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!

Waldo Celebrates Soccer In The City

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There are special celebrations planned all over the city the next several weeks, as we welcome visitors from here, there and everywhere coming to KC for World Cup games. From Lawrence to Lenexa to Lees Summit–communities are setting up special watch parties and get togethers for residents. Waldo has four free events planned for the community so … note these dates on your calendar!

On each Wednesday from 4-7pm (note: none of these dates are game days), stroll over to the parking lot in front of Waldo Pizza at 75th and Wornall for a soccer celebration! With a special theme planned for every Wednesday, each event will be a little different. There will be live music, activities for kids, special commemorative merch to purchase and pop up vendors.

Come and celebrate this international sporting event with your friends and neighbors during Soccer in the City….in Waldo!

Waldo Couple Opens Shoreline Market + Cafe

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This blog is going to be a little different, but still highlighting a new local business.  The Shoreline Market + Cafe is not a storefront in Waldo, but the owners are Waldo residents!  

Amy and Sameer Saleh

Amy and Sameer Saleh have lived in Waldo for the past two years.  His mom’s side of the family grew up in Kansas City and Sameer grew up a Chiefs fan living in California.  After caring for family out west, they decided to move back to the area and raise their two children here.  Amy has been baking sourdough bread for many years and in 2025, they started  Walnut Date Bakery out of their Waldo home.  As so many side hustles do, the business kept growing and the couple decided there was a larger market for their “health forward” baked goods.  The couple  recently rebranded as  Shoreline Market + Cafe, a nod to their years in California.

Besides selling a variety of freshly baked breads, Amy and Sameer make their own cream cheese and butter, nut milks, kale chips, sourdough bowls, bagels and doughnuts.  That’s a lot of options!!! Sameer says “95-98% of the ingredients we use are organic.  We don’t use any refined white sugar and naturally sweeten the dough with dates, agave and maple syrup”. Two of the more  popular items are the sourdough doughnuts fried in olive oil, and the various flavors of focaccia , using in season ingredients like asparagus and tomatoes.  

Where can you buy these tasty treats?  The business grew so fast, they no longer operate out of their Waldo kitchen. Look for Shoreline Market + Cafe at  the Overland Park Farmer’s Market, every Saturday.  For photos of the tasty treats and more info, follow them on Facebook and Instagram.