55+ condo community · Garfield Township · Traverse City
Traverse Hills condos
Traverse Hills Adult Community is a 55 and older condominium in Garfield Township, on the west side of Traverse City, with main-floor living units on Eastview Drive, Ridgeway Place, Courtney Place and Cherry Hills Place. Its recorded bylaws set a 55 and older occupancy requirement and allow leases only for a year or longer. There have been 11 sales since January 2024, from $292,000 to $440,000.
What the condo documents say
We read the Traverse Hills Adult Community consolidating and amended and restated master deed (recorded December 28, 2004), its second, third and fourth amendments (recorded 2010, 2018 and 2020), the consolidated condominium bylaws, the association bylaws and the association’s rules and regulations. The original master deed was recorded October 19, 1987 (Grand Traverse County Condominium Subdivision Plan No. 35) by Traverse Hills Joint Venture, a joint venture of Beaumont/McCafferty Development Group, Ltd. and 401 Service Corporation. 401 Service Corporation later became the first successor developer and Eastwood Custom Homes, Inc. the second.
The current condominium bylaws are the version recorded with the Third Amendment on November 8, 2018, which replaced the earlier bylaws in full. The current rules are the Rules and Regulations Manual adopted February 2023, which replaces all earlier rules. 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.
Age 55 and older
Article VI-A of the bylaws says Traverse Hills is operated for occupants 55 or older under Section 807 of the Fair Housing Act, and at least 80 percent of the units must be permanently occupied by at least one person 55 or older. Before a buyer takes title or a tenant moves in, they sign an affidavit and show proof, such as a driver’s license or passport, that at least one permanent resident is 55 or older. The association surveys owners at least every two years. The February 2023 rules go further: at least one approved occupant in every unit must be 55 or older, and no approved occupant may be under 35 except as the bylaws allow. Neither the every-unit rule nor the age 35 floor appears in the recorded bylaws, and under Article XIII the rules rank below the bylaws, so ask the association how it applies them.Source: Consolidated Condominium Bylaws, Article VI-A, Sections 1 and 2; Rules and Regulations (2023), Age Restrictions
Children, guests and caregivers
Children under 18 may stay in a unit no more than 60 days in any 12 month period. The rules cap house guests at 60 nights in any 12 months unless they are approved as occupants. Caregiving for an owner who needs 24/7 medical help is allowed for 30 days without board approval, and care expected to last longer needs a Caregiver Approval Form before the 23rd day.Source: Consolidated Condominium Bylaws, Article VI, Section 1(a); Rules and Regulations (2023), House Guests and Caregivers
Leasing
An owner may lease only the entire unit, and the initial lease term must be at least one year, so short-term and vacation rentals are not allowed. Tenants must meet the same 55 and older requirement. The owner must tell the association in writing at least 10 days before offering a lease and give it a copy of the lease form, and the board can require a security deposit from the tenant. House sitters must be at least 21, the owner must submit a House Sitter Approval Form at least 14 days before the sitter moves in, and the owner can’t be paid for the arrangement.Source: Consolidated Condominium Bylaws, Article VI-A, Section 3 and Article VII; Rules and Regulations (2023), Leasing and House Sitting
Pets
The bylaws allow household pets, with a maximum of one dog or two cats. Pets stay in the unit or on common areas the board designates, and the board can remove a pet whose conduct it finds objectionable. The rules add that dogs and cats must be leashed outdoors, bar 14 dog breeds and their mixes (including German Shepherds, Great Danes, Rottweilers and Dalmatians), and limit visiting dogs to two for up to seven nights.Source: Consolidated Condominium Bylaws, Article VI, Section 1(k); Rules and Regulations (2023), Pets
Board approval before closing
Every occupant, owner or tenant, must submit an Occupant Approval Form and be approved by the board before the sale closes or the lease is signed, or they can’t move in. Buyers file a Purchase of Unit Form right after signing a purchase agreement, and sellers file a Sale of Unit Form when they decide to sell. For-sale signs and public open houses are not allowed.Source: Rules and Regulations (2023), Occupancy, Unit Purchase, Sale of Unit, Signage and Garage Sales
Maintenance and insurance
The master deed puts maintenance, repair and replacement of the common elements, which include roofs, foundations, exterior walls, windows and doors, on the association, and the association plows roads, driveways and sidewalks. Owners handle interior items such as appliances, furnaces, water heaters, garage door openers, storm doors and snow on their own deck. The association insures the common elements at replacement value, and each owner insures contents, improvements and personal liability.Source: Master Deed, Article IV; Consolidated Condominium Bylaws, Article IV; Rules and Regulations (2023), Responsibilities table
Exterior changes
No owner can change the exterior, structurally modify a unit or alter the common elements without the board’s written approval, and the board can say no at its discretion. The Fourth Amendment (2020) lets owners add improvements such as solar tubes with written board permission, at their own cost, and the owner then maintains them and pays for any damage they cause, including leaks. Under the rules, interior finishes like paint, flooring and cabinets don’t need approval.Source: Consolidated Condominium Bylaws, Article VI, Section 1(b); Fourth Amendment to Master Deed; Rules and Regulations (2023), Unit Alterations
Parking and vehicles
Boats, trailers, campers, snowmobiles and commercial vehicles can’t be parked or stored in the community without board permission, though the bylaws allow a camper for up to 72 hours. The rules ban overnight street parking and, from November 1 to April 15, driveway parking from midnight to 9 a.m. so crews can plow.Source: Consolidated Condominium Bylaws, Article VI, Section 1(l); Rules and Regulations (2023), Parking
Reserves and special assessments
Assessments are split equally among all units. The budget must include a reserve, funded by regular dues, of at least 10 percent of the annual budget. If the board finds dues too low, it can raise them or levy an extra assessment on its own to cover operating costs, replacement of existing common elements, emergencies, or additions to the common elements of up to $2,500 a year. Other special assessments need prior approval of more than 60 percent of all owners in number.Source: Consolidated Condominium Bylaws, Article II, Sections 3 and 4
Every sale since January 2024
Every Traverse Hills sale recorded in the MLS since January 2024, newest first. Most were two-bedroom, two-bath units of 1,138 to 1,320 square feet with main-floor living. Two larger units sold, a 2,004 square foot two-bedroom and a 2,138 square foot three-bedroom, both with finished lower levels, along with one 1,135 square foot one-bedroom. Unit 23 (3809 Ridgeway Place) sold twice, in February 2025 and February 2026, and the 2026 sale was added to the MLS after closing.
| Unit | Beds / baths | Built | Sq ft | Sold for | Closed | Dues in listing |
|---|---|---|---|---|---|---|
| Unit 23 | 2 bed / 2.0 ba | 1987 | 1,152 | $435,000 | Feb 11, 2026 | $350/mo |
| Unit 62 | 2 bed / 2.0 ba | 1998 | 1,318 | $419,000 | Sep 17, 2025 | $412/mo |
| Unit 27 | 2 bed / 2 full, 1 half | 1989 | 2,004 | $440,000 | Jul 8, 2025 | $412/mo |
| Unit 67 | 2 bed / 2.0 ba | 1999 | 1,320 | $381,000 | Jun 20, 2025 | $412/mo |
| Unit 23 | 2 bed / 2.0 ba | 1987 | 1,152 | $335,006 | Feb 27, 2025 | $350/mo |
| Unit 65 | 2 bed / 2.0 ba | 2001 | 1,289 | $385,000 | Dec 17, 2024 | $400/mo |
| Unit 56 | 2 bed / 2.0 ba | 1998 | 1,303 | $365,000 | Nov 27, 2024 | $412/mo |
| Unit 38 | 2 bed / 2.0 ba | 1990 | 1,138 | $300,000 | Jul 26, 2024 | $400/mo |
| Unit 21 | 2 bed / 2.0 ba | 1988 | 1,138 | $320,000 | Jul 23, 2024 | $400/mo |
| Unit 34 | 3 bed / 3.0 ba | 1991 | 2,138 | $405,000 | Jun 7, 2024 | $400/mo |
| Unit 2 | 1 bed / 1.0 ba | 1986 | 1,135 | $292,000 | Jan 18, 2024 | $400/mo |
Buying here: what to check
Most Traverse Hills buyers want one-level living close to town. These are the things we check before an offer.
Who will live there
Confirm who will live in the unit and their ages before you write an offer. The board approves every occupant before closing, and the 2023 rules require at least one approved occupant 55 or older in every unit. If a younger spouse, partner or relative will live there, we read Article VI-A and the rules with you and ask the association how it applies them.
Dues history
Listed dues were $400 a month on five of the six 2024 sales and $412 on the November 2024 sale and every 2025 sale from June on. Both Unit 23 listings showed $350. The bylaws split assessments equally among all units, so that figure is probably out of date. Ask the association for the current amount and the budget.
What dues cover
Most listings say dues cover trash, snow removal, lawn care and exterior maintenance. The association insures the common elements, so your own condo policy needs to cover contents, improvements and liability.
Shared driveways
The master deed puts units 1 and 2, 5 and 6, 21 and 22, 25 and 26, 29 and 30, 33 and 34, and 37 and 38 on shared driveways. Every other unit has its own.
Selling here
The rules don’t allow for-sale signs or public open houses, so showings are by appointment. With the seller’s permission, the association can tell people on its list of interested buyers that a unit is available.
Traverse Hills questions
Who can live at Traverse Hills?
Traverse Hills is a 55 and older community. The recorded bylaws require at least 80 percent of units to be permanently occupied by at least one person 55 or older. The association’s 2023 rules go further, requiring at least one approved occupant 55 or older in every unit and saying no approved occupant may be under 35 except as the bylaws allow. Buyers and tenants sign an age affidavit, show ID, and must be approved by the board before closing or before a lease is signed.
Can grandchildren stay at Traverse Hills?
Yes, for limited stays. The Traverse Hills bylaws let children under 18 occupy a unit for no more than 60 days in any 12 month period, and the rules cap house guests at 60 nights in any 12 months unless they are approved as occupants.
What are the HOA dues at Traverse Hills?
Listed dues at Traverse Hills were $412 a month on the November 2024 sale and on every 2025 sale from June on. Most 2024 sales listed $400, and both Unit 23 listings showed $350. Listings say dues cover trash, snow removal, lawn care and exterior maintenance. Confirm the current amount with the association before you buy.
Can you rent a Traverse Hills condo?
Only long term. The bylaws require leases of the entire unit with an initial term of at least one year, so short-term and vacation rentals are not allowed. Tenants must meet the 55 and older requirement, the owner must give the association written notice and a copy of the lease at least 10 days ahead, and the board approves tenants as occupants. We found no cap on the number of leased units.
Are dogs allowed at Traverse Hills?
Yes, one. The Traverse Hills bylaws allow a maximum of one dog or two cats. The rules require leashes outdoors and bar 14 breeds and their mixes, including German Shepherds, Great Danes, Rottweilers, Doberman Pinschers, Akitas and American Pit Bulls. Visiting dogs are limited to two, for up to seven nights.
What do Traverse Hills condos sell for?
There were 11 sales between January 2024 and October 17, 2026, from $292,000 to $440,000, with a median of $381,000. Two-bedroom units sold from $300,000 to $440,000. The one one-bedroom sold for $292,000 and the one three-bedroom for $405,000.
How big are the units at Traverse Hills?
Most Traverse Hills units that have sold are two-bedroom, two-bath homes of 1,138 to 1,320 square feet with main-floor living and an attached garage. A few have finished lower levels, including a 2,004 square foot two-bedroom and a 2,138 square foot three-bedroom. One 1,135 square foot one-bedroom has sold. Figures are from MLS records.
When was Traverse Hills built and who developed it?
MLS records list years built from 1986 to 2001. The original master deed was recorded October 19, 1987, by Traverse Hills Joint Venture, a joint venture of Beaumont/McCafferty Development Group, Ltd. and 401 Service Corporation. 401 Service Corporation and then Eastwood Custom Homes, Inc. followed as successor developers, and the association recorded a consolidated master deed in 2004.
Does the Traverse Hills board approve buyers?
Yes. Under the 2023 rules, every buyer or tenant who will live in the unit submits an Occupant Approval Form and must be approved by the board before closing or before the lease is signed. Buyers also sign the age affidavit the bylaws require and show proof that at least one permanent resident is 55 or older.
Looking at Traverse Hills?
We have read the Traverse Hills documents and track every sale in the community. Tell us who will live in the unit and what you need, such as one-level living or a lower level for guests, and we will send new listings and go over the age and occupancy rules with you before you write an offer.
Sales, dues and unit details come from Northern Great Lakes REALTORS® MLS records, checked October 17, 2026. Rules come from the Traverse Hills Adult Community master deed as amended through 2020, the consolidated condominium bylaws recorded in 2018, and the association’s February 2023 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.