaves like a seller market, 3 to 6 months is closer to balanced, over 6 months acts more like a buyer market.
• How to read it: watch the trend 6 to 12 months before you move. A shift from 3 to 6 months changes negotiation power.

Days on market (DOM)

• What to pull: median and average DOM by segment. Median is less affected by a few stale listings.
• How to read it: shorter DOM with steady prices signals strong absorption. Longer DOM points to slower pacing and more room to negotiate.

List-to-sale price ratio

• What to pull: final sale price divided by the last list price before contract.
• How to read it: near or above 100 percent suggests competitive offers. A declining ratio indicates more negotiation, price reductions, or seller concessions.

New listings and closed sales

• What to pull: monthly new listings and closed sales, plus a 12-month moving average.
• How to read it: if new listings fall while closings hold steady, supply may feel tight even if prices look flat.

New construction share

• What to pull: the share of closings that are new builds and any township permit trends.
• How to read it: more new-build closings can add choice at certain price points. It can also mask resale supply if you look at overall inventory only.

Lot size and property type

• What to pull: median lot size and property type mix. Acreage properties and custom homes can skew averages.
• How to read it: compare like-kind homes. A shift toward larger or newer homes can lift averages without a broad price change.

How to read the 2026 trajectory

Use three complementary views so you can plan with confidence:

• 36-month trend: shows direction and big inflection points by township and price tier.
• Rolling 12-month view: smooths seasonality and is best for pricing expectations.
• 30 and 90-day snapshots: highlight any near-term acceleration or slowdown before you list or write an offer.

If you are selling, combine months of inventory with the list-to-sale ratio to set pricing and staging strategy. If you are buying, track DOM and new listings in your price band to gauge how fast you need to move and whether pre-inspections or rate buydowns are common.

Segments to compare in Forest Hills

By township

• Ada Township: Mix of established neighborhoods, acreage options, and proximity to Ada Village amenities. Watch for differences between subdivision resales and custom acreage properties.
• Cascade Township: Variety along the 28th Street corridor and quieter pockets away from main routes. Inventory patterns can diverge between smaller-lot neighborhoods and larger-lot streets.
• Grand Rapids Township (Forest Hills portions): Convenient commutes with a blend of older and updated homes. Pay attention to price per square foot by age and finish level.

By price tier

• Entry tier: Often the tightest on inventory. DOM can be short when months supply is under 3 months.
• Mid-market: Usually tracks overall township trends, but can move differently if new construction competes in the same range.
• Upper and luxury: Smaller sample sizes and longer DOM are common. Pricing and negotiation can vary by custom features and lot size.

By property type

• Single-family detached: The core of Forest Hills activity and a good baseline for comparisons.
• Acreage and estate homes: Expect wider price dispersion and longer marketing times.
• New construction: Watch permit activity and builder releases. New homes can pull demand from nearby resales at similar prices.

Practical data tips

• Use rolling medians and show sample sizes. Small samples, especially in the upper tier, can swing month to month.
• Compare May to last May or October to last October. Seasonality matters in West Michigan.
• Check for outliers, such as a very large acreage sale, that can distort averages.
• Confirm whether DOM is measured to contract date or close date, then use that consistently.

Quick planning checklist

If you plan to sell in 2026

• Identify your micro-market by township, school boundary, property type, and price tier.
• Pull a 36-month price trend and the latest 12-month median price and DOM.
• Check months of inventory and list-to-sale ratio for the last 90 days to time your listing.
• Calibrate list price to nearby actives and pendings. Use price per square foot and condition-adjusted comps.
• Prepare for buyer expectations. If the list-to-sale ratio is slipping, plan for credits or improvements.

If you plan to buy in 2026

• Define your price band and must-haves, then track new listings per month in that band.
• Watch DOM and inventory to set offer strategy and timing.
• If inventory is under 3 months, get fully underwritten and be ready for quick showings.
• Compare new-build options to resales to understand trade-offs on price, lot size, and timing.

Methodology and sources

For reliable Forest Hills micro-market analysis, prioritize local MLS data for sales, days on market, and list-to-sale ratios. Use Kent County Register of Deeds and assessor records to validate parcels and lot sizes. Township planning departments in Ada, Cascade, and Grand Rapids Township provide helpful context on building permits and planned developments. The Forest Hills Public Schools boundary is a useful way to group demand because many buyers consider school zones in their searches.

Key calculations you will see referenced:

• Months of inventory: active listings divided by average monthly closed sales.
• Absorption rate: average monthly closed sales divided by active listings.
• List-to-sale ratio: final sale price divided by the most recent list price.
• Rolling 12-month median: a smoothing approach that reduces noise from seasonality and small samples.

Always include date ranges and sample sizes alongside charts so you can judge confidence in the trend.

What signals mean for you

• Rising prices, falling inventory, and shorter DOM point to stronger seller conditions. Expect faster offers and tighter negotiations.
• Falling prices, rising inventory, and longer DOM indicate more buyer leverage. Expect longer marketing times and more negotiation room.
• Diverging segments are common. Entry-level can stay tight while luxury cools, or vice versa. Anchor your plan to your exact segment.

Simple glossary

• Median sale price: the middle sale price in a period.
• Average sale price: the mean sale price in a period.
• Price per square foot: sale price divided by finished living area.
• Active listings: homes available for sale at a point in time.
• New listings: homes that came to market during a period.
• Closed sales: transactions recorded as closed during a period.
• Months of inventory: active listings divided by average monthly closed sales.
• Days on market (DOM): days between listing and contract.
• List-to-sale ratio: final sale price divided by the last list price.
• Absorption rate: average monthly sales divided by active listings.
• New build: sale of a newly constructed home rather than a resale.

Ready to talk through your exact micro-market and 2026 timeline? Reach out to the local team at Polaris Real Estate. We will help you interpret the data and map a clear path to your goal.

FAQs

Is now a good time to sell a home in Forest Hills?

• Check months of inventory, days on market, the list-to-sale ratio, and the 12 and 36-month price trends for your township, property type, and price tier.

How fast are homes selling near Forest Hills Public Schools?

• Review median DOM and list-to-sale ratios within the school boundary, then compare to nearby areas to set expectations for showings and pricing.

Are Forest Hills home prices rising or cooling in 2025–2026?

• Use a rolling 12-month median for each township and price tier, then validate with a 30 and 90-day snapshot to see short-term momentum.

Will new construction change supply in my area of Forest Hills?

• Track township building permits and the share of closings that are new builds; rising new-build share can add options or influence resale pricing.

How long should I expect to search for a home in Forest Hills?

• Monitor new listings per month and DOM in your price band and township; tight inventory under 3 months usually requires faster tours and stronger financing.