I have started to report Waldo home sales stats in this blog each month as suggested by a reader. The geographic boundaries I am using are: 85th St to the south, Gregory to the north, State Line to the west and Troost to the east. There is a huge range of prices in this area, and already prices are up compared to one year ago. Let’s look at the numbers:
In January 2014, 16 single family homes sold. The median price was $120,000 and 112 days on market.
In January 2013, 23 single family homes sold. The median price was $97,500 and 70 days on market.
Although more units sold in January 2013 and in a shorter amount of time, the median price was higher this year. As I mentioned, the range of prices in this area is all over the board: last month the lowest sales price was $36,000 and the highest was $299,000.
Currently there are approximately 74 homes for sale in the Waldo area with a median sales price $130,000. The lowest list price is $29,900 and the highest is $374,900. I think we will see strong sales for Waldo once again in 2014!
(All figures taken from Heartland MLS; deemed reliable but not guaranteed.)
January home sales stats for the Brookside zip code of 64113 are in, and already we are seeing an increase in home prices compared to last year. This is a good sign as we head into the busy spring buying season! Let’s look at the numbers for single family homes sales in January 2014:
In January 2014, 13 homes sold. One closed sale was for $1.445 million at 629 W 55th St. Taking that sale out of the math equation, the average list price was $312,942 and the average sales price was $308,111. Days on market: 62. Using a median sales figure, the average price was $295,000.
In January 2013, 17 homes sold. The average list price was $275,635 and average sales price was $257,767. Days on market: 70. Using a median sales figure, the average price was $263,000.
One reason for the lower number of units sold this January could be the severe winter weather we’ve had; also, there usually isn’t much inventory early in the year for buyers to choose from. Still, there was a healthy increase in average sales price compared to one year ago.
As of this writing, there are 63 single family homes for sale in the Brookside zip code of 64113 with an average list price of $767,850. Eleven of the homes for sale are priced over $1 milion. The average median price is $410,000.
Now that the snow is gone and the weather is warming up–buyers are actively looking for fresh product on the market. If you are thinking of selling your Brookside home–get it ready for the market as soon as possible to take advantage of the strong demand!
(All figures taken from Heartland MLS and deemed reliable but not guaranteed).
Many buyers me they want a house with ‘good bones’ — that is, a home with all the major expensive maintenance items completed. It’s especially important to first time buyers who have to make every dollar count towards a down payment or closing costs. They are often willing to remodel the inside of the home themselves.
Brookside/Waldo area home for sale
This new listing has been very maintained by it’s current owner, who has recently replaced all of the pricey mechanical items: the heating and air conditioning system and roof are newer; most all windows have been replaced; the electrical box was replaced and the foundation has been checked and braced. It has a charming Tudor design, with stone and brick exterior, an enclosed side porch and a private driveway.
Living Room
Inside, you’ll find a bedroom and full bath on the first floor, along with a spacious living room and dining room. The kitchen has a gas stove and refrigerator–those appliances stay, along with the washer and dryer. Upstairs are two large bedrooms and another full bath.
This house does need some updating — you could spend a lot of money for a total rehab of the kitchen and baths or plan a more moderately priced project with some fresh paint, countertops and décor. The location is very convenient–just off Holmes Road, on a bus route, within a mile or two of UMKC, the Plaza, Brookside/Waldo shops and restaurants.
For more details about 715 E 72nd St in Brownwood Park, contact me! Offered at $132,500.
Armour Hills finished 2013 with a big increase in home values–over 10% compared to 2012. We are off to a strong start in 2014 as well. Here are the January 2014 home sales stats for Armour Hills:
Four homes sold in January 2014, with an average list price of $251,238 and an average sales price of $250,983. Average days on market: 15.
Two homes sold in January 2013, with an average list price of $235,000 and an average sales price of $221,000. Average days on market: 26.
Typically, home sales are slower in the beginning of the year. However, having four home sales in January, considering all of the cold weather and snow we’ve had, with the higher average sales prices –that’s a strong way to kick off the year! Two of the four homes that sold were updated and move in ready–those properties always tend to sell quickly.
Currently there are 11 homes for sale in Armour Hills, with an average list price of $257,641 and 102 days on market. One of these homes is a foreclosure, a few of them need updating, have some sort of oddity, and/or some of them are aggressively priced (in my opinion). These reasons explain why the homes haven’t sold yet, causing the longer average days on market statistic. I think 2014 will be another strong year for Armour Hills homes sales!
(All stats taken from Heartland MLS; deemed reliable but not guaranteed)
Seems like there has been an uptick in crime lately in the Brookside area–break-ins and thefts more often and during daylight hours. A regular blog reader sent me a couple of crime websites to check out, and this inspired me to write a blog post about them. It’s discouraging to hear about frequent burglaries, assaults, thefts and armed robberies so close to home…it will never totally go away but you can be more aware of what’s happening around your house.
Being a real estate agent, I often hear this phrase: “I want a safe neighborhood”. My reply is there is crime everywhere, and it’s best to check with the local police department for details. However if you want specific information on crime stats (and registered sex offenders) for Kansas City MO, check crimereports.com. KCPD reports incidents to this site, and you can sign up for weekly email recaps of what’s been happening in your area, block by block. I checked stats for January 2014 in the Brookside zone between 55th St. to Gregory, State Line to Holmes and there were 35 different types of theft crimes (breaking and entering, robbery, vehicle theft) and one sexual assault (described as a forcible rape). For the Waldo area (State Line to Holmes, Gregory to 85th), I counted 29 theft incidents and one sexual assault. To me, this indicates the police are kept pretty busy just in these two areas of Kansas City. Crime is more frequent farther east. Regarding home burglaries, KCPD does offer a free program that sends an officer to your home for a safety check, walking through the property with you and making suggestions on how to deter criminals from choosing your house for a burglary. I’ve had this done and it was very helpful–there are many preventative measures you can take that are pretty inexpensive.
Another website, spotcrime.com, also posts detailed crime information. The site is a ‘crime data aggregator’ pulling data from police, news reports and other sources. I didn’t find spotcrime.com as easy to read or navigate as crimereports.com. You can also get email alerts from this site.
There is one more site I want to mention called nextdoor.com. I just signed up to start using it today, so haven’t had a chance to monitor it on a regular basis. Nextdoor.com is a “private social network for your neighborhood”: you can post details about events, yard sales, lost pets, crime, for sale items, handyman inquiries, etc. I can see the benefit if more people join and share information. There are just ten Brookside area homes associations listed, and I’d like to see more added to the list to cover as much of the Brookside area as possible. This site would being especially useful as a quick email alert to notify neighbors of a crime occurrence or suspicious person in your immediate area.
Knowing your neighbors personally and having a block captain is one of the most effective ways to be aware of what’s happening on your street. Always be aware of your surroundings, especially in the dark when getting in and out of your car, going through your backyard or near your garage. And thanks Kelly for recommending these websites to share with my readers!
On Wednesday evening (Feb 5, 2014) there was a meeting at the Wornall Baptist Church for the “Save the Trail” group (they have a Facebook page for reference). This organization wants to prevent the possible streetcar expansion south of 51st St. I attended this meeting to learn more about some Brookside residents’ opposition to the streetcar line. Personally, I am neither for or against the project as I want to know more details. This blog reflects my impressions of the meeting–all quotes taken from my written notes.
As far as I can tell, three people are leadingthe “Save the Trail” group (there wasn’t a formal introduction, just names mentioned): Cindy Hubbard, Sandy Jackson and Sherri Donovan (a lawyer). All are Brookside residents; Sherri led the meeting. She started off by stating the meeting would not be an open discussion of the project, or a debate–the purpose was to explain what the group planned to do to stop the expansion and how others could get involved. Sandy and Sherri stated various reasons the streetcar should not run through Brookside: the MAX buses are “half full”; young families are “used to having two cars and won’t use it”; they “doubt the streetcars will be full” and their speed will be 20-30 MPH with “stops every two blocks”. There are no “environmental studies” about the project. They want “everyone to know the sacrifices that will need to be made for the streetcar”.
Patrick Touhey of the Show Me Institute talked about the “tragedy of light rail”. He stated studies have shown having light rail doesn’t get more cars off the road. Development along the route generally comes from businesses taking advantage of TIF tax breaks, and the expenses of the system end up cutting bus routes. He also directed attendees to check www.showmedaily.org for more information.
Sherri talked about and distributed detailed, useful information about the proposed 1% sales tax for a new TDD (Transportation Development District) and the additional special property tax assessment for homes and businesses within one half mile of the streetcar line. A big objection is residents in the larger TDD district will vote on taxing only Brookside property owners near the streetcar line –the group leaders don’t feel this is fair. One flyer also outlines the Action Timeline to Defeat the expansion.
About thirty minutes into the meeting, emotions started heating up, voices were raised and Mayor James took over for several minutes, answering questions from the crowd. The Mayor stressed there is quite a bit of misinformation and confusion over the potential Brookside expansion and there are “three or four other routes” so “the Traildoesn’t have to be sacrificed”. At this point the meeting became a complaint session–just what Sherri said would not happen. Resident after resident talked about other more pressing issues in KCMO that need money and attention, including the public schools, aging sewer system, high crime and blighted areas; big corporations want the streetcar just to profit from it; property values next to the line will go down; the noise level will be high; crime will rise even more in the Brookside area. The Mayor suggested everyone read a press release issuedFebruary 5, announcing an advisory committee being formed to study all of the issues surrounding the expansion into Brookside. (Applications for the committee can be found at www.kcmayor.org/streetcar).
I left around 8:15pm. Nothing was getting accomplished at that point. It was disappointing that attendees were shouting, some ugly references were made and the meeting got out of control. A civilized presentation of the facts as they stand now, and an explanation of what still needs to be decided (and who will make those decisions) is what should happen at future community streetcar meetings, hosted by pro or con groups. Personal opinions on the matter can be presented at the April 1 public hearing, Jackson County Courthouse, 1:30pm on the second floor.
If the streetcars run through Brookside, there would be a significant, permanent effect on traffic, taxes, neighborhood atmosphere,and property values. It is every resident’s responsibility to become better informed by asking questions and listening to the answers — then decide how to proceed with your vote or other activities.
Everything, everyone slows down on a snow day…I think it’s Mother Nature reminding us to stop and enjoy the extraordinary gift of another day, without worrying so much about work, deadlines, to do lists, numerous errands and the usual ordinary rush-rush of a typical week. It’s a welcome break in the usual routine. Here are my Top Ten Reasons I’m Thankful for Another Snow Day in Brookside:
10. The neighbors are out–shoveling snow, visiting in the street.
9. The kids are off school–they can sleep in late and goof off all day.
8. Imaginative snow sculptures!
7. A different form of exercise today: clearing the walkway and drive.
6. Homemade hot chocolate!
5. Walking to the grocery store for supplies, I hear the silent snow.
4. It’s OK to be lazy, watch movies, bake a tasty batch of cookies.
3. Everyone seems to be in a good mood and extra friendly.
2. Impromptu dinner with whoever is around.
1. Appreciating the beauty of winter– I love Midwest living with a full four seasons!
Enjoy your snow day!!
One of my favorite Brookside homes, covered in show
Buried bird bath
Our patio table, site of so many fun backyard dinners
Kevin Ryan, owner of Gov Stumpy’s. Sitting beneath a picture of his kids!
One of the many charms of living in the Brookside/Waldo area are the locally owned shops and restaurants. Regular customers are greeted with a warm
Governor Stumpy’s in Brookside
welcome and a sincere desire to please. Newcomers are encouraged to return; their comments solicited. This is the atmosphere of Governor Stumpy’s at 321 E Gregory. And it’s all because of the owner/operator, Kevin Ryan.
Whenever I am driving potential homebuyers around the Brookside/Waldo neighborhoods, they always comment on how much they like the fact that residents can walk to various services. Governor Stumpy’s is perfectly situated on the corner of Gregory and Oak, within easy walking or biking distance from the nearby homes. I love to enjoy a meal on the outdoor deck during the warmer months. Plus, families with children are very comfortable here.
Kevin started out in the restaurant business working for Tippin’s. After working for years for someone else, he decided to open his own place in 1997. The Stumpy’s location was the site of the old Leonard’s restaurant. After an extensive renovation and opening with a more formal atmosphere–the place almost didn’t make it. Kevin soon learned the patrons wanted a casual restaurant, so he revamped the place to cater to what his customers wanted.
When you walk in Governor Stumpy’s, you get that “Cheers” (TV show) sort of feeling. Someone always says ‘hello’ and service is attentive. If you come in often, the staff will learn your name. You can sit at the bar and watch a game or strike up a conversation with the bartender. Slip into a comfortable booth and order from the reasonably priced food menu: pizza, pastas, appetizers, burgers, salads and sandwiches. Ryan says his best sellers include the baby back ribs, Posnanski’s Chicken Spedini Pasta and the Reuben.
Patrick Ryan, owner of Gov Stumpy’s. Sitting beneath a picture of his kids!
Ryan lives in Lees Summit with his wife and three kids. He loves the restaurant and has worked very hard to make it a success. He’s thought about opening additional locations but doesn’t want to give up his current ‘quality of life’. Sometimes he works days, sometimes nights, and he can arrange his schedule to be around for family events, sports practices, homework, etc. If he had another restaurant it would cut into his family time too much. He’s quite comfortable with the way it all balances out right now.
What’s next for Governor Stumpy’s? Ryan has plans to enclose the deck this year and wants to bring back the Celtic Block Party he used to host annually over the Memorial Day weekend. He’s looking for a benefactor for that event. The menu still features a quarterly special series of food items that benefit a local charity (currently Big Brothers and Big Sisters). Ryan is also participating in the local Dancing with the Stars competition to benefit Cristo Rey High School. He’s been practicing with a professional dancer and hopes to raise the most money during the event on March 29. (You can vote early here, and watch a short promo video below.)
The next time you think ‘let’s go out and grab a bite to eat’ –think about stopping by Governor Stumpy’s. Thank you for supporting locally owned Brookside/Waldo businesses!
Inside Brookside (And Waldo) 