Alexander's 3 Favorite Ypsilanti Condos (Subdivisions)
1) The Cliffs Landing & Cliffs on the Point Condos
Featuring million-dollar lake views, boat docks and fireplaces for a reasonable price, The Cliffs condos in Ypsilanti are a collective of about 6 different condominium co-owners associations ("phases") which were constructed between 1968 up to 1982. Because of the variation in year built, home buyers will find that some buildings have different exterior and common area finishes from others. The Cliffs is located right off of Grove Rd., which is convenient to Downtown & Depot Town as well as express ways for Ann Arbor and Detroit commuters. Association fees may seem high at first glance but they include gas (heat, cooking, fireplace), water, ext and common area maintenance, snow removal, and rubbish-- so the only utility which co-owners pay here is electric. Many units have fireplaces and their own boat slips for kayaks and canoes. Access to the Cliffs is gated and the association employs a security company that routinely checks in on residents and guests coming to and from the subdivision in the evenings. The combination of amenities, features, location, and residents here creates a particularly peaceful and serene environment.
Honorable Mention: Cliffs on the Bay
Cliffs on the Bay deserves inclusion since it offers many lake views comparable to Cliffs Landing, but for a significantly lower sale price average (with units selling in the $70k-$100k range during 2018). Constructed a bit earlier in 1966, Cliffs on the Bay amenities include million-dollar unobstructed lake views, fireplaces, car ports, a community pool w/ fire pit and picnic tables, and some additional storage for kayaks or canoes. Like the main Cliffs sub (#1), docks are available for a nominal seasonal maintenance fee. Since Cliffs on the Bay does not include gated access and security patrols, the HOA fees tend to be a bit more reasonable and include gas (for heat, cooking, and fireplace), water, exterior maintenance, snow removal, lawn maintenance, common area maintenance, and trash pick-up. A fantastic value for Ypsilanti MI real estate.
2) Harbour Cove Condos
Harbour Cove On the Lake are a well-kept secret with fantastic lake views on the South side of Ford Lake off of Textile Rd in a very popular part of Ypsi Twp. It makes my list for top ypsi condos for having nice floor plans including ~500sf studios, ~600sf 1 bedrooms, ~900-1000sf 2 bedrooms, and ~1450sf bi-level 3 bedrooms; so there is something for everyone although the subdivision itself is small which makes the units here more rare. 18 units in Harbour Cove sold for 2018, so about one or two were sold per month. HOA fees are reasonable here, and the association amenities include tennis court and community pool. Some units include boat docks w/ lifts, carport(s), and walk-out patios facing the lake. Conveniently located with bus line access and an easy commute to either Ann Arbor or Metro Detroit. Definitely worth checking out if you're in the market for Ypsi condos.
3) Rivergrove Village
Another Ypsi Twp condo worth mentioning is Rivergrove Village, located just off Grove Rd at the corner of Bridge St. While Rivergrove doesn't offer lake views, it offers newer-built townhomes all with attached 2 car garages and brick exteriors which feel more like a house than a condominium. Floor plans include ranch-style end units as well as bi-level townhouse-style units. As of 2018 in Rivergrove some units are still under construction so buying new is still an option and lets the purchaser select their interior finishes; counter tops, cabinets, flooring, etc. Many units have spacious decks for entertaining and grilling outside, and interior square footage ranges from a bit shy of 1500sf (ranch style) up to around 1800sf (bi-level/townhouse style). Association fees are very low, like ~170/mo, but do not include utilities and may be subject to change based on the association aging and requiring more exterior & common area maintenance over time. Some units have energy star certifications. If you're looking for an Ypsilanti home and want a modern floor-plan with walk-in closets and a good spacial flow, without having to deal with the fuss of exterior maintenance and lawn & snow, I would recommend having a look at Rivergrove Village.
4) Brickhaven Condos
Brickhaven is located on Ballard right in the heart of the City of Ypsilanti, just a couple blocks from both EMU and Downtown Ypsi. Not only are these condos exceptionally walkable for students and townies, they provide a great bang for the buck with sale prices for 2018 floating around $50k-$65k for a 2 bedroom just shy of 1000sf. Building exterior is brick (as the name would suggest), common entryways with secured building access, large walk-out patios spanning the length of the units, and a very reasonable HOA fee ($260/mo last I checked) which includes heat, water, gas, exterior maintenance, hallway cleanings, lawn care and snow removal. Brickhaven is convenient to everything Ypsi City has to offer including bars and nightlife at an unbeatable value. Being a small 1-building sub downtown, these units are becoming hard to come by with only 3 or so units selling in the Ypsilanti real estate market for 2018.