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 year of home sales in Armour Hills and I’m ready to report the specifics! Closed prices were off last month compared to December 2021; overall though, Armour Hills is still one of the most popular Brookside subdivisions for homebuyers! Let’s look at the specifics:
December 2022
December 2021
Median list price:
$385,000
$394,950
Median sales price:
$365,000
$394,500
Days on market:
3
45
No. of homes sold:
9
3
The lowest closed price last month was $290,000 and the highest was $477,000. The median price was down 7% compared to a year ago. Below, let’s take a look at sales numbers from the past five years:
2022
2021
2020
2019
2018
Median list price:
$399,000
$365,000
$345,000
$339,450
$315,000
Median sales price:
$427,000
$380,000
$344,000
$340,000
$315,000
Days on market:
3
3
7
21
9
No. of homes sold:
84
70
99
82
80
The trend is…higher prices! Since 2018, the median sales price for an Armour Hills house has risen 35%! Last year, buyers paid about 7% over the list price. The number of homes that changes owners each year is pretty consistent. This neighborhood is always one of the most popular for buyers looking in Brookside, and I don’t see that changing.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
I have some interesting numbers to report regarding last month’s Waldo home sales stats; although home sales are traditionally slower in the last quarter of the year, prices were down compared to December 2021; usually there is an increase year over year. Let’s take a look at the details; as usual, I’m using the street boundaries of Gregory to 85th and State Line to Holmes for the numbers:
December 2022
December 2021
Median list price:
$240,000
$255,000
Median sales price:
$235,000
$268,000
No. of homes sold:
18
35
Days on market:
25
10
Compared to a year ago, Waldo homes closed at 12% less than the median sales price in December 2021; also 50% fewer homes sold. The lowest closed price was $117,500 and the highest was $540,000. Note this year’s December list price was lower, which accounts for some of the median sales price drop. Overall, though, Waldo home values had a healthy increase overall last year; below are the stats, with a five year comparison.
2022
2021
2020
2019
2018
Median list price:
$264,900
$249,975
$223,000
$220,000
$200,000
Median sales price:
$276,000
$260,000
$230,000
$217,225
$205,000
No. of homes sold:
300
412
377
362
381
Days on market:
3
3
4
10
19
You can see the chart indicates that most of the time, buyers are paying over the list price for Waldo homes by about 3-4%, although 27% fewer homes closed last year. And houses are continuing to go under contract quickly. From 2021-2022, Waldo homes gained 6% in value, and 34% since 2018. There is so much demand for housing that I don’t foresee prices drastically coming down in 2023. When I drive around Waldo, I see several new build homes going up–and brand new houses sell for quite a bit over $300K. The old saying is true: it’s all about location, location, location in real estate!
Thanks for reading my blog! Next month I’ll post January 2023 numbers. Here’s to a new year!
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Another year of home buying in Brookside has come to a close…and even though our neighborhood is 100 years old, it remains quite popular! They don’t build houses like this anymore….
The first graph below outlines December 2022 single family home sales stats for Brookside (using the 64113 zip code); in the second graph, I’ve outlined sales for the past five years for comparison. Home values in Brookside…just keep rising!
December 2022
December 2021
Median list price:
$490,000
$441,750
Median sales price:
$501,000
$436,750
Days on market:
15
4
No. of homes sold:
22
28
Last month, we had six homes sell for over $1,000,000- the top sales price was $1,395,000 (cash!) and the lowest was $290,000. Although some houses sat on the market a little longer, most buyers are paying at or over list price–even with higher interest rates.Now let’s look at the five year trend:
2022
2021
2020
2019
2018
Median list price:
$495,000
$465,000
$419,000
$389,950
$405,000
Median sales price:
$500,000
$475,000
$417,000
$380,000
$397,000
Days on market:
3
3
8
23
18
No. of homes sold:
293
337
325
300
285
Home values in Brookside have risen just under 26% since 2018; the number of homes that turn over each year is fairly consistent. Fewer homes sold in 2022 than the past two years, most likely due to the rapid rise in interest rates and the persistent problem of not enough inventory.
As a Realtor, I am asked quite often: what’s happening with home sales? Here’s something that is always true: buyers want updated, well maintained homes that are priced at market value. The higher interest rates have affected some buyers’ purchasing power, but there is still a great demand for homes in the Brookside/Waldo neighborhood. Owning a home can be an excellent long term investment!
I’ve got an answer for that annoying daily question…”what’s for dinner?”. Make plans now to participate in Kansas City’s annual Restaurant Week, January 13-22.
Restaurant Week began as a way to get more business into restaurants during a traditionally slow dining out period, but it also benefits local non profit organizations. This year, part of the proceeds from each meal will go to Cornerstones of Care, along with other organizations.
Here’s how it works: restaurants across the city offer special pre fix menu options for lunch ($20) and dinner ($40). You’ll find all kinds of cuisine choices, from casual to pricy; and you can order carry out, delivery or dine in. Web searches are easy–by cuisine, part of town, or special diet. Reservations are strongly recommended, especially for the most popular spots on the weekends. Download the app–it’s very easy to use; you’ll see menus and can check table availability. This is the perfect opportunity to try a new, locally owned place with friends or grab a quick lunch with co-workers. Many Brookside and Waldo restaurants are participating; here is a partial list, including Aixois, The Well, Boru, Charlie Hooper’s, Plate, Red Door Grill, South of Summit and Summit Grill.
Everyone likes to try a new restaurant…especially if it’s a small, locally owned place. And, most everyone likes Italian food! So, bring your hungry belly to Waldo’s newest Italian restaurant, Big Belly’s at 8940 Wornall!
Owner Josh Drake has teamed up with chef Ken Viereck and Jessica Gattenby to create a friendly, casual, family oriented place, focusing on scratch cooking and a variety of meal options. Josh and Ken have a food service background: Ken learned cooking from his parents and over the years, tweaked the recipes. Josh has a catering company that’s nominated for Caterer of the Year from WedKC. Josh looked at several locations for the restaurant, and settled on this spot after a friend who owns Social in Waldo recommended it. There was already a kitchen in the back, and plenty of space for tables, a bar and parking. “I know Waldo is a community of many types of people: families, blue collar workers, young professionals, older folks—and that’s the type of community I wanted to be in” Josh says. “When I picture myself in 20 years, I think of LC’s Barbeque. I went there once a week, and the owner was always at a table, doing paperwork, chatting with the regulars, greeting people as they walk in. That’s what I want this place to be. I want this place to be affordable for families and also a nice spot for date night”.
Ken Viereck, Jessica Gattenby and Josh Drake
Big Belly’s has a large menu—you’ll find several types of pasta, salads, and entrees that include two sides with garlic bread! The most popular items so far are the chicken piccata, chicken parmesan and rattlesnake pasta. There’s also a wide selection of appetizers, mac n’ cheese, and sliders, available in 2 and 3 item portions with sides included. If you are craving pizza, Big Belly’s has you covered with their flatbread pizzas. Jessica makes all the desserts fresh every day; after two days they are marked down to 99 cents. Daily specials include the popular lasagna (only available on Thursdays); kids eat free on Tuesday and a pasta discount on Wednesdays. And if you are feeding a crowd—check out their family meals and catering menu for Chiefs games, birthday parties and other celebrations.
Hours for Big Belly’s are Tuesday through Saturday, 11am-9pm and Sundays from 11am-8pm. Stop in and fill up!
The higher interest rates haven’t dampened home sales in Armour Hills! Prices are up, although homes are staying on the market just a little longer than last year. Here are the stats:
November 2022
November 2021
Median list price:
$445,000
$362,500
Median sales price:
$440,000
$368,000
No. of homes sold:
9
8
Days on market:
13
3
Home prices closed 19.5% higher than November 2021; about the same number of homes changed ownership and final sold price was slightly lower than list price. The lowest closed sale was $200,000 and the highest was $512,000. Let’s look at year-to-date figures:
Jan-Nov 2022
Jan-Nov 2021
Median list price:
$399,900
$365,000
Median sales price:
$432,000
$380,000
No. of homes sold:
75
66
Days on market:
3
2
Consistently, buyers are paying over asking price for Armour Hills homes (8% for the year), and those houses listed go under contract quickly. Home values are up 12% compared to same period last year.As of this posting, there are no houses in Armour Hills for sale.Happy 2023 to all my readers!
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
The holidays in your own home…it’s a special time! Perhaps you purchased a home in Brookside or Waldo within the past year or so…know that your property value is likely on the rise! Higher interest rates have slowed the number of houses sold, but Waldo prices are still going up. Let’s look at the numbers…I’m using the street boundaries of Holmes to State Line/Gregory to 85th St for these stats:
November 2022
November 2021
Median list price:
$245,000
$235,000
Median sales price:
$257,000
$225,000
Days on market:
4
3
No. of homes sold:
19
35
Values rose 14% compared to November 2021, with 45% fewer homes closing last month compared to a year ago. Still, buyers are regularly paying over the list price. Here are the year-to-date numbers:
Jan-Nov 2022
Jan-Nov 2021
Median list price:
$259,450
$247,950
Median sales price:
$275,000
$258,700
Days on market:
3
3
No. of homes sold:
262
362
For the year, prices are up just over 6%; although 27% fewer homes have sold so far. Waldo continues to be a very hot location for buyers despite the higher interest rates–most homes go under contract within a few days. Next month I’ll post Dec stats and a year end wrap up! Currently there are 16 active single family listings in Waldo with a median price of $252,778. The lowest asking price is $75K and the highest is $440K.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Home sales are definitely slowing down in Brookside as we head towards the end of the year; however, prices are still rising–just not quite as much as earlier in 2022. Let’s take a look at single family home sales for last month in Brookside, using the main zip code of 64113 for the stats:
November 2022
November 2021
Median list price:
$475,000
$425,000
Median sales price:
$472,500
$425,000
Days on market:
8
4
No. of homes sold:
19
31
The lowest closed price last month was $200K and the highest was $1,055,000–which was over the asking price. Fewer homes sold compared to November 2021 and the median price was just under list price. Here are the year-to-date figures:
Jan-Nov 2022
Jan-Nov 2021
Median list price:
$492,450
$467,725
Median sales price:
$500,000
$475,000
Days on market:
3
3
No. of homes sold:
272
310
For the year, most homes have been selling over the asking price and go under contract in a very short amount of time. Sales have slowed–12% fewer homes have sold this year so far. There is still a shortage of updated homes priced under $350K in Brookside–those days may be gone forever! Currently there are 15 active listings, with a median list price of $565,000. Most of the homes are priced over $500K, with three homes over $1,000,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
There are some iconic landmarks in Brookside and Waldo…places like Waldo Pizza, Roasterie Coffee, the Piano Room, McLain’s Bakery, Charlie Hoopers…and many more. It’s what makes our neighborhood unique; these are not cookie cutter chains. They are the kind of locally owned spots that you always enjoy going to; a place where you bring visitors and meet friends; often a place where the staff is consistent or you bump into someone you know. One of our landmarks is changing hands next year: Bier Station.
I first wrote about Bier Station ten years ago, shortly before it opened. Owner John Couture was at the very beginning of the craft beer explosion: he offered 21 taps of fresh, rotating beers and hundreds of bottled options for customers to create their own personalized six packs. He and his family lived close by, and welcomed kids who stopped in with their parents, offering games and puzzles. Eventually John added more food selections and an outdoor patio. The neighborhood embraced and supported Bier Station; it was becoming a landmark.
Naty Cardenas, left, and Bier Station owner John Couture
John did more than just sell beer; he started hosting events that supported local candidates and non-profit causes he believed in. Bier Station initiated Q&A sessions with our local city council reps, fundraisers for Animal Rescue Alliance, Moms Demand Action, homeless teen parents and various candidates for office; there were comedy nights, silent auctions and the infamous Josh Hawley Fun Run – the money raised from that event went to causes that the conservative Missouri senator is against. John has always been an activist at heart, and he invited the community to participate and make a difference, as they enjoyed a beverage and conversation.
When I visited with John last week, he emphasized how much he’s enjoyed having Bier Station but it was time to move on. “During the past decade, people’s drinking habits have changed. There were just a couple of craft beer places in KC when I opened; now there are at least 30 or 40 options. I’m proud to have opened the first craft beer/ tasting bar /bottle shop in the Midwest. The bar has won many national awards and we’ve raised over $300,000 for non profit causes and civic campaigns”. One of the events he’s most proud of: working with the dean of Pharmacy at KU to host a COVID 19 vaccine clinic last year, vaccinating over 1000 people. And in December 2020 when vandals smashed the front door of the building, locals came by with envelopes of money to help pay for the repair: McLain’s brought over goodies for the staff and business surged in support. “Our customers really are the best! They are very friendly, very generous with tips and they get to know our staff. Several close friendships between staff and patrons have developed over the years.”
City Barrel Brewery and Kitchen has purchased Bier Station and has a few changes planned: they will serve New York style pizza and redo the patio out front, adding a roof. There will still sell beer to go and have several local brews on tap. As for John, he is taking some time off- his family is “very excited” to see more of him as he figures out next steps that will include some sort of political activism. In the meantime, John invites you to stop in and enjoy a brew and say goodbye before Bier Station changes hands. There is a big staff reunion on Monday Dec 19 and a final celebration on New Year’s Eve—the last night of Bier Station. Mark your calendar! Bier Station is located at 120 E. Gregory. Thank you John, and Bier Station, for all you have done for our neighborhood and community!
DIY..do it yourself!! That’s the mantra of new Waldo business Goofball SK8boards, LLC at 300 W. 80th St. Welcome to the neighborhood!!
Joan and Harper Rose
Married couple Joan and Harper Rose love to skateboard. Harper started the sport first, and Joan picked it up during the early days of the COVID pandemic. They even started a zine about it, and tried skating at local outdoor parks. But they increasingly felt unwelcome, like they were “taking up too much space” as skate culture has traditionally been focused on straight white guys. Determined not to give up or be intimidated, Joan and Harper decided make some changes themselves.
Initially they planned to open a skateboard company to sell boards and supplies, but a friend operating a store advised against it due to too many ongoing supply issues. However, their friend said opening a skate park was a great idea—that was a real need. Joan and Harper switched gears and started looking for space for an indoor park, with the goal of “providing this community with a friendly and affirming place” for all ages. Harper says “Although there is a wave of inclusivity moving across the culture, everyone interested deserves a welcoming, friendly place” for the hobby. Both live in Waldo and found this nearby building, which was formerly used by Neal Harris, the HVAC contractors. The slick concrete floors are perfect for skating; they’ve installed ramps and steps and are patiently waiting for city approval from KCMO to officially open the skate area. Boards, tee shirts, and supplies are available for purchase as well, and Harper will help with skateboard repair. Additional plans include skate lessons for kids and adults, and a zine library. “We want to cut out the intimidation factor for beginners” says Harper. They believe this could be the first female and queer owned skate shop in Missouri! A film crew from Columbia MO recently stopped by to include Goofball SK8boards in a documentary about female skaters in the state.
Goofball SK8boards is open Tuesday through Sunday from 11am-6pm. There’s plenty of parking on the east side of the building at 300 W 80th St. More info available through their Instagram account or website. Welcome another small, locally owned business to Waldo!
Inside Brookside (And Waldo) 