Condo community · Creeks Crossing · Acme Township
The Shores condos
The Shores is a 150-unit condominium on Creeks Crossing in Acme Township, at Grand Traverse Resort on East Grand Traverse Bay. The units are small, from 320 square foot studios to one-bedrooms of about 550 square feet, and two recent sales were combined units. Article VI of the bylaws allows leasing, and the resort’s rental program is an option, not a requirement. There have been 13 sales since June 2024, from $140,000 to $360,000.
What the condo documents say
We read The Shores master deed and its First, Second and Fourth Amendments, the amended and restated bylaws recorded June 7, 2012 with the Fourth Amendment to the master deed, the board’s pet policy, the association’s sheet on what dues cover, and a Grand Traverse Resort rental program sheet. The master deed was made August 1, 1984 and recorded August 2, 1984 (Grand Traverse County Condominium Subdivision Plan No. 27). The developer was Grand Traverse Condominium Developers, Inc. It started with 48 units, a 1985 amendment expanded it to 150, and the Fourth Amendment describes 150 residential units and 27 storage units.
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.
Leasing and short-term rentals
Article VI, Section 2 of the bylaws lets an owner lease a unit for residential use. Before renting, an owner must notify the association in writing and send a copy of the lease form, except when the unit is rented through the Grand Traverse Resort rental program or for less than 45 days. Units must be rented whole, and tenants need a written lease or the resort’s rental agreement. Owners must also send the board a copy of each lease after it is signed. Leases must require tenants to follow the condominium documents, and the board can end a lease and evict after a tenant default on 15 days’ written notice to the owner. We found no minimum lease term and no cap on rented units. Owners can change these rules by amending the bylaws with the approval of 66-2/3 percent of residential unit owners. Interval ownership (timeshare) is prohibited. Acme Township has its own rules for short-term rentals, so check them for the exact unit. See our short-term rental guide.Source: Amended and Restated Bylaws (2012), Article VI, Sections 1 and 2; Fourth Amendment to Master Deed (2012), Article XI
Resort rental program
The bylaws treat the Grand Traverse Resort rental program as an option. Units in the program skip the advance lease notice, and the board can require a standard lease form only for owners outside the program. If an owner in the program falls behind on assessments, the association can collect the owner’s share of rental income and apply it to the balance. The resort’s program sheet lists reservation management, housekeeping and linens, a 24-hour front desk and security, on-site engineering and inspections, accounting, and owner and guest access to resort amenities. It does not state fees or the owner’s share of rent.Source: Amended and Restated Bylaws, Article VI, Section 2(a), (b) and (d); Grand Traverse Resort rental program sheet
Pets
The 2012 bylaws ban pets except animals for persons with disabilities approved by the board, and small caged animals like birds and fish. An undated board pet policy lets owners bring their own dogs if the required paperwork is on file each year and the application is in before the dog comes onto the property. Dogs must be leashed, are not allowed on the beach, and waste must be picked up. Fines are $100 for a first offense and $250 for a second, and a third offense means the dog is permanently removed. The policy speaks only to owners’ own dogs. The board policy and the recorded bylaws conflict, and the association’s dues sheet says pets are not allowed unless the board approves them, so confirm the current rule before you buy.Source: Amended and Restated Bylaws, Article VI, Section 5; The Shores Pet Policy; What Dues Cover sheet
Beach
The Fourth Amendment to the master deed describes a non-exclusive beach access easement, 50 feet wide, along the shoreline of the East Arm of Grand Traverse Bay, granted to the condominium and shown on the original subdivision plan. Listing remarks describe about 600 feet of shared sandy frontage.Source: Fourth Amendment to Master Deed (2012), Article VII, P; MLS listing remarks
Pool
The association’s dues sheet says the pool is owned by the Resort and is private. To use it, an owner buys a resort membership, or the unit is in the resort rental program and the owner is checked in. The same sheet says the beach is open.Source: What Dues Cover sheet
Grills and decks
No outdoor cooking or barbecuing is allowed on decks, patios or walkways, except in areas the board designates. Decks cannot be used for storage, and furniture cannot be left on them out of season.Source: Amended and Restated Bylaws, Article VI, Section 6
Boats, trailers and signs
Boats, boat trailers, RVs, campers, snowmobiles, ATVs and their trailers cannot be parked at The Shores unless the association approves it or designates an area. Commercial vehicles are allowed only while making deliveries or pickups. For Sale and Open signs need the association’s written permission.Source: Amended and Restated Bylaws, Article VI, Sections 8 and 9
Special assessments and reserves
The board can raise the regular assessment or levy a special assessment without an owner vote to cover shortfalls, replace common elements, handle emergencies, or add to the common elements up to $5,000 a year. Other special assessments, such as additions costing more than $5,000 a year, need prior approval of more than 60 percent of all residential unit owners. The budget must include a reserve of at least 10 percent of the annual budget, funded through monthly assessments.Source: Amended and Restated Bylaws, Article II, Section 2
Combining units
The master deed, as amended in 2012, lets the owners of adjoining units relocate the boundary between them, with their mortgage lenders’ approval. The board prepares and records the master deed amendment, and the owners pay the cost.Source: Fourth Amendment to Master Deed (2012), Article VI, C
Every sale since June 2024
Every sale at The Shores recorded in the MLS since June 2024, newest first. Six studios and efficiencies of 320 to 354 square feet sold for $140,000 to $185,000. The MLS lists five of them as one-bedrooms, but the listing remarks call them studios or efficiencies, so we show them as studios. Five single one-bedrooms of 534 to 554 square feet sold for $216,750 to $265,000. Two sales were combined units: Units 108 and 109 (800 square feet, two bedrooms, two baths) and Units 117 and 118 (710 square feet, one bedroom, two baths), which is why the one-bedroom figures below run up to 710 square feet and $360,000.
| Unit | Beds / baths | Built | Sq ft | Sold for | Closed | Dues in listing |
|---|---|---|---|---|---|---|
| Unit 117/118 | 1 bed / 2.0 ba | 1985 | 710 | $360,000 | Sep 22, 2026 | $310/mo |
| Unit 31 | Studio / 1.0 ba | 1985 | 354 | $185,000 | Aug 28, 2026 | $198/mo |
| Unit 50 | Studio / 1.0 ba | 1985 | 354 | $185,000 | Jun 17, 2026 | $198/mo |
| Unit 36 | Studio / 1.0 ba | 1984 | 320 | $185,000 | Apr 14, 2026 | $193.46/mo |
| Unit 55 | 1 bed / 1.0 ba | 1990 | 534 | $254,900 | Aug 28, 2025 | $311/mo |
| Unit 147 | 1 bed / 1.0 ba | 1985 | 538 | $235,000 | Apr 2, 2025 | $309/mo |
| Unit 51 | Studio / 1.0 ba | 1986 | 354 | $140,000 | Mar 27, 2025 | $208/mo |
| Unit 143 | 1 bed / 1.0 ba | 1987 | 539 | $216,750 | Mar 4, 2025 | $303.01/mo |
| Unit 99 | 1 bed / 1.0 ba | 1986 | 534 | $265,000 | Oct 15, 2024 | $288/mo |
| Unit 149 | 1 bed / 1.0 ba | 1986 | 554 | $245,000 | Oct 1, 2024 | $304.24/mo |
| Unit 108/109 | 2 bed / 2.0 ba | 1986 | 800 | $341,900 | Aug 8, 2024 | $440/mo |
| Unit 111 | Studio / 1.0 ba | 1985 | 352 | $155,000 | Jul 4, 2024 | $220/mo |
| Unit 110 | Studio / 1.0 ba | 1985 | 352 | $155,000 | Jun 30, 2024 | $220/mo |
Buying here: what to check
Many Shores units sell furnished with a rental history. These are the things we check before an offer.
Rental program fit
Listing remarks show that some Shores units meet the Grand Traverse Resort rental program’s specifications and some do not. If you plan to use the program, confirm with the resort that the exact unit qualifies and ask for its rental history.
Dues by unit
The association splits costs by each unit’s percentage of value, which the developer set roughly by square footage. Listed dues ran $193.46 to $220 a month on the studios and $288 to $311 on the one-bedrooms. Units 108 and 109 listed $440 and Units 117 and 118 listed $310, so confirm the amount for a combined unit.
What dues cover
The association’s dues sheet lists management, exterior electricity, water, sewer, association insurance, trash, landscaping, snow removal, pest control, general repairs, window washing, chimney cleaning, cement and asphalt work, and a winter watch program that checks empty units November through March. Resort membership is not on the list.
Bookings that come with the unit
A unit that is already renting may come with reservations. One 2026 listing required the buyer to honor all confirmed reservations through September 1. Get the booking list and settle who will manage the unit before closing.
Township rules
The bylaws allow rentals, but Acme Township has its own short-term rental rules. We check the township side for the exact unit before you count on rental income.
Insurance
The association insures the common elements and each unit’s standard features, but the bylaws also make the owner pay to repair damage inside the unit, including deductibles, whatever the cause, and cap the association’s share of damage it causes at $1,000 per occurrence. Owners must carry a condo policy covering the unit’s standard features at replacement value, with at least $300,000 of liability coverage and a loss assessment endorsement, and file proof with the association.
The Shores questions
What are the HOA dues at The Shores?
Dues at The Shores depend on the unit. On sales since June 2024, studios listed dues of $193.46 to $220 a month and one-bedrooms $288 to $311 a month. The association splits costs by each unit’s percentage of value. Confirm the current amount for the exact unit before you buy.
Can you rent a condo at The Shores short term?
Yes. Article VI, Section 2 of The Shores bylaws allows leasing, and rentals of less than 45 days or through the Grand Traverse Resort rental program are exempt from the advance notice to the association that other leases need. Units must be rented whole, and timeshare ownership is prohibited. Acme Township has its own short-term rental rules, so check those for the exact unit.
Do you have to use the Grand Traverse Resort rental program at The Shores?
No. The Shores bylaws treat the resort rental program as an option. Owners outside the program can rent under a written lease that follows the condominium documents. Listing remarks show that not every unit meets the program’s specifications, so confirm eligibility with the resort.
Are dogs allowed at The Shores?
Possibly, for owners. The Shores 2012 recorded bylaws ban pets except board-approved animals for persons with disabilities, but an undated board pet policy lets owners bring their own dogs with paperwork on file each year and an application in before the dog arrives. The two conflict. Dogs must be leashed and are not allowed on the beach, and fines start at $100. Confirm the current rule with the association before you buy.
What do condos at The Shores sell for?
There were 13 sales at The Shores between June 2024 and October 17, 2026, from $140,000 to $360,000, with a median of $216,750. Studios and efficiencies sold for $140,000 to $185,000 and one-bedrooms for $216,750 to $265,000. Two combined-unit sales brought $341,900 and $360,000.
How big are the units at The Shores?
Most units at The Shores are small. Studios and efficiencies run 320 to 354 square feet and one-bedrooms 534 to 554 square feet, based on MLS records. Two combined units sold at 710 and 800 square feet. The master deed describes 150 residential units and 27 storage units.
When was The Shores built and who developed it?
The Shores master deed was made August 1, 1984 and recorded August 2, 1984 by Grand Traverse Condominium Developers, Inc., as Grand Traverse County Condominium Subdivision Plan No. 27. It started with 48 units and was expanded to 150 in 1985. MLS records list years built from 1984 to 1987 on all but one sale.
Does a condo at The Shores include Grand Traverse Resort pool access?
No. The Shores association’s dues sheet says the pool is owned by the Resort and is private. An owner can buy a resort membership, or use the pool while checked in to a unit that is in the resort rental program. The same sheet says the beach is open.
Can two units at The Shores be combined?
Yes, with steps. The Shores master deed, as amended in 2012, lets owners of adjoining units relocate the boundary between them with their mortgage lenders’ approval, through a recorded amendment the owners pay for. Units 108 and 109 and Units 117 and 118 each sold together.
Looking at The Shores?
We have read The Shores documents and track every sale on Creeks Crossing. Tell us if you plan to use the condo yourself, rent it through the resort, or rent it on your own, and we will send new listings and check the rules 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 Shores master deed and amendments, the 2012 amended and restated bylaws, the board’s pet policy, the association’s dues sheet and a Grand Traverse Resort rental program sheet. 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.