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 BHG Real Estate-Kansas City Homes). 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.

Armour Hills Home Sales Report-Oct 2022

Hope everyone had a relaxing holiday last week! Time to enjoy all the leftovers…! I have one more October sales report to post, regarding home sales in Armour Hills:

October 2022October 2021
Median list price:$490,000$380,000
Median sales price:$507,500$370,000
Days on market: 2 13
No. of homes sold: 4 5

Every house that closed last month was over the list price, and the lowest price was $415K. Interesting fact about the highest closed price: $50,000 over the list price; buyer purchased “sight unseen”. WOW. Below are the year-to-date numbers:

January-October 2022January-October 2021
Median list price:$399,000$372,400
Median sales price:$429,500$382,500
Days on market: 2 2
No. of homes sold: 66 58

Armour Hills isn’t following the Brookside trend this year–more homes have sold so far and values are up 12%! Homes are going under contract quickly with most buyers paying over asking price. Currently there are just two homes for sale in Armour Hills, both have been on the market for a several months–median list price is $449,950 and 98 days on market.

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

Waldo Home Sales Report-October 2022

Here we are, heading towards the end of the year, and Waldo home sales are slowing down..yet prices are up! Let’s take a look at the details… I’m using the street boundaries of State Line to Holmes/Gregory to 85th for these stats:

October 2022October 2021
Median list price:$280,000$230,000
Median sales price:$280,000$235,000
Days on market: 13 9
No. of homes sold: 22 37

Buyers are still paying list price or above for most properties; and the closed price was 19% ahead of October 2021. The lowest sale price was $60,500 and the highest was $650,000. Below are the year-to-date numbers:

Jan-Oct 2022Jan-Oct 2021
Median list price:$263,950$249,900
Median sales price:$276,000$260,000
Days on market: 3 3
No. of homes sold: 252 328

So far, 30% fewer homes have sold compared to last year–probably cause is the higher interest rates that kicked in late Spring; and yet buyers are still paying over the list price as home values are up 6% over 2021.

Currently there are 18 single family homes for sale in Waldo, with a median list price of $364,750 and 25 days on market.

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

Brookside Home Sales Report-October 2022

These things are true: sales of single family homes are slowing, and Brookside homes are generally defying the trend. Those sellers who have well maintained homes in a desirable location, and priced right–buyers are still out there, purchasing in Brookside! Let’s look at the numbers. I’m using the main Brookside zip code of 64113 for the report:

October 2022October 2021
Median list price:$584,475$485,000
Median sales price:$622,500$472,000
Days on market: 3 3
No. of homes sold: 18 27

Last month, of the 18 homes that closed, four homes were over $1,000,000 and 12 closed over $500K. That accounts for the higher median sales price-31% over October 2021! As you can see, most buyers paid over the list price. Houses continue to go under contract within a few days. . Here are the year-to-numbers:

Jan-Oct 2022Jan-Oct 2021
Median list price:$499,000$475,000
Median sales price:$505,500$480,525
Days on market: 3 3
No. of homes sold: 252 279

Comparing the YTD figures, Brookside home values are running 4.84% higher than last year even though less homes have sold. As interest rates have risen this year, some would-be sellers are sitting tight on their fixed low rates rather than have a new mortgage at a much higher price. Less inventory usually pushes prices up. Currently there are 19 homes for sale in Brookside, with a median list price of $525K and 38 days on the market. Four homes are priced over $1,000,000.

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

Brookside Commons Offers New Luxury Apartments For Rent

We have lots of houses in the Brookside/Waldo area but not a lot of newer apartments for rent.  That changed over the summer with the opening of Brookside Commons, an upscale apartment project now open at 6551 Rockhill Road.

As a Realtor, I see so many homes with some beautiful, unique decorating styles and furnishings…however the public spaces in Brookside Commons are most impressive for a new build.  The style here is not cookie cutter, like so many apartment complexes are.  I recently walked through the space with assistant manager Chloe Newell. It was impressive!

“Luxury living is here; there is really nothing else like this in Brookside” Chloe says.  Each apartment comes with access to so many amenities: a resort-style outdoor pool, four BBQ grills, resident lounge with fireplace, a gym/yoga studio, game room, electric car charging stations and a dog park.  Brookside Commons also has an amazing co-working lounge and conference room, designed specifically with the WFH resident in mind. All of these spaces are comfortable, attractive and welcoming.  The Lowery Design Group, based in Prairie Village, provided the décor.

There are three buildings that make up Brookside Commons; two of the buildings are open for occupancy and the third will be finished early next year.  Kansas City- based companies Sunflower Development Group and Platform Ventures are developing the project; the space was  formerly a surface parking lot for Research Medical Center, part of the Baptist Medical Center campus.   Once completed, the project will have   210 units, consisting of studio, one- and two- bedroom units; prices range from $1095 to $2295 per month.  Lease options are available from 3 months to 15 months with one month free special on a 13 month lease. Surface parking is available on the property and a gated, covered parking garage is under construction.  Each unit has a full appliance package including a washer/dryer; most have a balcony.   Parking and internet are available for extra fees and two pets are allowed per unit. 

Brookside Commons offers a convenient location; easy access to the Plaza, Westport and downtown; Brookside and Waldo shops and restaurants are within a mile.  Chloe is right; there isn’t really anyplace like this in the area for rent.   These new apartments are beautiful and the amenties are first class.    You can stop by for a tour yourself; contact Brookside Commons via their website.  

Tis The Season-Brookside Open for Holiday Shopping!

The Brookside Holiday Season Opener is tonight! Get in the spirit browsing through the shops and check out the special deals! The Holiday Trombones will play from 5:30-6:30 at the Bank Midwest Plaza (at 63rd and Brookside), and the tree will be lit at 6pm.

The Holiday Season Opener is going on all weekend — please support our local businesses for your gift giving needs. Our unique shops and restaurants make Brookside so special!

Brookside Trick or Treat Street Tonight!

It’s time for the annual Brookside Trick or Treat Street, happening tonight from 4-6pm!

Even if you don’t have children who want to participate, this is a fun Fall neighborhood activity for all ages: just to watch the parade of kids and often their parents, in costume, going from shop to shop collecting goodies from our local merchants.

Please be aware, 63rd St at Brookside Blvd , Wornall to Main will be full of extra pedestrians and little ones during the late afternoon today. Please drive carefully or avoid these streets altogether for a couple of hours.

Thanks to the Brookside Business Association and all of our local merchants who keep this event going every year!

Waldo Home Sales Report – Sept 2022

Interest rates are rising for homebuyers and home prices are still rising..at least in they are in Waldo! Demand continues to be high for this area, which I designate as Gregory to 85th St; State Line to Holmes. Let’s take a look at the numbers:

September 2022September 2021
Median list price:$289,000$225,000
Median sales price:$295,000$237,500
Days on market: 5 7
No. of homes sold: 29 32

Most buyers paid at or over the listed sales price by about 2%; prices were up 24% compared to September 2021. The lowest closed price was $133,000 and the highest was $417,000. Here are the year-to-date numbers:

Jan-Sept 2022Jan-Sept 2021
Median list price:$263,000$250,000
Median sales price:$278,000$263,500
Days on market: 3 2
No. of homes sold: 237 295

Although fewer homes have sold this year, by 19% so far, home values are up 5.5% and most buyers pay over asking price. Currently there are 18 single family homes listed in Waldo, with a median price of $275,000 and 18 days on market.

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

Brookside Home Sales Report – September 2022

Neighbors, in this month’s report, we see the affect rising interest rates are having in our area: median sold prices are lower and some homes stay on the market longer. However, for the year, home values have risen in Brookside! Let’s take a look at the specific numbers; I’m pulling these stats based on sales in the main Brookside zip code of 64113:

September 2022September 2021
Median list price:$439,900$484,900
Median sales price:$437,900$480,000
No. homes sold: 25 25
Days on market: 19 4

The lowest closed price last month was $315,000 and the highest was $1.7 million. We had two million dollar+ sales last month. Median sales price was just under list price; compared to the same period last year, prices fell 8.7%. Here are the year-to-date numbers:

Jan-Sept 2022Jan-Sept 2021
Median list price:$489,700$475,000
Median sales price:$500,000$482,763
No. homes sold: 236 252
Days on market: 3 3

So far this year, prices are up 3.5% over 2021, and although fewer homes have closed, sales prices are ahead of last year. Currently there are 30 single family homes for sale in Brookside, with a median list price of $512,450 and 27 days on market.

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


The Garmin Kansas City Marathon happens tomorrow and that means….major traffic disruptions from 7am through 2pm!

Attempt to drive at your own risk during this race..major, major delays!!!

Starting downtown and going through midtown, Westport, the Plaza and Brookside/Waldo to 75th St. It will be very, very difficult to drive in these areas during the race.

Please be aware and change your schedule accordingly!

Bicycle Depot in Waldo–Ready for All Area Cyclists

So often in Brookside and Waldo, you’ll patronize a business that you can really feel the owner has a passion for:  think of our local restaurants like Plate and Bella Napoli, or Brady and Fox; SKINKC, locally made chemical free products for your body; SOAP Refill Station creates ecofriendly cleaning products that uses recycled containers.  Dave Reinert, owner of Bicycle Depot in Waldo, has that passion. His passionate hobby  of repairing bikes turned into a full time business.

Bike Depot in Waldo
Dave Reinert and Bruce Homstad

Dave spent many years as a schoolteacher in public and private schools; at the same time, he spent 20 years repairing bikes out of his basement based on word of mouth referrals.  Business increased drastically during the pandemic, and with a “gentle push” from his family, he decided to open his own storefront.  Dave had experience working with non profit bike organizations, and stopped driving a car years ago. His brother also owns a bike shop in Minneapolis.   “I wanted to do something good for the environment. I have a real love for green transportation; it’s generally quiet and good for your health.  I regularly buy everything I need here in Brookside/Waldo  and wanted to open my shop in the area.  I live just a few blocks away! “   

Bicycle Depot focuses on bike service and repair (including electric bikes)  and sells bikes from State Bicycle Company and Batch Bicycles.   “The quality of these products is so much better than you will find at a big box store, and the riding experience will be much better” Dave says.  He also stocks some supplies like helmets and gloves.  He will take bike donations and sells used ones as well. Service and repair are his focus; you can walk in and get a free assessment of the problem, the cost to repair and the general turnaround is one or two days.  Longtime cyclists in the area may recognize Bruce Homstad in the shop, who worked for Family Bicycles—he’s been a certified bike technician for 30 years so you know…these guys know what they are doing when it comes to keeping your bike tuned up and ready to ride!

Bicycle Depot opened in March at 220A W 75th St; across the street from the Aldi parking lot and just east of the busy 75th and Wornall intersection.  Fall weather is a perfect time to ride, and there are so many trails in our area (Dave has a map!) so stop in and get to know Dave and Bruce for your bicycle needs.  They will make sure your ride is the best it can be!