Townhouse condos · Sherwood Forest Drive · East Bay Township
Holiday View condos
Holiday View is a 72-unit townhouse condominium on Sherwood Forest Drive and Robin Hood Lane in East Bay Township, near Mt. Holiday, built from 1999 to 2003. Its bylaws allow leasing only with board approval and a lease of at least 12 months, and they do not allow transient tenants. There have been 16 sales since November 2023, from $229,000 to $342,000.
What the condo documents say
We read the Holiday View consolidating master deed and its amended and restated condominium and association bylaws, plus the association’s vehicle policy. The original master deed was recorded July 7, 1999, and the developer was Manitou Properties, L.L.C. The association recorded the consolidating master deed on December 27, 2010 (Grand Traverse County Condominium Subdivision Plan No. 115). It replaced the original master deed, its five amendments and the original bylaws, and it fixes the community at 72 units on 7.39 acres.
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.
Short-term rentals
Not allowed. Article VII of the bylaws sets a minimum lease term of 12 months for any approved lease and says that under no circumstances are transient tenants, meaning occupancy of less than 12 months, permitted.Source: Amended and Restated Bylaws, Article VII, Sections 1 and 5
Leasing
An owner can lease only the entire unit, only under a written lease, and only with advance written approval from the board. The owner must tell the board in writing at least 10 days before presenting a lease to a tenant and give the board the exact proposed lease form, then send a signed copy once it is executed. Boarders are not allowed, the responsible tenant must be at least 21, and tenants and other non-owner occupants may not be smokers or have pets. The bylaws do not set a cap on the number of rented units.Source: Amended and Restated Bylaws, Article VII, Sections 1 through 6
Pets
Owners may keep up to two animals per unit, not counting guide or assistance dogs, and the bylaws say compliance is shown by the board’s written approval. The board can require pets to be registered. Animals must be leashed and attended on the common elements, and the bylaws say no animal is allowed on a balcony or patio, or tethered outside, unattended. Caged birds and aquarium fish are not counted. Dangerous animals, and any animal that would raise the association’s insurance cost, are not allowed, and neither is a dog that can be heard barking on a frequent basis.Source: Amended and Restated Bylaws, Article VI, Section 4
Carports and parking
Carport spaces are limited common elements assigned to individual units, numbered to match the unit’s address, and not every unit has one. If more than one vehicle comes to a unit, one must be parked in that unit’s carport. Parking areas that aren’t assigned are for general use by owners and their guests. The board’s vehicle policy also bars parking on unpaved areas and lets the board assign open spaces if parking runs short. Ask the association to confirm that policy is current.Source: Consolidating Master Deed, Article IV, B.5; Amended and Restated Bylaws, Article X; Vehicle Policy, items 7 and 9
Boats, trailers and RVs
Article VI, Section 7 of the bylaws allows only cars and other vehicles designed and used mainly for personal transportation, including SUVs, pickups and vans, to be parked in the community. It bars a boat on a trailer, a camping trailer, a snowmobile trailer or an ATV trailer from the carports, and it allows commercial vehicles only while they are making deliveries or pickups. A moving trailer can stay in the lot up to 48 hours with advance board approval. The board’s vehicle policy goes further and bars boats, trailers, RVs, campers and snowmobiles anywhere on the common elements. Ask the association to confirm that policy is current.Source: Amended and Restated Bylaws, Article VI, Section 7; Vehicle Policy, items 1 to 3
Exterior changes
Any change to the exterior appearance, any structural change, and any change to the common elements needs the board’s written approval in recordable form. The bylaws name exterior paint, antennas, satellite dishes, lights, awnings, doors, shutters and mailboxes as examples. Drapes and drape liners facing out must be white, and owners need written approval to plant or landscape on the common elements.Source: Amended and Restated Bylaws, Article VI, Sections 2(a) and 11
Who maintains and insures what
The association maintains the common elements, including roofs, foundations, exterior walls, carport roofs, and the balconies, porches and patios. Each owner pays to repair or replace the furnace, water heater, air conditioner and fireplace combustion chamber serving the unit. Windows and doorwalls are split: the owner handles the inside and the association the outside. The association insures the common elements, and owners are expected to carry what the bylaws call homeowner’s insurance on everything from the walls, subfloor and ceilings in.Source: Consolidating Master Deed, Article IV, A and C; Amended and Restated Bylaws, Article IV, Section 1
Reserves and special assessments
The bylaws set the annual reserve contribution at 10 percent of the association’s budget, kept in a separate account on a cumulative basis. The board can levy additional assessments on its own when regular assessments fall short for operating costs, repair or replacement of existing common elements, improvements up to $2,000 a year, or emergencies. Other special assessments for non-recurring expenses over $1,000 a year need approval of 60 percent of the co-owners in number.Source: Amended and Restated Bylaws, Article II, Section 3(a), (b) and (c)
At closing
A buyer is entitled to a written statement of any unpaid assessments on the unit and is not liable for more than that statement shows. A buyer who does not request it at least five days before closing can be held liable for unpaid assessments. We did not find a right of first refusal, transfer fee or required closing contribution in the documents.Source: Amended and Restated Bylaws, Article II, Section 9
Every sale since November 2023
Every Holiday View sale recorded in the MLS since November 2023, newest first. Two-bedroom units sold from $229,000 to $331,000, and four three-bedroom units sold from $269,900 to $342,000. No unit sold twice in this period. MLS square footage runs from 1,328 to 2,013, but listings don’t all count finished lower levels the same way, so compare floor plans rather than totals. The November 2024 sale of 4121 Sherwood Forest Drive had no unit number in its legal description, so we show it as Unit 65 from its tax parcel number.
| Unit | Beds / baths | Built | Sq ft | Sold for | Closed | Dues in listing |
|---|---|---|---|---|---|---|
| Unit 39 | 2 bed / 1 full, 1 half | 2001 | 1,360 | $229,000 | Sep 25, 2026 | $335/mo |
| Unit 21 | 2 bed / 2 full, 1 half | 1999 | 1,976 | $331,000 | Jul 27, 2026 | $335/mo |
| Unit 1 | 2 bed / 1 full, 1 half | 1999 | 1,900 | $299,900 | Feb 17, 2026 | $335/mo |
| Unit 11 | 2 bed / 1 full, 1 half | 2000 | 1,728 | $260,000 | Feb 5, 2026 | $335/mo |
| Unit 18 | 2 bed / 2 full, 1 half | 1999 | 1,376 | $310,000 | Oct 7, 2025 | $335/mo |
| Unit 45 | 2 bed / 1 full, 1 half | 2002 | 1,360 | $289,900 | Sep 24, 2025 | $335/mo |
| Unit 42 | 2 bed / 1 full, 1 half | 2001 | 1,360 | $265,000 | Aug 7, 2025 | $335/mo |
| Unit 41 | 2 bed / 1 full, 1 half | 2002 | 1,390 | $282,500 | Jun 27, 2025 | $315/mo |
| Unit 22 | 2 bed / 1 full, 1 half | 2001 | 1,328 | $274,900 | Jun 5, 2025 | $335/mo |
| Unit 65 | 3 bed / 2.0 ba | 2003 | 1,678 | $312,450 | Nov 8, 2024 | $290/mo |
| Unit 29 | 3 bed / 2 full, 1 half | 2002 | 2,013 | $335,000 | Aug 30, 2024 | $290/mo |
| Unit 68 | 2 bed / 2 full, 1 half | 2003 | 1,966 | $285,000 | Aug 8, 2024 | $290/mo |
| Unit 63 | 3 bed / 2 full, 1 half | 2003 | 1,992 | $342,000 | Jun 26, 2024 | $290/mo |
| Unit 67 | 2 bed / 1 full, 1 half | 2003 | 1,390 | $279,500 | Jun 7, 2024 | $240/mo |
| Unit 15 | 3 bed / 2 full, 1 half | 1999 | 1,890 | $269,900 | Jan 9, 2024 | $290/mo |
| Unit 13 | 2 bed / 1 full, 1 half | 2000 | 1,868 | $279,900 | Nov 20, 2023 | $290/mo |
Buying here: what to check
Holiday View draws buyers who want a lower-maintenance townhouse near Mt. Holiday, the VASA and the TART Trail. These are the things we check before an offer.
Dues history
Monthly dues were listed at $290 on every sale from November 2023 through November 2024 except one, listed at $240 in June 2024. Every sale from June 2025 on listed $335 a month except one at $315. Ask for the current budget and the last two years of financials.
What dues cover
Most listings say dues cover trash removal, snow removal, lawn care and exterior maintenance, and some also list liability or fire insurance. The budget is the only reliable answer.
Renting it out
This is not a short-term rental community. Leases must be at least 12 months and approved by the board, tenants can’t be smokers or have pets, and the responsible tenant has to be at least 21. Plan on long-term rental only, if at all.
Garage or carport
Parking differs unit to unit. Some listings describe an attached one-car, oversized or two-car garage, and others a carport with outside parking. The master deed says not every unit has an assigned carport, so confirm what comes with the exact unit.
Floor plans
Most units are two-bedroom townhouses, many described as end units, and several have a walkout lower level. One recent listing has a third bedroom in the walkout lower level, and another has a main-floor primary suite.
Other rules
No smoking is allowed in the general common elements, and the bylaws prohibit child day care and foster care homes. Home businesses are limited to what East Bay Township zoning allows. For sellers, real estate signs need board consent, can go up only during an open house, and are not allowed at the Holiday Hills Road entrance.
Holiday View questions
What are the HOA dues at Holiday View?
Every Holiday View sale from June 2025 on listed dues of $335 a month, except one listed at $315. Sales from November 2023 through November 2024 listed $290 a month, except one at $240. Confirm the current amount with the association before you buy.
Can you rent a Holiday View condo short term?
No. The Holiday View bylaws set a 12-month minimum for any approved lease and say transient tenants, meaning occupancy of less than 12 months, are not permitted under any circumstances.
What are the leasing rules at Holiday View?
Leasing requires the board’s advance written approval of a written lease of at least 12 months for the entire unit. The owner must give the board 10 days’ notice and the proposed lease form. The responsible tenant must be at least 21, and tenants may not be smokers or keep pets. The bylaws do not cap the number of rented units.
Are pets allowed at Holiday View?
Yes, for owners. The bylaws allow up to two animals per unit, not counting guide or assistance dogs, with the board’s written approval, and pets must be leashed and attended on the common elements. Tenants and other non-owner occupants may not have pets.
What do Holiday View condos sell for?
There were 16 sales between November 2023 and October 17, 2026, from $229,000 to $342,000, with a median of $283,750. Two-bedroom units sold from $229,000 to $331,000 and three-bedroom units from $269,900 to $342,000.
How big are the units at Holiday View?
Most Holiday View units are two-bedroom townhouses with 1.5 or 2.5 baths, and a few have three bedrooms. MLS records show 1,328 to 2,013 square feet, though listings differ on whether a finished lower level is counted.
When was Holiday View built and who developed it?
MLS records list the year built as 1999 to 2003. The original master deed was recorded July 7, 1999 by developer Manitou Properties, L.L.C. The association recorded a consolidating master deed in December 2010 that fixes the community at 72 units and ends the developer’s expansion rights.
Can you park a boat or trailer at Holiday View?
No. Article VI, Section 7 of the Holiday View bylaws allows only cars and other vehicles used mainly for personal transportation to be parked in the community, and it bars boats on trailers, camping trailers, snowmobile trailers and ATV trailers from the carports. The association’s vehicle policy adds that boats, trailers, RVs, campers and snowmobiles can’t be parked or stored anywhere on the common elements. A moving trailer can stay in the lot up to 48 hours with advance board approval.
Can the Holiday View association levy a special assessment?
Yes. The Holiday View bylaws let the board levy additional assessments on its own when regular dues fall short for operating costs, repair or replacement of existing common elements, improvements up to $2,000 a year, or emergencies. Other special assessments for non-recurring expenses over $1,000 a year need approval of 60 percent of the co-owners in number.
Looking at Holiday View?
We have read the Holiday View documents and track every sale in the community. Tell us whether you plan to live there full time, use it as a second home, or lease it long term, and we will send new listings and check the rules and parking for the exact unit.
Sales, dues and unit details come from Northern Great Lakes REALTORS® MLS records, checked October 17, 2026. Rules come from the Holiday View consolidating master deed, amended and restated bylaws, and vehicle policy. 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.