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.
The home sales report for Armour Hills last month shows fewer homes closed yet prices still going up. Sound familiar? It’s happening city-wide this year. Let’s take a look at the details; I’m posting stats about Armour Hills, a large subdivision in Brookside:
june 2023
june 2022
Median list price:
$430,000
$390,000
Median sales price:
$476,250
$430,000
Days on market:
2
2
No. of homes sold:
6
9
Last month buyers paid almost 11% over the asking price for Armour Hills properties, and 1/3 fewer homes closed. The lowest sales price was $425K and the highest was $541K.
Here are the year-to-date numbers:
jan-june 2023
jan-june 2022
Median list price:
$415,000
$395,000
Median sales price:
$436,000
$420,000
Days on market:
2
2
No. of homes sold:
27
43
The YTD figures show us that home values in Armour Hills are up 3.8% so far, although fewer homes changed ownership. Buyers are paying an average of 5% over the list price. This is the halfway mark for 2023 sales in Armour Hills; the 3.8% increase is normal; fewer homes selling can be attributed to fewer people want to sell (and give up a low interest rate) and deciding to stay put for now.
Currently there are two homes for sale in Armour Hills, with a median list price of $402,500 and three days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Waldo is experiencing double digit increases in home vales compared to last year–how long will this continue?? Certainly buyers cannot “wait for a deal” ; that’s a phrase I hear often as an agent! The best time to buy is when you are financially ready! Here are the stats for single family home sales in Waldo, using the boundaries of State Line to Holmes; Gregory to 85th St:
june 2023
june 2022
Median list price:
$329,000
$240,000
Median sales price:
$340,000
$245,000
Days on market:
3
2
No. of homes sold:
37
28
Yes it’s the same story…most buyers paying over the asking price and homes going under contract within 48 hours. The median price for June 2023 was 33% over June 2022!! Lowest closed price last month was $140K and the highest was $457K. Here are the year-to-date numbers:
Jan-june 2023
jan-june 2022
Median list price:
$299,000
$249,900
Median sales price:
$300,000
$269,500
Days on market:
4
3
No. of homes sold:
141
143
We are consistent in the number of homes closing YTD; values up 11% so far this year. It seems buyers have adjusted to the higher interest rates as there is still so much demand.
Currently there are 12 homes for sale in Waldo; two of these are new construction. The median sales price is $300,000 and 10 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
We are at the halfway point for home sales this year and it seems like buyers have adjusted to the higher interest rates and it’s …business as usual. As in, not enough inventory, buyers getting into bidding wars and paying over asking price. Home values have increased by double digits compared to last year. Here are the numbers…I’m checking single family home sales for the main Brookside zip code of 64113:
june 2023
june 2022
Median list price:
$580,000
$459,550
Median sales price:
$593,250
$485,000
Days on market:
2
2
No. of homes sold:
40
26
Some interesting numbers here…first of all, there were 8 homes that closed last month over $1,000,000 and most of them sold for over the asking price. We had our highest sale of the year so far at $2,990,000 (cash!). Over 50% more homes closed and values up 22% compared to June 2022. The lowest closed price was $355,000.
Here are the year-to-date stats:
jan-june 2023
jan-june 2022
Median list price:
$575,000
$489,250
Median sales price:
$578,500
$500,500
Days on market:
3
2
No of homes sold:
130
146
So far our home values are up 15% YTD, even though fewer homes have closed–still our neighborhood is in high demand. As you can see, the majority of buyers are paying list price or over. Currently there are just 13 homes for sale in zip 64113 and the median list price is…$1.3 million! That’s because there are seven of the 13 homes are priced over a million with the highest at $10,000,000. The lowest priced home for sale is $549,000. I just don’t see any slowdown in the demand for Brookside homes.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Several of the new businesses that have opened in Brookside and Waldo over the past few months are women owned (Ampersand, Roots and Branches, LADYCO has expanded); the new Executive Director of the Waldo Business Assn is also female. Women are getting it done!! Today I’m writing about Sharing Sunshine, another female owned business that actually started a few years ago online and recently opened a storefront in Waldo.
Kristen Moon and Kristen Sayers, Sharing Sunshine
Kristen Moon and Kristen Sayers met several years ago while working in the NICU at Children’s Mercy Hospital. They also live across the street from each other in Prairie Village. Having seven young children between them, Kristen and Kristen decided to start an online consignment store focusing on high end children’s clothing (think Hannah Anderson, Beaufort and Bonnet, Bailey Boys, Boden, Pink Chicken, Burberry). In 2022, they began the business with 100 items online and then moved to doing pop up events and selling via Instagram. There was so much demand for the clothes and the inventory was filling up their homes, so last fall they started looking for a physical store to open. This space in Waldo at 407 W Gregory (next to new Pizza Tascio) is the perfect spot: just the right size, no renovation was needed and it’s close to their homes. As a bonus, the majority of their clients live within 15 minutes of the shop.
Part of the inspiration for Sharing Sunshine came from their experience of going to the huge warehouse consignment sales. “They were so large, so tiring to get through the inventory and you had to pay extra to get in early for the best selection. We knew there was a better way—especially since so many parents want to recycle these clothes that are often worn just a few times before the kids outgrow them” says Moon. They have over 200 active consigners, and sell gently used clothing ranging from infant through size 16 –through the early teen years. Sometimes they receive items with the original tags that have never been worn!
Kristen and Kristen love getting to know their customers and provide a very high level of service. If they know a particular customer is looking for a specific item or brand, they will watch for those items to come through. They also offer personal shopping, occasional 20% off promotions and there are racks of sale items in the store—inventory comes in almost every day! And of course, any unsold items will be returned to the seller or donated to charity.Note-the shop is usually always in need of more boys’ clothes.
Right now Sharing Sunshine doesn’t have set hours however, you can check Google for weekly hour updates. Also, follow them on Instagram (sharingsunshinekc) for up to the minute information. Welcome to Waldo Sharing Sunshine!
I‘m a bit late posting these stats in early July…it’s a holiday week after all!! Home sales are still strong in Armour Hills; fewer homes sold compared to last year. Let’s take a look at the numbers:
May 2023
may 2022
Median list price:
$487,000
$385,000
Median sales price:
$526,000
$429,000
Days on market:
3
2
No. of homes sold:
4
11
You can see that buyers paid list price or above on the closed sales in May; the lowest closed price was $376,500 and the highest was $575,000. Far fewer homes closed compared to May 2022; home values up 22%. Here are the year-to-date figures:
jan-may 2023
jan-may 2022
Median list price:
$395,000
$397,000
Median sales price:
$417,000
$419,000
Days on market:
5
2
No. of homes sold:
21
34
Sales prices are consistent with last year, however 38% fewer homes have closed. Sellers can be reluctant to sell due to the record low interest rate on their mortgage and lack of inventory combined with higher prices. Still, buyers want to live in Armour Hills and most homes are under contract within just a few days of hitting the market.
As of today there are zero homes for sale in Armour Hills, that will change in a day or so! Fifteen homes are under contract, waiting to close.
So it looks like Waldo home values have slumped a bit compared to last year–understandable for a couple of reasons: the higher interest rates have knocked out some traditional first time buyers who flock to Waldo for a starter home and fewer buyers are bidding up prices. Let’s take a look at the numbers:
may 2023
may 2022
Median list price:
$295,000
$297,500
Median sales price:
$296,000
$318,000
Days on market:
2
2
No. of homes sold:
39
28
Last month the list price and sales price were virtually the same, yet the sales price was down 7% from May 2022. The lowest closed price was $165,000 and the highest was $539,000. Here are the year-to-date numbers:
jan-may 2023
jan-may 2022
Median list price:
$287,450
$249,950
Median sales price:
$282,250
$278,000
Days on market:
5
3
No. of homes sold:
114
128
Checking out these stats, you can see that prices haven’t risen that much compared to last year-just 1.5% and fewer homes have closed. There is still a lack of inventory and the higher interest rates have had an effect on sales. Still we are in peak buying season through the warmer months–I’ll have the mid year report next month! Currently there are 9 homes for sale in Waldo, with a median price of $359,000 and 11 days on the market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Just a quick reminder about the Brookside Sip and Shop tonight (Thursday June 22)! Stroll along 63rd St from 5-7pm and stop in local businesses for a cool beverage and hot deals! Several restaurants also having specials so make an evening of it!
Here we are in the thick of the busy home buying and selling season and despite the much higher interest rates, so many houses are still going under contract very quickly, often for over asking price. I think buyers have “gotten used to” these higher rates and although their dollars can’t buy as much, they still want to own a home. And yes, there is still a lack of inventory.
Here are the stats for the main Brookside zip code of 64113, single family home sales:
May 2023
May 2022
Median list price:
$575,000
$462,500
Median sales price:
$582,500
$487,400
Days on market:
2
2
No. of homes sold:
28
36
Although fewer homes sold, most houses are going under contract within 48 hours and home values rose 19% compared to May 2022. We had two multi-million dollar closings last month; the lowest closed price was $376,500 and the highest was $2.2 million. And you can see that buyers are paying list price or above. Here are the year-to-date numbers:
Jan-May 2023
jan-May 2022
Median list price:
$567,000
$492,450
Median sales price:
$576,000
$516,500
Days on market:
4
2
No. of homes sold:
90
120
So far this year, 30% fewer homes have sold yet home values jumped up 11% compared to 2022. Many buyers pay over asking price….I know this sounds redundant to hear every month, but that’s the way it is!!
Currently there are just 11 homes for sale in the 64113 Brookside zip code, ranging in price from $409,900 to $10 million. The median list price is $850K and 31 days on market.
(all stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Waldo is welcoming yet another new, locally women owned shop just east of McLain’s Bakery! It’s exciting to report small businesses are thriving in our neighborhood! Read on to find out more about Ampersand Design Studio at 211 E Gregory. There are so many attractive and colorful items here for sale; you will see why the owners describe the shop “where color and pattern come to play”.
Owners Morgan Georgie and Carrie Kiefer met in design school at KU. Both got jobs with Hallmark, in the creative department for gift wrap, photo albums and party goods. After leaving the company, Morgan and Carrie started Ampersand, initially designing invitations and wall art and selling via their own website and Etsy. Eventually they sold their colorful art and prints to Crate and Barrel, West Elm, Minted and other national companies. They decided to open a storefront, and picked the Waldo location. “We really love the close knit neighborhood here, the constant flow of foot traffic and everyone has been so warm and accepting” says Morgan. They opened this space in April and business has been steady. Future plans include special classes and workshops plus pop up events.
Carrie Kiefer and Morgan Georgie, Ampersand Design Studio
So what can you find in Ampersand? There are useful and practical items like all cotton blankets, napkins, glassware, planters, KC branded tee shirts, some kids’ items and greeting cards, all featuring eye catching designs and bright colors. Here, you’ll find just the right special and unique gift: a decorative serving tray, pillows, hand towels, wall art, —or pick up a new pair of fun earrings! In the back of the store is where the magic happens—Morgan and Carrie have their design studio set up there. What inspires their art? “We are inspired by exposing ourselves to new things” Morgan says. “It could be an interiors magazine, a beautiful movie or even an artistically displayed plate at a favorite restaurant. We get inspired by color, pattern, and typography everywhere we go. We love what we do!”
Stop by AmpersandDesign Studio the next time you need ideas for a gift or personal special something. Hours are 9am-6pm Monday through Friday; Saturday 9-5 and Sunday 9-4. Make a note to visit later this year when Morgan and Carrie promise “a lot of great holiday themed items.” Thank you for supporting our small businesses in Brookside and Waldo!
Did you make a career change due to the COVID 19 pandemic? Jessica and Alex Wood did—and Brookside is better off for it!Their new ice cream shop is called FrenchCustard.
Alex and Jessica Wood, owners of French Custard
Pre pandemic, the Woods were living in Manhattan NYC; the couple had their own e- commerce clothing line, Discourse NYC. Jessica says they always like to “make our own stuff: we bake our own bread, make our own pizza, we ferment stuff” so when COVID hit and they reassessed priorities, the pair moved to Kansas City (where they are both from) and decided to make their own ice cream. “It was a COVID project” Jessica explains, “we love French custard ice cream, which is very popular in New York. There are so many artisan ice cream shops there and we missed being able to walk to our favorite spot for a treat”. Alex’s grandmother found an old 1980s ice cream maker in her basement (complete with instructions on a video cassette!!) and they started experimenting. They gave samples to friends, hosted several pop ups and based on the enthusiastic response, decided to open a storefront.
There are two different styles of ice cream, Jessica explains. The “Philadelphia style” is most common in the US—this style does not use eggs and does use a lot of stabilizers for consistency. Jessica and Alex prefer the French custard style, which uses only eggs, milk, cream, and sugar— no other additives. You can really tell the difference too: French Custard tastes very natural, fresh, and clean—rich and smooth with that special homemade burst of flavor. All of their ice cream is made in the back of the store and the flavors change often. Right now their best selling scoop is Salted Caramel Pretzel; other flavors include Brookside Butter Pecan, Fruity Pebbles, Mint Chocolate Chip, Cinnamon Churro, Cookies and Cream and French Vanilla. Alex and Jessica also have quite a few collaborations going on with other local businesses; Heirloom Bakery sells their ice cream during their Wednesday Summer happy hour and Bacaro Primo (Italian restaurant in the Crestwood Shops) features French Custard ice cream on their menu.
Alex and Jessica live in Brookside, within walking distance of the store. “We are so excited to be open in Brookside; this is where we wanted to be. We feel we have something very special to add to the flavor of Brookside” says Jessica. “Everyone here is so very nice and helpful; French custard ice cream shops in NYC are very, very competitive. Here, it’s a very friendly atmosphere”.
French Custard is currently open Tuesday/Wed/Thursday from 2pm-9pm; Fridays from 2-10pm; Saturday noon-10pm and Sunday noon-9pm. French Custard is located at 5905 Main St, along the Trolley Track Trail in the Morningside Shops. Treat yourself soon!
Inside Brookside (And Waldo) 