Condo community · Black Bear and Kodiak Drives · Long Lake Township
Black Bear Farms condos
Black Bear Farms is a condo community on Black Bear Drive and Kodiak Drive in Long Lake Township, built from 2005 to 2021, on a privately owned community water and sewer system. Its bylaws cap leased units at 10 percent and count Airbnb and VRBO stays as leases. There have been 20 sales since January 2024, from $265,000 to $565,000.
What the condo documents say
We read the Black Bear Farms amended and restated bylaws (2019), the first pages of the second amended and restated master deed recorded May 24, 2019 (Condominium Subdivision Plan No. 232), the June 21, 2024 amendment, and the owner handbook.
The handbook says there are two associations, Black Bear Farms and Black Bear Farms II, joined by a reciprocal operating agreement and sharing costs such as sewer and water. The rules below are from Black Bear Farms’ own documents; we did not read the Black Bear Farms II bylaws. Get the documents for the exact unit.
Rental cap
The association won’t approve a lease that would push leased units past 10 percent of all units. The board may make exceptions for hardship, such as a move to a nursing home, medical treatment, a job relocation, or a mortgage larger than the unit’s value. One person or entity may lease only one unit, and the right to rent ends when the unit sells.Source: Amended and Restated Bylaws (2019)
Short-term rentals
Leases need an initial term of at least six months, and the bylaws define a lease to include arrangements made through Airbnb, Booking.com, Expedia, VRBO and similar platforms.Source: Amended and Restated Bylaws (2019)
Pets
No more than two pets per unit, approved by the board and registered first. No pets housed, penned or tied outside, and exotic animals are prohibited.Source: Amended and Restated Bylaws (2019)
Water and sewer
The water and sewage systems are privately owned. The handbook says the association operates a State of Michigan community waste treatment facility, and that the grinder pumps won’t run during a power outage.Source: Bylaws; Owner Handbook
Paid at closing
Resale buyers pay a one-time, non-refundable $1,000 capital contribution, and buyers of new units from the developer pay $3,000. The handbook says this money is for repair and replacement of the sewer and water systems.Source: Amended and Restated Bylaws (2019); Owner Handbook
2024 amendment
The amendment assigns the association maintenance, repair and replacement of roofs and shingles, eaves, soffits, exterior walls and siding, shared floor and ceiling structures and foundations. Owners cover items such as interior doors, windows, interior walls, appliances, furnaces and garage door openers, and pay the deductible on interior insurance claims.Source: Second Amendment to Master Deed, June 21, 2024
Rules to know
Special assessments need approval of a majority of all owners entitled to vote. Solar panels aren’t permitted, boats, RVs and trailers can’t be parked or stored, units are generally limited to three vehicles, and there is no overnight street parking.Source: Amended and Restated Bylaws (2019)
Every sale since January 2024
Every Black Bear Farms sale recorded in the MLS since January 2024, newest first. 4632 SE Black Bear Drive and 4758 Kodiak Drive each sold twice. The two MLS records for 4758 Kodiak list different square footage (1,460 and 2,460), so verify size for that unit.
| Address | Beds / baths | Built | Sq ft | Sold for | Closed | Dues in listing |
|---|---|---|---|---|---|---|
| 4812 Kodiak Dr | 3 bed / 3.0 ba | 2016 | 2,313 | $519,000 | Sep 15, 2026 | $395/mo |
| 4575 Black Bear Dr | 4 bed / 2 full, 1 half | 2009 | 2,520 | $515,000 | Aug 12, 2026 | $4,740/yr |
| 4924 Black Bear Dr | 2 bed / 1 full, 1 half | 2005 | 1,282 | $299,900 | Jul 9, 2026 | $350/mo |
| 4588 Kodiak Dr | 3 bed / 3.0 ba | 2014 | 2,290 | $515,000 | Jul 8, 2026 | $350/mo |
| 4911 Black Bear Dr | 3 bed / 3.0 ba | 2005 | 2,490 | $535,000 | Jun 30, 2026 | $350/mo |
| 4758 Kodiak Dr | 5 bed / 2.5 ba | 2016 | 2,460 | $475,000 | Mar 13, 2026 | $350/mo |
| 4632 SE Black Bear Dr | 2 bed / 2.0 ba | 2014 | 1,310 | $347,000 | Oct 31, 2025 | $350/mo |
| 4850 Black Bear Dr | 2 bed / 3.0 ba | 2006 | 1,608 | $335,000 | Jul 25, 2025 | $320/mo |
| 4620 Black Bear Dr | 2 bed / 2.0 ba | 2014 | 1,302 | $344,000 | Jul 10, 2025 | $320/mo |
| 4584 Kodiak Dr | 3 bed / 3.0 ba | 2014 | 2,290 | $520,000 | Jun 6, 2025 | $330/mo |
| 4877 Kodiak Dr | 3 bed / 3.0 ba | 2021 | 2,246 | $495,000 | Apr 15, 2025 | $330/mo |
| 4870 Black Bear Dr | 2 bed / 3.0 ba | 2006 | 1,608 | $335,000 | Mar 10, 2025 | $320/mo |
| 4852 Kodiak Dr | 3 bed / 3.0 ba | 2016 | 2,260 | $458,000 | Oct 1, 2024 | $320/mo |
| 4632 SE Black Bear Dr | 2 bed / 2.0 ba | 2014 | 1,310 | $347,000 | Sep 4, 2024 | $350/mo |
| 4875 Kodiak Dr | 2 bed / 2.0 ba | 2021 | 1,564 | $422,500 | Jul 3, 2024 | $330/mo |
| 4849 Black Bear Dr | 3 bed / 3.0 ba | 2006 | 2,914 | $565,000 | Jun 12, 2024 | $320/mo |
| 4758 Kodiak Dr | 5 bed / 2.5 ba | 2016 | 1,460 | $440,000 | May 17, 2024 | $320/mo |
| 4874 Black Bear Dr | 2 bed / 1.5 ba | 2006 | 1,282 | $265,000 | Mar 19, 2024 | $350/mo |
| 4615 Black Bear Dr | 3 bed / 3.0 ba | 2011 | 2,457 | $450,000 | Feb 14, 2024 | $300/mo |
| 4659 Black Bear Dr | 3 bed / 3.0 ba | 2007 | 2,960 | $519,000 | Jan 12, 2024 | $320/mo |
Buying here: what to check
Black Bear Farms draws buyers who want a larger condo west of Traverse City. These are the things we check before an offer.
Sewer and water
A private community system means association costs and a $1,000 capital contribution at closing. Ask for the system’s recent repair history and how outages are handled.
Dues
2026 listings showed $350 to $395 a month, against $300 to $350 before. No budget was in the documents we read, so ask for one.
Which association
Some units are in Black Bear Farms II, which has its own documents. Confirm the association and get its bylaws.
Renting it out
With a 10 percent cap and a six-month minimum that counts Airbnb and VRBO, plan to live in it.
Who fixes what
The 2024 amendment assigns roofs, siding and foundations to the association and windows, furnaces and appliances to owners. Inspect accordingly.
Black Bear Farms questions
Can you rent a Black Bear Farms condo short term?
Not in practice. Leases need an initial term of at least six months, the bylaws count Airbnb, VRBO and similar platforms as leases, and leased units are capped at 10 percent.
Is there a rental cap at Black Bear Farms?
Yes. The Black Bear Farms bylaws say the association won’t approve a lease that would push leased units past 10 percent of all units, though the board may make hardship exceptions.
Does Black Bear Farms have city water and sewer?
No. The water and sewage systems are privately owned, and the association operates a community waste treatment facility.
What does a buyer pay the Black Bear Farms association at closing?
Resale buyers pay a one-time, non-refundable $1,000 capital contribution, which the handbook says goes to sewer and water system repair and replacement.
What are the HOA dues at Black Bear Farms?
Listings for 2026 sales showed $350 to $395 a month. Sales in 2024 and 2025 listed $300 to $350. Confirm the current amount with the association.
What do Black Bear Farms condos sell for?
There were 20 sales between January 2024 and October 17, 2026, from $265,000 to $565,000, with a median of $454,000. Three-bedrooms sold from $450,000 to $565,000.
Are pets allowed at Black Bear Farms?
Yes, up to two pets per unit with board approval and registration. Exotic animals are prohibited.
Looking at Black Bear Farms?
We have read the Black Bear Farms documents and track every sale. Tell us the size you need, and we will send listings as they come up.
Sales, dues and unit details come from Northern Great Lakes REALTORS® MLS records, checked October 17, 2026. Rules come from the Black Bear Farms amended and restated bylaws (2019), the first pages of the second amended and restated master deed (2019), June 2024 amendment and owner handbook. This page summarizes those documents and is not legal advice; read the full documents and current rules before you buy. Information is deemed reliable but not guaranteed. Reviewed by Taylor Brown, Realtor, Real Estate One, Traverse City.