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.
During this rather boring time of year (unless the Chiefs keep winning!)….we haveKC Restaurant Week to break the monotony! This is the time to check out some eateries you haven’t been to before…and there are so many to choose from. Over 180 restaurants are participating in this year’s event!
Kansas City Restaurant Week is happening January 14-22, 2022. A portion of the earnings will be donated to the Guadalupe Centers–KC’s largest Hispanic association, providing education, health care and other social services in our area for over 100 years now. Reservations fill up fast, especially on weekends, so make your plans now if you plan to dine in. Some places are offering delivery and carry out options.
Below is a list of the participating restaurants in Brookside and Waldo. The fixed lunch price is $15; dinner price is $35 or $45. Not all of the special menus are posted yet–check the website or the KCRW app for updates.
Aixois French Restaurant * Charlie Hoopers * Michael Forbes * Red Door Grill
Boru Asian Eatery * Lews Grill and Bar * South of Summit Taqueria * Summit Grill* The Well * Waldo Pizza.
Note that most of the restaurants are locally owned..and we know how much local businesses have suffered during the COVID pandemic. Thank you for supporting our locally owned restaurants and please tip generously!!!
This is the last blog of 2021! Next month I will recap Dec 2021 Brookside/Waldo home sales, with an extended year-by-year comparison. Today, I’m reporting the Armour Hills sales stats for last month. Have a safe, healthy and happy holiday everyone!
November 2021November 2020
Median list price: $362,500 $327,000
Median sales price: $368,000 $324,500
No. homes sold: 8 6
Days on market: 3 5
The lowest sales price last month was $302,220—which was $52,000 over list price for a two bedroom, one bath home!! The highest closed price was $530,000, $15K over asking. Here are the year-to-date numbers:
Jan-Nov 2021Jan-Nov 2020
Median list price: $365,000 $349,000
Median sales price: $380,000 $345,000
No. homes sold: 66 85
Days on market: 2 5
Home values are up in Armour Hills just over 10% for the year. Currently there is one home for sale in the subdivision, with a list price of $575,000 and 179 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Gotta act fast if you want to buy a home in Waldo…and it’s been like that all year, even during these slower winter months. Homes go under contract very fast and buyers usually pay list price if not more. Here are the stats for November 2021, using the street boundaries of Gregory to 85th St; State Line to Holmes:
November 2021 November 2020
Med list price: $245,000 $259,900
Med sales price: $245,000 $259,900
No. homes sold: 37 27
Days on market: 3 12
Although the median sales price was a bit lower than last November, more homes sold and in less time; also more higher priced homes sold in November 2020. The lowest sales price last month was $73,000 and the highest was $503,000. Let’s check the year-to-date numbers:
Jan-Nov 2021Jan-Nov 2020
Med list price: $249,950 $225,000
Med sales price: $260,000 $230,000
No. homes sold: 370 343
Days on market: 3 4
So far this year, sellers are paying an average of 4% over list price; homes are still going under contract very fast (yes I know I say that every month!). Home values are up 13% compared to last year at this time.
Currently there are 12 active listings in Waldo, with a median list price of $232,450 and 37 days on market. Prices range from $75K to $395,000.
(All stats taken from HeartlandMLS; deemed reliable but not guaranteed.)
It’s time to report the November single family home sales for Brookside, and although there was a dip compared to last year, overall prices are way up comparing 2021 to 2020. Here are the stats, using the main Brookside zip code of 64113:
November 2021November 2020
Med list price: $400,000 $447,500
Med sales price: $404,000 $465,000
Days on market: 4 5
No. of homes sold: 25 26
The number of homes closed and days on market are consistent; and many buyers are still paying over list price. The median price is lower because last November, there were three sales over $1,000,000 and none last month. The highest sales price was $532,500. Here are the year-to-date numbers:
Jan-Nov 2021Jan-Nov 2020
Med list price: $467,725 $415,000
Med sales price: $475,000 $412,500
Days on market: 3 8
No. of homes sold: 310 291
The highest priced sale this year so far is $4.2 million. Units sold are ahead of last year at this time and sales prices are up 15%! Currently there are 14 active listings in Brookside, with a median list price of $545,000 and 48 days on market. Prices range from $450K to $4 million.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Yes, friends, there is another new locally owned shop in Waldo to tell you about today…and it’s quite unique! Called Green Utopia, it is Kansas City’s “zero waste” shop, selling useful gifts and household goods using recycled materials. This is the place to stop by if you need last minute gifts or stocking stuffers—so many great ideas here!
Green Utopia in Waldo
Owner Gabriella Sanders started her shop in a vintage camper, parked at places like the Crossroads on First Fridays and other lots around town. Then the pandemic hit, and she decided to take some time to reassess and find a small retail space. “ I just had this crazy idea to create a store based on zero waste.” She chose Waldo in part because she has family nearby that can help watch her son. Green Utopia opened in November, tucked away in a small space at 329 B E Gregory, behind Governor Stumpy’s. Sanders is committed to a zero waste lifestyle – she says the Lees Summit and Blue Springs landfills are already out of space-and we can all make relatively easy changes to our daily habits to end up throwing less in the trashcan. “Just change one habit”, says Gabriella, “and soon it will become second nature to reduce your personal everyday waste.”
I was amazed at all the unique, clever items for sale in Green Utopia: earrings made from plastic found in the ocean; washable fabric sandwich bags; shampoo and conditioner bars (rather than liquid in a plastic bottle); tote bags made from yoga mats; wall clocks made from albums; coffee and tea “socks” ; biodegradable scrub pads and natural tooth powder…everything has a green component. There’s stuff for the kids and dogs too. She also resells some vintage items: tins, napkins, handkerchiefs. Gabriella will also rent you a “party box” of dishes and flatware to save on paper items that just get thrown away after the meal. If you are looking for a knowledgeable speaker on how begin a greener lifestyle for your business or club—Sanders does that too.
Gabriella Sanders
Green Utopia can be challenging to find due to it’s tucked away location—she has some signage coming but for now, the best way to reach her shop is driving (or walking) just south of Gregory and Oak; on the west side of Oak you’ll see a driveway to the parking area just past Gregory. Turn west into the lot and you’ll see Green Utopia on the right. Hours are 11am-6pm Tuesday through Friday and Saturdays 10am-5pm. Stop in soon—you’re come out with something useful for yourself or a friend!
Today I’m writing to tell you about a new business in Waldo that appeals to people of all ages; it’s a place everyone can enjoy and feel welcome; it’s a spot where you can spend the afternoon just having fun with an art project or learning a new skill…it is Create Space KC at 209 E Gregory, just a few steps east of McLain’s Bakery.
Create Space KC is the invention of Meghan Throckmorton, an art teacher at the Nelson Atkins Museum of Art. Meghan says she “daydreamed about something like this for a long time. I wanted a place the community could use; where people could come together and interact in person, putting away the screens for a while. I also talked to many neighbors about they wanted to see in a place like this.”
So what exactly is Create Space KC? It’s a versatile, open space of 1500 sf, where Meghan and other local teachers host workshops in art, dance, yoga, gift-making and music. Meghan stresses it’s not school, it’s recreation: parents and kids can take a painting class together or drop in an ‘open studio’ to create their own projects. There’s yoga for all ages (even “goodnight yoga”), plus ballroom dancing, juggling and ukulele classes. Meghan wants to add even more options. One of the unique things about Create Space KC is that outside clubs can rent the space for get togethers and to teach classes; for example, there’s a photography club that gathers at the space and offers a class; same with ballroom dancing. Prices are very reasonable; averaging around $15 per session. Meghan encourages teachers and club leaders to contact her to discuss details of what they can offer for the monthly calendar of events. She’s actively looking for people who would like to come in and teach other special skills.
Create Space KC also has winter break and snow day camps for area kids; parents can register for a morning or afternoon session or several sessions in the same week. Meghan also rents the space for private parties, holding up to 30 people or so.
Check out the Create Space KC website for more details or just drop in sometime as you are walking by! This is a very creative and useful addition to our neighborhood, especially during the colder winter months when you are longing to get out and do something different with the family. Thank you for supporting our locally owned businesses!
Hi neighbors! One more post about October Brookside home sales stats before we move into December. Just like the rest of Brookside, Armour Hills home values took a dip last month compared to a year ago; however overall, prices are up! Let’s take a look at the numbers:
October 2021October 2020
Median list price:$380,000$407,000
Median sales price:$370,000$426,250
No. of homes sold:56
Days on market:132
Although the median sales price last month was 15% less than October 2020, sales were steady and the highest recorded price-$461,000-was $61K over asking price! Yes, I double checked that number! Below are the year-to-date numbers:
Jan-Oct 2021Jan-Oct 2020
Median list price:$372,400$349,000
Median sales price:$382,500$345,000
No. of homes sold:58 79
Days on market: 2 5
The majority of buyers are paying at or over asking price, and homes are going under contract within two days of listing. So far this year, prices are up just about 10% over last year.Currently there are four active listings in Armour Hills, with a median list price of $452,450 and 42 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
As we head towards the end of the year, home sales traditionally dip in the fourth quarter—not as much inventory and the holidays/cold weather keep people inside. But there is no lack of demand for Waldo homes—more sales this year with higher average prices. Will watch and see what happens the last two months of the year. Here are the stats for single family home sales in Waldo, using the boundaries of State Line to Holmes; Gregory to 85th:
October 2021October 2020
Median list price:$230,000$220,000
Median sales price:$240,000$236,250
No. of homes sold:38 30
Days on market:92
The lowest closed price last month was $120,000 and the highest was $498,500. Prices edged up just over 1% compared to last year. Below are the year-to-date numbers:
Jan-Oct 2021Jan-Oct 2020
Median list price:$224,950$230,000
Median sales price: $263,500$230,000
No. of homes sold:336319
Days on market:34
This year buyers are paying at least 5% over list price, and home values are up 14% over last year. Up up up!! Currently there are 12 active listings in Waldo, with an average of 42 days on market and a median price of $237,450.
Hope everyone has a safe and happy Thanksgiving holiday!
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
This is the time of year when many people focus on gift giving…and often think “where can I buy something that’s a little out of the ordinary?”. For many shoppers, the answer could be World’s Window in Brookside.
I wanted to write a blog about Worlds Window because this is one of the oldest, locally owned stores in the Brookside shops, serving our neighborhood for the past 23 years! Stopping by the shop recently, I chatted with owner Jan Buerge. She explained how World’s Window came to be.
Before Brookside, World’s Window was located in Westport—the shop started off in a small stall off Pennsylvania. When Westport started focusing on bars and eateries, Jan and her husband decided to move the store to Brookside—close to their home. They focus on “folk art and fine design”, says Jan. “We like to sell interesting, well made things, from companies that commit to Fair Trade principles.”. Jan values talking directly to many of her suppliers and artisans based around the world.
Of course like so many other retailers, World’s Window has been affected by the COVID pandemic. The shop was closed for several weeks, and Jan quickly pivoted to online sales. One unique way she kept sales going via the web was by publishing a newsletter every day, with the theme Around the World in 80 Days. Jan wrote about individual vendors and told their very personal stories. “The resilience and creativity of the human spirit is amazing” she explained, regarding how her contacts throughout the world were dealing with the pandemic and yet kept going. You can read the 80 days of stories at the World’s Window website.
Jan hopes to resurrect her annual Rose Brooks “Flipping Favorites” fundraiser next year, where shop patrons bring in gently used clothing to donate to Rose Brooks, in exchange for a discount coupon for the store. Throughout the holidays, you can still donate to Rose Brooks (a domestic violence emergency shelter) when shopping in the store by donating $5 through a “dip jar” as your purchases are festively wrapped for the season. “Of course you can dip your credit card in the jar as many times as you would like”, says Jan. “What a great way to share in celebrating this Season of Joy”.
There are just so many fun things to explore in this store: you’ll find comfortable and festive clothing, colorful scarves, stocking stuffers, candles, jewelry and even jeans! There’s all kinds of folk art, candles, ZUM products, socks and gloves, tree ornaments and a large section of children’s items in the back of the store.
World’s Window is sure to have something unique and special for that hard to buy for person—and for yourself! Stop in the shop at 332 W 63rd St; hours are 10-6 Monday through Saturday and 12-5 on Sunday.
Brookside in the Fall….a messy palate of bright and vibrant colors on trees, bushes, lawns…it’s my favorite time of year in the neighborhood! Of course, Brookside homes are attractive any time of year and although last month there was a dip in values, the YTD numbers are still very strong. Let’s look at the statistics for single family home sales in Brookside, using sales figures from the main Brookside zip code of 64113:
October 2021October 2020
Median list price: $485,000$489,000
Median sales price:$472,000$492,450
No. homes sold: 2734
Days on market:322
Prices dipped 4% compared to last year; homes went under contract much faster. Fun fact: the highest sale last month was $1,135,000–$40K over the list price. Below are the year-to-date numbers:
Jan-Oct 2021Jan-Oct 2020
Median list price:$475,000$415,000
Median sales price:$480,263$412,500
No. homes sold:280262
Days on market:38
Compared to last year, Brookside home values are up 16% and most homes sell for list price or above. Currently there are 23 active single family homes for sale in Brookside with a median list price of $565,000 and 23 days on market. The majority of listings–17-are priced over $500,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Inside Brookside (And Waldo) 