Author Archives: Mary Hutchison

Unknown's avatar

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.

Another New Locally Owned Shop Opens in Brookside

Posted on by
Reply

What makes shopping in Brookside so special is…you are going to find things here that you will not find in a generic chain store.  Everyone likes to have something unique and personal!  And now Brookside has a new store that is a step beyond that—a shop that features local Kansas City area makers, Shop Local KC. Inside you’ll find a large, stylish selection of handmade goods showing off the many creative talents in the metro area.

Owner Katie Mabry van Dieren earned a degree in journalism from Kansas State University and was planning on being a lawyer.  She discovered this would be a boring path for her—she wanted to nourish her creative streak.  So, Katie started making jewelry and participating in the Strawberry Swing Craft Fair.  Eventually she took it over and when COVID forced changes to the event, she decided to showcase local craft makers online and started Shop Local KC.  Katy quickly expanded to a storefront on Main St in midtown (now closed to open the Brookside space) and two other locations:  Crown Center and at 95th and Mission Road inside NBKC in the Ranchmart Shopping Center.    And she still runs the annual Strawberry Swing event!  This is the 13th year for Holiday Swing, which creates a holiday shopping village in the Crown Center Square next to the Ice Terrace.

Katie Mabry van Dieren, left and Jenny Kane

At Shop Local KC’s Brookside location, Jenny Kane is the shop manager—she is Katie’s longtime friend and photographer.  You can browse on your own or ask Jenny for help finding gifts and personal presents:   browse the jewelry, pottery, seasonal towels and décor, apparel, notebooks and candles.  Best sellers include Messner Bee Farms honey, lotions and lip balm and graphic tee shirts. Shop Local KC represents over 300 local artisans and all of their items can be ordered online for delivery as well.   There is also a floral section with flowers from local growers including a nearby Amish farm. Stop in for a grab and go bouquet, or order an arrangement for delivery.  Actually all of their items can be ordered online for delivery as well! 

Katie is a long time Brookside resident and lives nearby with her husband and two children.  She wanted to open a Brookside spot  because through the years, “Brookside has kept its historic original architecture and sense of a close, local  neighborhood community.  And that is what our shop is all about:  promoting the creativity of local makers.”

Shop KC Local is open seven days a week at 6245 Brookside Plaza, on the same block as Foos and SKINKC.  Visit them online at www.shoplocalkc.com for browsing and delivery options.

Armour Hills Home Sales Report-August 2023

Posted on by
Reply

Sales are strong and steady in Armour Hills, as usual. Last month, prices were up compared to a year ago but not buy much. Let’s take a look at the numbers:

august 2023august 2022
Median list price:$425,000$425,000
Median sales price:$430,000$425,000
No. of homes sold: 2 3
Days on market: 9 7

Compared to August 2022, home values were up just over 1% and a couple of more homes changed owners. Last month there were several homes that closed anywhere from $10K to $50K over the list price–still so much demand for our charming neighborhood! Here are the year-to-date stats:

jan-aug 2023jan-aug 2022
Median list price:$425,000$399,000
Median sales price:$441,000$420,000
No. of homes sold: 2 2
Days on market: 51 55

So far this year, prices are up 5% over 2022, and buyers are paying almost 4% over the list price. Just a few less sales compared to a year ago. Sales in Armour Hills are steady despite the 7%+ interest rates! Currently there is just one house for sale in Armour Hills, priced at $549,000 and 4 days on market.

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

Waldo Home Sales Report August 2023

Posted on by
Reply

It seems like there is no shortage of homebuyers for Waldo as prices keep rising and buyers are paying over sticker price. Let’s take a look at last month’s sales, using Waldo boundaries of State Line to Holmes; Gregory to 85th St:

August 2023august 2022
Median list price:$344,500$259,900
Median sales price:$370,000$270,000
Days on market: 3 3
No. of homes sold: 28 31

Look at the difference in the sales price compared to last year: up 37%!!! Buyers are paying over 7% of asking price and homes going under contract within a couple of days. The lowest closed price last month was $66,000 and highest was $537,500. Here are the year-to-date numbers:

jan-aug 2023jan-aug 2022
Median list price:$295,000$259,000
Media sales price:$297,450$278,000
Days on market: 3 3
No. of homes sold: 192 215

So far this year, the number of sold homes is down just under 12% compared to last year. Home values are up 6.9%. Currently there are 12 single family homes listed in Waldo, with a median price of $312,500 and 12 days on the market.

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

Brookside Home Sales Report-August 2023

Posted on by
Reply

It’s the last week of September; I am a bit late posting these stats so let’s get going! These are the single family home sales for last month, using the main Brookside zip code of 64113 for the info:

August 2023august 2022
Median list price:$637,500$525,000
Median sales price:$645,000$510,000
Days on market: 2 4
No. of homes sold: 20 29

The lowest closed price last month was $350K and the highest was $1,240,000–which was $65,000 over the list price!!! The list price/sales price ratio difference wasn’t much, 1.75% however the closed price last month was up 26% over August 2022. Here are the year-to-date figures:

Jan-Aug 2023jan-aug 2022
Median list price:$575,000$499,000
Median sales price:$582,500$510,000
Days on market: 3 2
No. of homes sold: 179 210

So far this year, 17% fewer homes have sold in Brookside, yet prices are up 14%! And most buyers are paying over asking price. So far we’ve had 24 sales over $1,000,000. Currently there are 16 homes for sale in Brookside, with a median price of $912,000. Why such a high median price? Because 13 of the homes have a sticker price over $500K and 7 of those are over $1 million bucks.

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

Pizza Tascio Now Open in Waldo

Posted on by
Reply

Everyone seems to have their favorite type of pizza: some prefer a very thin crust with light toppings; some want deep dish; others crave a thicker, chewy crust heavy with cheese, meat and veggies.

And then there is New York style pizza, which is what you will find at Waldo’s newest pizza place, Pizza Tascio at 409 W Gregory.  What defines New York style?  According to owner Erik Borger, who grew up in New York City, a NY style pizza  features a “thin crust, definitely foldable,  with light toppings and a crispy, flavor filled crust.” Are you craving a slice yet???

Erik’s “obsession” (yes he used that word) with perfecting his type of pizza started years ago.  He was caring for his father who was battling cancer.  Dad and son were craving the pizza tastes of their younger days growing up in NYC, so Erik decided to make his own.   At one point he had six commercial ovens in the garage at his St Joseph home, trying to figure out the perfect temperatures and flavors.  When he finally  got the recipe right, he opened the first Pizza Tascio there in 2021.  In 2022 he opened a second location on Burlington in North KC and the Waldo location is…#7 in the metro area!  I asked Erik if he was a bit exhausted and overwhelmed with the fast growth.  “This location has been much busier than I expected. It’s far exceeded my expectations and we haven’t been open that long.  However, I have a really good team and they keep everything running smoothly”. 

There are a few unique things about this pizza to note.  First, he offers one size of pie-18”.  Most “large” size pizzas are smaller than that, so even though the cost is a little higher, you are getting more of a high quality product.  These large pies are divided 8 ways for slices, and at Pizza Tascio you will get a large slice for as little as $5!  The superior ingredients Erik uses make a big difference that you can taste:  meats are sourced from Paradise Meats in Trimble MO; organic Napoli tomatoes from California, and he uses only 100% whole milk mozzarella.  I asked Erik about the phrase “no BS added” to the cheese he uses as stated on the website. He explained that most cheese has a fungicide added to prevent mold; he only uses cheese without any chemicals added.  It took a while but he found a source for his chemical free cheese…that is his strict dedication to perfection.   The menu focuses on various pizza combos of course, including an “upside down” pizza;  there’s a salad option, a dessert pizza and cheesy breadsticks.  You can dine in or pick up curbside.

Pizza Tascio is located in the former Classic Cookie spot at 409 W Gregory. Hours are Sunday-Thursday 11am-9pm and Friday-Saturday 11am-10pm. 

Get Outside and Enjoy Fall Weather At These Two Brookside/Waldo Events!

Posted on by
Reply

Don’t you love these cooler evenings?? Soon the tall trees will have colorful autumn leaves and we will be wearing sweaters! There’s always several outdoor events this time of year; two are happening this week to note:

Another Brookside Sip & Shop takes place on Thursday evening, Sept 14. From 5-7pm, you can stroll the shops and partake in a sampling of adult beverages while you browse through our locally owned businesses. Stay and enjoy a meal at one of the restaurants; there will be food specials too!

On Saturday Sept 16, the 31st Annual Waldo Fall Fest happens at Gregory and Wornall, starting at 10am. There will be food trucks, live music, and booths with local makers and services. Bring the family! Be aware this event takes place in a mostly residential area and watch for extra pedestrians and strollers!

Thank you for supporting our locally owned Waldo and Brookside businesses–it’s one of the things that makes our neighborhood special!

Big Plans for Wornall Road and 75th St–New Apartment Building and Streetscape

Posted on by
Reply

The Waldo Area Business Assn has a new District Manager, Sean Anderson. He’s in charge of the Waldo CID (Community Improvement District) and will monitor two large, connected projects slated to start next month centered around the busy intersection of 75th  St and Wornall Rd. Read on for details about these plans, which will affect transit and pedestrian traffic at this location for the next several months.

The Waldo Road Improvements work has been planned for years. From 74th to 79th St along Wornall, you’ll eventually see much needed changes: a better streetscape and more landscaping; new LED streetlights, new and wider sidewalks, new traffic signals and a reconstructed Wornall Road in this area to improve traffic flow.  Water main lines will also be replaced from 75th-77th St.    According to the KCMO Engineering Division web page, work should begin later this year. (It was supposed to start in 2016—we all know how slowly government tackles projects!)

Sean Anderson

And around the same time….the entire block The Well sits on will be torn down and demolished to make way for a large apartment complex.

The EPC Real Estate Group is building 278 units at this corner; the complex is currently referred to as Waldo 74 Broadway.  This same company built the apartments called 51 Main, on top of the Whole Foods.  Yes, this project is tax abated and 20% of the units will be “affordable housing”. There will be studios, one and two bedroom apartments.  Plans also include a 364 slot parking garage, a courtyard in the middle of the apartments and The Well will be rebuilt at the base  with a covered rooftop. At the same time, the parking area/bus transit station directly in front of The Well will be enhanced, with a better defined Trolley Track Trail route and a “transit shack” for bus drivers to relax and take a break.  Sean tells me demolition for this project is scheduled for early next month.  Once these projects get going, he hopes to have a landing page on the WABA website for public updates.

Sean left a job in Wyandotte County to work for Waldo; he was developing programs for homeless persons with mental health and substance abuse changes.   He lives in Waldo, plays several instruments, has two bands (The Road Show Drifters and Rumble Ghost) and recently got engaged. Originally from Denver, he loves living in Waldo and is looking forward to meeting more area business owners and residents.   

Once demolition and construction begins at 75th and Wornall—this area will be even more of a mess to drive (and walk!) through.  Be patient and plan new routes accordingly!

Armour Hills Home Sales Report-July 2023

Posted on by
Reply

Time to once again report home sales for Armour Hills, and the trend here follows Brookside and Waldo: homes sell quickly and often for over list price. Let’s take a look at the numbers:

july 2023july 2022
Median list price:$425,000$399,000
Median sales price:$451,000$410,000
No. of homes sold: 2 10
Days on market: 15 5

Final closed prices were 6% over list price last month, and values up 10% from July 2022. Interesting stat: the highest home sale was $720,000, which was $100,100 over the list price!! Here are the YTD figures:

jan-july 2023jan-july 2022
Median list price:$425,000$397,000
Median sales price:$445,000$419,000
No. of homes sold: 42 48
Days on market: 2 2

So far this year, Armour Hills home prices are running 6.3% over 2022; the number of homes changing owners is slightly down. Currently there is one listing in Armour Hills, on the market for 17 days at a price of $430,000. Contact me if you would like more specifics on home sales in our area–and enjoy our long holiday weekend!

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

Waldo Home Sales Report-July 2023

Posted on by
Reply

You may have heard via national news that home sales are down this year–partially due to the higher interest rate. That is true for Waldo as well–at least according to last month’s stats. Let’s take a look; I’m using data for single family homes using the boundaries of State Line to Holmes, Gregory to 85th St.

july 2023july 2022
Median list price:$250,000$285,000
Median sales price:$270,000$303,000
Days on market: 2 3
No. of homes sold: 19 34

Most buyers are still paying over asking price; however prices last month dipped 12% from July 2022. Also, 44% fewer homes sold. Why? I think many first time buyers have dropped out of the market for now due to the higher interest rates. That’s one reason….their budget can’t stretch enough for what they want. The lowest closed price last month was $170K and the highest was $452K. Her are the YTD numbers:

jan-july 2023jan-july 2022
Median list price:$289,950 $259,000
Median sales price:$296,000 $278,000
Days on market: 3 3
No. of homes sold: 161 177

Looking at the year-to-date trend, home values are up almost 6.5% and 9% fewer homes have changed hands this year. Currently there are 8 single family homes for sale in Waldo, with a median price of $339,000.

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

Brookside Home Sales Report-July 2023

Posted on by
Reply

The higher interest rates don’t seem to be deterring homebuyers who want to call Brookside home; fewer homes closed last month but prices continue to climb over asking price–likely due to lack of inventory. Here are the stats for single family home sales in Brookside, using the zip code of 64113:

july 2023july 2022
Median list price:$535,000$540,000
Median sales price:$570,000$530,000
Days on market: 2 3
No. of homes sold: 29 35

Buyers paid about 6.5% over asking price and values up 7.5% compared to July 2022. The lowest closed sale was $335K and the highest was $3.5 million. There were three million dollar plus sales last month. Here are the year to date numbers:

jan-july 2023jan-july 2022
Median list price:$575,000$495.000
Median sales price:$577,000$505,500
Days on market: 3 2
No. of homes sold: 159 182

The number of homes sold dropped by 14% so far this year, and prices are up 14%. There are just 14 active single family homes listed in Brookside as of this writing, and the median price is $870,000–certainly not affordable for most buyers. Twelve listings are over $500K and 6 are over $1,000,000.

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