Crooked Stick

This is part of Stonebridge

The first thing to establish is that this is not a standalone subdivision. It is one component of Stonebridge, a master-planned community of roughly 650 to 700 homes built around an eighteen-hole golf course, overseen by the Stonebridge Community Association.

The community is made up of eleven or so distinct neighborhoods — the Ponds, Highpointe, Stonebridge Heathers, the Fairways and Fairways Woods, Crooked Stick, Lone Oak, Doral Creek, Twin Islands and the Links among them. They read as independent communities in a search and they are not.

That has a direct consequence for both sides of a transaction. There is usually a community-level association and a neighborhood-level one, and an owner may answer to both — which means two sets of documents, two budgets and potentially two assessments. Establish which apply to a specific property before an offer rather than after.

It also means comparable sales need care. A sale in a neighboring Stonebridge neighborhood may be a good comparable or a poor one depending on whether the two hold the same product — detached houses and attached condominiums both exist inside this community, and they do not price alike.

Five neighborhoods, four floor plans

It is unusual for a group of separately named communities to share a design set, and where it happens it changes how comparable sales should be drawn.

Because a given floor plan appears across Crooked Stick, the Fairways, Fairway Woods, Doral Creek and Twin Islands, matching on plan rather than on neighborhood name will usually produce a larger and better comparable set than confining the search to one small association. In a community where individual neighborhoods hold thirty to ninety units, that difference is substantial — it can be the difference between three comparables and a dozen.

What does not travel across the group is the association. Each neighborhood has its own governing documents, its own budget and its own reserve position, and two units of an identical plan can sit behind very different financial pictures. One may have a funded roof program and the other a special assessment pending.

So the discipline is straightforward and worth stating plainly: match the floor plan for pricing, check the association for everything else. Getting those two backwards is the most common error in a community structured this way.

What condominium ownership changes

Ownership here is condominium ownership: the owner holds a unit plus an undivided interest in the common elements, and the master deed and bylaws — not a zoning ordinance alone — govern what may be changed outside.

In a detached condominium, that catches people out. Michigan's Condominium Act allows freestanding houses to be platted as condominium units, so a house that looks like any other house on the street can be a condominium, with the ground beneath it a limited common element assigned to the unit rather than a parcel owned outright.

The document set to request is the master deed, the bylaws, the current budget, any reserve study, the certificate of insurance and the most recent meeting minutes — at both the neighborhood and community levels, since a shortfall at either lands on the same owner.

The golf course at the center

Stonebridge Golf Club is an eighteen-hole public course designed in 1991 by Arthur Hills, one of the more prolific course architects working in the Midwest and the same designer behind Canton's Pheasant Run. It plays to par 72 over 6,932 yards, with water in play on fourteen holes, and it winds through the residential neighborhoods rather than sitting beside them.

The clubhouse runs to about 6,500 square feet with a year-round full-service restaurant, a driving range and a golf simulator. The course is public, which cuts both ways: there is no membership requirement attached to owning here and no membership cost, and equally no member control over how it is run.

For a home on the course, frontage is a pricing factor and a disclosure topic at once. Errant balls, early-morning maintenance equipment and turf spraying schedules come with the open view, and water on fourteen holes means a good deal of that view is pond rather than fairway — which raises its own questions about drainage and mosquitoes at particular lots.

The split that defines the market here

Stonebridge sits in Pittsfield Township, between Ann Arbor and Saline and about six miles from downtown Ann Arbor. It carries an Ann Arbor mailing address in places.

The consequential fact is the school district. Stonebridge is split between two of them — parts are served by Ann Arbor Public Schools and parts by Saline Area Schools — and the line runs through the community rather than around it. Two houses a few streets apart can carry different assignments.

District is among the largest drivers of price difference between otherwise comparable houses, so this is not a technicality. Match comparable sales on district as well as on neighborhood and size. A buyer who assumes one district from the address, or a seller who lets a buyer assume it, is setting up a problem that surfaces late.

The municipality is Pittsfield Township throughout, which means township millage rather than the City of Ann Arbor's — one of the substantive reasons people look here rather than inside the city.

Thirty-odd years of systems

Stonebridge was built largely from the 1990s onward, which puts much of the housing around thirty to thirty-five years old — a real and frequently underestimated point in the cycle, because construction of that period still reads as modern.

Original roofs have generally been replaced once and are approaching a second turn. Original furnaces and air conditioning are past typical service life, and replacements installed in the 2010s are middle-aged now. Original double-glazed windows of the era fail at the seal, showing as permanent fogging between the panes.

Two items belong specifically to the period and should be identified by name. Polybutylene supply piping was used in some construction into the mid-1990s, has a known failure history and can affect insurability. Hardboard or composite siding of the era performs well where kept painted and poorly where not, particularly at the bottom courses and around trim.

In a condominium much of that sits with the association rather than the individual owner, which is precisely why the reserve position matters more here than the age of any one unit does.

Pittsfield Township, between two cities

Pittsfield Township occupies the ground between Ann Arbor and Saline, and a great deal of what carries an Ann Arbor mailing address around here is actually inside it. That is the first thing to be clear about, because the township is a separate government with its own millage, its own services and its own assessing.

The difference between a township rate and the City of Ann Arbor's rate is one of the larger line items in a monthly payment, and it is a substantive reason people look on this side of the boundary rather than inside the city. What a township address does not include is city services or a downtown within reach on foot.

The school picture in this township is the complicated part and it runs in every direction. Pittsfield Township is split between Ann Arbor Public Schools and Saline Area Schools, and the line between them follows neither the municipal boundary nor the postal one. Boundaries are redrawn from time to time. There are Pittsfield Township communities with Ypsilanti mailing addresses in the Ann Arbor district, and others with Ann Arbor addresses in the Saline district.

Buying or selling here

The shared floor plans make Crooked Stick easier to price than its size alone would suggest, and both sides benefit from using that rather than relying on the handful of sales inside the neighborhood itself.

For a seller, naming the floor plan explicitly is worth doing — it lets a buyer and an appraiser find the right comparables rather than guessing, and it is a detail most listings omit.

Not to be confused with

• Stonebridge · Saline
• Stonebridge Estates · Ann Arbor