East Hills

East Hills occupies the geographic middle ground between two of Grand Rapids' most recognized neighborhoods: Heritage Hill to the west and Eastown to the east. The neighborhood is composed of seven smaller sub-areas: Fitch Corners, Congress Park, Diamond Gate, Cherry Hill, Fairmount Square, Orchard Hill, and Wealthy Heights. This mosaic of sub-neighborhoods gives East Hills a varied character, with blocks of stately Victorian homes giving way to more modest workers' cottages, interspersed with contemporary infill and multi-family conversions.

Cherry Street SE runs east-west through the heart of East Hills and serves as the neighborhood's primary commercial corridor. This walkable strip is packed with independently owned restaurants, craft breweries, distillery tasting rooms, boutique shops, and cafes. Cherry Street anchors include Brewery Vivant (housed in a renovated 1948 funeral chapel at 925 Cherry St SE), Less Traveled by Long Road Distillers, Grove (a multi-time Grand Rapids Magazine Restaurant of the Year), and the Cherie Inn (operating since 1924). The Wealthy Street corridor along the southern boundary adds further commercial activity as part of the broader Uptown Grand Rapids district.

The residential blocks between the commercial corridors feature a mix of architectural eras and styles. Late 19th century homes with Queen Anne and Tudor Revival details sit alongside Craftsman bungalows, American Foursquares, and more recent infill. The neighborhood underwent significant decline in the 1960s as residents moved to suburbs, but revitalization efforts beginning in the 1980s, led by the East Hills Council of Neighbors, have restored much of the housing stock and commercial vitality. Today, the streetscape shows evidence of ongoing reinvestment, with well-maintained historic homes alongside renovated commercial buildings and new construction projects.

East Hills falls entirely within the Grand Rapids Public Schools (GRPS) district. GRPS uses an attendance-area-based assignment system; the specific school serving an East Hills address can be determined using the GRPS Attendance Area Finder tool online.

Congress Elementary (940 Baldwin St SE, approximately 182 students, PK-5) serves portions of the East Hills area. Middle school assignment is determined by the Attendance Area Finder based on home address, with Alger Middle School among the schools serving the broader southeast area. Ottawa Hills High School and Innovation Central High School are among the GRPS high schools accessible to East Hills residents.

GRPS participates in Schools of Choice, meaning residents can apply to attend theme schools and specialized programs beyond their assigned neighborhood school. Coit Creative Arts Academy and Grand Rapids Montessori (PK-12) are available as intra-district options. Private and charter options nearby include Grand Rapids Christian Schools (multiple campuses), Catholic schools within the Diocese of Grand Rapids, and Grand Rapids Child Discovery Center (PK-5 charter).

East Hills is one of the closest neighborhoods to downtown Grand Rapids. The western edge sits approximately 0.5 to 1.0 miles from the center of downtown, a 3 to 7 minute drive or 10 to 20 minute walk from the center of the neighborhood.

Public transit access is strong. Rapid Central Station (250 Grandville SW), the system's primary hub, is located directly adjacent to the southwestern edge of the neighborhood. Routes accessible from East Hills include the Silver Line BRT (Route 90) with 10 to 15 minute peak headways, Route 5 (Wealthy) serving the Wealthy Street corridor, and Route 6 (Eastown) passing through the eastern edge. Fixed-route buses operate at 30 to 60 minute headways depending on route and time.

Bike infrastructure connects East Hills to downtown and surrounding neighborhoods. The neighborhood's compact layout and proximity to downtown make cycling practical for commuting and errands. Grand Rapids holds a Bronze-level Bike-Friendly Community award from the League of American Bicyclists.

Major road access includes Wealthy Street SE (southern boundary, major east-west arterial), Cherry Street SE (internal east-west corridor), Fulton Street SE (northern boundary, connects west to downtown and I-196), Fuller Avenue SE (eastern boundary), and Union Avenue SE (western boundary). I-196 is accessible via Fulton Street, approximately 1 mile from the center of East Hills. Gerald R. Ford International Airport is approximately 13 miles southeast, a 16 to 20 minute drive. Walk Score rates the neighborhood 89 ("Very Walkable"), the highest walkability score in Grand Rapids.

East Hills offers a compelling investment profile with its relatively accessible price point compared to adjacent Heritage Hill and Eastown. The median sale price around $363,000 is below both neighbors, and properties in the $200,000 to $300,000 range exist in sub-neighborhoods farther from the Cherry Street commercial corridor.

Multi-unit investment properties are common throughout East Hills. Many historic single-family homes were converted to duplexes, triplexes, and quads during the neighborhood's mid-century decline. Average rents of approximately $2,070/month, higher than 83.9% of Michigan neighborhoods, and proximity to downtown employment centers support strong rental underwriting. The Cherry Street and Wealthy Street commercial corridors drive consistent tenant demand.

The 8-unit condominium project approved by Grand Rapids signals growing demand for ownership housing with lower maintenance requirements in a walkable location. Grand Rapids' 2024 citywide zoning update allows for increased housing density, which may facilitate additional infill and mixed-use development along East Hills' commercial corridors. The Uptown Corridor Improvement Authority oversees investment planning for the commercial corridors.

Important for short-term rental investors: Grand Rapids requires a Home Occupation Class C License and Special Land Use Permit for short-term rentals, with significant restrictions: the property must be the owner's principal residence, the owner must be present during rental periods, rentals are limited to one room with a maximum of two adult guests, and entire-home rentals are prohibited. Approximately 200 STR licenses are issued citywide per year. Investors should underwrite to long-term rental income only.