Site condominium · Thrive Boulevard · Blair Township
Thrive TC condos
Thrive TC is a 26-unit condominium on Thrive Boulevard, off Garfield Road in Blair Township on the south side of Traverse City. The units are built in side-by-side pairs, two stories over a basement, and nearly every sale has been a three-bedroom of about 1,196 square feet built from 2023 to 2025. The condominium bylaws set a minimum lease term of 6 months. There have been 18 sales since August 2024, from $275,000 to $329,000.
What the condo documents say
We read the Thrive TC Condominium purchaser’s information booklet: the disclosure statement, the master deed with its condominium bylaws and subdivision plan, the first and second amendments to the master deed, the articles of incorporation, the association bylaws, the wastewater escrow agreement and the developer’s purchase agreement. The master deed was recorded August 9, 2023 (Grand Traverse County Condominium Subdivision Plan No. 509). The developer is Thrive TC Development Group, LLC.
The first amendment, recorded September 18, 2023, added rules for the private roads. The second, recorded November 6, 2023, added county health department restrictions on the wells and the wastewater system and replaced the subdivision plan. 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
Article VI of the condominium bylaws lets an owner lease a unit for single-family residential use, but the lease term can’t be less than 6 months. That rules out nightly and weekly rentals. Article VII requires the owner to tell the association in writing at least 10 days before presenting a lease, give it a copy of the lease, and later a copy of the signed lease. Every lease must say the tenant will follow the condo documents. After owners take control of the board, Article VII lets the association amend the rental rules, though existing written leases are protected.Source: Condominium Bylaws, Article VI, B; Article VII, A to C
Pets
Only household pets are allowed, with a limit of two dogs older than four months per owner. Pets stay on the unit or on common areas the board designates for pets, must be under direct supervision outdoors, and owners must pick up after them. The board can restrict or remove a pet whose conduct it finds objectionable.Source: Condominium Bylaws, Article VI, E
Who maintains what
The association maintains the general common elements, which the master deed says include foundations, exterior walls, roofs, drives, parking areas and site amenities such as a dog park, gazebos and a playground, if and when installed. The disclosure statement says nothing on the subdivision plan is labeled “must be built.” Each unit’s carport is a limited common element the association maintains. The owner maintains, repairs and replaces the unit’s other limited common elements at the owner’s expense, including its deck, windows, doors, water well and the water and sewer lines serving the unit.Source: Master Deed, Article IV, A(1) to A(3)
Water and sewer
Each unit has its own private water well, assigned to that unit. Sewer is a privately owned community wastewater system permitted by the Michigan Department of Environment, Great Lakes, and Energy. The second amendment requires following those permits, and an escrow agreement required by the state has the association keep a funded account for running and repairing the system, paid through assessments on the owners who use it.Source: Second Amendment to Master Deed, Article VIII, B and C; Escrow Agreement (Wastewater System)
Private roads
The roads and drives are private and are not maintained by the county road commission or the state. If the association and owners don’t keep them up, Blair Township may repair them and charge the owners through a special assessment district. The disclosure statement says the developer controls road repair and snow removal and passes the cost to the association.Source: First Amendment to Master Deed, Article XV; Disclosure Statement, Section XI
Exterior changes
Owners can’t change the exterior appearance, make structural changes or alter the common elements, including exterior paint, awnings, screen doors and other attachments, and the board may approve only changes that don’t impair soundness, safety, utility or appearance. Window coverings must show white to the outside. Owners can’t plant on the common elements or remove trees.Source: Condominium Bylaws, Article VI, C and M
Vehicles and signs
No house trailers, commercial vehicles, boats, boat trailers, campers, snowmobiles or vehicles other than automobiles may be parked or stored on the property. Only the developer’s signs are allowed while the developer or its affiliates own a unit. After that, an owner may show one sign for sale or rent no larger than “five (5) feet square.”Source: Condominium Bylaws, Article VI, H and J
Paid at closing
A buyer from the developer pays two months of assessments at closing as a non-refundable working capital deposit. On a resale, the board can require the buyer to pay up to two months of the regular assessment into the association’s reserve accounts, once it has given owners written notice that it is using this rule.Source: Purchase Agreement, Paragraph 3; Disclosure Statement, Section VIII, A; Condominium Bylaws, Article II, L
Reserves and special assessments
The budget must include a reserve for common elements that need periodic replacement, funded by regular monthly payments and equal to at least 10 percent of the annual budget on a non-cumulative basis. Special assessments beyond those the bylaws already allow need prior approval of more than 60 percent of all owners, in value and in number.Source: Condominium Bylaws, Article II, C(1) and D
Every sale since August 2024
Every Thrive TC sale recorded in the MLS since August 2024, newest first. MLS records list the ownership type as corporate on every sale and the listing remarks describe the units as brand new, so these appear to be the developer’s first sales, not resales. No unit has sold twice, and eight of the 26 units have no MLS sale on record. Seventeen were three-bedroom, one-and-a-half-bath units of 1,126 to 1,198 square feet. The unit at 246 Thrive Boulevard sold with a finished basement as a four-bedroom, two-and-a-half-bath unit of 1,794 square feet.
| Address | Beds / baths | Built | Sq ft | Sold for | Closed | Dues in listing |
|---|---|---|---|---|---|---|
| 202 Thrive Boulevard | 3 bed / 1 full, 1 half | 2025 | 1,196 | $299,000 | Oct 24, 2025 | $225/mo |
| 188 Thrive Boulevard | 3 bed / 1 full, 1 half | 2025 | 1,196 | $319,000 | Oct 23, 2025 | $225/mo |
| 211 Thrive Boulevard | 3 bed / 1 full, 1 half | 2025 | 1,196 | $292,500 | Oct 7, 2025 | $225/mo |
| 208 Thrive Boulevard | 3 bed / 1 full, 1 half | 2025 | 1,196 | $305,000 | Sep 26, 2025 | $225/mo |
| 231 Thrive Boulevard | 3 bed / 1 full, 1 half | 2025 | 1,196 | $294,000 | Sep 25, 2025 | $225/mo |
| 186 Thrive Boulevard | 3 bed / 1 full, 1 half | 2025 | 1,196 | $324,000 | Sep 17, 2025 | $225/mo |
| 174 Thrive Boulevard | 3 bed / 1 full, 1 half | 2025 | 1,196 | $300,000 | Aug 27, 2025 | $271/mo |
| 204 Thrive Boulevard | 3 bed / 1 full, 1 half | 2025 | 1,196 | $315,000 | Aug 8, 2025 | $225/mo |
| 210 Thrive Boulevard | 3 bed / 1 full, 1 half | 2025 | 1,198 | $299,000 | Jul 18, 2025 | $225/mo |
| 205 Thrive Boulevard | 3 bed / 1 full, 1 half | 2025 | 1,196 | $279,000 | Jul 18, 2025 | $225/mo |
| 246 Thrive Boulevard | 4 bed / 2 full, 1 half | 2024 | 1,794 | $319,000 | Jul 7, 2025 | $225/mo |
| 209 Thrive Boulevard | 3 bed / 1 full, 1 half | 2025 | 1,196 | $275,000 | Jul 1, 2025 | $225/mo |
| 230 Thrive Boulevard | 3 bed / 1 full, 1 half | 2025 | 1,196 | $304,000 | Jun 18, 2025 | $225/mo |
| 269 Thrive Boulevard | 3 bed / 1 full, 1 half | 2024 | 1,196 | $285,900 | Apr 25, 2025 | $225/mo |
| 261 Thrive Boulevard | 3 bed / 1 full, 1 half | 2024 | 1,196 | $304,000 | Apr 21, 2025 | $225/mo |
| 258 Thrive Boulevard | 3 bed / 1 full, 1 half | 2024 | 1,196 | $329,000 | Apr 11, 2025 | $225/mo |
| 260 Thrive Boulevard | 3 bed / 1 full, 1 half | 2024 | 1,196 | $305,900 | Dec 10, 2024 | $271/mo |
| 268 Thrive Boulevard | 3 bed / 1 full, 1 half | 2023 | 1,126 | $325,000 | Aug 9, 2024 | $199/mo |
Buying here: what to check
Every Thrive TC sale so far appears to be a new unit sold by the developer, so the first resales will set the market. These are the things we check before an offer.
Dues history
Listed dues were $225 a month on 15 of the 16 sales from April 2025 on. The first two sales, in August and December 2024, listed $199 and $271, and one August 2025 sale whose listing began in October 2024 also listed $271. Ask the association for the current amount and budget.
Developer control
The developer controlled the association at the start. The bylaws require owners to elect at least one director within 120 days after 25 percent of the units are sold, one-third of the board after 50 percent, and all but one director after 75 percent. While the developer owns any unit, no amendment can be made without its written consent, and changes to the Article VI restrictions also need its consent. Ask who sits on the board now.
Your own well
Water comes from a private well for each unit, and the owner is responsible for it. Get a water test as you would on a house with a well.
Basement and square footage
Listing remarks describe an unfinished basement with laundry and plumbing roughed in for a bathroom, and the developer offered basement finishing as an upgrade. Ask whether any finished space was permitted and how it was counted.
Builder warranty
The disclosure statement describes a one-year developer warranty on materials and workmanship from the closing date, excluding things like cracks, settlement and wood shrinkage. Manufactured items carry only their makers’ warranties. On a resale, that first year may be over.
Insurance
The bylaws say the association’s policy covers the common elements plus interior walls and the standard fixtures that came with the unit, while the disclosure statement tells owners to insure the interior from the paint in. Ask for the master policy so your own condo policy covers the rest.
Thrive TC questions
What are the HOA dues at Thrive TC?
Listed dues were $225 a month on 15 of the 16 Thrive TC sales from April 2025 on. Earlier listings showed $199 and $271. Most listings say dues cover sewer, trash removal, snow removal, lawn care and exterior maintenance. Confirm the current amount with the association before you buy.
Can you rent a Thrive TC condo short term?
No. Article VI of the condominium bylaws says a lease can’t be shorter than 6 months, which rules out nightly and weekly rentals. Longer leases are allowed for single-family residential use if the owner notifies the association in writing at least 10 days ahead and gives it a copy of the lease. Blair Township may have its own rules as well.
Are dogs allowed at Thrive TC?
Yes. The bylaws allow household pets, with a limit of two dogs older than four months per owner. Pets must be supervised outdoors, and the board can restrict or remove a pet whose conduct it finds objectionable. Listings describe a fenced dog park.
What do Thrive TC condos sell for?
There were 18 sales between August 2024 and October 17, 2026, from $275,000 to $329,000, with a median of $304,000. MLS records list the ownership type as corporate on every sale and the remarks describe the units as brand new, so these appear to be the developer’s first sales rather than resales.
How big are the units at Thrive TC?
Most are three-bedroom, one-and-a-half-bath units of about 1,196 square feet over an unfinished basement, based on MLS records. Three-bedroom sales ran from 1,126 to 1,198 square feet. One unit sold with a finished basement as a four-bedroom of 1,794 square feet.
When was Thrive TC built and who developed it?
MLS records list the year built as 2023, 2024 or 2025. The master deed for the 26-unit condominium was recorded August 9, 2023, and the developer is Thrive TC Development Group, LLC.
Does a buyer pay anything to the Thrive TC association at closing?
Yes. A buyer from the developer pays two months of assessments at closing as a non-refundable working capital deposit. On a resale, the bylaws let the board require up to two months of the regular assessment, paid into the reserve accounts, once it has given owners written notice.
Is Thrive TC on public water and sewer?
No. The recorded documents provide a private water well for each unit, which the owner maintains, and a privately owned community wastewater system permitted by the state. An escrow agreement requires the association to keep a fund for running and repairing the sewer system, paid through owner assessments.
Who maintains the roads at Thrive TC?
The roads and drives are private, so the county road commission and the state don’t maintain them. The disclosure statement says the developer controls road repair and snow removal and passes the cost to the association. If the roads aren’t kept up, Blair Township may repair them and charge owners through a special assessment district.
Looking at Thrive TC?
We have read the Thrive TC documents and track every sale in the community. Tell us whether you plan to live there or rent it out long term, 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 Thrive TC Condominium master deed and its first and second amendments, the condominium bylaws, the disclosure statement, the wastewater escrow agreement and the developer’s purchase agreement. 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.