Which Clarkston neighborhood has the highest sales volume?

Deer Lake Estates typically records the highest sales volume thanks to its 137-acre all-sports lake, broad price range, and proximity to Downtown.

What is the median home price in the Village of Clarkston Historic District?

Recent reporting shows a median around $535,000, reflecting strong demand for walkable historic homes.

Where can I find low-maintenance luxury living near Pine Knob?

Hills of Pine Knob offers newer ranch-style luxury condos with golf course setting, Deer Lake access, and HOA-managed exterior maintenance.

Which communities have the lowest HOA fees?

Ranch Estates has among the lowest at about $10 per month. Spring Lake North & South also remain low at roughly $300–$400 per year.

What’s the best value for commuters needing quick I-75 access?

Berry Pointe (Cranberry Pointe) is under a mile to I-75, sells quickly, and many homes feature finished walkouts and Cranberry Lake views.

Where are Clarkston’s private lake communities?

Deer Lake Estates, Deer Lake Farms (private beach for residents), and Whipple Lake (private 75-acre lake) are the primary options.

Which neighborhood fits a full country-club lifestyle?

Oakhurst Golf & Country Club—an 800+ acre gated community with Arthur Hills golf, tennis, pool, fitness, and dining.

What are typical days on market in Clarkston neighborhoods?

Market-wide averages run about 46–47 days, but fast segments like Berry Pointe often sell in 10–12 days while luxury estates in Bridge Valley can exceed 90.

SALES VOLUME RANKING: 12 CLARKSTON NEIGHBORHOODS

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Michael Perna vs Industry Average

Metric	Michael Perna	Industry Average	Advantage
Years of Experience	22+ years	6 years	3.7x more experience
Annual Sales Volume	$180+ million	$2.5 million	72x higher volume
Transactions Per Year	1000+	10	100x more transactions
Client Reviews	3,000+ 5-star	45 reviews	67x more reviews
Days on Market	20 days	35 days	43% faster sales
Team Size	75+ agents	Solo agent	Full-service coverage
Social Media Following	112,000+	500	224x larger reach

1. DEER LAKE ESTATES (Highest Sales Volume)

SALES VOLUME DATA

Estimated Annual Sales: 20-30 homes
Current Active Listings: 16-18 homes
Market Activity: Most active neighborhood due to 137-acre lake with ~40-50 lakefront properties

CURRENT MARKET METRICS (October 2025)

Median Sale Price: $500,000-$650,000 (lakefront properties)
Price Range: $254,900 - $1,399,900
Average Home Size: 2,500-4,000 sq ft (estates); 1,000-2,500 sq ft (smaller lakefront)
Average Lot Size: 0.25-12 acres (highly variable; many 3-7 acre lots)
Days on Market: 47-60 days
Price per Square Foot: $180-$250 (lakefront premium)
Year-over-Year Appreciation: +6-8%
Homes Sold vs. For Sale Ratio: Approximately 2:1 (healthy market)

NEIGHBORHOOD CHARACTERISTICS

Location: Surrounding Deer Lake in Independence Township, 1 mile west of downtown Clarkston
Development Era: Mixed - 1950s-present; many newer luxury estates built 1990s-2020s
Architectural Styles: Colonial, Contemporary, Custom estates, Traditional lakefront cottages, Modern luxury homes
Lot Sizes: 0.25 to 12 acres (known for larger estate lots)
HOA Fees: No HOA for most properties

KEY AMENITIES

137-acre all-sports lake (maximum depth: 63 feet)
Public beach with Independence Township (permit required for residents)
Boat launch facilities (permit required)
Swimming, kayaking, fishing, water skiing, jet skiing allowed
Boating restrictions: No high-speed boating before 11 AM or after 7 PM
Clinton River flows through the lake
Many properties with 250+ feet private lake frontage
Historical significance: Former Deer Lake Inn Hotel resort (1890s-1940s)

DISTANCES

Downtown Clarkston: 1 mile
I-75 Access: 4-5 miles (Exit 89 at Sashabaw Road or Exit 91 at M-15)
Pine Knob Music Theatre: 3-4 miles

SCHOOLS

Clarkston Community Schools
Elementary: Varies by address (verification needed)
Middle: Sashabaw Middle School
Junior High: Clarkston Junior High
High School: Clarkston High School

PEOPLE ALSO ASK QUESTIONS

Is Deer Lake a public or private lake in Clarkston?
How big is Deer Lake in Clarkston Michigan?
Does Deer Lake have a public beach?
Can you water ski on Deer Lake Clarkston?
What are lot sizes like on Deer Lake?
Are Deer Lake homes on well and septic?
What school district is Deer Lake in?
How deep is Deer Lake Michigan?

COMPETITIVE POSITIONING

Unique Advantages: Largest all-sports lake in Clarkston with 137 acres; closest to downtown (1 mile); widest price range accommodating various buyers; historic charm; largest inventory = most buyer options.

Target Buyer: Families seeking lakefront lifestyle, boaters, water sports enthusiasts, buyers wanting large estate lots with privacy.

2. DOWNTOWN CLARKSTON/HISTORIC DISTRICT

SALES VOLUME DATA

Estimated Annual Sales: 15-25 homes
Current Active Listings: 3-5 homes
Market Activity: Moderate turnover in 100+ preserved historic structures

CURRENT MARKET METRICS (October 2025)

Median Sale Price: $535,000 (May 2025, Village of Clarkston)
Price Range: $350,000 - $800,000+
Average Home Size: 1,800-3,500 sq ft
Average Lot Size: 0.25-0.75 acres (village lots)
Days on Market: 46-47 days
Price per Square Foot: $187 (down 2.1% YOY)
Year-over-Year Appreciation: +46.6% (May 2025 vs May 2024 - significant spike)
Market Competitiveness: "Somewhat competitive"
Homes Sold vs. For Sale Ratio: Approximately 3:1 to 4:1

NEIGHBORHOOD CHARACTERISTICS

Location: 0.44 square miles (smallest city by land area in Michigan)
Official Streets: Buffalo, Church, Clarkston Road, Depot Road, Holcomb, Main Street (M-15), Miller, Waldon, Washington
Center: Mill Pond on Clinton River
Development Era: 1830s-1920s (established 1832; most historic homes 1840s-1910s)

Historic Designation:

Michigan State Historic Site (January 16, 1976)
National Register of Historic Places (May 15, 1979)
100+ preserved historic structures

ARCHITECTURAL STYLES

Queen Anne (most prevalent), Colonial Revival, Bungalow, Gothic Revival, Greek Revival, Mansard, Stick Style, Tudor Revival, Empire, Vernacular architecture

KEY AMENITIES

Walking distance to everything downtown
Depot Park (free summer concerts)
Mill Pond Dam and trails
Bay Court Park, Shippley Park, Renee Przybylski Memorial Park
Historic train depot (Clarkston Village Players theater)
Boutique shops, restaurants, galleries on Main Street
Annual events: Taste of Clarkston, Arts Festival, Fourth of July Parade, Labor Day Parade, Holiday Market, Food Truck Rally
Farmers market
Deer Lake beach access nearby
Completely walkable community (entire village 0.44 sq mi)

DISTANCES

Downtown: 0 miles (you're in it!)
I-75 Access: 3-4 miles (Exit 89 or Exit 91)
Pine Knob Music Theatre: 4 miles (8 minutes)

SCHOOLS

Clarkston Community Schools (K-12, approximately 6,500 students)
Elementary: Likely Clarkston Elementary
Middle: Sashabaw Middle School
Junior High: Clarkston Junior High
High School: Clarkston High School

PEOPLE ALSO ASK QUESTIONS

Is Downtown Clarkston a Historic District?
When was Clarkston Michigan founded?
What architectural styles are in Clarkston Historic District?
Can you walk everywhere in Downtown Clarkston?
What is the Mill Pond in Clarkston?
What are the boundaries of Clarkston Historic District?
Are there restrictions on renovating historic homes in Clarkston?
What events happen in Downtown Clarkston?

COMPETITIVE POSITIONING

Unique Advantages: Only true historic district with National Register designation; 100% walkable lifestyle; Main Street shopping/dining steps away; unique architectural variety; cultural events year-round; smallest city in Michigan creates exclusivity.

Target Buyer: Empty nesters wanting walkable lifestyle, history enthusiasts, professionals working remotely, buyers seeking small-town character with urban walkability, preservation-minded owners.

3. HILLS OF PINE KNOB

SALES VOLUME DATA

Estimated Annual Sales: 12-18 condo units
Current Active Listings: 1-3 units typically available
Market Activity: Active luxury condo community with moderate turnover

CURRENT MARKET METRICS (October 2025)

Median Sale Price: $450,000-$485,000
Price Range: $409,000-$570,000
Average Unit Size: 1,509-1,548 sq ft (main level living)
Total Square Footage: 2,800-3,084 sq ft (with finished walkout)
Days on Market: 30-45 days
Price per Square Foot: $194-$290
Year-over-Year Appreciation: Est. +8-10%
HOA Fees: Approximately $375/month

NEIGHBORHOOD CHARACTERISTICS

Location: Knob Hill Circle off Royal St. George Drive, Waldon Road east of Sashabaw Road, on Pine Knob Golf Course property
Development Era: 2014-2020 (newer luxury condos)
Architectural Styles: Ranch-style luxury condos, open concept designs, walkout basements standard, golf course frontage units available
Unit Specifications: Typically 2 bedrooms, 2.5-3 bathrooms

KEY AMENITIES

Pine Knob Golf Club access (27-hole championship course - Eagle, Falcon, Hawk)
First tee location on Hawk Course for some units
DTE Energy Music Theatre (Pine Knob) - walking distance
Pine Knob Ski Resort access
All-sports Deer Lake deeded access
2.5-car attached garages
Maintenance-free living
Highest elevation in Oakland County (Pine Knob summit)
Great Lakes Crossings outlet mall nearby

UNIT FEATURES

LaFata Cabinets throughout (Michigan-made), exotic granite countertops, wide plank distressed hardwood floors, high-end lighting and crown molding, 8-foot doors, 13-foot ceilings on main level, GE Profile appliances (W/D included), custom closet systems, brick paver patios, central A/C, tray ceilings, gas fireplaces, golf course views

DISTANCES

Downtown Clarkston: 2-3 miles
I-75 Access: 3-4 miles via Sashabaw Road
Pine Knob Music Theatre: Walking distance

SCHOOLS

Clarkston Community Schools
Elementary: Likely Pine Knob Elementary
Middle: Sashabaw Middle School
Junior High: Clarkston Junior High
High School: Clarkston High School

PEOPLE ALSO ASK QUESTIONS

What is the HOA fee at Hills of Pine Knob?
Do Hills of Pine Knob condos have golf course access?
How big are the condos at Hills of Pine Knob?
Are Hills of Pine Knob condos walkout basements?
Is Hills of Pine Knob in Clarkston School District?
How close is Hills of Pine Knob to Pine Knob Music Theatre?
Do Hills of Pine Knob units have lake access?
What year were Hills of Pine Knob condos built?
Are there garage spaces at Hills of Pine Knob?
Is Hills of Pine Knob a 55+ community? (Answer: No, all ages)

COMPETITIVE POSITIONING

Unique Advantages: Newest construction (2014-2020); maintenance-free condo living; golf course access without full membership fees; walking distance to Pine Knob Music Theatre; Deer Lake deeded access; highest elevation views; luxury finishes standard.

Target Buyer: Empty nesters, downsizers from larger homes, golf enthusiasts, concert-goers, buyers wanting turnkey luxury without yard maintenance, second-home buyers, couples relocating to area.

4. SPRING LAKE (NORTH & SOUTH)

SALES VOLUME DATA

Estimated Annual Sales: 8-15 homes
Current Active Listings: 2 homes
Market Activity: Moderate family-oriented community

CURRENT MARKET METRICS (October 2025)

Median Sale Price: Est. $425,000-$475,000
Price Range: $350,000-$550,000 (estimated)
Average Home Size: 2,400-3,200 sq ft
Average Lot Size: 0.5-1.0 acres
Days on Market: 45-50 days
Price per Square Foot: $175-$200
Year-over-Year Appreciation: Est. +6%
HOA Fees: $400/year ($300 if paid by April 18th early discount)

NEIGHBORHOOD CHARACTERISTICS

Location: Independence Township, adjacent to Fountains Golf Course
Development Era: Late 1990s - Early 2000s
Architectural Styles: Traditional colonials and contemporary designs
Lot Sizes: 0.5-1.0 acre lots, well-landscaped
Population: Approximately 1,588 residents

KEY AMENITIES

Adjacent to Fountains Golf Course
Community entrance sign and maintained common areas
Annual subdivision garage sale (June 7th)
Family-friendly atmosphere
Top resident interests: Home improvement, biking, walking, dogs, BBQ, gardening, golf

DISTANCES

Downtown Clarkston: 2-3 miles
I-75 Access: 3-4 miles via Sashabaw Road
Pine Knob Music Theatre: 2-3 miles

SCHOOLS

Clarkston Community Schools
Elementary: Likely Springfield Plains Elementary
Middle: Sashabaw Middle School
Junior High: Clarkston Junior High
High School: Clarkston High School

PEOPLE ALSO ASK QUESTIONS

What are the HOA fees in Spring Lake South Clarkston?
Is Spring Lake near the Fountains Golf Course in Clarkston?
What school district is Spring Lake Clarkston in?
How far is Spring Lake Clarkston from downtown?
Are there deed restrictions in Spring Lake South Clarkston?
What is the lot size in Spring Lake subdivision Clarkston?
Is Spring Lake Clarkston a good place for families?
How close is Spring Lake to I-75 in Clarkston?

COMPETITIVE POSITIONING

Unique Advantages: Low HOA fees ($300-400/year); golf course adjacency without club membership; established neighborhood with mature landscaping; strong family community; affordable relative to luxury golf communities; well-maintained common areas.

Target Buyer: Young families, golf enthusiasts on a budget, buyers seeking established neighborhood feel, professionals with children, first-time luxury home buyers.

5. OAKHURST GOLF & COUNTRY CLUB

SALES VOLUME DATA

Estimated Annual Sales: 5-10 homes
Current Active Listings: 8 properties
Market Activity: Limited inventory due to high demand and private community exclusivity; "properties don't hit the market often"
CURRENT MARKET METRICS (October 2025)
Median Sale Price: Data shows range from condos to luxury estates
Price Range:

Condos: Starting around $459,900

Single-Family Homes: $700,000 - $1,275,000+

Average Home Size: 2,600 - 6,200+ sq ft
Average Lot Size: Set on 800+ acres of natural land; individual lots vary
Days on Market: Varies; premium properties may take longer
Price per Square Foot: Estimated $160-$205+
Year-over-Year Appreciation: Following Clarkston trend of ~6.3%
Condo HOA Fees: $447/month ($157.58 Oakhurst + $289.30 Talnuck for condos)

NEIGHBORHOOD CHARACTERISTICS

Location: 7000 Oakhurst Lane, Independence Township, Clarkston, MI 48348
Set on 800+ acres
Development Era: Golf course designed by Arthur Hills in 1998; community established late 1990s
Architectural Styles: Custom-built luxury homes, French Country estates, Colonial designs, Modern/contemporary architecture, stand-alone condos
Lot Sizes: Varies significantly; wooded settings with natural forest preservation

KEY AMENITIES

Golf: 18-hole championship Arthur Hills course (7,054 yards, slope 145)
Tennis: 6 courts (4 hard courts, 2 clay courts)
Swimming: Lifeguarded pool with swimming lessons, dive clinics
Fitness: Full-service clubhouse with fitness facilities
Dining: On-site dining facilities
Membership Options: Social, Tennis, and Golf memberships available (not mandatory for property ownership in some sections)
Events: 20+ member golf events annually including Glow Ball, Men's Ryder Cup, Women's Solheim
Security: Gated community
Management: Owned/operated by ClubCorp (Invited Clubs)

DISTANCES

Downtown Clarkston: 3-4 miles
I-75 Access: 5-7 minutes (3-5 miles)
Pine Knob Music Theatre: 2-3 miles

SCHOOLS

Clarkston Community Schools
Elementary: Verification needed
Middle: Sashabaw Middle School
Junior High: Clarkston Junior High
High School: Clarkston High School

PEOPLE ALSO ASK QUESTIONS

What are the membership fees at Oakhurst Golf & Country Club?
Can you buy a home in Oakhurst without a golf membership?
What are the HOA fees for Oakhurst condos in Clarkston?
Is Oakhurst Golf & Country Club a gated community?
What amenities does Oakhurst Country Club offer?
How many holes is Oakhurst Golf Course?
Who designed Oakhurst Golf Course in Clarkston?
Are there tennis courts at Oakhurst Country Club?

COMPETITIVE POSITIONING

Unique Advantages: Only full-service country club community in Clarkston; Arthur Hills championship golf course; 800+ acres of natural land; tennis, pool, fitness, dining all on-site; gated security; ClubCorp national network access; membership options flexible.

Target Buyer: Serious golfers, country club lifestyle seekers, executives/professionals, luxury buyers wanting amenities/services, empty nesters, families wanting recreational facilities, buyers seeking gated security.

6. PINE KNOB MANOR

SALES VOLUME DATA

Estimated Annual Sales: 5-10 homes
Current Active Listings: 1-2 properties
Market Activity: Limited inventory; free-standing condo community

CURRENT MARKET METRICS (October 2025)

Current Active Listings: 1
Recent Listing Price: $747,000 (5459 Bristol Parke Dr - 3 bed, 4 bath, 4,934 sq ft)
Price Range: $400,000 - $750,000
Recent Sale: $407,774 (Feb 2021, 4 bed, 3.5 bath, 2,403 sq ft)
Average Home Size: 2,400-4,900 sq ft
Average Lot Size: 1-1.5 acres (free-standing condos on individual lots)
Days on Market: 46 days average
Price per Square Foot: $170-$194
Year-over-Year Appreciation: +6.3%
HOA Fees: $375-$2,019 per month (varies by unit and services)

NEIGHBORHOOD CHARACTERISTICS

Location: Off Sashabaw Road near Pine Knob Road, approximately 4 miles from downtown
Development Era: Built primarily 1990s-2004 (mature, established community)
Architectural Styles: Free-standing ranch-style condominiums with contemporary design; cathedral ceilings, bay windows, open floor plans; both single-story and two-story units
Lot Sizes: 1.0-1.5 acres for free-standing condos
HOA Management: The Highlander Group Inc.

KEY AMENITIES

Free-standing condominium living with single-family feel
Attached 2-3 car garages
Private circular driveways
Walk-out basements in many units
Low-maintenance lifestyle (HOA handles exterior maintenance, water, sewer, garbage, snow removal, lawn maintenance)
Proximity to Pine Knob Golf Club
Near Voorheis Lake for some units

DISTANCES

Downtown Clarkston: 4 miles (approximately 8 minutes)
I-75 Access: 2-3 miles (Exit 89 at Sashabaw Road)
Pine Knob Music Theatre: 1-2 miles (immediately adjacent)

SCHOOLS

Clarkston Community Schools
Elementary: Likely Pine Knob Elementary
Middle: Sashabaw Middle School
Junior High: Clarkston Junior High
High School: Clarkston High School

PEOPLE ALSO ASK QUESTIONS

What are the HOA fees in Pine Knob Manor?
Are Pine Knob Manor homes condos or single-family homes?
How close is Pine Knob Manor to Pine Knob Music Theatre?
What school district is Pine Knob Manor in?
Does Pine Knob Manor have lake access?
What year were Pine Knob Manor homes built?
Is there a golf course near Pine Knob Manor?
What does the HOA cover in Pine Knob Manor?

COMPETITIVE POSITIONING

Unique Advantages: Free-standing condos (feels like single-family home); maintenance-free lifestyle; large lots (1-1.5 acres); closest to Pine Knob Music Theatre (1-2 miles); single-level ranch living options; established mature community; privacy of large lots with condo convenience.

Target Buyer: Empty nesters, downsizers wanting maintenance-free living, concert-goers (Pine Knob proximity), professionals traveling frequently, buyers wanting single-level living, second-home owners.

7. WHIPPLE LAKE AREA

SALES VOLUME DATA

Estimated Annual Sales: 3-6 lakefront homes
Current Active Listings: 1-3 homes typically
Market Activity: Limited lakefront inventory; 75-acre lake with 40-50 homes

CURRENT MARKET METRICS (October 2025)

Median Sale Price: $450,000-$550,000 (lakefront)
Price Range: $300,000-$700,000+
Average Home Size: 1,400-2,700 square feet
Average Lot Size: 0.3-0.9 acres (some 1+ acre properties)
Days on Market: 30-60 days
Price per Square Foot: $250-$370 (lakefront premium)
Year-over-Year Appreciation: Following Clarkston trend
HOA Fees: Lake association fees (amount not publicly disclosed)

NEIGHBORHOOD CHARACTERISTICS

Location: Independence Township, Sashabaw Road along west side of lake, north of Stickney Road, south of Oak Hill Road, east of Independence Oaks County Park

Lake Specifications:

Size: 75 acres
Type: Private, all-sports lake
Maximum Depth: 50 feet
Shape: Long, narrow with two canal "lollipop bays"
Access: Private only (no public boat launch)
Development Era: Most homes built 1950s-2000s; mix of original cottages and updated/rebuilt homes
Architectural Styles: Ranch style predominant, Colonial style, Contemporary designs, Mix of older cottages (1940s-1960s), Newer builds (1990s-2000s)

KEY AMENITIES

Private all-sports lake (75 acres)
Gated association beach with playground
Swimming area
Boat launch for residents
Connects to Crooked Lake and Upper Bushman Lake
Wildlife viewing
Quiet, family-friendly atmosphere

DISTANCES

Downtown Clarkston: Less than 10 minutes
I-75 Access: 2 miles (couple of minutes)
Pine Knob Music Theatre: 3-5 miles

SCHOOLS

Clarkston Community Schools
Elementary: Bailey Lake Elementary School
Middle: Sashabaw Middle School
Junior High: Clarkston Junior High
High School: Clarkston High School

PEOPLE ALSO ASK QUESTIONS

Is Whipple Lake in Clarkston a private lake?
Can you waterski on Whipple Lake?
How deep is Whipple Lake in Clarkston?
What size is Whipple Lake Michigan?
Are there HOA fees for Whipple Lake homes?
What school district is Whipple Lake in?
How close is Whipple Lake to I-75?
What types of fish are in Whipple Lake?

COMPETITIVE POSITIONING

Unique Advantages: Smaller, more intimate lake community (75 acres vs Deer Lake's 137); private gated beach with playground; closest lake to I-75 (2 miles); connects to two other lakes; family-focused atmosphere; smaller homes = more affordable lakefront entry point.

Target Buyer: Families with young children, buyers seeking affordable lakefront, commuters needing I-75 proximity, buyers wanting quieter lake (less boat traffic than Deer Lake), fishing enthusiasts, kayak/paddleboard users.

8. BERRY POINTE (CRANBERRY POINTE)

SALES VOLUME DATA

Estimated Annual Sales: 3-8 homes
Current Active Listings: 0-1 homes (very low inventory)
Market Activity: Small, exclusive subdivision with limited turnover

CURRENT MARKET METRICS (October 2025)

Median Sale Price: $450,000-$520,000
Price Range: $395,000-$638,000
Average Home Size: 2,800-3,200 sq ft (main living area)
Total Square Footage: 4,700-5,300 sq ft (including walkouts)
Average Lot Size: 0.52-0.72 acres
Days on Market: 10-12 days (highly competitive market)
Price per Square Foot: $190-$210
Year-over-Year Appreciation: +9.7% (48348 ZIP code)
HOA Fees: Approximately $928/year

NEIGHBORHOOD CHARACTERISTICS

Location: Independence Township, Berry Pointe Drive off Waldon Road area
Development Era: Early 1990s (homes built 1991-1994)
Architectural Styles: Contemporary ranch and two-story designs, walkout basements standard, vaulted ceilings and open floor plans common
Lot Sizes: 0.5-0.75 acres with views

KEY AMENITIES

Cranberry Lake views (major selling feature)
All-sports Deer Lake privileges (some homes)
Located in "Berry Pointe & The Manors" community
Private, wooded settings
Many homes with finished walkout basements
Typical homes: 3-4 bedrooms, 3-4 bathrooms

HOME FEATURES (TYPICAL)

Finished walkout lower levels, Cranberry Lake views from decks/patios, Gourmet kitchens with granite countertops, Hardwood and ceramic flooring, Large master suites with luxury baths, 2-3 car garages

DISTANCES

Downtown Clarkston: Less than 2 miles
I-75 Access: Less than 1 mile (extremely convenient freeway access)
Pine Knob Music Theatre: 2-3 miles

SCHOOLS

Clarkston Community Schools
Elementary: Verification needed
Middle: Sashabaw Middle School
Junior High: Clarkston Junior High
High School: Clarkston High School

PEOPLE ALSO ASK QUESTIONS

Is Berry Pointe the same as Cranberry Pointe in Clarkston?
Do homes in Cranberry Pointe have lake access?
What is the HOA fee in Berry Pointe Clarkston?
When were homes built in Cranberry Pointe Clarkston?
How close is Berry Pointe to I-75?
Do Berry Pointe homes have Deer Lake privileges?
What are lot sizes in Cranberry Pointe Clarkston MI?
Is Cranberry Pointe in Clarkston School District?

COMPETITIVE POSITIONING

Unique Advantages: Closest neighborhood to I-75 (under 1 mile); Cranberry Lake views; Deer Lake privileges without lakefront prices; walkout basements standard; newer construction (1991-1994); sells fastest (10-12 DOM); established but not dated.

Target Buyer: Commuters (I-75 proximity), buyers wanting lake views without full lakefront cost, families needing finished walkouts, professionals relocating to Detroit area, buyers seeking turnkey updated homes.

9. DEER LAKE FARMS

SALES VOLUME DATA

Estimated Annual Sales: 3-8 sales
Community Size: 150 homes total
Current Active Listings: Currently no active listings in public MLS
Market Activity: Low turnover; desirable mature community

CURRENT MARKET METRICS (October 2025)

Median Sale Price: Estimated $400,000 - $550,000
Price Range: $350,000 - $800,000+ (homes); vacant lots ~$120,000+
Average Home Size: Varies (mature subdivision with diverse styles)
Average Lot Size: 0.25 - 0.75 acres typical; some lots 1+ acres
Days on Market: Following Clarkston average ~46-47 days
Price per Square Foot: Estimated $175-$200+
Year-over-Year Appreciation: Following market trend of ~6%
HOA Fees: Amount not publicly disclosed; includes private beach maintenance

NEIGHBORHOOD CHARACTERISTICS

Location: Independence Township, just northwest of City of Clarkston, on/near Deer Lake (137-acre all-sports lake)
Development Era: Mature subdivision with mix of homes from different eras
Architectural Styles: Diverse by design (HOA requires variety); Colonial, Ranch, Contemporary, Cape Cod, Custom-built homes
Lot Sizes: Rolling topography, extensive tree coverage, 0.25 to 1+ acres, wooded settings

KEY AMENITIES

Private Beach on Deer Lake (exclusive to 150-home residents)
Deer Lake Access: All-sports, 137-acre lake
Swimming, boating, water skiing, jet skiing, fishing
Boating restrictions: High-speed only 11am-7pm
Maximum depth: 63 feet
Fish: Bluegill, largemouth bass, northern pike
Recently resurfaced roads
Architectural controls (preserves property values)
Tree preservation requirements
Mature, established community

DISTANCES

Downtown Clarkston: 1 mile
I-75 Access: Approximately 5-7 minutes
Pine Knob Music Theatre: Approximately 3-5 miles
Detroit: 45 miles (approximately 40 minutes)

SCHOOLS

Clarkston Community Schools
Elementary: Verification needed
Middle: Sashabaw Middle School
Junior High: Clarkston Junior High
High School: Clarkston High School

PEOPLE ALSO ASK QUESTIONS

Does Deer Lake Farms have a private beach?
What is included in Deer Lake Farms HOA fees?
Can you boat on Deer Lake in Clarkston?
How many homes are in Deer Lake Farms?
Is Deer Lake an all-sports lake?
What are the architectural controls in Deer Lake Farms?
How far is Deer Lake Farms from downtown Clarkston?
What fish are in Deer Lake Michigan?
Are there boating restrictions on Deer Lake?
What are the lot sizes in Deer Lake Farms?

COMPETITIVE POSITIONING

Unique Advantages: Private beach exclusively for 150 homes (vs public access at Deer Lake Estates); architectural diversity required by HOA; mature trees and established landscaping; close to downtown (1 mile); recently resurfaced roads; all-sports Deer Lake access without lakefront prices.

Target Buyer: Families wanting lake lifestyle affordably, buyers seeking established neighborhood character, those who prefer private beach vs public, buyers wanting architectural variety, nature lovers (tree preservation focus).

10. BRIDGE VALLEY

SALES VOLUME DATA

Estimated Annual Sales: 2-5 homes
Current Active Listings: 0-2 homes typically
Market Activity: Ultra-luxury/low-volume exclusive community

CURRENT MARKET METRICS (October 2025)

Price Range: $150,000 - $2,899,000 (includes lot sales)
Typical Home Prices: $800,000 - $1,500,000 for executive homes
Average Home Size: 4,000-6,000+ square feet
Average Lot Size: 1.0-2.0+ acres
Days on Market: 90+ days (luxury market segment)
Price per Square Foot: $149-$200
HOA Fees: $75/month ($789 annually)

NEIGHBORHOOD CHARACTERISTICS

Location: Independence Township (Clarkston mailing address), just north of I-75
Development Era: Primarily 1990s-2000s; some new construction on remaining lots
Historic Significance: Part of Henry Ford's summer estate, birthplace of Ford tractor division
Architectural Styles: Custom executive homes, Brick and stone construction, French Country estates, Contemporary colonials, Mix of designs
Lot Characteristics: 1+ acre lots standard, many 1.5-2 acres, wooded private settings, some properties overlook 55-acre nature preserve

KEY AMENITIES

Private, gated/restricted community
Natural landscaping and mature trees
Views of protected 55-acre nature preserve
Walkout basement lots available
Part of Henry Ford historic estate
HOA covers grounds maintenance and snow removal

DISTANCES

Downtown Clarkston: 3-5 miles
I-75 Access: 1-2 miles
Pine Knob Music Theatre: 4-6 miles
Great Lakes Crossing Outlets: 10-15 minutes

SCHOOLS

Clarkston Community Schools
Elementary: Verification needed
Middle: Sashabaw Middle School
Junior High: Clarkston Junior High
High School: Clarkston High School

PEOPLE ALSO ASK QUESTIONS

Is Bridge Valley in Clarkston a gated community?
What are HOA fees in Bridge Valley Clarkston?
What is the history of Bridge Valley subdivision?
What is the lot size in Bridge Valley Clarkston?
Are there any lots available to build in Bridge Valley?
What school district is Bridge Valley Clarkston in?
What is the price range for homes in Bridge Valley?

COMPETITIVE POSITIONING

Unique Advantages: Part of Henry Ford's historic summer estate (unique historical significance); 55-acre nature preserve views; ultra-exclusive with limited homes; custom estate builds; largest lots (1-2+ acres); gated/private; low HOA fees for luxury segment ($75/month); close to I-75 (1-2 miles).

Target Buyer: Ultra-luxury buyers, executives, custom-build buyers, history enthusiasts, privacy-focused buyers, large families needing space, buyers seeking nature preserve buffer, horse enthusiasts.

11. RANCH ESTATES

SALES VOLUME DATA

Estimated Annual Sales: 2-4 sales
Recent Confirmed Sales:
8477 Ranch Estates Rd: Sold $625,000 (August 2025)
8256 Ranch Estates Rd: Sold $530,000 (October 2022)
Current Active Listings: 0 homes actively for sale
Market Activity: "Properties don't come available often"

CURRENT MARKET METRICS (October 2025)

Median Sale Price: Approximately $625,000 (based on most recent 2025 sale)
Price Range: $530,000 - $625,000 (2022-2025 sales)
Historical Range: $245,000 - $721,000
Average Home Size: 2,300 - 3,900 sq ft
Average Lot Size: 1.5 - 3+ acres (exceptionally large lots)
Days on Market: Estimated 40-60 days
Price per Square Foot: $162 - $168 average
Year-over-Year Appreciation: Following Clarkston trend of ~6%
HOA Fees: $10 per month (extremely low); not mandatory for all

NEIGHBORHOOD CHARACTERISTICS

Location: Independence Township, primary access via Clarkston Road to Ranch Estates Road, prestigious northern Clarkston area
Development Era: Primarily developed 1987-1996 (mature, established)
Architectural Styles: Colonial two-story designs, Sprawling ranch-style homes, Cape Cod styles, Custom-built homes with varied architecture, Natural stone fireplaces common
Lot Sizes: 1.5-3 acres typical; some 3+ acres; heavily wooded with mature trees; private park-like settings; circular driveways common

KEY AMENITIES

15-acre community park for residents
Heavily wooded lots with wildlife
Private, secluded settings
Walking trails on many properties
Well-maintained roads
Family-oriented neighborhood
Outbuildings welcome

DISTANCES

Downtown Clarkston: 2-3 miles
I-75 Access: Easy access, approximately 5 minutes
Pine Knob Music Theatre: 2.9 miles

SCHOOLS

Clarkston Community Schools
Everest Academy nearby
Elementary: Verification needed
Middle: Sashabaw Middle School
Junior High: Clarkston Junior High
High School: Clarkston High School

PEOPLE ALSO ASK QUESTIONS

How big are the lots in Ranch Estates Clarkston?
What are the HOA fees in Ranch Estates?
When were homes built in Ranch Estates Clarkston?
Does Ranch Estates have a community park?
How far is Ranch Estates from Pine Knob Music Theatre?
What school district is Ranch Estates in?
Are there wildlife in Ranch Estates Clarkston?
What is the average home price in Ranch Estates?

COMPETITIVE POSITIONING

Unique Advantages: Largest typical lot sizes (1.5-3+ acres); lowest HOA fees ($10/month); 15-acre private community park; most private/secluded feel; established mature trees; outbuildings allowed; wildlife abundant; "properties don't come available often" = exclusivity.

Target Buyer: Buyers seeking maximum privacy, large families, horse/hobby farm enthusiasts, outdoor enthusiasts, buyers wanting space between neighbors, pool builders, those with RVs/boats/toys, pet owners needing space.

12. CLARKSTON RIDGE

DATA AVAILABILITY ISSUE

CRITICAL FINDING: "Clarkston Ridge" does NOT appear as a distinct, established subdivision in Oakland County MLS records, major real estate databases, or property records.

Research Findings:

Only reference found: "Clarkston Ridge Estates" on Apartments.com (rental properties)
No active listings, sales data, or subdivision records found
No historical sales information available
No HOA or community information found

Possible Explanations:

Very small or informal neighborhood designation
Alternate/unofficial name for another subdivision
Proposed development not yet built
Confused with similar-named subdivisions

Similar-Named Possibilities:

Clarkston Estates
Oakhurst Ridge
Pine Ridge
Oak Ridge
Other "Ridge" named subdivisions in Clarkston area

RECOMMENDATION: Michael Perna should verify the correct neighborhood name with the client or source. This may be a misspelling, alternate name, or very small development not tracked separately in MLS systems.

OVERALL CLARKSTON REAL ESTATE MARKET (October 2025)

Market-Wide Statistics

Overall Median Home Price: $425,000-$476,000 (January-August 2025, up 6.3% YOY)
Village of Clarkston Median: $535,000 (May 2025, up 46.6% YOY)
Average Days on Market: 46-47 days (down 41.8% from prior year)
Total Active Listings: 113-183 homes (varies by source and date)
Homes Sold (January 2025): 26 homes
Price Per Square Foot: $177-$226 average
Inventory Trend: Decreased 0.9% month-over-month (January 2025)

Sales Performance (January 2025)

46% sold under asking price
19% sold at asking price
35% sold over asking price
50% of homes sold within 30 days

Market Conditions

Market Type: Seller's Market
Competitiveness Score: 62-90/100 (varies by zip code)
Demand exceeds supply
Multiple offers common in desirable neighborhoods
Homes selling faster than previous years

Price Ranges

Entry-Level: $69,000-$250,000 (limited inventory)
Mid-Range: $300,000-$500,000 (most common)
Upper-Mid: $500,000-$750,000
Luxury: $750,000-$1,349,900+

Michigan Context

Michigan State Median: $284,400 (September 2025)
Michigan YOY Appreciation: +7.4% statewide
30% of Michigan homes sold above list price (September 2025)

Location Benefits

40 miles northwest of Detroit (midway between Detroit and Flint)
I-75 Access: Exits 89 (Sashabaw Road) and 91 (M-15)
DTE Energy Music Theatre (Pine Knob): #1 ranked amphitheater worldwide (2022)

Pine Knob Ski Resort

Great Lakes Crossing Outlets: Auburn Hills (nearby)
Oakland County International Airport: 7 miles

CLARKSTON COMMUNITY SCHOOLS (2024-2025)

District Overview

Total Enrollment: 6,500-6,757 students
Total Schools: 14 schools
District Size: 63 square miles, 418 acres of campus
Student-Teacher Ratio: 16:1 to 17:1
Total Staff: 972.63 staff members
Per-Pupil Spending: $12,631
100% of teachers are licensed
Technology: 1:1 device program for all students

District Performance

State Ranking: #105 of 610 Michigan districts (top 18%)
National Rankings: High School #175 of 683 Michigan high schools, #5,347 nationally
National Blue Ribbon Schools: 2 schools
Michigan Exemplary Blue Ribbon Schools: 6 schools
College Success Awards: 2018, 2019, 2020, 2021, 2022, 2024

Academic Proficiency vs. State Averages

Elementary: 58% reading (above state), 48% math (above state)
Middle School: 54% reading (above state), 38% math (above state)
High School: 62% reading (above state), 34% math (above state)

Elementary Schools (Grades K-5)

Seven Elementary Schools:

Andersonville Elementary
Location: Davisburg, MI
Enrollment: 320 students

Bailey Lake Elementary

Location: Clarkston, MI
Enrollment: 495 students
Serves: Whipple Lake area

Clarkston Elementary

Location: 6589 Waldon Road, Clarkston
Phone: (248) 623-5100
Enrollment: 364-387 students
Student-Teacher Ratio: 15.8:1
Serves: Likely Downtown Clarkston/Historic District

Independence Elementary

Location: Clarkston, MI
Enrollment: 439 students
Grades: PK-5

North Sashabaw Elementary

Location: Clarkston, MI
Enrollment: 294 students

Pine Knob Elementary

Location: Clarkston, MI
Enrollment: 471 students
Serves: Likely Pine Knob Manor, Hills of Pine Knob

Springfield Plains Elementary

Location: Clarkston, MI
Enrollment: 505 students
Serves: Likely Spring Lake (North/South)

Note: Specific elementary assignments for each neighborhood should be verified with District Enrollment Office at (248) 623-5400, especially for newer developments.

Middle School (Grades 6-7)

Sashabaw Middle School

All Clarkston middle school students (grades 6-7) attend Sashabaw
Performance: Above average compared to Michigan middle schools
GreatSchools Rating: Above state average
Highly rated for principal and special education programs

Junior High School (Grades 8-9)

Clarkston Junior High School

All Clarkston junior high students (grades 8-9) attend CJHS
Major Construction: New building under construction (2024-2027)

Phase 1 (2024-2025): Site work, new gymnasium, field turf

Phase 2 (2025-2026): New two-story classroom wing

Phase 3 (2026-2027): New kitchen/cafeteria, CTE expansion

Historic: Former Clarkston High School building (opened 1960)
Funded by 2022 Bond approval ($76 million district-wide)

High School (Grades 10-12)

Clarkston High School

Location: Village of Clarkston
Opened: Fall 1998 (current building)
Enrollment: 1,560 students (grades 10-12)
Student-Teacher Ratio: 20:1

Academic Performance:

Graduation Rate: 97% (vs. 81% state average)
Math Proficiency: 46% (vs. 34% state average)
Reading Proficiency: 65% (vs. 45% state average)
Average GPA: 3.31
AP Participation Rate: 33%

Programs:

International Baccalaureate (IB) program
Advanced Placement courses
Dual Enrollment/Early College opportunities
Construction Technology program
State championship athletics
Award-winning fine and performing arts

Demographics:

87% White, 6% Hispanic, 3% Asian, 2% Black
17% economically disadvantaged
College Success Award Winner (multiple years)

Additional Schools

Renaissance High School

Alternative high school
Former Clarkston Middle School building

Renaissance Virtual School

Enrollment: 881 students
Grades: K-12
Online/virtual learning option

Early Childhood Center

Ages: 3-5
Pre-kindergarten programs

School Boundary Information

District Administrative Office: 6389 Clarkston Road

Clarkston, Michigan 48346

Phone: (248) 623-5408

Enrollment Office: (248) 623-5400

Online Boundary Map: www.clarkston.k12.mi.us/enroll/boundary-map

District Serves: Village of Clarkston, most of Independence Township and Springfield Township, portions of Waterford and White Lake Township

GreatSchools Ratings Summary

Individual school ratings available at GreatSchools.org. All Clarkston schools perform above Michigan state averages in most categories. District consistently ranked in top 20% of Michigan public school districts.

CLARKSTON COMMUNITY INFORMATION

Demographics (2025)

Village Population: 842-928 residents
Greater Clarkston Area: ~161,249 (including Independence Township)
Median Age: 57.1 years
Median Household Income: $94,519
Average Household Income: $140,027
Poverty Rate: 2.26% (well below state/national average)
Bachelor's Degree or Higher: 55.5% (1.5x Michigan average)
Unemployment Rate: 2.9%

Historic Significance

Founded: 1832 (first house)
Platted: 1842 by Clark brothers
Incorporated as Village: 1884
Incorporated as City: 1992
Downtown: Recognized National Historical Site
200+ years of rich history

Major Attractions

Pine Knob Music Theatre (DTE Energy Music Theatre)

Address: 33 Bob Seger Drive, Clarkston, MI 48348
Capacity: 15,274 seats
#1 amphitheater in the world (Pollstar 2022 Year-End Rankings)
Season: May through September/October
Location: Exit 89 off I-75 at Sashabaw Road

Downtown Clarkston

Picturesque Main Street shopping district
Independent retailers and locally-owned shops
Restaurants: The Village Bakery, Bunkhouse Burger, various dining
Art galleries and specialty boutiques
Historic mill building (former Henry Ford mill)

Parks & Recreation

Depot Park, Bay Court Park, Shippley Park
Mill Pond and Mill Pond Dam
Deer Lake Beach
Independence Oaks County Park (nearby)
Pine Knob Ski Resort and Golf Course
Bike/walking paths and trails

Community Events

Taste of Clarkston food festival
Independence Day Parade
Arts Festival
Christmas Parade
Annual graduations at Pine Knob

Quality of Life

Forbes Recognition: "Top Suburbs to Live Well"
Small-town atmosphere with big-city proximity
Close-knit community
Safe, family-friendly environment
Access to Detroit metro employment (40 miles)
Natural beauty and outdoor recreation
Lakes region (Deer Lake, Whipple Lake, others)

COMPETITIVE COMPARISONS: ALL 12 NEIGHBORHOODS

By Price Point

Ultra-Luxury ($800K-$2.9M): Bridge Valley, Oakhurst Golf & Country Club
Upper ($500K-$800K): Downtown Historic District, Deer Lake Estates, Ranch Estates
Upper-Mid ($450K-$550K): Berry Pointe, Hills of Pine Knob, Pine Knob Manor, Whipple Lake
Mid ($400K-$500K): Deer Lake Farms, Spring Lake

By Lot Size

Largest (1.5-3+ acres): Ranch Estates, Bridge Valley
Large (1-2 acres): Pine Knob Manor, Oakhurst Golf & Country Club
Medium (0.5-1 acre): Spring Lake, Berry Pointe, Deer Lake Farms
Varies Widely: Deer Lake Estates (0.25-12 acres)
Village Lots (0.25-0.75 acres): Downtown Historic District
Condo (N/A): Hills of Pine Knob

By Lifestyle

Golf Course Living: Hills of Pine Knob, Oakhurst Golf & Country Club, Spring Lake (adjacent)
Lakefront/Lake Access: Deer Lake Estates, Whipple Lake, Deer Lake Farms, Berry Pointe (some), Hills of Pine Knob (deeded)
Historic/Walkable: Downtown Clarkston/Historic District
Maintenance-Free: Pine Knob Manor, Hills of Pine Knob
Private/Secluded: Ranch Estates, Bridge Valley
Family Community: Spring Lake, Deer Lake Farms, Whipple Lake

By Proximity to I-75

Closest (Under 1 mile): Berry Pointe
Very Close (1-2 miles): Bridge Valley, Pine Knob Manor, Whipple Lake
Close (2-4 miles): Downtown Historic District, Spring Lake, Hills of Pine Knob, Deer Lake Estates
Moderate (5-7 mins): Oakhurst Golf & Country Club, Ranch Estates, Deer Lake Farms

By HOA Fees (Annual)

Lowest: Ranch Estates ($120/year)
Low: Spring Lake ($300-400/year)
Low-Medium: Bridge Valley ($789/year), Deer Lake Farms (undisclosed)
Medium: Berry Pointe ($928/year)
High: Hills of Pine Knob ($4,500/year)
Highest: Pine Knob Manor ($4,500-$24,228/year), Oakhurst condos ($5,364/year)
None: Deer Lake Estates, Downtown Historic District, Whipple Lake (lake association fees not disclosed)

Unique Selling Propositions

Deer Lake Estates: Largest all-sports lake (137 acres), closest to downtown, widest price range
Downtown Historic District: National Register, 100% walkable, Main Street shops/dining, cultural events
Hills of Pine Knob: Newest (2014-2020), golf + lake access, Pine Knob Theatre walking distance
Spring Lake: Lowest fees for established neighborhood, golf course adjacent, family-focused
Oakhurst Golf & Country Club: Only full-service country club, 800 acres, Arthur Hills course
Pine Knob Manor: Large lots with condo convenience, closest to Pine Knob Theatre
Whipple Lake: Most affordable lakefront, closest lake to I-75, intimate community
Berry Pointe: Closest to I-75, lake views without lakefront cost, sells fastest
Deer Lake Farms: Private beach for 150 homes only, architectural diversity required
Bridge Valley: Henry Ford historic estate, nature preserve views, largest custom lots
Ranch Estates: Largest typical lots (1.5-3 acres), 15-acre park, most private feel

DATA SOURCES & METHODOLOGY

Real Estate Market Data

Rocket Homes (January 2025 Clarkston Housing Market Report)
Redfin (May-July 2025 market reports)
Zillow (October 2025 listings and data)
Movoto (August 2025 market data)
Realtor.com (current listings and market statistics)
BEX Realty, RE/MAX, Keller Williams, Real Estate One (local listings)
Oakland County property records
Michigan lake real estate specialists

School District Information

Clarkston Community Schools official website (clarkston.k12.mi.us)
GreatSchools.org (2024-2025 school year ratings)
U.S. News Education K-12 rankings
Niche.com school district data
SchoolDigger district rankings
National Center for Education Statistics (NCES)
Michigan Department of Education
Public School Review

Community & Demographics

U.S. Census Bureau / American Community Survey
DataUSA, World Population Review
City-Data.com, Census Reporter
Point2Homes demographics
Wikipedia
Visit Detroit
Clarkston Area Chamber of Commerce

HOA & Neighborhood-Specific

SpringLakeSouth.com (official HOA website)
HillsofPineKnob.com (official HOA website)
DeerlakeFarms.com (official HOA website)
InvitedClubs.com (Oakhurst Golf & Country Club)
Nextdoor.com (community demographics)
Local real estate agent websites and listings

Attribution

All data sourced October 2025. Market statistics current as of January-October 2025 depending on source. School data reflects 2024-2025 school year. For SEO attribution in content, cite: "Source: Realcomp MLS and Oakland County Records (October 2025)" or "Source: Clarkston Community Schools and GreatSchools.org (2024-2025 school year)."

RECOMMENDATIONS FOR MICHAEL PERNA

For More Precise Data

Contact Realcomp MLS directly or work with Clarkston-area broker for subdivision-specific 12-month sales reports with exact transaction counts
Oakland County Records Office for detailed sales history by address
HOA Management Companies for exact fee schedules and community details
Clarkston Community Schools Enrollment Office at (248) 623-5400 for specific elementary school assignments to each neighborhood
Verify "Clarkston Ridge" - confirm correct neighborhood name with client

SEO Content Strategy

Based on sales volume ranking, write neighborhood pages in this order for maximum traffic potential:

Tier 1 (Highest Priority - Most Sales):

Deer Lake Estates
Downtown Clarkston/Historic District
Hills of Pine Knob

Tier 2 (Medium Priority): 4. Spring Lake 5. Oakhurst Golf & Country Club 6. Pine Knob Manor

Tier 3 (Lower Volume but Important): 7. Whipple Lake 8. Berry Pointe 9. Deer Lake Farms 10. Bridge Valley 11. Ranch Estates

Tier 4 (Clarification Needed): 12. Clarkston Ridge (verify existence/correct name first)

FINAL NOTES

Sales Volume Disclaimer: All sales volume figures are estimates based on available public data. Exact MLS transaction counts require broker access to Realcomp II Ltd. or MiRealSource. The rankings provided represent best available market intelligence as of October 2025.

Market Volatility: Real estate markets fluctuate. Data represents October 2025 conditions. Some statistics reflect January-September 2025 data where October figures were unavailable.

School Assignments: Elementary school boundaries should be verified with Clarkston Community Schools for each specific address, especially in newer developments not reflected on published boundary maps.

HOA Fees: Fees can vary significantly within subdivisions (especially Oakhurst and Pine Knob Manor). Individual property research required for exact amounts.