Duplex condos · Linden Avenue and Carson Street · Garfield Township
Kensington West condos
Kensington West is a condominium of one-story duplex units on Linden Avenue and Carson Street, off Woodward Avenue in Garfield Township. The master deed dates to 2004, but every sale since July 2024 has been one of the newer 2,460 square foot, three-bedroom units built in 2023 or 2025. The bylaws do not allow leases shorter than 90 days without the association’s written consent. There have been 11 sales, from $459,000 to $479,900.
What the condo documents say
We read the Kensington West master deed and condominium bylaws, the four recorded amendments, and the association’s rules and regulations. The master deed was recorded July 6, 2004 (Grand Traverse County Condominium Subdivision Plan No. 231), and the developer was Carson Group, LLC. The second amendment, recorded in 2011, describes 46 units with room for up to 50, with 18 built and occupied at the time. The fourth amendment, recorded October 20, 2022 by the association, made 20 then-unfinished units (Units 5 to 14, 23 to 26, 29 to 32, 45 and 46) “must be built” units and gave the newly developed units their own building budget and reserve fund.
We found three versions of the rules and regulations (one is dated July 2, 2024). This page follows the version that matches the bylaws on pets, which appears to be the newest. Recent legal descriptions also refer to an amended and restated fourth amendment that was not in the set we read. Associations can amend their documents, so get the current set before you write an offer.
Leasing and short-term rentals
No unit may be leased for less than 90 days without the association’s prior written consent, and Section 7.3 separately says an owner may not rent for less than three months. An owner who plans to lease must tell the association in writing at least 10 days before presenting a lease and give it a copy of the lease form. Tenants must follow the condominium documents, and the association can evict a tenant who doesn’t. The master deed says the rental terms can’t be changed by amendment without the consent of the developer and each affected owner. Garfield Township has its own rules as well.Source: Condominium Bylaws, Sections 7.3(b) and 9.1 to 9.3; Master Deed, Section 9.2(b); Rules and Regulations, Rule 13
Pets
Each unit may keep one domestic dog, two domestic cats and/or two caged birds. More takes the association’s prior written consent, which it can revoke. Owners must register their pets with the association, pets must be leashed outside, and owners pick up after them. No exotic or dangerous animals, and no animals kept or bred for commercial purposes.Source: Condominium Bylaws, Section 7.3, pets and animals; Rules and Regulations, Rules 6 and 7
Decks, patios and yards
Exterior changes need the association’s written approval first. Decks and patios can extend up to 15 feet from the back wall of the unit, and plantings and furniture can’t go more than 25 feet into the common area. Shrubs and plants over 7 to 8 feet tall are not allowed there unless the board approves. The fronts of the units stay as built, and holiday decorations are limited to 15 days before and 10 days after each holiday, with no flashing lights.Source: Condominium Bylaws, Section 7.3(a), as amended by the First (2009), Third (2017) and Fourth (2022) Amendments
Snow removal and upkeep
The association plows and removes snow from all driveways and walkways, including each unit’s own walk, and the public sidewalks along the perimeter. The association maintains the building structure (roofs, foundations and perimeter walls). Owners maintain their own windows, doors, garage door opener, patio, furnace, water heater and air conditioner. The association also pays to repair and replace driveways.Source: Fourth Amendment to Master Deed, amending Master Deed Section 4.3(f) and Bylaws Section 4.4(c); Master Deed, Sections 4.1, 4.2 and 4.3(a); Condominium Bylaws, Section 4.4(a)
Two cost groups
Since the 2022 fourth amendment, building costs are split. The newer units and the older units each pay for their own buildings through separate budgets and separate reserve funds, and a third reserve covers the common elements everyone shares. The bylaws call for each fund to be kept, to the extent possible, at 10 percent or more of the annual budget.Source: Fourth Amendment to Master Deed, amending Master Deed Section 4.3 and Bylaws Sections 4.5 and 5.2(a)
Courtyard and Green Area
The Courtyard is a shared common element for passive, non-motorized recreation. No fires, no motor vehicles, and no parties there without the board’s written consent. The area marked “Green Area” on the plan stays open space with no improvements, and its mowing is shared by all owners.Source: Condominium Bylaws, Section 7.3, the Courtyard; Master Deed, Section 11 (added by the Fourth Amendment); Rules and Regulations, Rule 2
Vehicles, storage and home businesses
RVs, boats and trailers of any kind can be kept only inside the unit with the garage door closed, not on driveways or common areas. Trash containers stay in the garage when not in use. Home occupations are allowed if only family members living there take part and they don’t draw unreasonable traffic.Source: Condominium Bylaws, Sections 7.1 and 7.3; Rules and Regulations, Rules 9 and 11
Special assessments
The board can raise assessments on its own to cover operating costs, replacements and emergencies, and to pay for additions to the common elements of up to $5,000 or $100 per unit a year, whichever is less. Other special assessments need prior approval of 60 percent or more of all owners.Source: Condominium Bylaws, Section 5.2(b) and (c)
Paid at closing on a resale
The board can require the buyer of a resold unit to contribute an amount it sets to the reserve fund for that unit’s group, once it has given owners written notice that it is doing so. Owners can sell without any right of first refusal, but must notify the association within five days of a transfer.Source: Condominium Bylaws, Section 5.7 (added by the Fourth Amendment) and Sections 10.1 and 10.2
Every sale since July 2024
Every Kensington West sale recorded in the MLS since July 2024, newest first. Each was a newer unit, listed as built in 2023 or 2025, and most were sold as new construction. Each was 2,460 square feet with three bedrooms and three baths. The units built in 2023 sold from $459,000 to $469,900 and the units built in 2025 from $474,000 to $479,900. No unit sold twice in this period.
| Unit | Beds / baths | Built | Sq ft | Sold for | Closed | Dues in listing |
|---|---|---|---|---|---|---|
| Unit 17 | 3 bed / 3.0 ba | 2025 | 2,460 | $479,900 | Jul 20, 2026 | $200/mo |
| Unit 18 | 3 bed / 3.0 ba | 2025 | 2,460 | $474,000 | May 1, 2026 | $200/mo |
| Unit 15 | 3 bed / 3.0 ba | 2025 | 2,460 | $474,900 | Feb 6, 2026 | $200/mo |
| Unit 16 | 3 bed / 3.0 ba | 2025 | 2,460 | $474,900 | Oct 2, 2025 | $200/mo |
| Unit 13 | 3 bed / 3.0 ba | 2025 | 2,460 | $474,900 | Sep 4, 2025 | $200/mo |
| Unit 46 | 3 bed / 3.0 ba | 2023 | 2,460 | $459,000 | Mar 13, 2025 | $200/mo |
| Unit 45 | 3 bed / 3.0 ba | 2023 | 2,460 | $462,621 | Jan 10, 2025 | $200/mo |
| Unit 8 | 3 bed / 3.0 ba | 2023 | 2,460 | $459,000 | Dec 13, 2024 | $200/mo |
| Unit 9 | 3 bed / 3.0 ba | 2023 | 2,460 | $469,900 | Nov 15, 2024 | $200/mo |
| Unit 11 | 3 bed / 3.0 ba | 2023 | 2,460 | $459,000 | Jul 31, 2024 | $200/mo |
| Unit 12 | 3 bed / 3.0 ba | 2023 | 2,460 | $459,900 | Jul 1, 2024 | $200/mo |
Buying here: what to check
Kensington West draws buyers who want newer one-story living with a finished lower level and a garage. These are the things we check before an offer.
Dues history
Every sale since July 2024 listed dues of $200 a month. Listings say dues cover snow removal and lawn care. Ask for the budget that applies to the unit’s cost group and what the master policy insures.
Which cost group
The recorded fourth amendment puts Units 5 to 9, 11 to 14, 23 to 26, 29 to 32, 45 and 46 in the newer group, and each group funds its own building costs. Units 15 to 18 were built in 2025 but are not on that list, and a later amended version may change it, so we confirm the group for the exact unit.
The amended fourth amendment
Legal descriptions on recent sales refer to an amended and restated fourth amendment, which we have not read. It may change unit lists or cost sharing, so we get it before you write an offer.
Renting it out
With a 90-day minimum and lease copies going to the association, this works for long-term leasing, not vacation rental. Garfield Township has its own rules too.
Insurance
The bylaws put insurance for the unit and its limited common elements on the owner, and the general common elements on the association. The current rules list windows, doors, cabinets, flooring, paint and drywall as the owner’s to insure. Get the master policy so your own policy fills the gaps.
Kensington West questions
What are the HOA dues at Kensington West?
Every Kensington West sale since July 2024 listed dues of $200 a month. Listings say dues cover snow removal and lawn care. The association keeps separate budgets for the newer and older units, so confirm the current amount for the exact unit before you buy.
Can you rent a Kensington West condo short term?
No. The condominium bylaws say no unit may be leased for less than 90 days without the association’s prior written consent, and Section 7.3 says an owner may not rent for less than three months. Owners must notify the association in writing at least 10 days before presenting a lease and give it a copy of the lease form. Garfield Township has its own rules as well.
Are dogs allowed at Kensington West?
Yes, one. The bylaws allow one domestic dog, two domestic cats and/or two caged birds per unit, and more only with the association’s written consent. Pets must be registered with the association and leashed outside.
What do Kensington West condos sell for?
There were 11 sales between July 2024 and October 17, 2026, from $459,000 to $479,900, with a median of $469,900. Units built in 2023 sold from $459,000 to $469,900 and units built in 2025 from $474,000 to $479,900.
How big are the units at Kensington West?
Every unit sold since July 2024 has been 2,460 square feet with three bedrooms and three baths, based on MLS records. Listings describe one-story duplex units with a finished lower level, a two-car attached garage and a 10 by 12 concrete patio.
When was Kensington West built and who developed it?
The master deed was recorded July 6, 2004 by Carson Group, LLC (Grand Traverse County Condominium Subdivision Plan No. 231). A 2011 amendment says 18 units were built and occupied at that time. The units that sold since July 2024 are listed in the MLS as built in 2023 or 2025.
Does the Kensington West association plow driveways?
Yes. The 2022 fourth amendment to the master deed makes the association responsible for plowing and snow removal on all driveways and walkways, including each unit’s own walk, and on the public perimeter sidewalks.
How big a deck can you build at Kensington West?
Decks and patios can extend up to 15 feet from the back wall of the unit, with the association’s prior written approval. Plantings and furniture can’t go more than 25 feet into the common area, and shrubs over 7 to 8 feet tall need board approval.
Does a buyer pay anything to the Kensington West association at closing?
Possibly. The bylaws let the board require the buyer of a resold unit to contribute an amount it sets to that unit’s reserve fund, once it has notified owners in writing. Ask the association whether that election is in effect and how much it is.
Looking at Kensington West?
We have read the Kensington West documents and track every sale here. Tell us what you are looking for and we will send new listings and check the rules and cost group 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 Kensington West master deed, condominium bylaws, four recorded amendments and the association’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.