This will be a short blog to kick off 2026 home sales for Brookside! The graphic below shows January 2026 numbers and a comparison to 2025. As we are in the first month of the year, these are also the year-to-date numbers! As always I am using the main Brookside zip code (64113) for the numbers, single family home sales:
january 2026
january 2025
Median list price:
$637,500
$799,000
Median sales price:
$624,250
$793,000
Days on market:
6
39
No. of homes sold:
14
11
Technically there was a drop of 27% last month compared to the January 2025 median sales price. However, note that last year, there were 5 million dollar plus sales and last month, there were (only!) three. That skews the median price. Last month, more homes sold and in a shorter period of time. Currently there are just 2 homes for sale in Brookside, with a median price of $515,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Many Brookside residents will remember the old 7-11 store at the corner of Oak and 63rd St. As the years went on, the place was neglected by its out of town owners: dirty floors, trash outside, unstocked shelves; many folks just didn’t feel comfortable stepping inside. Now under new management, the owners of Cheema’s Mini Market promise that won’t happen to their shop!
Adnan Cheema
I stopped by recently to meet the new owners, Adnan and Adeel Cheema. The brothers have lots of experience running this type of operation-since 1998, they have owned and managed several gas stations in Kansas City KS. When the opportunity came up to take over this location, they put in an offer. Their first official opening day was December 23. It took many months to get the store in shape to meet their high standards. Adnan noted they spent about $200,000 renovating the store, adding all new lighting, shelves, flooring, equipment and a new cashier area. “We feel our job as local owners is to protect the neighborhood. All employees undergo background checks” and both of the brothers spend a lot of time in the store assisting customers and making sure everything is clean and in order. “The neighbors have been great” says Adnan, “they are excited we are finally open and they like the upgrades”.
Inside Cheema’s, you’ll find all the usual quick stop items: various food products, beverages, pet food, ice cream, milk, prepackaged sandwiches and burritos. The best selling items? “Energy drinks and candy” says Adnan. You’ll also find charcoal and propane, tobacco products, paper goods..and maybe a few impulse buy items! Adnan is adding a slushy machine and is working on getting a liquor license. He also wants customers to suggest stocking items they don’t have–the brothers encourage suggestions from their customers! Sometime this spring, Cheema’s will have a grand opening for the neighborhood.
In the meantime you can stop by anytime and check out the store–they are open 24/7! Cheema’s Mini Market is located at 319 E 63rd St.
Here it is, the final Armour Hills home sales report for 2025…and an overview of the past six years. How much do you think home prices have increased? Read on to find out the details!
december 2025
december 2024
Median list price:
$452,500
$499.000
Median sales price:
$450,900
$520,000
Days on market:
8
2
# of homes sold:
4
3
These numbers tell us the median sales price dropped 13% compared to December 2024. However overall, values are up for the year. The lowest closed price last month was $420,000 and the highest was $525,000.
2025
2024
2023
2022
2021
2020
List:
$473,750
$439,000
$432,500
$399,000
$365,000
$345,000
Sale:
$484,000
$450,000
$450,550
$427,000
$380,000
$344,000
DOM:
3
3
2
3
3
7
# sold:
68
63
70
84
70
99
Home values in Armour Hills are up 40% since 2020; the increase from 2024 to 2025 is a healthy 7.5%! Fewer homes are selling each year; reasons for that include housing affordability and sellers that don’t want to move due to locked in low interest rate or the house is paid off. Consistently, most sellers are getting asking price or above.
(All stats from Heartland MLS; deemed reliable but not guaranteed.)
The year end stats for Waldo home sales are in and..surprise, prices are up! Well, that fact is not really a surprise…homebuyers find Waldo a desirable neighborhood and there are a range of prices and sizes of homes in the area. Let’s take a look at the numbers:
december 2025
december 2024
Median list price:
$277,000
$275,000
Median sales price:
$274,950
$272,500
Days on market:
13
10
No. of homes sold:
22
24
Compared to a year ago, median home sales prices and number of homes sold are almost the same, up just under 1%. The lowest closed price was $96,000 and the highest was $565,000. Now let’s take a look at the six year trend:
2025
2024
2023
2022
2021
2020
List:
$295,000
$289,950
$289,900
$260,000
$249,900
$220,000
Sale:
$295,000
$293,000
$290,000
$275,000
$259,950
$226,000
DOM:
5
4
3
3
3
4
# sold
289
266
259
280
392
363
There was an 8% increase in the number of homes sold from 2024-2025; prices remain fairly steady. Since 2020, 20% fewer homes have sold and values are up about 27%. Currently there are 24 single family homes for sale in Waldo with a median price of $305,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Another year of home sales has concluded…and I’m sure we have many happy new neighbors in Brookside! In this blog, I will recap December 2025 sales and also add a chart comparing stats for the past five years. How much do you think prices have risen since 2020?
Decenber 2025
december 2024
Median list price:
$580,000
$695,000
Median sales price:
$577,500
$695,000
Days on market:
10
35
No. of homes sold:
16
19
You’ll see quite a drop in the median sales price in a year: 17%! There were four homes that closed at over $1,000,000. The lowest sales price was $280K and the highest was $1,120,000. Currently there are 8 single family home listings in Brookside, with a median list price of $509,500. Now let’s look at the past five years of sales data:
2025
2024
2023
2022
2021
2020
List:
$599,950
$562,000
$550,000
$489,900
$459,950
$419,000
Sale:
$610,000
$575,000
$572,000
$500,000
$475,000
$416,000
DOM:
3
3
3
3
3
8
Sold:
251
264
246
295
338
326
Actually, that is 6 years worth of sales data! It’s easy to see how much home prices have jumped since 2020–in Brookside, home values are up 45%. Just in the past year, prices jumped 6.6%. Also note that 23% fewer homes changed owners, and it is consistent that many buyers pay list price or more for the property. This chart is a local example of the nationwide escalating cost of housing and like interest rates, I feel prices may ebb and flow somewhat but the median price of a half a million dollars for a Brookside house likely will not change. Next week I will post the stats for Waldo. Thanks for reading my blog!
It’s the first blog of 2026…and once again, time to promote Kansas City’s Restaurant Week! It always seems to sneak up on us just after the busy holiday season. KC Restaurant Week is the time to try out a new eatery with family, friends–or just get carry out or delivery if you don’t feel like socializing!! A portion of the revenues benefit this year’s selected non profit reStart. This organization helps the homeless in the area with housing, counseling, street outreach services, meals and emergency shelter.
This year you can enjoy a multi course lunch or dinner meal, starting as low as $20! Scroll through the website and see what appeals to you–most places have the special Restaurant Week menus posted. In our area, these locally owned Brookside/Waldo restaurants are participating:
Summit Grill, Plate, Aixois Bistro, City Barrel Pizza + Patio, Red Door Grill, Lew’s Bar and Grill, Cru Bistro and Bottles, Charlie Hooper’s, and Plate.
Kansas City Restaurant Week starts Friday January 9 and continues through Sunday January 18. Make reservations soon-many places fill up fast, especially on the weekends.
Here we are, at the end of the year…I hope everyone is enjoying the season, a few extra days off work and more time to visit with friends and family! Waldo home prices continue to increase; there are still some “bargains” out there if you are willing to fix up a property. Let’s take a look at the numbers; the boundaries I am using for these single family home sales are Gregory to 85th St and State Line to Holmes:
november 2025
november 2024
Median list price:
$320,000
$285,000
Median sales price:
$327,750
$289,900
No. of homes sold:
20
23
Days on market:
6
6
Home values rose 13% compared to November 2024; about the same number of homes sold, with most going under contract within a week or so. The lowest closed price was $71,000 and the highest was $427,500. Here are the year-to-date numbers:
jan-nov 2025
jan-nov 2024
Median list price:
$302,500
$295,450
Median sales price:
$305,750
$300,000
No. of homes sold:
288
262
Days on market:
5
4
You see a very healthy increase in the number of homes that changed owners year to date: 9.9%! I think homebuyers are just now used to interest rates staying around the 6.25% mark. Prices are up almost 2%. Currently there are 27 single family homes for sale in Waldo, with a median list price of $260,000 and 66 days on market. Prices range from $145,000 to $599,950.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Almost to the end of the year!!! Time to reflect on what’s happened this year…and wonder what 2026 will bring. Likely higher home prices!! Let’s take a look at the November single family home sales stats for Brookside, using the main Bside zip of 64113:
november 2025
november 2024
Median list price:
$560,000
$530,000
Median sales price:
$557,000
$537,500
Days on market:
10
11
No. of homes sold:
17
25
The number of homes that changed owners was 47% less last month compared to November 2024, yet the median price was up 3.6%. The lowest closed price was $260,000 and the highest was $1.95 million. Here are the year to date numbers:
jan-nov 2025
jan-nov 2024
Median list price:
$599,000
$549,950
Median sales price:
$617,000
$560,000
Days on market:
3
3
No. of homes sold:
235
245
So far, home values are up 10% over 2024; about the same number of homes have closed. Currently there are 14 homes for sale in Brookside, with a median list price of $549,250 and 69 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
It’s an annual event, open to all! People love Waldo for it’s unique and quirky shops and restaurants…and it’s walkability. The Shop Small Waldo Crawl starts tomorrow (Thursday December 4) and continues through Saturday.
There are several Waldo businesses offering giveaways and special deals, so as you browse and shop be sure to ask about the Shop Small promotion. A few of the participating businesses are Green Utopia, Callie Mae’s Barkery, Armour Oaks, Eclectics, Bramble and Stem and Boru. Thank you for supporting our locally owned businesses in Waldo!
I’m getting these stats to you a bit later than usual…busy holidays last week! Let’s take a look at the home sales stats for Armour Hills, October 2025:
October 2025
october 2024
Median list price:
$396,500
$385,000
Median sales price:
$384,000
$385,000
Days on market:
30
7
No. of homes sold:
4
1
Home sales typically slow down in the last quarter of the year, however there was more activity in October 2025 than October 2024. Four properties closed last month as compared to 1 in 2024. The lowest closed price was $325,000 and the highest was $665,000. Below are the year-to-date numbers:
jan-oct 2025
jan-oct 2024
Median list price:
$473,750
$435,000
Median sales price:
$484,000
$444,750
Days on market:
3
2
No. of homes sold:
60
52
So far this year, home prices are up 8.8% in Armour Hills, and many homes close at over the list price. This has been a trend! Currently there are 3 homes for sale in Armour Hills, with a median list price of $459,000 and 38 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Inside Brookside (And Waldo) 