Forest Hills homeowner and real estate agent reviewing pricing notes in a bright living room with a renovated home visible outside.

How to Price Your Older Forest Hills Home vs Renovated Ones

ByJason Pohlonski

When you’re preparing to sell an older home in the Forest Hills School District—especially one that hasn’t been recently renovated—you’re facing a crucial question: how do you price your property to compete with updated homes nearby? The key is to understand how buyers compare features, finishes, and overall value in the Forest Hills market. Pricing your home isn’t about matching the highest recent sale, but positioning your property so buyers see it as a compelling opportunity compared to the competition.

Quick Answer

To price your older Forest Hills home against renovated ones, focus on recent sales of similar unrenovated homes, then adjust for specific updates, lot features, and buyer demand. Highlight your home’s unique strengths and position it just below recently renovated competition to attract motivated buyers without leaving money on the table.

1. Compare Apples to Apples: Use Relevant Comps, Not Just the Highest Sales

The first step is to identify recent sales of homes in Forest Hills that are similar in age, layout, and level of updates to yours. Don’t be swayed by the top sale price of a fully renovated home on your street—that number reflects a different product. Instead, look for homes within the last 6–12 months that share your home’s era, square footage, and finish level, ideally within the same school zone (such as Forest Hills Central, Northern, or Eastern). These are your true comps.

If there aren’t many recent sales of older, unrenovated homes, widen your search slightly but stay within the Forest Hills School District. Pay special attention to differences in lot size, curb appeal, and location—such as proximity to Ada Village or Cascade Township, which can boost buyer interest. A licensed agent can help you interpret these comps so you’re not chasing unrealistic numbers set by newly remodeled properties.

2. Adjust for Renovations: Quantify What Buyers Are Really Paying For

Buyers in Forest Hills will pay a premium for turnkey homes with updated kitchens, baths, and modern layouts. When comparing your home to renovated competition, estimate the cost of the updates your home lacks. For example, if a renovated home sold for $950,000 and your home needs a $70,000 kitchen and bath overhaul, subtract that renovation cost—plus a “buyer hassle discount”—from the top price.

National and local data suggest buyers often discount homes that need updates by 1.5 to 2 times the actual renovation cost, due to the inconvenience and risk involved. So, a $50,000 project could mean a $75,000–$100,000 price gap. Review listings currently sitting unsold: if renovated homes are moving quickly but unrenovated ones linger, you’ll need to price more aggressively. You can check recent Forest Hills sales trends using Grand Rapids Association of Realtors market data.

3. Highlight What Makes Your Home Unique: Lot, Location, and Layout

Not every buyer in Forest Hills is looking for a magazine-ready renovation. Some prioritize private wooded lots in Ada, larger yards in Cascade Township, or unique architectural details common in older homes. If your home has a feature that’s hard to replicate—such as mature trees, a finished walkout basement, or a flexible floorplan—these can justify a higher price than basic “as-is” comps, even if your finishes aren’t new.

Be ready to highlight these strengths in your marketing. For example, homes zoned for Forest Hills Central often draw families prioritizing school rankings, while buyers relocating for work may prefer the move-in readiness of newer construction in Cascade Township. Understanding your likely buyer helps target your price and marketing message for maximum impact.

4. Use the “Step-Down” Rule: Price Just Below Renovated Competition

One proven decision-making framework is the “step-down” rule: price your unrenovated home just below the nearest renovated competitor. If updated homes in your area are asking $950,000, but similar unrenovated homes have sold for $850,000–$875,000, consider pricing in that range—even if you’ve made minor updates.

This strategy positions your home as the “value alternative” for buyers who want Forest Hills schools, location, and lot, but are willing to do some updates themselves. It also helps avoid extended market time, which can hurt your final sale price. If you’re unsure about the right step-down amount, ask your agent for a pricing worksheet that adjusts for recent comps, renovation costs, and current buyer demand. For more about handling pricing and offers in a competitive market, see this guide to selling before buying up.

Real Seller Case Study

In 2023, I listed a mid-1990s home in Cascade Township for a family relocating out of state. Their home, valued around $800,000, hadn’t been updated since 2005, while a similar but fully renovated home on the same street had sold for $950,000. We priced at $845,000, focusing our marketing on the oversized wooded lot and proximity to Forest Hills Central High School. The sellers completed a pre-listing inspection and made minor repairs, but left the kitchen and baths untouched. We attracted multiple showings in the first week and received two offers—one from a local family and another from a relocation buyer. After a brief negotiation, the home sold for $840,000, just $5,000 under list, with the buyers planning their own renovations after closing.

Forest Hills Market Insight

Buyers in Forest Hills School District are increasingly comparing older homes to new construction, especially in Ada and Cascade Township. In my experience, homes zoned for Forest Hills Central tend to command a premium, but only if the home is priced realistically compared to updated competition. Relocation buyers often gravitate to Cascade Township for larger lots and newer amenities, while families prioritizing top schools will stretch their budget for homes near Forest Hills Central or Northern. The biggest mistake I see is sellers overpricing based on renovated home sales, resulting in longer market times and lower final offers.

Frequently Asked Questions About Selling in Forest Hills School District

  • Should I renovate before selling my Forest Hills home?
    If your home needs major updates, focus on essential repairs and cleaning rather than a full renovation. Most sellers don’t recoup the full cost of large remodels before selling, but minor updates (paint, fixtures, landscaping) can boost appeal.
  • How do appraisers value older homes versus renovated ones?
    Appraisers use recent comparable sales, adjusting for condition and updates. If renovated homes set the high end, expect an adjustment downward for original finishes.
  • Do buyers in Forest Hills prefer move-in-ready homes?
    Many do—especially relocation buyers and families—so pricing below renovated competition helps attract offers. But unique lots or locations can still drive demand for older homes.
  • Can I sell my Forest Hills home “as is” and still get a strong price?
    Yes, if you price competitively and highlight features buyers can’t easily replicate, such as a large lot or top school zoning. Be transparent about condition and recent inspections.

Related Forest Hills Seller Resources

About the Author


Jason Pohlonski
 is a Michigan licensed real estate salesperson with Keller Williams Grand Rapids East. He helps buyers and sellers throughout East Grand Rapids, Grand Rapids, Forest Hills, Ada, Byron Center, Jenison, Cascade, and surrounding West Michigan communities.

Jason began his real estate career in Chicago in 2004, later expanding his experience in Ann Arbor from 2014 to 2019, and has been serving clients in the Grand Rapids area since 2019.

With over 20 years of combined real estate experience across multiple markets, Jason focuses on helping clients make clear real estate decisions involving pricing, offer terms, inspections, appraisals, relocation timing, and buy-sell planning.

Industry Recognition

Jason is recognized by platforms and industry organizations including Zillow, Grand Rapids Magazine Real Estate All-Stars, and Real Producers for his work serving West Michigan buyers and sellers.

Jason also supports One More Moment, a nonprofit that grants wishes to late-stage cancer patients, by donating $100 for every successful closing.

Professional Disclosure

Jason Pohlonski
Michigan Licensed Real Estate Salesperson
License Verification: Verify Michigan License #6501386166
Brokerage: Keller Williams Grand Rapids East
Brokerage Office: 1555 Arboretum Dr. SE
Grand Rapids, MI 49546

📱 Call or text: 616-916-9770
📅 Schedule consultation:
https://calendly.com/pohlonskirealestate/30min
📧 Email: jpohlonski@kw.com

This article reflects real client experiences and market conditions in East Grand Rapids, Grand Rapids, and surrounding West Michigan communities at the time of publication. Real estate outcomes can vary depending on market conditions, property characteristics, buyer demand, financing terms, inspection results, appraisal results, and lender requirements.

This article is for general informational purposes only and is not legal, tax, financial, insurance, engineering, inspection, or appraisal advice. Buyers and sellers should consult qualified professionals before making decisions involving financing, insurance, inspections, taxes, legal issues, property risk, or valuation.

Similar Posts