Author Archives: Mary Hutchison

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About Mary Hutchison

Every day I'm driving around my cherished neighborhood of Brookside (and Waldo)...observing what's going on, watching new businesses move in and out, and touring homes (I'm a Realtor with Weichert Realtors). Starting this blog about Brookside/Waldo is a way I thought I could promote the area and spark some discussion about what's happening here...and what's going to happen. Your comments are welcome.

Art Installation in Armour Hills

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While taking a walk last night with my daughter, we rambled over to W 66th St to check out a temporary art installation on the front yard.  The home is owned by the Bittermans, who operate The Reading Reptile on 63rd St in Brookside.  Have never seen anything like this in Armour Hills–it’s worth a look!

Art installation 14 W 66th St

Called “Exploring Point of Interest homo vulgaris”, this wooden stand has many features along with lots of information.  There’s a large plaque in the middle, with pop out wooden squares on one side and a listening post on the other.  A small map of the Country Club District is reprinted, along  with information on JC Nichols and his residential development.  The listening post has headphones; slip them on and hear recorded conversation from inside the home about the pros and cons of eating meat; a piano practice; a Royals game.  There are other points of interest around the art piece and a four-color brochure with additional explanations.  I’m not sure what the point of the work is– a portion of the description from the brochure reads: ‘an existential overlook situated along a cognitive horizon line between the natural and the built environment.‘  It seems to be a comment on how humans live within the natural environment. Even if you don’t understand the entire point of the piece, it’s interesting enough to stop by and check it out, spark some conversation with the kids while walking the dog or pushing a stroller.

Details:  14 W 66th St, Kansas City MO.  Hours are Mon-Sat 9am-dusk, closed on Sundays, holidays and rainy days.  Available for public viewing until July 30.

Thanks to the Bittermans for enriching our Brookside subdivision with art!

No More Wednesday Sun?

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This week, The Wednesday Sun newspaper published it’s (possibly) last issue.  The owners, the News Press & Gazette Co. plan to consider ‘alternative formats’ for the paper.  The Sun has been publishing since 1937, serving local news and advertising to the residents and merchants of Brookside/Waldo.

I think many people found the weekly Wednesday delivery annoying. So often I would see these papers left on lawns on driveways for days, smashed and wet, driven over repeatedly by cars. I didn’t read it every week–but when I did, I always found some good information about the neighborhood. I used their classified section to find local services, and appreciated their features on area  newsmakers.

Ah, but times have changed and I’m sure that just like the Kansas City Star, ad revenue is declining drastically.  So many of us are now used to turning to the internet for information these days, and just don’t have a spare thirty minutes or so to read this weekly paper. When expenses are up, advertising is down and new owners look at ways to cut costs–that equals layoffs and shutdowns.

But kudos to The Wednesday Sun for publishing their final issue this week as a commemorative issue.  The front page featured a history of “The Wednesday Magazine” from “The Brookside Story” book by LaDene Morton, and the masthead with stories from that first issue on October 13, 1947. Inside, I loved seeing the old advertisements ($3.95 for back to school shoes and .35 for marshmallow gold cake!). They also sprinkled in old stories regarding civil rights and the JFK assassination.

I doubt if The Wednesday Sun will be back as a free weekly, delivered to your home. It may not come back at all.  But it has served the Brookside/Waldo area well during it’s years of publication, and we’re grateful for that.

Appealing Your Home’s Property Tax Assessment

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My husband says, “Did you see we received the property tax assessment on the house today?”.  Yes, I did see that form.  As a real estate agent, I’m especially aware of our home’s property tax value.  But when these notices go out, it also means I’ll be hearing from past customers regarding how to fight property tax assessments, especially in this distressed housing market. I often hear from senior citizens, concerned that their home is not worth what the county says it is…which is usually  true.

If you feel your property tax assessment is too high, you can appeal to the county assessor’s office.  Everyone I know who has appealed did get their taxes reduced.  Yes, it’s a bit of a hassle and can be time-consuming–but ultimately, it may be worth it. Our taxes have been reduced the past few years based on lower property values and we didn’t even have to fight the assessment.  Today, the Kansas City Star wrote an editorial about dropping home values and what it means for the tax collectors.  Just checking sales in the MLS for zip 64113, the average price of a  home in 2009 was $338,445.  In 2010, it dropped to $297,331.

In Jackson County, appeals must be filed by July 11, 2011.  You can get an appeal form by calling 816 881 3309 or, pick one up at the Kansas City courthouse or Independence courthouse (I did not see them online–why not??).  The process is explained in detail at www.jacksongov.org, click on Departments, then Assessment Appeals. One frustrating aspect of the forms sent out last week was it doesn’t give you an estimated tax amount that will be due–only the estimated value of your home.  The actual bill comes in December.

Remember that the county is concerned about the ‘question of market value’ and that’s what you are arguing, not the specific tax amount. If you ‘win’, your tax amount will be reduced.  The documentation needed to support your case can include an appraisal (can be expensive at $350-$400), a recent sales contract and/or documentation regarding recent home sales in your immediate area.  That’s where an agent can help you–by providing information from the MLS on sales in your area. If the county has your house valued at $400,000, yet comparable sales are in the $300,000 range–you have a legitimate case for a lower tax bill.

If you would like a list of comparable sales for  your area–email me  and I’ll be glad to help!

NOTE: Reader Julie Schinderling wrote to say that it’s best to call by June 17 to protest your tax assessment; apparently there have been some errors in the figures. The number she wants to pass on is 816 881 4601.

Armour Hills Board Meeting Recap May 2011

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The board of the Armour Hills homes association met last night–here’s a brief recap of what was discussed:

We chose a replacement urn for the round island at W Dartmouth and 70th St.  The board approved purchase and installation costs for the new urn. We also approved funds to landscape the newer island at 70th Terrace and Brookside Road.  The blue spruce tree planted there will be removed and relocated to Arbor Villa Park.  Work on these two projects will begin within the next month.

We are still researching a memorial piece in honor of Pete Egan.  Under consideration are a bench or picnic table for Arbor Villa Park.

We will soon accept advertising in our Clarion newsletter.  Editor Sadie is working on pricing.

Mistie is working on a Welcome packet for new residents. We discussed what sort of information should be included.

The fountains on Rockhill and Edgevale are not working.  Although the pumps were replaced a few years ago with recirculating water pumps, these can’t handle the debris that get clogged in the pipes.  We are authorizing a plumber to review the pipes for repair. 

The board is considering hiring Fun Flicks for an outdoor movie night in the park one evening this summer.  Total cost would be around $1000.  The cost might be offset if we sell ads to show prior to the movie.

The pool at Arbor Villa Park will open June 12; hours are 1-6 Tuesday-Friday, and 1-5 Saturday and Sunday.  The quote we received to keep the pool open an extra week into mid August was $1000.  We felt that was a pretty high expense so will try to negotiate that cost.

Residents are welcome at our monthly board meetings!  Join us at the Country Club Congregational Church for our next meeting, on June 21 at 7pm.

Armour Hills Pool/2011 Garage Sale

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Information on the Armour Hills pool and garage sale for 2011:

The neighborhood garage sale is Saturday May 21. Yard signs are $2 each, available May 20 at 4pm in Arbor Villa park. Remember to stop by the BBQ/Bake Sale to benefit Harvesters as you stroll the streets–it’s at 101 E 66 St.

The pool at Arbor Villa park (intersection of Main and Edgevale) opens June 12.  Hours are Tuesday-Friday, 1:00-6:00pm, Saturday-Sunday, 1:00-5:00pm, closed Mondays. Not sure of the last day for the pool, as the Armour Hills Homes Assn is negotiating to keep the pool open into August if the assn pays for the lifeguard.  If you’d like to reserve the pool for a special event, call Midwest Pool Management at 816 350 2628.

Thank you for supporting our Armour Hills activities!

Seminar for Seniors at Armour Oaks May 12

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If you know a senior adult who is thinking about downsizing…this seminar will provide lots of useful information for them!  On Thursday May 12, 2011, I will be conducting a seminar at Armour Oaks Senior Living Community, 8100 Wornall Road in Waldo. We’ll start at 4:30 and wrap up by 5:30pm.

My topic is “Selling A Senior’s Home in the Current Real Estate Market”  — yes, it can be done! I’ll be presenting facts about sales in the area, along with tips and suggestions for a quick sale in today’s soft sales enviornment.  Senior Moves Specialist Gerre Wade will talk about what it takes to downsize and right size into your new lifestyle.

Seating is limited–if you are interested, or know someone who might be, contact me for more details. You can also reserve a spot by calling Armour Oaks directly at 816 363 5141.

Kansas City/Brookside Area Home Sales Stats

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I contemplated a more negative title for this blog post, as the news I have is not good.  But I try to be an upbeat person, believing one can choose to have a gloomy attitude or a positive one. I choose positive. Still, the stats speak for themselves.

Jackson County home sales down 31.5% in March 2011, compared to March 2010.  There were 683 units sold this year ; 997 last year. Average sales price dropped 6.2%.  The same for Johnson County:  down almost 23% in March 2011 compared to March 2010. There were 719 units sold this year; 932 in March 2010. Average sales price dropped 3.5%.

Looking closer at the Brookside area, in zip code 64113 there were 18 units sold in March 2010 and 20 units sold in March 2011.  Average sales price was down:  $297,883 compared to $287,995.  Armour Hills had four sold properties in both March 2010 and 2011; average price down from $221,119 in 2010 to $195,500 in 2011.

Prairie Village followed the trend with 32 units sold in March 2010, average sales price $194,632. In March 2011, 26 units sold, average sales price $193,569.

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

Why the drop? I believe it’s because there is no $8000 tax credit for buyers.  There was a sense of urgency last spring for buyers to take advantage of deflated home prices, low interest rates and plenty of inventory.  This spring–lots of inventory, still low interest rates but  no incentive to act before a deadline. The economy hasn’t improved that much for the middle class:  food and gas prices are sharply higher this year compared to last, wages still stagnant. There’s still plenty of time left in the traditionally busy spring buying season for more sales–I hope to see more positive news as the year goes on. Ending on a positive note, I did list a house last month that had two offers in the first week and sold quickly!

New Waldo Farmers Market

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Stony Crest Urban Farm is sponsoring a weekly farmer’s market at Habitat ReStore, 303 W 79th St.

It starts  Wednesday  May 4, and continues every Wednesday August 31, 2011, from 3-7pm.

Stop by and check it out–I plan to and will report back on the blog.

www.wholesomewaldowednesdays.org

Brookside Art Fair This Weekend!

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Another sure sign of Spring…the Brookside Art Fair!  This is the 26th year for the fair, located at 63rd St and Brookside Boulevard. Remember to park on the side streets and organizers ask that you do not bring pets into the art tents.

Friday April 29:  5-9pm

Saturday April 30:  10am-9pm

Sunday May 1:  11am-5pm

Children’s activities happen Saturday and Sunday afternoon; local restaurants will operate food booths.

See you there!

Simple Tips to Deter Brookside Burglaries

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A neighbor was telling me this week that someone tried to steal the car from her driveway–the alarm went off, and another neighbor watched the suspect run down the street.  Another resident not so lucky–his white SUV, parked on the street, had all four wheels stolen.  The car was left propped up on blocks. My good friend Alex Greenwood recently posted tips from a security company on how to protect your home from would-be thieves..these events inspiring today’s blog post. 

1) Use a kickbar on your doors.  The KCMO police recommend this device.  It’s easy for burglars to kick in doors–especially in the back of a house. Using a kickbar should prevent the door from opening.

2) Use sound.  If your home is unoccupied during the day, leave a radio on loud enough for someone to hear it from outside.  Thinking someone is home, your house may be left alone when thieves are casing the neighborhood.

3) Lights on at night.  Not just porch lights–leave a light on in the kitchen, on the upper floor, in a first floor office.  It will appear that someone is awake and up late in the home.

4) Leaving for a few days?  Use timers on your lights, notify neighbors, have someone pick up mail and papers left in front.

5) Don’t broadcast the fact that you are out of town via social media websites. You never know when that information can slip into the wrong hands–and you come home to a burglarized home.

If you live in Kansas City MO, a crime prevention police officer will come to your home and offer  additional safety information specific to your residence.  There are additional tips online at the KCMO police department website.  I also subscribe to crimereports.com.  This site shows you where crime is happening in your neighborhood,  what type of crime it is, and when it occured.

As a real estate agent, I’m often asked “Is this area safe?”.  I always answer “crime is everywhere” — individuals must be proactive to prevent becoming a victim.  Crime increases as the weather gets warmer– now is the time to take a look at your home and take action!