$211,658Average Value$187Average Price per Sq Ft0Homes For Sale
Black Hills has lower-priced living close to downtown
You can still spot a few of the original black walnut trees that gave Black Hills its name, tucked between the business parks and industrial plants along the Grand River. Just 2 miles south of Downtown Grand Rapids, this neighborhood feels like a quiet residential pocket, with historic homes and some of the area’s least expensive housing options. A dense buffer of trees separates the homes from nearby industrial sites, including a sewage treatment plant and waste management facility. This divide, coupled with minimal through traffic, helps create a quiet neighborhood atmosphere. Families can benefit from bilingual learning at nearby public schools and community centers that provide free after-school programs. With new housing and development moving in as downtown expands, the once-overlooked corner of Black Hills is attracting more attention.
Historic homes typically stay under the mid-$200,000s
Black Hills has the feel of a classic Grand Rapids neighborhood, with early-1900s bungalows, National Folk homes and quite a few ranch-style homes added in the mid-1900s. Home prices typically start at just under $200,000 and can reach the mid-$200,000s, depending on size and condition. Prices are on par with nearby Roosevelt Park, but significantly lower than most other neighborhoods directly around downtown. To the south, the city of Wyoming has slightly higher prices but lower property taxes.
Black Hills contains a wide variety of early-1900s homes.
Rows of ranch-style homes line a few streets of the Black Hills neighborhood.
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Community support includes free after-school and summer programs
Grandville Avenue Arts & Humanities, or GAAH, is a cornerstone of support for the area, running both a public library and an arts center. “Our services are free for anyone who lives or goes to school in the Black Hills and Roosevelt Park neighborhoods,” says Steff Rosalez, the CEO of GAAH. The bilingual Cook Library Center offers tutoring and a popular teen program that provides internship and mentoring opportunities. The nearby Cook Arts Center has four studios for dance, visual art, music and pottery. “In our after-school and summer art classes, kids come for free and get a whole bunch of art opportunities that they might not get in school,” Rosalez says.
New development is shaping Black Hills
Downtown Grand Rapids’ development is spreading south, and Black Hills is already feeling the impact. Acrisure Amphitheater opened in 2026, just 2 miles north of the neighborhood, and hosts major concerts and community events. The amphitheater is expected to continue to drive interest towards this area. You can already see investment on the north side of Black Hills, where several empty industrial buildings are being transformed into the mixed-use Factory Yards development. The project includes hundreds of apartment units, along with retail and restaurant space. “There’s a lot of newer housing coming in and more affordable housing,” says Rosalez, referring to both Black Hills and next-door Roosevelt Park.
Southwest Elementary School is a bilingual immersion elementary school in Grand Rapids.
Bilingual learning is offered at nearby public schools
Kids learn bilingually in English and Spanish for all 12 grades at the nearby Southwest Elementary School and Southwest Middle High School. Both are part of the Grand Rapids Public Schools, which is a school-of-choice district. Families can also apply out of district through Michigan’s Schools of Choice program, but admission to other districts is typically lottery-based.
Commute to downtown Grand Rapids in 10 minutes by car or bus
It’s a quick 2-mile trip to downtown Grand Rapids, usually less than 10 minutes in the car. You're also close to U.S. Route 131 for trips south to Kentwood, and close to Interstate 196 for trips out to the shores of Lake Michigan. There’s also a bus line that runs right through the neighborhood, connecting to downtown in about 10 minutes.
Nearby green spaces include a new walking trail
The neighborhood is lined with shaded sidewalks, and you’ll find some local pockets of green space. Get outdoors at:
Kensington Park is a neighborhood green space that’s walkable from many homes, with sports fields and a playground.
Roberto Clemente Park is about a mile away and includes an inclusive playground, picnic shelters and walking trails.
Oxford Street Trail runs through the neighborhood and across the Grand River, with plans to expand the trail to connect to downtown Grand Rapids.
“Everyone is really excited about the Oxford Trail expansion,” Rosalez says. Future additions will connect the Oxford Trail to other trail systems, including the Grand River Greenway.
Oxford Street Trail is a paved bike path that runs over the Grand River.
Clemente DIY Skate Park attracts Grand Rapids skaters.
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Visitors can enjoy a relaxing atmosphere at Grand Rapids Coffee Roasters.
A few amenities around the industrial areas
You won't find any walkable shopping centers in Black Hills, but there are still a few unique local businesses. Tucked into the surrounding industrial areas, you can find:
The Elevated Market: Large vendor marketplace with vintage furniture, clothing, home décor and handmade art
Fris Supply Shop: Long-standing Michigan art supply store with occasional classes and workshops that opened a Grand Rapids location in 2025
Grand Rapids Coffee Roasters: Wholesale roastery where visitors can take a tour of the entire coffee-making process
Tacos Vicki’s: Family owned eatery with authentic Mexican tacos and homemade tortillas
Oxford Food Center: No-frills convenience store in the middle of the neighborhood with liquor and snacks
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
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Black Hills Demographics and Home Trends
On average, homes in Black Hills, Grand Rapids sell after 15 days on the market compared to the national average of 55 days. The median sale price for homes in Black Hills, Grand Rapids over the last 12 months is $199,000, down 6% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$199,900
Median Sale Price
$199,000
Median Single Family Sale Price
$199,000
Median 2 Bedroom Sale Price
$204,000
Median Change From 1st List Price
0%
Last 12 months Home Sales
5
Median Home Sale Price YoY Change
-6%
Average Price Per Sq Ft
$187
Neighborhood Facts
Number of Homes
205
Number of Homes for Sale
0
Months of Supply
0.00
Average Single Family Home Size Sq Ft
950
Significantly below the national average
1,935
Median Lot Size Sq Ft
4,356
Distribution of Home Values
Source: Public Records
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
1,179
Median Age
29
Population Density
3 ppl/acre
Population under 18
35.5%
Above the national average
23.8%
Population over 65
6.5%
Below the national average
19.1%
Finances
Median Household Income
$53,200
Significantly below the national average
$79,597
Average Household Income
$51,103
Education and Workforce
High School Graduates
70.6%
Below the national average
89%
College Graduates
10.5%
Below the national average
34.1%
Advanced Degrees
3.2%
% Population in Labor Force
69.6%
Weather
Annual Precipitation
39''
Average Winter Low Temperature
19°F
Average Summer High Temperature
83°F
Annual Snowfall
119''
Area Factors
Exceptionally bikeable
Bikeability®
90/ 100
Fairly walkable
Walkability®
40/ 100
Limited public transit
Transit®
30/ 100
Source: Local Logic
Sources: Local Logic
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
