Brookside Home Sales Report – July 2026

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Phew! We are into the dog days of August as they say…sizzling temps every day!! This report focuses on July sales stats for Brookside homes. Overall, prices are down, and most sellers still getting asking price or more. Here are the details, using stats from the main Brookside zip code of 64113:

july 2026july 2025
Median list price:$600,000$657,500
Median sales price:$607,000$665,000
Days on market:42
No. of homes sold:2224

The median sales price dropped 9.5% compared to last July; essentially the same number of homes changed owners and most properties went under contract soon after listing. The lowest closed price was $330,000 and the highest was $2.5 million. Below are the year-to-date numbers:

jan-july 2026jan-july 2025
Median list price:$575,000$630,000
Median sales price:$605,500$642,000
Days on market:43
No. of homes sold:143148

The trend we saw last month is similar for the year to date numbers: lower sales prices, by 5.6%, and most properties selling for over asking price, by 5%. Does this mean home prices are coming down? In Brookside, that depends on the price bracket as we have higher priced properties that sit on the market for a while lowering their price; and the more moderately priced homes ($500K or less) tend to sell right away and often have multiple offers. Currently there are 10 active single family homes listing in Brookside, with a median list price of $590,000 and 52 days on the market.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

Another Unique Coffee Shop Opens in Waldo

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Every coffee shop has its own vibe… often a reflection of the management’s personality.  There is a noticeable difference between walking into a Starbuck’s versus The Roasterie!  Waldo has a new coffee cafe with its own distinct atmosphere, very much reflective of its owner, Brian Denman.  

Apparition Coffee opened last month in the same space as the former Second Best Coffee, at 328 W 85th St.  When I stopped by on a Monday morning recently to chat with Brian, business was brisk!  Brian has extensive experience with coffee culture; as a youngster, his parents took him to cafes often and he enjoyed the sense of community and welcoming environment.  In his late teens, he knew owning such a place himself would be  “a fun thing to do”.  He put this dream aside for a few years as he played bass in metal bands and toured the country.  In 2016, he moved to Kansas City to be with his girlfriend (now his wife), and decided it was time to explore a career change.  He worked at a few coffee shops including the popular Blackdog Coffee house in Lenexa.  He also opened his own place in downtown Kansas City.   

When he learned this Waldo space was available through a fellow employee and friend, he decided to go for it. He wanted to merge his fondness for heavy metal music and coffee…so that’s the distinct vibe you will experience that sets this place apart from others:  a personally curated music list by Brian, with an emphasis on metal bands.  He thought the name Apparition fit because the shop’s logo is a graphic ghost.  

There are three popular specialty drinks unique to Apparition: The Beet Down, the Tarragon Lie and, of course, The Apparition.  Employees make all the flavorings in house (except for caramel); the beans are roasted locally by Flowstate Coffee.  Baked goods are homemade by another employee (hand pies and scones); cookies are from CookiT bakery.  The breakfast burritos are popular here (with meat or vegan) and the wall menu notes that specialty milks are “FREE AF”–no upcharge! Works by local artists on the walls are available for purchase.  

Apparition Coffee fits so well as a locally owned Waldo business– the staff is friendly and personable, prices are reasonable and parking is easy!  “I’d like to give a big thank you to the whole neighborhood and our staff”, says Brian. “Everyone has showed us a lot of love and it’s been very cool”.  Check out the Apparition vibe for yourself; hours are 7am-2pm Monday through Friday and 8am-2pm Saturday.

Armour Hills Home Sales Report – June 2026

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There were some very, very motivated and flush buyers for Armour Hills last month–some of the sales prices surpassed the list price by tens of thousands of dollars!! Let’s take a look at the details:

june 2026june 2025
Median list price:$447,500$445,000
Median sales price:$478,000$461,250
Days on market:22
No. of homes sold:148

Every home that closed last month was over the asking price except for two properties. One home was $68K over, another was $80K over and yet another was $136,000 over the list price. Paying so much over the list price pushes the median sales price up; in this case, 6.8% over asking price. Compared to a year ago, values are up a healthy 3.6%. The lowest closed price last month was $395,000 and the highest was $775,000. Here are the year to date numbers:

jan-june 2026jan-june 2025
Median list price:$450,000$467,450
Median sales price:$478,000$471,250
Days on market:23
No. of homes sold:3534

At the halfway point in the year, Armour Hills homes are selling about 6% over list price; and values are up 1.4% YTD. Currently there are just two homes for sale in Armour Hills, with a median price of $439,950 and 85 days on market. One of the two homes has been listed for 148 days; hence the longer days on market timeframe.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

Waldo Home Sales Report – June 2026

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Here we are, halfway through the year and home sales are steady in Waldo. Prices are up year to date; lower than June 2025. Demand continues to be strong for Waldo homes; most of them go under contract within a few days. Let’s take a look at the details; I am using sales from single family homes in the boundaries of State Line to Holmes and Gregory to 85th St:

june 2026june 2025
Median list price:$295,000$357,000
Median sales price:$305,000$366,250
Days on market:27
No. of homes sold:3724

Although the median price dropped 16% compared to June 2025, more homes sold and most buyers still paying over asking price–about 3%. The lowest closed price was $105,000 and the highest was $625,000. Below are the year-to-date numbers:

jan-june 2026jan-june 2025
Median list price:$300,000$285,000
Median sales price:$312,000$287,400
Days on market:45
No. of homes sold:133131

These numbers tell us that overall, Waldo home values are up a healthy 8% over last year, and the number of homes changing owners remains steady. Currently there are 26 single family homes for sale in Waldo, with a median list price of $272,500 and 23 days on market. The lowest list price is $135,000 and the highest is $599,950.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

Your Input Welcome for Bryant School Redevelopment Proposals

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The (former) Bryant Elementary School, at 316 Westover in Brookside, has been vacant for decades. You may remember that several months ago the Kansas CIty Public Schools system wanted to solicit proposals to redevelop this building into teacher housing for the district. That idea was rejected by the community, and now KCPS is considering proposals for new homes on the site.

There was an open meeting for the community last month to hear details on the three proposals. I was unable to attend–it was on Friday, June 26 right in the middle of all the World Cup festivities and I was hosting out of town guests! However, you can view the proposals online and participate in a survey about the options. Each proposal is a little different: one proposal wants 20 single family homes*; another proposal outlines single family homes/townhomes and an early childhood center on the site; and another offers 14 homes. I read through all three and some were more detailed than others. It is helpful if you read the Q&A section as well, which is a summary of the questions asked at the meeting and the answers given. KCPS says it will chose from one of these three proposals.

If you live in Brookside, please take a few minutes and give your opinion! The survey is open until the end of July. You can read the proposals and the Q&A remarks here:

https://kansascitypsmo.sites.thrillshare.com/page/bryant-site-page

The survey is on the same page as well.

*Every single family home built will likely be over $1,000,000.

Brookside Home Sales Report – June 2026

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I’m just not sure what to say about this home sales report from last month…technically, the median sales price has dropped. However, most buyers are paying over the asking price–many by tens of thousands of dollars!!– and so is can be a discouraging market for homebuyers in Brookside! Let’s take a look at the details; I am using stats for single family home sales in the main Brookside zip code of 64113:

june 2026june 2025
Median list price:$465,000$680,000
Median sales price:$525,000$697,000
Days on market:22
No. of homes sold:3634

Here you see the median sales price was 13% over the list price, despite the median sales price dropping by 24% compared to June 2025. Looking at some individual house stats, I saw a 3 bdrm, 1.5 bath home sell for $80k over the list price; another sold for $90K over and a third $136,000 over the list price! These crazy prices show you that a house is worth…what a buyer is willing to pay for it, as long as it appraises!! Here are the year-to-date numbers:

jan-june 2026jan-june 2025
Median list price:$575,000$625,000
Median sales price:$605,250$632,000
Days on market:33
No. of homes sold:120124

The number of homes changing owners remains steady and the days on market are brief. Compared to a year ago, the median price is down by 4%, yet most buyers are still paying over the list price. Homes for sale in Brookside range from $399K-$3.25 million.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

New Brookside Shop Welcomes Your Furry Friends!

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The other day I was walking over to the pharmacy in Brookside and noticed a new shop: Paws and Purrvisions.  It’s actually been open since December but I just now noticed it!  So I stopped by to chat with the owner and find out more.  This is just the kind of place our pet loving neighborhood likes to support!

Marielle Kokos

Owner Marielle Kokos spent twenty years in tech sales and “decided to try something new and start my own business”.  She has always loved animals and volunteers with sheltered animal organizations.  She decided to open a pet focused retail shop and wanted to be in Brookside because it is so walkable–so many residents walking their dogs along the trail!  Paws and Purrvisions is in the former Edward Jones space at 6241 Brookside Plaza, just north of Cru.  

I asked Marielle what is unique about her store.  “I feel we have a large selection of sports themed merchandise for pets, which is very popular, along with a big selection of cat toys, enrichment games, fun, fluffy play toys and bulk treats.  I also welcome suggestions on items to carry from my customers.”  She continued: “Another unique aspect is we offer pet photography six times a year and custom pet portraits all year long”. There is a section in the store for breed specific jewelry and pet memorial necklaces; a subscription box service is available plus several different kinds of treats made by Kansas City area companies.  A section of the store is dedicated to donations:  gently used towels and sheets, toys, and treats that a particular pet didn’t care for.  Giving back to the community is a major part of the mission at Paws and Purrvisions! On the website, you can see all the various pet rescue services Marielle is involved with.

If you haven’t visited this new shop yet–plan to drop in, say Hi and check out all the interesting items available for your pet.  Paws and Purrvisions is open Monday-Saturday 10am-6pm and Sundays from 11-5.

Waldo Home Sales Report – May 2026

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Home sales remain strong in Waldo and home values keep increasing! Let’s take a look at the details; I am using single family home sales in the general street boundaries of 85th to Gregory and State Line to Holmes for these stats:

may 2026may 2025
Median list price:$315,000$305,000
Median sales price:$320,000$320,000
No. of homes sold:2529
Days on market: 23

The lowest closed sale last month was $108,000 and the highest was $560,000. Days on market and number of homes sold was consistent. Here are the year-to-date numbers:

jan-may 2026jan-may 2025
Median list price:$315,000$280,000
Median sales price:$318,750$285,000
No. of homes sold:110106
Days on market:85

Home prices in Waldo are up around 17% this year; there is a small difference in the number of homes sold and days on market. Currently there are 23 active single family homes listed in Waldo, with a median price of $359,999 and 11 days on market.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

Brookside Home Sales Report-May 2026

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Although many Brookside homes are selling quickly during the peak homebuying month of May, the median sales price is down from last year at this time. Let’s take a look at the numbers; I am using the single family home sales numbers from zip code 64113:

MAY 2026MAY 2025
Median list price:$550,000$699,900
Median sales price:$587,500$740,000
Days on market:22
No. of homes sold:2625

You can see the drop in the median sales price from May 2025: 20%! However, last year 12 homes sold over $1,000,000; last month there were 3. The lowest closed price was $290,000 and the highest was $2,400,000 ($150K over asking price). Below are the year-to-date numbers:

JAN-May 2026jan-may 2025
Median list price:$597,475$599,500
Median sales price:$605,250$620,000
Days on market:63
No. of homes sold:8490

For the year, Brookside home prices are down about 2%, and fewer homes are changing owners–that figure is down 6%. Currently there are twelve single family homes listed in Brookside, with a median price of $658,000. The lowest list price is $409,900 and the highest is $3.25 million.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

Reminder: Waldo Has A Farmers’ Market Too!

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Summer is peak season for farmers’ markets and local Brookside/Waldo residents have two markets to support! The Brookside Farmers’ Market is open every Saturday morning in the parking lot at HJ’s Community Center. Also keep in mind the Waldo Market, which is open every other Saturday:

This is a smaller market, with a wide variety of items for purchase…in addition to vendors offering fruits and vegetables, other items can include doggie treats, spices, coffee, snacks and baked goods. If you haven’t been to the Waldo market yet…it will be open this Saturday June 20 at 7850 Holmes.

Thank you for supporting local businesses. They are what make our neighborhood thrive!