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.
It’s the week of Thanksgiving 2023–lots to do!! And besides all the visiting, cooking, travel and general hoopla–remember to be grateful for this life…and your home. Now, on to the home sales stats for Brookside last month, using the main Brookside zip code of 64113:
october 2023
october 2022
Median list price:
$562,500
$584,475
Median sales price:
$570,000
$622,500
No. of homes sold:
20
18
Days on market:
3
3
Last month buyers paid just over 1% of list price, and yet the median price was down 8.4% compared to October 2022. The lowest closed price was $425,000 and the highest was $1.6 million, which was $25K over the asking price! Year-to-date stats below:
Jan-Oct 2023
jan-0ct 2022
Median list price:
$554,500
$497,000
Median sales price:
$575,000
$500,500
No. of homes sold:
212
254
Days on market:
3
3
So far this year, 16% fewer homes changed owners in Brookside; home values are up 14% YTD. There are 18 homes listed in Brookside, with a median price of $690K and 66 days on the market. Several of the multi million dollar homes have been sitting on the market a while, increasing overall days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
You probably noticed the facelift going on this summer at the SW corner of 63rd and Brookside Plaza, last occupied by Panera. The trucks clustered at that intersection for weeks as the interior and exterior was transformed to the latest location of Meddy’s, a Mediterranean food spot.
I was unable to connect with the manager of Meddy’s to get some additional information for the blog; however, I decided to write about this new place anyway because it seems to be a big hit with the neighborhood–it’s quite busy every time I walk by! And I can understand why: Meddy’s offers a different menu of flavors with a wide variety of options and prices, plus gluten free, vegan and vegetarian food choices.
Founder Alex Harb is from Lebanon and attended college in Wichita. After a successful career in IT and computer sales, he decided to start a fast casual restaurant with recipes based on his childhood. There are several locations in Wichita and the chain recently expanded to the KC area, opening in Prairie Village earlier this year.
Meddy’s boasts they make everything they serve “daily from scratch”; there are many shawarmas on the menu, along with grill focused platters featuring meat, potatoes, tabbouleh, hummus and eggplant. Soups and salads are also available and and several dessert options! Meddy’s has a full bar with happy hour (20% off bar items) Monday through Friday 11am-2pm and 4pm-7pm and all day on Saturday and Sunday. And as a nice perk for parents, kids can order “mini Meddy’s” from the menu. Catering is also a big part of their business.
So, Brookside welcomes another food option for the neighborhood…we have Italian, burgers and bar food, Mexican, sushi, a couple of breakfast spots, fast food sandwiches and now the authentic Mediterranean flavors of Meddy’s. Stop by and check it out for yourself; Meddy’s is open seven days a week.
What a lovely Fall weekend we have for the annual Brookside Holiday Season Opener!! Temps right around 60 during the day; not too cold at night; perfect for strolling along 63rd St and getting in the holiday spirit!
Festivities begin tonight (Thurs Nov 9) with live music from the Holiday Trombones playing from 5:30-6:30; the tree lighting is at 6:00pm, plus an appearance from Santa–all happening at the Bank Midwest Plaza ( on 63rd St next to Starbucks). The shops will be open late and many are offering specials and giveaways; don’t forget the nearby restaurants for refueling! This is the perfect weekend to leisurely browse and get inspired for a few perfect gifts or stocking stuffers–and pick up a few special deals.
The Brookside Holiday Season Opener runs through Sunday afternoon–please join in and thank you for supporting our locally owned small businesses!!
As we get closer to the festive holiday season, the new Waldo shop Salumi Rose (7443 Broadway, just south of Waldo Pizza) is a place you should know about! Salumi Rose describes itself as a “charcuterie experience”…and in more ways than one.
Salumi Rose, 7443 Broadway
Yes, you can pre order charcuterie boards for a party or holiday gathering; however at Salumi Rose you can also learn to make your own board in one of their workshops; or pick up all the fixings to create your own board at home. You have options!
Kris Beckman
I stopped in recently to chat with Kris Beckman about the shop; she’s the face of the business running the day to day operations of the storefront, and her good friend Alice Arrendondo helps with the website and the vision of Salumi Rose. Kris described the origins of Salumi Rose: while on vacation, the pair took a charcuterie and wood burning class at a resort. They had a blast and knew the concept, with a few tweaks, would be a hit in Kansas City. After hosting events at a few venues, including Marco Polo Selections (a wine shop/tasting room at 336 W 75th St ), Kris and Alice got in touch with Diane Botwin of Botwin Family Partners—who own several buildings in Waldo, including Marco Polo’s space. They had an instant connection with Diane and knew this open spot would work well as a combination retail and workshop area. Kris explained: “People want experiences and useful gifts; we feel what we offer gives our guests not only a new skill but a fun experience.” They are also starting a monthly book club and will host small events like team building, bridal shower, client appreciation, etc. personalizing each to best fit the client.
Char Cutie box of goodies
Inside this location, guests can pick up the stylish and tasty pre-ordered boards, and have a cozy place to gather, shop and create. There are grab and go “Char-Cutie” boxes for just $10, featuring a selection of meat, cheeses and other tasty fresh bites. If you want the ingredients to create your own board at home, Salumi Rose has a cooler stocked with meats and cheeses (vendors include Underground Meats, Alma Creamery and Milton Creamery), plus shelves full of crackers, spreads, cute napkins, glasses, wood boards and other items for your inspiration.
Stop in Salumi Rose Wednesday through Saturday to take a look around. Hours are posted on their Facebook and Instagram (@salumirose) pages; you can also reach them via email at contact@salumirose.com.
The main shopping area of Brookside will be filled with hundreds of trick or treaters later today from 4-6pm. Expect slow traffic and lots of pedestrians along 63rd St from Wornall to Main St. You’ll see some very creative costumes! Thanks to our Brookside merchants for carrying on this tradition!
The amount that some buyers will pay over the list price of a home continues to amaze me…last month in Armour Hills, one property closed at $61K over asking price!! Yep, prices continue to rise:
september 2023
september 2022
Median list price:
$457,500
$449,000
Median sales price:
$478,750
$449,000
No. of homes sold:
6
7
Days on market:
2
28
Compared to September 2022, home values rose 6.6%. The lowest closed price last month was $360,000 and the highest was $610,000 ($61K over list price). Here are the year-to-date numbers:
Jan-sept 2023
jan-sept 2022
Median list price:
$425,000
$399,000
Median sales price:
$450,000
$427,000
No. of homes sold:
57
62
Days on market:
2
2
As you can see, most buyers pay over asking price; so far this year almost 6% over! Prices are up 5.3% compared to 2022. Currently there are four homes for sale in Armour Hills, with a median price of $474,500 and 18 days on the market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Waldo home sales last month actually fell from a year ago–the number of units and the median sales price. However year-to-date, prices up! Let’s take a look at the details here; I’m using the boundaries of State Line to Holmes and Gregory to 85th St for the stats, single family homes:
september 2023
september 2022
Median list price:
$228,500
$289,000
Median sales price:
$234,000
$295,000
Days on market:
3
5
No. of homes sold:
16
29
The median sales price dropped 20% from September 2022 and half as many homes closed. Still, buyers are offering over asking price. The lowest sales price was $150,000 and the highest was $430,000. Below are the year-to-date numbers:
jan-sept 2023
jan-sept 2022
Median list price:
$285,000
$264,000
Median sales price:
$290,000
$278,000
Days on market:
3
3
No. of homes sold:
201
237
These numbers show us that home values are up about 4.5% this year, and home sales in Waldo are down 15%–likely due to higher interest rates and fewer homes for sale. Currently there are 18 single family homes for sale in Waldo, with a median list price of $277,500 and 20 days on the market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
I learned the hard way one year trying to get to an appointment near the Plaza when this race was going on…it virtually shuts down traffic for several hours!
This year the Garmin race is TOMORROW OCT 21 and it will be extremely difficult to travel from downtown KCMO through 75th St in Waldo from early morning through mid afternoon. Please note and plan accordingly!!
Prices going up, fewer homes are selling, that is the story for Brookside/Waldo home sales this year. Here are the stats for single family homes in Brookside last month, using sales in the main Brookside zip code of 64113:
september 2023
september 2022
Median list price:
$450,000
$439,900
Median sales price:
$471,000
$437,900
Days on market:
2
19
No. of homes sold:
13
25
Just under 50% fewer homes sold last month compared to a year ago; prices up 7.5% and buyers still paying over asking price. This is the time of year when home sales typically slow down, however that’s a pretty steep drop in a year. The lowest closed sale was $360,000 and the highest was $808,000. Here are the year-to-date numbers:
jan-sept 2023
jan-sept 2022
Median list price:
$554,500
$489,700
Median sales price:
$576,000
$500,000
Days on market:
3
3
No. of homes sold:
192
236
So far this year, home values up just over 15% and the number of homes sold is down 18%. Currently there are 21 active listings in Brookside, with a median price of $550,000 and 35 days on the market. The lowest price is $385K and the highest is $9.35 million.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Looking for a fun, family friendly activity this weekend? McLain’s Bakery is hosting it’s 4th annual Block Party on Sunday Oct 15 from 4-7pm at 201 East Gregory.
There will be lots to keep you busy: a bounce house and games/crafts for the kids, local vendor pop ups, plenty of special food and drink too. No Chiefs game either!
So if you are looking for an excuse not to cook Sunday night…head on over and join your neighbors at McLain’s for a late afternoon block party!
Inside Brookside (And Waldo) 