Ir’a buying frenzy out there for Brookside and Waldo during this busy Spring season!! I’m seeing multiple offers on some properties. The numbers here reflect the high demand; most sellers are getting full price or more for their homes:
april 2026
april 2025
Median sales price:
$599,000
$544,000
Median list price:
$600,000
$527,000
Days on market:
5
3
No. of homes sold:
18
16
Thirteen of the 18 homes that closed last month sold at or over the asking price; there were five $1,000,000 or higher sales. The lowest closed price was $425,000 and the highest was $1.9 million. Below are the year-to-date numbers:
jan-april 2026
jan-april 2025
Median list price:
$599,000
$555,000
Median sales price:
$615,250
$585,000
Days on market:
8
4
No. of homes sold:
58
65
As prices continue to escalate, fewer homes sell–so far this year, sales are running 12% behind 2025. Values are up just over 5% and like last month, most buyers pay asking price or higher.Currently there are 16 active single family home listings in zip code 64113; with a median list price of $632,000 and 20 days on market. The lowest price home is $380,000 and the highest is just under $2.5 million.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Waldo has a new healthy breakfast/lunch spot I am excited to tell you about! We seem to have plenty of fast food options in the neighborhood…fewer fresh, made to order, budget friendly options. Safi Fresh will satisfy this craving!
LaRonda LaNear
President and Founder LaRonda LaNear started her catering company, We Got It Covered, in 2017. She has always enjoyed cooking and turned it into a career, specializing in catering for corporations and office parties. A few years later, she decided to try for a food spot at the new KCI airport and opened the first Safi Fresh there next to the children’s play area and across from Stockyards Brewing. Airport visitors appreciate the option of having locally based, quick and fresh portable meals so…LaRonda decided to bring her concept to Waldo.
Safi Fresh (safi means pure or fresh in Arabic and Swahili) offers smoothies, salads, bowls and wraps for breakfast and lunch–vegetarian and gluten free options too. Two of the most popular items include the Jamm’n Salmon and Chicken Avocado wrap; prices range from $12-$16– very reasonable for the fresh items and portion sizes. Safi Fresh also has a rotating lunch special every week: a wrap or bowl with chips for $13.
LaRonda says she’s “always been a gym rat” and interested in “a better way of eating”. Her slogan Eat In Colors is fitting–her food is full of vegetables, beans, fruit and proteins–all the healthy items you want to eat…but don’t always have the time to make at home! She chose Waldo for her storefront because her landlords are fair and supportive of her business–Safi Fresh is located in the same building as another locally owned Waldo establishment: Emilie’s French Teas at 8131 Wornall. LaRonda also shared with me the exciting news that she will open a 6 month Safi Fresh pop up for the World Cup festivities in the 18th and Vine area at 1512 E. 18th St, featuring some exclusive food items. “There will be an onsite bar and TVs. I want to create an experience highlighting the history of Kansas City for locals and visitors” . Thiswoman is growing a small empire!!
You’ll find Safi Fresh at 8133 Wornall on the south end of the building; park on W 81st Terrace. This is a small storefront with a few stools if you want to eat in–most diners pick up and go. Hours are Monday through Friday 10am-3pm; Saturdays from 9am-3pm. Follow Safi Fresh on Instagram, TikTok, Facebook and check out their menu here.
It’s time to think about plans for the weekend!!! and the first weekend of May always brings us the Brookside Art Annual! It seems like this year, the date snuck up on us quickly! Yes, May 1st is tomorrow so plan to visit the art fair sometime this weekend.
This is the 40th anniversary of the Art Annual and the theme is….Back to the 80s! Over 100 artists will be showcasing their work–you’ll find everything from jewelry to pottery to painting to photography to sculpture to ….hmmm, what is this? There will be snacks, food and beverage to purchase plus children activities on Saturday. You are sure to see someone you know while browsing through the booths.
Hours for the Art Annual are Friday 5-9pm; Saturday 10am-9pm and Sunday 11am-5pm. The location is 63rd and Brookside Blvd; be extra careful driving in the heart of Brookside this weekend as there will be many, many pedestrians and some street closures.
Thank you for supporting the artists and our local Brookside merchants!
Home sales remain steady in Waldo during this busy spring homebuying and selling season–and it’s still a very competitive market for buyers. Let’s take a look at the numbers:
march 2026
march 2025
Median list price:
$329,000
$334,000
Median sales price:
$333,935
$325,000
Days on market:
11
32
No. of homes sold:
25
25
Home values rose 3.3% compared to March 2025, and the number of homes changing owners is the same. Most properties sold at or over the asking price: the highest closed sale was $741,000 ($52,000 over list price!!) and the lowest was $175,000. Below are the year-to-date numbers:
jan-march 2026
jan-march 2025
Median list price:
$312,450
$287,400
Median sales price:
$311,000
$295,410
Days on market:
19
23
No. of homes sold:
56
55
For the year, home prices are up 5% in Waldo; and the number of homes selling remains steady. Currently there are 20 active single family home listings in Waldo, the a median list price of $284,950.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
The CCVI Trolley Run is happening this Sunday April 26, and several streets will be closed to traffic all morning. Specifically, participants will be using Brookside Blvd from the Plaza through Meyer; parts of Gregory and Wornall will also be closed. Plan accordingly!
Ah…Brookside in Springtime!! The houses look so pretty, so charming, surrounded by green grass, leafy trees, and flowers in bloom. This is why so many home sales happen during April and May–most neighborhoods look their best at this time. So let’s take a look at what is happening in the market; below are sales stats for single family homes in Brookside, using the zip code of 64113 for the numbers:
march 2026
march 2025
Median list price:
$549,500
$615,000
Median sales price:
$589,500
$625,000
Days on market:
17
2
No. of homes sold:
16
21
You can see the median sales price dropped 5.6% compared to last year; it’s worth noting in March 2025 there were five homes that closed over $1 million (one home closed $100K over asking price!!) and last month there were two. The lowest closed price last month was $402,000 and the highest was $1,237,000. Below are the year-to-date numbers:
jan-march 2026
jan-march 2025
Median list price:
$610,475
$585,000
Median sales price:
$617,250
$590,000
Days on market:
10
4
No. of homes sold:
40
49
Home values are up a health 4.5% compared to last year at this time, although fewer homes have changed owners. The days on market is still pretty short for most homes. Currently there are 12 active listings in Brookside with a median list price of $540,000. The lowest priced home is $275,000 and the highest is $2,495,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
During all the years I’ve been writing this blog, the focus has been on newly opened local businesses, restaurants and events. This is the first time I’ve ever written about a new daycare opening in our neighborhood! And if you are a parent, you know there is a shortage of these facilities all over the country.
Sara Marin Gimenez and Amanda Korolchuk
So I recently stopped by Tierra Encantada (it means “enchanted land”), a Spanish immersion child care and preschool center, at 114 E Gregory in Brookside. Tierra Encantada is a national brand of corporate and franchise centers, and this particular location is corporate owned. I spoke with Sara Marin Gimenez, the Center Director, and Amanda Korolchuk, District Manager, during my visit. This location has been open since February 2026, and accepts infants, toddlers, pre school and pre K children. All teachers are fully bilingual or native Spanish speakers. Children are immersed in Spanish from their first day here, while infants learn sign language while developing the foundation for learning two languages. Sara says it’s amazing how quickly the young minds adapt to a second language. “They pick it up very quickly, and it’s easier to learn at this younger age because of the constant repetition of words and phrases”.
Every classroom has one lead teacher (who has a Child Development Associates Degree) and one assistant. Tierra Encantada follows a “play based STEAM curriculum”, with teacher-led activities (involving writing, math, science, music, art etc) and free play. Educators also help children learn social-emotional skills and equip kids with calm thinking in a safe environment, encouraging children to express their feelings.
One of the unique features of the school is the meal program. There is a trained chef on site who prepares meals fresh each day using mostly globally inspired ingredients. The food isn’t just warmed up! Sample menu items include pumpkin pancakes, yogurt with granola, hummus and vegetables, jambalaya, Asian stir fry, burritos, beans and rice–there is a lot of variety! Vegans and vegetarians are accommodated as well. The second unique feature parents may appreciate are no screens for the kids!
Physical play is important too, and behind the school there are two fenced play areas with slides and climbing equipment. Occasionally a special guest will come to the center, hosting soccer play or presenting a specific educational topic.
Tierra Encantada is open Monday through Friday from 7am-5:30pm, and accepts children from six months to 6 years old. Contact the facility directly to schedule a tour if you are interested!
Armour Hills home values continue to increase…as we will see from these stats. There was a big drop in the number of homes sold in February 2026 compared to the previous year. However, the busy spring buying and selling season is just heating up now so I expect strong activity the next several months. Let’s take a look at the details:
february 2026
february 2025
Median list price:
$455,000
$452,000
Median sales price:
$460,000
$447,500
Days on market:
49
33
No. of homes sold:
2
8
As only two homes sold in February, both sales were in the $400s. Prices were up 2.79%. Here are the year to date numbers:
jan-feb 2026
jan-feb 2025
Median list price:
$465,000
$470,000
Median sales price:
$465,000
$460,000
Days on market:
2
9
No. of homes sold:
7
9
Year to date, prices are up a modest 1%.And as of this writing, there are 6 active listings in Armour Hills with a median list price of $440,000 and 12 days on market. List prices range from $414,000-$775,000. Happy Spring everyone!
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Here we are at the very end of March….I’m a little late in posting these Waldo home sales stats for last month! Home prices took a big jump compared to February 2025; let’s take a look at the numbers:
february 2026
february 2025
Median list price:
$339,500
$285,000
Median sales price:
$345,000
$287,400
Days on market:
27
9
No. of homes sold:
11
11
Yes, that’s a 20% jump in the median sales price compared to a year ago! In 2025, more homes closed over $300K than last month; in Waldo we have a wide range of house prices!! The lowest closed price last month was $202,500 and the highest was $439,000; that’s a 114% difference. Below are the year-to-date figures:
jan-feb 2026
jan-feb 2025
Median list price:
$309,900
$285,000
Median sales price:
$295,000
$288,700
Days on market:
19
24
No. of homes sold:
29
32
For the year, home values are up 2.6%. The days on market and number of homes sold are steady. The busy Spring homebuying season is here! Currently there are 18 single family homes for sale in Waldo, with a median price of $287,000 and 42 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
One of Kansas City’s premier floral shops recently relocated to Waldo…welcome Studio Dan Meiners Floral and Events at 7432 Wornall! You may remember Dave Smith The Lampmaker was in this spot for over 50 years, closing in January 2020. This space has been remodeled and refreshed, and the friendly staff is ready to meet you and serve their new neighborhood.
Dan Meiners started his floral business many years ago, selling stems from the back of his car. He’s retired now, after growing the business over the years into a multi faceted company. Sure, you can walk in and grab a fresh bouquet or order a delivery, but Studio Dan Meiners does so much more. The staff will help you plan large and small events: special occasions like weddings, showers, anniversaries, corporate and private parties. Working with you on the theme of the event, they will design and oversee every detail: arranging for tables, chairs, linens, glassware, music, food, photography as well as all the flower decor. Gale Nation, one of the managers, explained the reason for the move from their former space on West Pennway near Union Station: “ We wanted a retail space in addition to our production space, and wanted to be in a walkable, friendly area. We looked at several spaces and after seeing this one, and it made sense to move here to Wornall and Waldo”.
Jennifer Freimains, Justin McGuire
Because Studio Dan Meiners is known for its stunning floral displays, I wanted to spend some time talking to head floral designer Justin McGuire. He’s been with the company for 25 years, starting off doing arrangements and now overseeing every floral order and design. What is Justin’s biggest challenge in this business? “Weddings” he replied, “Getting the flowers in, ordering them on time and keeping them fresh and in peak condition until the big day. Sometimes we may have to make adjustments at the last minute due to unforeseen circumstances. It’s a physically demanding job too, to get everything perfectly in place, especially the large floral archways and hanging flowers from ceilings and light fixtures. Every design has a recipe card, outlining exactly how many of each flower goes into the bouquet or display and we want everything to be perfect! ”. Often he and his staff get creative using personal objects in arrangement, such as incorporating a fishing lure or hat in a funeral floral display. And when the big event is over, the flowers are often donated to local hospitals, nursing homes or composted.
At this new location, the staff is planning to host pop up events and various classes open to the public. Those include how to create Terrariums (very popular now), seasonal wreaths, indoor plant arrangements and arrange a fresh flower vase. You can sign up for their email list to stay current on what’s happening. This new spot also has a display of grab and go gifts for sale, such as earrings, sweets, snacks, cards and candles from the Midwest area.
Stop in and say hello the next time you are in the area…or give Studio Dan Meiners Design and Floral a call if you need help with anything from a simple floral delivery to an upcoming special event. They are ready to help!
From left: Ashely Ritchie, Kimberly Ransdell, Gale Nation, Justin McGuire
Inside Brookside (And Waldo) 