Condo community · Off Rennie Street · Garfield Township
Emerald Hills condos
Emerald Hills is a 56-unit condominium, with some units still being built, off Rennie Street in Garfield Township, close to the Walmart, Target and Grand Traverse Mall area and next to the Miller Creek Nature Preserve. The homes were built from 1999 to 2007, and new 1,626 square foot homes began selling in 2026. The condominium bylaws bar short-term rentals and require leases of at least one year. There have been 10 sales since May 2024, from $294,400 to $455,000.
What the condo documents say
We read the Emerald Hills master deed and condominium bylaws, the first, second and third amendments to the master deed, the association bylaws, and the board’s summarized rules and regulations. The master deed was recorded April 8, 1999 at Liber 1315, Page 743 (Grand Traverse County Condominium Subdivision Plan No. 109). The original developer was Wildwood Enterprises, Inc., and Land Equity, LLC became the successor developer in 2003.
Listings cite two record references, but they are the same condominium. Liber 1315 is the 1999 master deed. Liber 2044, Page 200 is the First Amendment, recorded December 5, 2003, which cut the plan from 60 units to 56 and redrew the unit footprints and roads in the later section (Units 20 through 56 on the replat plans). This is a summary of the parts buyers ask about most. Associations can amend their documents, so get the current set before you write an offer.
Rentals
Section 7.4(s) of the bylaws says no residence may be used for transient rentals and allows rentals for a term of one year or more. Section 9.2 repeats it: no short-term rentals, and no lease shorter than one year. An owner must tell the association in writing at least 20 days before presenting a lease to a tenant and give it a copy of the exact lease form. The recorded bylaws require notice, not approval, but the board’s rules summary says a unit that is not owner occupied needs board permission to lease, so expect to ask. The owner stays liable for dues and for damage the tenant causes.Source: Condominium Bylaws, Sections 7.4(s), 9.1 and 9.2; Rules and Regulations, Part I
Pets
The bylaws allow household pets, generally cats and dogs, under the board’s rules. Dangerous animals are not allowed, pets can’t run loose or be tethered outside unattended, and they can’t be left on porches, balconies or outdoors in cages or pens. The board’s rules allow two pets per unit, cat or dog, with a 25 pound limit on dogs, and dogs must be leashed and picked up after.Source: Condominium Bylaws, Section 7.4(m); Rules and Regulations, Part I, 5 and Part II, 10
Who maintains what
The association maintains the general common elements, which the master deed says include foundations, perimeter walls, windows and screens, doors and roofs, along with the private roads, lawn and storm water basins. Since the 2006 Second Amendment, owners sweep, stain and seal their porches and rear decks in board-approved colors, and the association handles other structural repair and replacement of decks. The association also maintains and plows the driveways. Owners also clean their windows and doors inside and out. Owners take care of everything inside the unit, including the furnace, water heater and air conditioning.Source: Master Deed, Article 4(a) and 4(c); Second Amendment to Master Deed (2006)
Exterior changes
Re-painting, re-siding, re-roofing, new or changed decks, patios and porches, landscaping and other exterior changes need written approval from the Design Control Committee first, and the work has to be done by licensed contractors. The bylaws give the developer control of that committee until it has sold all the units. The board’s rules say the board acts as the committee when there isn’t a separate one.Source: Condominium Bylaws, Sections 7.2 and 7.3; Rules and Regulations, Part II, 5
Vehicles and parking
Boats, trailers, campers, snowmobiles and commercial vehicles can’t be parked or stored outdoors. A camper can stay less than 24 hours without approval, and the rules allow a 72 hour extension with board approval. The rules say each unit has a garage and two driveway spaces, there is no overnight parking on the street, and six overflow spaces are available.Source: Condominium Bylaws, Section 7.4(n) and (o); Rules and Regulations, Part I, 6 and Part II, 15
Units still being built
A Third Amendment recorded in 2016 says Units 24 to 32, 34 to 37 and 48 to 50 had not been completed within ten years and re-vested in Land Equity, LLC the right to build and sell them. Units 27, 30, 37 and 49 sold as new homes in 2026.Source: Third Amendment to Master Deed (2016)
Special assessments and borrowing
The board can raise the budget each year by the percentage increase in the Consumer Price Index, or in an emergency, without an owner vote. Any other increase counts as a special assessment and needs approval of 51 percent or more of owners in number and in value. Borrowing more than $5,000 in total needs the same two-thirds approval of owners and mortgagees required to amend the master deed.Source: Condominium Bylaws, Section 5.2; Second Amendment (2006); Master Deed, Article 10(c)
Private roads
The roads are private and shared with the neighboring Emerald Bluffs and Emerald Highlands condominiums. Neither Garfield Township nor the county road commission maintains them, and the association pays for plowing and resurfacing. The master deed also gives the public the right to use part of the road for access to and from Rennie Street.Source: Master Deed, Article 7(a); Condominium Bylaws, Section 7.6
Insurance
The association insures the common elements, including interior walls and the fixtures the developer originally installed, at replacement value excluding foundations. Owners insure their own belongings, their liability inside the unit, any improvements they make, and living expenses if they are displaced.Source: Condominium Bylaws, Section 6.3
Every sale since May 2024
Every Emerald Hills sale recorded in the MLS since May 2024, newest first. Units 27, 30, 37 and 49 were new three-bedroom homes of 1,626 square feet built in 2026, sold from $413,989 to $455,000. The other six were resales of homes built from 1999 to 2007, from $294,400 to $431,000. No unit sold twice. The December 2024 sale of 2877 Ruby Street had no unit number in its legal description, so we show it as Unit 22 from its tax parcel number.
| Unit | Beds / baths | Built | Sq ft | Sold for | Closed | Dues in listing |
|---|---|---|---|---|---|---|
| Unit 49 | 3 bed / 2 full, 1 half | 2026 | 1,626 | $413,989 | Oct 1, 2026 | $309/mo |
| Unit 30 | 3 bed / 2 full, 1 half | 2026 | 1,626 | $448,566 | Jun 23, 2026 | $309/mo |
| Unit 37 | 3 bed / 2 full, 1 half | 2026 | 1,626 | $424,900 | Jun 16, 2026 | $309/mo |
| Unit 19 | 2 bed / 2.0 ba | 1999 | 1,144 | $294,400 | Jun 12, 2026 | $309/mo |
| Unit 27 | 3 bed / 2 full, 1 half | 2026 | 1,626 | $455,000 | Apr 14, 2026 | $309/mo |
| Unit 44 | 3 bed / 2 full, 1 half | 2007 | 1,850 | $405,000 | Aug 11, 2025 | $300/mo |
| Unit 9 | 3 bed / 3.0 ba | 2003 | 2,120 | $359,500 | Apr 17, 2025 | $275/mo |
| Unit 22 | 4 bed / 3 full, 1 half | 2006 | 2,650 | $425,000 | Dec 30, 2024 | $3,300/yr |
| Unit 51 | 3 bed / 3 full, 1 half | 2004 | 2,400 | $431,000 | May 21, 2024 | $275/mo |
| Unit 1 | 4 bed / 3.0 ba | 2003 | 2,400 | $399,900 | May 15, 2024 | $275/mo |
Buying here: what to check
Emerald Hills draws buyers who want main floor living and an attached garage close to shopping, without yard work. These are the things we check before an offer.
Dues history
Listed dues were $275 a month on sales from May 2024 through April 2025 (one December 2024 listing showed $3,300 a year, the same amount), $300 on the August 2025 sale, and $309 on every sale from April 14, 2026 on. The master deed gives every unit an equal percentage of value, so every unit pays the same share. Listings say dues cover snow removal and lawn care, and four add exterior maintenance. Ask for the current budget.
New construction
The 2016 Third Amendment re-vested in the developer the right to build and sell Units 24 to 32, 34 to 37 and 48 to 50. Four of those, Units 27, 30, 37 and 49, sold in 2026 as 1,626 square foot three-bedroom, 2.5 bath homes from $413,989 to $455,000. Listings describe a main floor primary suite, and three of the four describe a full unfinished basement with an egress window. The recorded documents don’t cover construction terms, so read the builder’s contract and warranty before you sign.
Long-term rentals only
Leases must run at least a year. The master deed also says the provisions on an owner’s ability to rent can’t be changed without the consent of each affected owner, so the rental rules are hard to loosen or tighten. If you plan to rent, plan on a yearly tenant, 20 days’ notice to the association, and a request for board permission under its current rules.
Square footage
MLS square footage on resales often includes a finished lower level, so compare above-grade space when you line up a resale against a new build. Some listings describe the homes as freestanding. Ask whether the unit you want shares a wall.
Developer still active
Land Equity, LLC holds the right to build the remaining units, and during the development and sales period the bylaws let the developer approve or refuse exterior changes. Ask which units are still unbuilt, what is planned, and who is running design review.
Location details
Listings mention a private owners’ gate toward the shopping centers and homes that back up to the Miller Creek Nature Preserve. The master deed includes a landscaped berm along the boundary with the shopping center next door.
Emerald Hills questions
What are the HOA dues at Emerald Hills?
Every Emerald Hills sale from April 14, 2026 on listed dues of $309 a month. The August 2025 sale listed $300, and sales from May 2024 through April 2025 listed $275 a month. Every unit pays an equal share. Confirm the current amount with the association before you buy.
Can you rent an Emerald Hills condo short term?
No. Section 7.4(s) of the condominium bylaws bars transient rentals, and Section 9.2 says no short-term rentals are allowed and no lease may be shorter than one year. Owners must give the association written notice and a copy of the lease form at least 20 days before presenting it to a tenant, and the board’s rules summary says a unit that is not owner occupied needs board permission to lease.
Are pets allowed at Emerald Hills?
Yes, with limits. The board’s rules allow two pets per unit, cats or dogs, with a 25 pound limit on dogs, and dogs must be leashed. The bylaws bar leaving pets tethered outside or in outdoor pens. The rules include a grandfather note for dogs over 25 pounds, so ask the board how it applies before you buy with a larger dog.
What do Emerald Hills condos sell for?
There were 10 sales between May 2024 and October 17, 2026, from $294,400 to $455,000, with a median of $419,444. The four new 2026 homes sold from $413,989 to $455,000, and resales of homes built from 1999 to 2007 sold from $294,400 to $431,000.
How big are the homes at Emerald Hills?
The one two-bedroom sale was 1,144 square feet. Three-bedrooms ran 1,626 to 2,400 square feet, and the two four-bedroom sales were 2,400 and 2,650 square feet, based on MLS records that often include a finished lower level on resales. Every listing describes main floor living or a main floor primary suite, and the rules say each unit has a garage.
When was Emerald Hills built and who developed it?
MLS records list resale homes built from 1999 to 2007 and four new homes built in 2026. Wildwood Enterprises, Inc. recorded the master deed on April 8, 1999. Land Equity, LLC became the successor developer in 2003, and a 2016 amendment re-vested in it the right to build the units that were never completed.
Why do Emerald Hills legal descriptions cite two different libers?
They are the same condominium, Grand Traverse County Condominium Subdivision Plan No. 109. Liber 1315, Page 743 is the 1999 master deed. Liber 2044, Page 200 is the First Amendment, recorded December 5, 2003, which reduced the plan from 60 units to 56 and redrew the unit footprints and roads in the later section (Units 20 through 56 on the replat plans).
Can the Emerald Hills association raise dues or levy a special assessment?
Yes, within limits. The board can raise the budget each year by the Consumer Price Index increase, or in an emergency, without a vote. Any other increase is treated as a special assessment and needs approval of 51 percent or more of owners in number and in value. Borrowing more than $5,000 in total needs two-thirds approval of owners and mortgagees.
Is Emerald Hills in the City of Traverse City?
No. The master deed places Emerald Hills in Garfield Township, Grand Traverse County, though the homes have Traverse City 49684 mailing addresses. Its roads are private and shared with the neighboring Emerald Bluffs and Emerald Highlands condominiums.
Looking at Emerald Hills?
We have read the Emerald Hills documents and track every sale, new and resale. Tell us if you want a new build or an established home and how many bedrooms 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 Emerald Hills master deed, condominium bylaws, first, second and third amendments to the master deed, association bylaws, and the board’s rules and regulations. 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.