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 last day of February, so I’m slipping in this last home sales report for last month-for Armour Hills.There are some similarities between this year’s January stats compared to last year–the one significant change was the median sales price dipped a bit from a year ago. I seriously doubt this is the start of a trend, though! Here are the numbers for Armour Hills home sales last month, one of the larger subdivisions in Brookside:
January 2022
january 2021
Median list price
$450,000
$500,000
Median sales price
$475,000
$490,000
No. of homes sold
3
3
Days on market
2
3
Although the median sales price was lower than a year ago, it was 5.5% over asking price. The same number of homes closed; and these homes went under contract even faster. The highest sales price last month was $420,000 and the highest was $493,000.Currently there is just one home for sale in Armour Hills, at a list price of $367,500.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Waldo home sales are off to a strong start, even in the traditionally slow month of January. If there was more inventory, more homes would sell! Here are the single family home sales for last month in Waldo, using the street boundaries of Gregory to 85th St; State Line to Holmes:
January 2022
january 2021
Median list price:
$218,500
$245,000
Median sales price:
$216,250
$244,000
No. homes sold:
16
13
Days on market:
3
21
Although there was a decrease in the median sales price compared to last year, that is because more of the larger, higher priced Waldo homes sold in January 2021. Note the wide range of sales prices-typical of Waldo-the lowest closed price last month was $45,000 and the highest was $507,000.
Currently there are just four single family homes for sale in Waldo, with a median list price of $217,000 and nine days on the market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
What is there to do on a snow day? Celebrate another Waldo Week! Very understandable if you stay in today, though. This event promotes our locally owned businesses in Waldo and encourages you to explore places you may not be familiar with. Waldo Week starts today, February 17 and runs through Friday Feb 25, 2022.So plenty of time to take advantage of the specials!
Several businesses are offering special discounts over these dates, including CoWork Waldo, Hawthorne and Ivy, SOAP Refill Station, Mike’s Wine and Spirits and Strips Chicken. , Eclectics, The Well, and Lew’s Bar and Grill. In addition, there will be a virtual auction happening online with proceeds going to Happy Bottoms diaper resource. Many participating businesses will also offer diaper drop off bins if you would like to help out that way.
This is the seventh annual Waldo Week–make plans to take advantage of special deals and support our locally owned businesses! More info, and a complete list of participants, at the Waldo business association site.
We are starting off the year with….just crumbs out there for homebuyers! The lack of inventory is startling! As we get into the warmer months, more listings will pop on. In the meantime, as usual, any new listings get snatched up very quickly. Let’s take a look at the stats for what sold last month in Brookside, using the zip code 64113, single family homes.
January 2022
January 2021
Median list price
$585,000
$399,000
Median sales price
$585,000
$432,000
No. homes sold
13
6
Days on market
14
13
There was a 35% increase in the median price of a home compared to a year ago! However, note that we had two million dollar plus sales last month, and the lowest sales price was $370,000; the highest was $2.25 million. Buyers still paying at or over list price.
Currently there are just five homes for sale in Brookside, with a median asking price of $575,000. Two of the five homes are over $1,000,000; all are over $500K. Days on market is 49–primarily due to one very overpriced listing (in my opinion) that’s been lingering on the market for over a month, priced just over $1 million.
If you are thinking of selling-or buying-in Brookside this year, I can help!
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
“Treat yo’self” – one of the memorable lines from the TV series Parks and Recreation. We all feel the need to pamper ourselves every so often, and there’s a new massage therapy studio in Brookside that will do just that! Crossing Paths Massage Therapy opened recently in east Brookside, at 751 E 63rd St.
When I heard about Crossing Paths, I had tto indulge in a massage for myself—research for the blog of course! I had the basic 60 minute relaxation massage, and it was…wonderful! A couple of days later I called Stephanie Cross, the owner, for more information about her and her business.
Stephanie Cross
Stephanie started as a nail technician, yet always had it in the back of her mind that she also wanted to do massage therapy. She enrolled at WellSpring School of Allied Health (massage therapy is their main program) and graduated in September 2019. While working at The Elms Hotel and Spa, she decided to open her own studio as well after seeing a friend’s space in the building—“I really like the vibe of Brookside”. She also wanted to make more of a personal connection with her clients, as the people she sees at the Elms are more transient. “I have seen the change massage therapy can make in your life and wanted to offer those services to regular customers”.
Stephanie offers 60, 90 and 120 minute relaxation and therapeutic massages. All include hot towels and aromatherapy. She offers add-ons including foot and back scrubs, CBD and cupping therapy. Services are offered Saturday through Tuesday, and gift certificates are available (still looking for a Valentine’s day gift??). The studio entrance is on the south side of the building, easily accessible on the ground floor and right next to the covered (free) parking garage. The best way to reach Stephanie is via text (417 894 2456) or her Facebook or Instagram (@crossingpathslmt) page. Mention this blog post and get $10 off your first massage, valid through June 1st.
Next time you need to treat yo’self, try Crossing Paths—another locally owned and operated Brookside business!
You may have heard that Waldo’s beloved Classic Cookie has reopened again under new ownership. It’s true—and the new owners are ready to welcome you back into this warm and cozy neighborhood café with a new menu and redesigned interior.
Bryan Sparks and Hailey Allen
Owners (and engaged couple) Bryan Sparks and Hailey Allen, along with Anthony Quirarte, purchased the business last November. Both Bryan and Hailey have extensive restaurant experience: Bryan as the Executive Chef of True Food Kitchen, and Hailey has worked with her chef/father. The duo started a meal prep service that was so successful they expanded to catering events. They were renting a commissary by the hour but wanted their own kitchen, so when Bryan’s family saw that the Classic Cookie space was available—they jumped on it. With help from family and friends, Hailey and Bryan redesigned and remodeled the space themselves: moving the main counter, adding a full expresso bar, revising the menu and adding a a few more seats. Plenty of sun streams in to accent the light wood surfaces and white walls; tables are set with fresh flowers and cloth napkins and diners are greeted with a sincere hello! The restaurant has that loose, friendly, local corner spot vibe. Even the background music changes to set the mood!
Now a few words about the food… Classic Cookie is open for breakfast and lunch. Just about everything is made from scratch: a pastry chef bakes fresh breads, cookies, granola and other sweet treats, and locally sourced produce and meats are used as much as possible (easier in the spring and summer growing season). Hailey says the menu items are priced to be “approachable for any budget” – you can get half orders of several menu options. When I asked Hailey if the cookies are the same as in the “original” restaurant, she explained they were given ingredients for the cookies, but no measurements! So they are experimenting with different combinations. ( I noticed the cookies are much larger than before!). The beloved chicken salad is the same though, and Parisi coffee is served.
Something else the new owners are planning: once a month special dinners, collaborating with local chefs. They have a special Valentine’s dinner planned on February 14, with two seatings offered at 5 and 8pm. For $75 per person, you’ll enjoy a four course meal with wine pairings! The earlier seating is almost sold out—so if interested, make reservations soon. The Classic Cookie can also be rented out for private evening functions. Hailey and Bryan are very excited to have this new space; “The feedback from the customers has been wonderful “ Hailey says, “we are overjoyed with the reception we’ve been getting from the neighborhood”.
Treat yourself to a meal at Classic Cookie soon—you’ll feel right at home once you walk in and a friendly server greets you. Take out and delivery are also available. Hours are Wednesday through Friday, 7am-2pm and Saturday/Sunday hours are 7am-3pm. The Classic Cookie is located at 409 West Gregory.
Hi Neighbors! Our subdivision had a healthy increase in home values last year, with most properties going under contract within a couple of days. Prices will not be going down in 2022–that’s a pretty safe prediction! Here are the numbers:
Year
2021
2020
2019
2018
2017
Median list price
365000
345000
339450
315000
314500
Median sales price
380000
344000
340000
315000
312500
Days on market
3
7
21
9
7
No. homes sold
70
99
82
80
93
The increase in value from 2020 to 2021 was 10.4%, and the increase from 2017 to 2021 was 21.6%. I find it interesting that fewer homes sold; homeowners are staying put in our beautiful neighborhood! The highest sales price last year was a whopping $703,000, and the lowest was $212,000. Note most buyers are paying over list price.
The busy buying and selling season is just a few weeks away–if you plan to be a buyer / seller, now is the time to plan and plot strategy!
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Every month I post single family home sales stats for Waldo, and each January I write a year end recap with comparisons to the past few years. Waldo home values really exploded last year, due to not enough inventory and multiple offers common. How much higher will they go?The market doesn’t seem to be slowing down at all. So here are the numbers, using sales in the boundaries of Gregory to 85th/State Line to Holmes:
Year
2021
2020
2019
2018
2017
Median List Price
$249,950
$223,500
$225,000
$200,000
$175,000
Median Sales Price
$260,000
$230,000
$220,000
$205,000
$177,250
Days On Market
3
4
10
19
12
No. Homes Sold
417
372
354
370
388
More numbers for you: Waldo home values increased 13% last year, and median sold prices are up 46% since 2017. (Neighbor Brookside had an increase of 14% in 2021.) The lowest closed price last year was $19,600 and the highest was $605,000.
If you plan to buy a Waldo home this year–get prepared now! Waldo continues to be attractive to first time buyers due to it’s central location, abundance of locally owned shops and restaurants, and the charming homes. Wonderful Waldo!
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
So we made it to another year, welcome 2022! From all indications, the housing market for Brookside and Waldo will be just as competitive as it was last year. Not enough inventory for all the wanna be homebuyers. In this blog, I’m giving you sales stats for 2021 with a comparison to the previous four years, for single family homes in the main Brookside zip code of 64113. . You’ll see home values took the biggest jump in 2021:
Zip code 64113
2021
2020
2019
2018
2017
List Price
$459,950
$419,000
$389,950
$405,000
$395,000
Sales Price
$475,000
$415,000
$380,000
$397,000
$387,000
Days on Market
3
8
23
18
20
No. Homes Sold
338
327
300
285
287
In the past five years, Brookside homes have jumped 22.7%, with the largest increase from 2020 to 2021: 14%. The number of homes sold per year has been rising steadily. And you’ll note in 2021, the median sales price was higher than the list price. Last year the highest sold price was $4.2 million, and the lowest was $212,000.
If you are thinking of buying or selling in Brookside this year–start getting prepared now! Sellers can make a plan for decluttering, repairs, paint touch ups and deep cleaning; buyers can get finances and budget in order while talking to agents/lenders and get familiar with the process. It’s going to be another busy year!
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Have you stopped in the newly remodeled Price Chopper grocery store in Waldo? It’s worth a visit! We now have a large, full service grocery with all the extras to serve our neighborhood…just like the suburbs.
The new Waldo Price Chopper at 8430 Wornall
David Bardwell
After a complete remodel, this store at 8430 Wornall reopened December 8. Inside you’ll see new coolers and freezers, updated lighting and flooring and peppy pop music piped through the speakers. There’s a bakery, deli, liquor dept, large meat counter, pharmacy (COVID shots available!) and prepared food section next to a café. I recently spoke with David Bardwell, Store Director, about the special features of the remodel. “We have a very nice meat department, and the butchers will do special cuts for customers in advance. Our sushi counter is unique to this area—it’s owned and operated by a privately owned company that rents the space. The bakery department takes special orders and I think our liquor department offers the lowest prices around”. And in the check out area…seven self check out stands and four staffed stands. I also like the new grocery carts with a few storage areas instead of one large basket.
Part of the fresh Produce Section
David grew up in the grocery business-his father was a grocer with Payless Grocery. Unlike the Price Chopper in Brookside and the one on 103rd off Wornall (both owned by the Cosentino family), this store is owned by Balls Foods, which will celebrate it’s 100th anniversary next year. David says prices can vary from store to store, but the weekly ad specials are always the same at every Price Chopper. You’ll experience a very friendly staff when you visit; if you are looking for a particular item, someone will walk you to the exact spot in the aisle that has your item! During the many months this store was closed, David had a van and drove several carless teammates to work in the Bannister and Grandview stores. Of the 83 current employees, 30 worked at the store previously and came back so you may see some familiar faces. The Ball’s Food Stores vision is“To be the best run, friendliest supermarkets in town where teammates are passionate about providing excellent customer service and where customers love to shop.”
Large Selection of Wine, Beer and Spirits!
I asked David if he was having any supply chain issues regarding keeping the store stocked during the pandemic. He explained they have approximately 4000 items delivered per week, and there are a few things are in short supply: paper products, children’s drinks and canned pet food. But overall, he can get everything needed to keep the shelves full.
It’s easy to run in and out of this store if you just need a couple of things; or stock up with a big load of groceries. There’s plenty of parking out front; and you can create orders online to pick up in the store later or have delivered to your car. Stop in and check out the new Waldo Price Chopper! The store is open seven days a week from 7am-10pm.
Inside Brookside (And Waldo) 