Condo community · Hemingway Lane · Garfield Township
Garfield Condominiums
Garfield Condominiums is a 76-unit community of stand-alone, one-level condos on Hemingway Lane in Garfield Township, built in the mid 1990s, with a clubhouse and indoor pool. Leases must run at least six months under the bylaws, and the current handbook says one year. There have been 14 sales since March 2024, from $275,000 to $457,500.
What the condo documents say
We read the Garfield Condominiums purchaser information booklet (master deed, bylaws and the 1994 disclosure statement), the homeowners handbook revised in September 2023, and the third and fourth amendments. The master deed was recorded December 1, 1993 as Grand Traverse County Condominium Subdivision Plan No. 60. The developer was GAR of Traverse City, Inc.
The first and second amendments were not readable in the copies we had. Get the full current set before you write an offer.
Leasing
The bylaws say no owner may lease for less than six months, and owners must notify the association in writing at least 21 days before leasing and supply a copy of the lease form. The 2023 handbook says leases must be at least one year, except when an owner is away for the winter. Ask the board which rule it enforces.Source: Bylaws, Article VI; Homeowners Handbook (2023)
Pets
Owners may keep up to two household pets, only with the association’s consent, and pets must be registered. The bylaws say tenants may not have pets, while the handbook says owners who rent can decide. Ask the board which governs.Source: Bylaws, Article VI; Homeowners Handbook (2023)
Clubhouse and pool
The documents provide for a clubhouse with an indoor pool. The handbook lists clubhouse rental at $25, or $50 on holidays, plus a $50 cleaning deposit.Source: Purchaser Information Booklet; Homeowners Handbook
What dues cover
The handbook says dues cover snow plowing, summer grounds, road repairs, the clubhouse, pool needs and many ongoing maintenance items. Dues are due by the 10th with a $10 late charge.Source: Homeowners Handbook (2023)
Furnaces and air conditioning
The fourth amendment, recorded May 18, 2026, makes each owner solely responsible for repairing, maintaining and replacing the furnace, air conditioning compressor and related equipment serving their unit. The 2023 handbook already listed these as owner items; the amendment puts that in the master deed. It also puts courtyard upkeep, including irrigation, on owners, subject to board approval.Source: Fourth Amendment to Master Deed; Homeowners Handbook (2023)
Rules to know
New hot tubs are prohibited (existing ones are grandfathered), open fire pits are prohibited but propane fire tables are allowed, trash bins must be kept in the garage, and overnight street parking is prohibited. The bylaws say boats, trailers and RVs may be stored only in garages, while the handbook says large vehicles should be parked in the driveway and allows clubhouse lot parking for up to 48 hours with approval; ask the board. For Sale signs may go in the inside front window at any time, and outside only during a scheduled open house.Source: Homeowners Handbook; Bylaws
Reserves and special assessments
The reserve fund must be at least 10 percent of the annual budget. The board can levy assessments for replacements and emergencies on its own; other special assessments need prior approval of more than 60 percent of all owners, in value and in number.Source: Bylaws, Article II
Every sale since March 2024
Every Garfield Condominiums sale recorded in the MLS since March 2024, newest first. 1049 and 1195 Hemingway Lane each sold twice.
| Address | Beds / baths | Built | Sq ft | Sold for | Closed | Dues in listing |
|---|---|---|---|---|---|---|
| 1175 Hemingway Ln | 2 bed / 2.0 ba | 1997 | 1,296 | $364,900 | Jul 24, 2026 | $360/mo |
| 1179 Hemingway Ln | 2 bed / 2.0 ba | 1996 | 1,408 | $345,000 | Jun 30, 2026 | $360/mo |
| 1154 Hemingway Ln | 2 bed / 2.0 ba | 1995 | 1,408 | $457,500 | May 27, 2026 | $360/mo |
| 1049 Hemingway Ln | 2 bed / 2.0 ba | 1995 | 1,408 | $365,000 | Mar 27, 2026 | $360/mo |
| 1109 Hemingway Ln | 2 bed / 2.0 ba | 1996 | 1,296 | $357,000 | Oct 8, 2025 | $325/mo |
| 1162 Hemingway Ln | 2 bed / 2.0 ba | 1995 | 1,562 | $351,650 | Jul 2, 2025 | $325/mo |
| 1218 Hemingway Ln | 2 bed / 2.0 ba | 1996 | 1,408 | $275,000 | Jun 16, 2025 | $325/mo |
| 1195 Hemingway Ln | 2 bed / 2.0 ba | 1996 | 1,296 | $349,300 | Apr 11, 2025 | $300/mo |
| 1100 Hemingway Ln | 3 bed / 2.0 ba | 1994 | 1,406 | $335,000 | Feb 6, 2025 | $325/mo |
| 1155 Hemingway Ln | 2 bed / 2.0 ba | 1996 | 1,296 | $369,000 | Oct 1, 2024 | $300/mo |
| 1093 Hemingway Ln | 2 bed / 2.0 ba | 1995 | 1,296 | $350,000 | Jun 24, 2024 | $300/mo |
| 1195 Hemingway Ln | 2 bed / 2.0 ba | 1996 | 1,296 | $349,000 | May 17, 2024 | $300/mo |
| 1112 Hemingway Ln | 2 bed / 2.0 ba | 1994 | 1,296 | $352,000 | Apr 8, 2024 | $350/mo |
| 1049 Hemingway Ln | 2 bed / 2.0 ba | 1995 | 1,408 | $345,000 | Mar 4, 2024 | $300/mo |
Buying here: what to check
Garfield Condominiums draws buyers who want a stand-alone condo with a private courtyard and a pool to walk to. These are the things we check before an offer.
Heating and cooling
The furnace and air conditioner are the owner’s responsibility, now written into the master deed by the 2026 amendment. Get them inspected and ask their age.
Courtyards
Courtyard landscaping and irrigation are the owner’s job under the handbook and the master deed. Look at the courtyard as part of the house.
Dues history
Listings showed $300 to $350 a month on 2024 sales, $300 to $325 in 2025, and $360 on every 2026 sale. Ask for the current budget and reserve balance, which weren’t in the documents we read.
Renting it out
Plan on a lease of a year under the current handbook, and on no short-term rentals.
Garfield Condominiums questions
Can you rent a Garfield Condominiums unit short term?
No. The bylaws require leases of at least six months, and the 2023 homeowners handbook says at least one year except for owners away for the winter.
What are the HOA dues at Garfield Condominiums?
Every 2026 sale listed $360 a month. Sales in 2024 and 2025 listed $300 to $350. Confirm the current amount with the association.
Does Garfield Condominiums have a pool?
Yes. The documents provide for a clubhouse with an indoor pool, and the handbook covers clubhouse rentals.
Are pets allowed at Garfield Condominiums?
Owners may keep up to two household pets with the association’s consent, and pets must be registered.
How many units are in Garfield Condominiums?
The disclosure statement and handbook describe a residential condominium of 76 units.
What do Garfield Condominiums units sell for?
There were 14 sales between March 2024 and October 17, 2026, from $275,000 to $457,500, with a median of $350,825.
Who maintains the furnace and air conditioner at Garfield Condominiums?
The owner. The handbook already listed them as owner items, and the fourth amendment, recorded in May 2026, writes into the master deed that owners are solely responsible for repairing and replacing their own heating and cooling equipment.
Looking at Garfield Condominiums?
We have read the Garfield Condominiums documents and track every sale on Hemingway Lane. Tell us what you are looking for 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 Garfield Condominiums purchaser information booklet, homeowners handbook (revised September 2023), and the third and fourth amendments. 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.