Forest Hills
Top schools, suburban setting
School District Area · Kent County
Forest Hills at a glance
Forest Hills is the school district area east of Grand Rapids spanning Ada, Cascade, and Grand Rapids Township, with top-ranked schools and varied housing.
- Median Price
- $585,000
- Median $/sqft
- $205
- Median DOM
- 21 days
- Walk Score
- 12
- Population
- 28,573
- Median Income
- $133,000
- School District
- Forest Hills Public Schools
- Tax Millage
- 28.76
Market data as of 2025-03. Population: U.S. Census Bureau, 2020 Decennial Census (Forest Hills CDP).
Overview
Overview
Forest Hills is not a city or township. It is the Forest Hills Public Schools attendance area, a geographic boundary that locals use as shorthand for the suburban stretch east of Grand Rapids covering parts of Ada Township, Cascade Charter Township, Grand Rapids Charter Township, and small portions of the cities of Grand Rapids and Kentwood. When an agent lists a home "in Forest Hills," they almost always mean it sits inside this school district.
The Forest Hills census-designated place (CDP) had a population of 28,573 at the 2020 census, making it the most populous CDP in Michigan. The area covers approximately 50 square miles of rolling terrain, wooded lots, river corridors, and suburban subdivisions. It is bounded roughly by the Grand River to the north, I-96 to the south, and the East Beltline (M-44) corridor to the west.
The area's identity is defined almost entirely by the school district. Forest Hills Public Schools is one of the highest-ranked districts in Michigan, and the premium it commands on home prices is the single most important market dynamic for buyers in this area. Outside of the school district brand, the Forest Hills area functions as a collection of distinct communities (Ada, Cascade, Grand Rapids Township) each with their own governance, parks, commercial centers, and character. This guide covers the district-wide perspective; see the individual Ada and Cascade pages for community-specific detail.
Real Estate
Real Estate
The Forest Hills area leans residential and suburban, with a heavy concentration of three- and four-bedroom homes on quarter-acre to one-acre lots. The housing stock spans everything from 1960s and 1970s split-levels and ranches to 1990s colonials to recent new construction. The median sale price across the district runs around $585,000, though this varies significantly by location. Ada properties tend to be the most expensive, followed by East Beltline-adjacent Grand Rapids Township and Cascade.
What to expect:
- Single-family homes: The overwhelming majority of the housing stock. Sizes range from 1,500 sq ft for older ranches up to 5,000+ sq ft for newer custom builds. Lot sizes vary from 0.25 acres in established subdivisions to 5+ acres in the eastern portions
- New construction: Builders remain active, particularly in eastern Ada and southern Cascade, targeting the $600,000 to $900,000+ range
- Condos and townhomes: Available primarily in Cascade and along the East Beltline corridor. These provide the lowest entry point into the district, with prices starting in the low $200s for smaller units
- Older housing stock: The 1960s to 1980s homes, particularly split-levels and ranches in the western portions of the district near the East Beltline, offer the most affordable entry into Forest Hills schools. These homes frequently need updating and represent renovation opportunities
- HOA prevalence: Varies widely. Newer subdivisions and condo developments typically have HOAs; older homes on individual lots generally do not
Prices per square foot tend to run above the broader Kent County average because of the school district premium. The premium is most visible at the lower end of the market, where buyers compete aggressively for any in-district home under $400,000.
Architecture
Architecture
Forest Hills' architectural character reflects seven decades of suburban development across three distinct communities. There is no single prevailing style. Instead, the architecture tells the story of postwar suburban expansion, decade by decade.
The 1950s and 1960s brought the first wave of suburban homes as families moved east from Grand Rapids. Ranch-style and split-level homes dominate the older neighborhoods near the East Beltline and in the western portions of Grand Rapids Township. These homes typically feature single-story or bi-level layouts, attached garages, and modest lot sizes by current standards.
The 1970s and 1980s added raised ranches, Cape Cods, and early Colonial Revival subdivisions. These homes are larger than their predecessors and often sit on wooded lots with more mature landscaping. The mid-price range of the Forest Hills market is heavily populated by homes from this era.
From the 1990s through the 2010s, development shifted toward larger floor plans. Colonial, Craftsman, and transitional styles became standard in new subdivisions. Open-concept layouts, vaulted ceilings, three-car garages, and larger kitchens became expectations rather than upgrades.
Recent construction favors modern farmhouse, contemporary, and transitional designs with main-floor primary suites, energy-efficient systems, and extensive outdoor living spaces. Custom homes on larger lots in Ada and eastern Cascade incorporate natural materials and designs oriented toward wooded or river views.
The East Beltline corridor and Cascade Road feature standard suburban commercial architecture. The Ada Village redevelopment is the most notable example of intentional architectural design within the broader Forest Hills area.
Schools
Schools
Forest Hills Public Schools (FHPS) is the defining institution of this area and the primary reason most buyers look here. The district serves approximately 9,000 students across 18 schools and is consistently ranked in the top 15 districts in Michigan by multiple rating organizations.
The district operates three attendance areas, each centered on a high school:
- Forest Hills Central High School (est. 1958): Ranked 9th in Michigan. The original Forest Hills high school, located in Cascade Township, serving the central portion of the district
- Forest Hills Northern High School (est. 1972): Ranked 17th in Michigan. Located in Grand Rapids Township, serving the northern and western portions of the district
- Forest Hills Eastern High School (est. 2004): Ranked 20th in Michigan. The newest high school, serving the eastern portion of the district including parts of Ada Township
The district also operates six middle schools and eight elementary schools. Knapp Forest Elementary ranks 6th among all Michigan elementary schools. Ada Elementary ranks 28th. Academic proficiency rates across the district run at approximately 66% in math and 74% in reading, well above state averages.
Additional district facilities include the Forest Hills Fine Arts Center, a performing arts venue that hosts student and community productions, and the Forest Hills Aquatic Center, which provides competitive and recreational swimming programs.
The student-to-teacher ratio is 19 to 1. The district participates in Schools of Choice on a limited basis. Buyers should verify the specific attendance area (Central, Northern, or Eastern) for any property using the FHPS enrollment boundary tools, as the three zones have different elementary and middle school feeders.
Dining
Dining
The Forest Hills area does not have a single concentrated dining district. Instead, restaurants and retail are distributed across several commercial corridors serving different portions of the school district.
Cascade Road corridor: Marco New American Bistro is an award-winning fine-casual restaurant serving the Forest Hills, Cascade, and Ada communities with seasonal New American fare. Forest Hills Foods (4668 Cascade Rd SE) is a beloved independent grocery store that has served the community since 1959, known for its meat counter, deli, and prepared foods.
28th Street SE corridor (Cascade): Noto's Old World Italian Dining has been a West Michigan institution since 1982. Thornapple Brewing Co. combines craft beer with a full food menu. Cascade Roadhouse and Sundance Grill offer casual American dining.
Knapp's Corner (Grand Rapids Township): HopCat features a multi-season outdoor patio and its signature Cosmik fries. Celebration Cinema North anchors the entertainment side of Knapp's Corner. Pietro's Italian has served classic and signature pastas for over 45 years. Kitchen 67 offers Michigan-focused bistro fare.
Ada Village: Myrth (from a James Beard Award-winning chef), The Rix, The Post Tavern, Zeytin, and Nonna's have turned Ada's walkable village into a destination dining cluster. See the Ada guide for full details.
East Beltline corridor: Chain restaurants and fast-casual options line the East Beltline from 28th Street north to Knapp Street, providing everyday convenience dining.
Parks
Parks and Recreation
The Forest Hills area benefits from parks maintained by three townships, Kent County, and several conservation organizations. The result is a well-distributed network of green space, trails, and river access.
Township Parks:
- Roselle Park (Ada Township): 240+ acres along the Grand River with 2.6 miles of trails, observation tower, canoe landing, and playground
- Cascade Township Park: 55 acres with sports fields, disc golf, dog park, and a one-mile paved loop
- Cascade Peace Park: Nearly four miles of trails through old-growth hardwood forest and wetlands
- Burton Park (Cascade): 80 acres of meadows and wooded trails
- Ada Township Park: 1.7-mile nature trail, fishing access, and playgrounds
- Grand Rapids Township Hall Complex: 58 acres with ball fields, soccer field, volleyball, tennis, basketball, playground, and nature trails
County and Regional Parks:
- Provin Trails (Kent County Parks): 45 acres of sandy-floored forest with interconnected loop trails popular with hikers and cross-country skiers
- Knapp Forest Preserve (Kent County Parks): 80 acres of wooded trails and natural habitat
The Thornapple River runs through the heart of the district, providing kayak and canoe access, fishing, and scenic overlooks in both Ada and Cascade townships. The Grand River forms the northern boundary of the area, with Roselle Park providing the primary public access point.
Ada Township alone maintains over 1,000 acres of public parks and preserved land. Cascade Township offers approximately 17 miles of pedestrian pathways connecting neighborhoods. The combined park and trail network across the Forest Hills area is one of the most extensive in the Grand Rapids metro.
Getting Around
Transportation
The Forest Hills area is car-dependent. Most daily commuting, school transportation, and errands require a personal vehicle. The Walk Score for the area overall is approximately 12, reflecting the suburban and semi-rural character of the residential neighborhoods.
Major highways: I-96 runs east-west along the southern boundary of the area and is the primary freeway for commuting to downtown Grand Rapids. The East Beltline (M-44) runs north-south along the western edge, connecting to I-96, M-6, and the broader freeway network. M-21 (Fulton Street) runs east-west through Ada.
Commute times: Downtown Grand Rapids is 12 to 20 minutes from most locations in the Forest Hills area, depending on proximity to I-96 or the East Beltline. Gerald R. Ford International Airport is 10 to 20 minutes south, with Cascade residents having the shortest drive.
Public transit: The Rapid bus system provides limited service along the East Beltline and 28th Street corridors but does not extend into the interior of the Forest Hills area. Residents who need public transit would drive to a park-and-ride or the East Beltline to access bus routes.
Cycling and pedestrian: Ada Village is pedestrian-friendly, and Cascade Township's 17 miles of pathways provide internal neighborhood connectivity. The park trail systems (Roselle Park, Provin Trails, Cascade Peace Park) offer recreational cycling and walking, but dedicated bike infrastructure along major roads is limited.
The Forest Hills Aquatic Center, Fine Arts Center, and district school buildings are distributed across the area, making car access to school-related activities a practical necessity for most families.
Community
Community
Because Forest Hills is a school-district area rather than a single municipality, community life is organized at both the district level and the individual township level.
District-level institutions:
- Forest Hills Public Schools is the primary community anchor. School events, athletic competitions, fine arts productions, and parent organizations create the social infrastructure that connects families across the district
- Forest Hills Fine Arts Center hosts student productions, community theater, and performing arts events
- Forest Hills Aquatic Center provides competitive and recreational swimming programs open to district residents
Township-level institutions:
- Ada Township operates the Amy Van Andel Library and Community Center (KDL), hosts seasonal events in Ada Village, and maintains extensive parks. See the Ada guide for details
- Cascade Charter Township operates the Cascade Township Branch Library (KDL), Friendship Park, and community programming through its parks department. See the Cascade guide for details
- Grand Rapids Charter Township maintains the Township Hall Complex recreation facilities on the East Beltline, including 58 acres of sports fields, courts, playgrounds, and nature trails. The township's parks committee oversees community recreation programming
Libraries: The Kent District Library (KDL) serves the Forest Hills area through the Ada, Cascade, and other nearby branches. KDL provides access to over one million items and hosts regular programming for children, teens, and adults.
The community feel within Forest Hills is suburban and community-focused. School activities, youth sports, and neighborhood gatherings form the core of social life. The individual townships provide governance and local services, while the school district provides the shared identity.
History
History
The Forest Hills area was rural farmland and scattered settlements through the first half of the twentieth century. Ada Township, Cascade Township, and Grand Rapids Township each had their own one-room schoolhouses serving local families.
The story of Forest Hills as a unified community begins in 1956, when 13 neighboring one-room schoolhouses in Ada and Cascade townships consolidated to form Forest Hills Public Schools. The consolidation was driven by the rapid suburban expansion of the Grand Rapids metro during the postwar housing boom. Ada Township experienced a 47% population increase from 1,946 residents in 1950 to 2,857 in 1960.
Forest Hills High School (now Forest Hills Central) opened in fall 1958 as the district's first centralized school building. As the area continued to grow, Forest Hills Northern High School opened in 1972, designed by Battle Creek architect Guido A. Binda and Associates. Forest Hills Eastern High School, the district's newest, opened in 2004 to accommodate continued enrollment growth.
The area's growth accelerated from the 1970s through the 2000s as suburban development expanded eastward from Grand Rapids. Former farmland was subdivided into residential neighborhoods, commercial corridors developed along the East Beltline, 28th Street, and Cascade Road, and the population more than doubled. The Forest Hills CDP reached 28,573 at the 2020 census, making it the most populous census-designated place in Michigan.
Two recent developments have reshaped the area's character. The Ada Village redevelopment (starting circa 2015) transformed Ada's township crossroads into a walkable dining and retail destination. The continued growth of the Gerald R. Ford International Airport (record 4.3 million passengers in 2025) at the southern boundary of the area has increased Cascade's commercial activity and transportation connectivity.
Investment
Investment Potential
Forest Hills' investment thesis is straightforward: the school district premium creates a price floor that protects long-term property values. Homes inside the Forest Hills boundary consistently command higher prices than comparable properties in adjacent districts, and that premium has been stable over time.
The most accessible entry point for investors is the condo and townhome segment, primarily in Cascade and along the East Beltline corridor. Properties in the $200,000 to $350,000 range attract renters and first-time buyers who want access to the school district at the lowest possible price. Rental demand in this segment is steady, driven by families who want the school district but are not yet ready or able to purchase.
The renovation opportunity is concentrated in the 1960s to 1980s housing stock. Dated ranches, split-levels, and raised ranches in the western portions of the district (near the East Beltline) can be purchased at meaningful discounts to newer construction. The spread between unrenovated and updated comparables supports forced appreciation through kitchen, bathroom, and system upgrades.
Single-family rentals are more common in the Forest Hills area than in EGR but less common than in the city of Grand Rapids. Demand comes from families relocating to the area, corporate transferees, and households who want the school district during their children's school years.
New-construction investment continues in the eastern portions of the district, with builders targeting the $600,000 to $900,000+ range. Land availability is tightening, particularly in Ada, as townships balance development with land preservation.
Key risk: The school district boundary is the price driver. Two homes a quarter mile apart can sit in different districts, and the price difference shows up immediately on the listing sheet. Investors must verify the exact attendance boundary before underwriting any property.
Nathan's Take
The local read.
The Forest Hills label gets used loosely, and it matters. Two houses a quarter mile apart can sit in different districts, and the price difference shows up on the listing sheet. If the school boundary is part of why you are buying, confirm the exact attendance area before you write an offer. This is the single most important piece of due diligence in the Forest Hills market.
Within the district, you have a wide range of options. A dated split-level near the East Beltline might come in under $400,000. A new-build on five acres in Ada could be $900,000+. The median around $585,000 covers a lot of ground. The key is understanding which community within Forest Hills matches what you want, because Ada, Cascade, and Grand Rapids Township each have their own feel, commute profile, and price points.
Something buyers do not always realize: Forest Hills has three high schools, not one. Your specific attendance area determines which elementary, middle, and high school your kids attend. All three high schools rank in the state's top 20, but they feed from different neighborhoods and have different characters. Check the feeder pattern, not just the district name.
For buyers who prioritize schools above all else, Forest Hills is the default search area in the Grand Rapids metro. The schools are the brand. Everything else, the parks, the commute, the housing stock, varies by location within the district. Start with the school boundary, then narrow by community.
Location
Forest Hills on the map
Approximate center of the Forest Hills area. Drag to explore the surrounding neighborhoods and commute corridors.
Listings
Browse homes in Forest Hills.
See what is currently listed in Forest Hills and the surrounding area.
Resources
Helpful links
District homepage with enrollment, attendance boundaries, school directory, and academic information
District overview including attendance area boundaries for Central, Northern, and Eastern zones
Official Ada Township government site with parks, zoning, and community information
Official Cascade Township government site with parks, zoning, and community information
Official Grand Rapids Township government site with parks, recreation, and services
Performing arts venue hosting student productions and community events
Library system serving the Forest Hills area through Ada, Cascade, and other branches
County parks directory including Provin Trails and Knapp Forest Preserve
Independent school ratings, reviews, and rankings for the Forest Hills district
Millage rates, property assessment data, and tax information for Kent County
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— Nathan Strodtbeck, REALTOR®