Author Archives: Mary Hutchison

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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 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 Classic Cookie Reopens in Waldo

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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.

Armour Hills Home Sales Report-2021

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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:

Year20212020201920182017
Median list price365000345000339450315000314500
Median sales price380000344000340000315000312500
Days on market372197
No. homes sold7099828093

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.)

Waldo Home Sales Report-2021

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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:

Year20212020201920182017
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 Market34101912
No. Homes Sold417372354370388

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.)

Brookside Home Sales Report–2021

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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 6411320212020201920182017
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.)

Waldo Welcomes Back Price Chopper Grocery Store at 85th and Wornall

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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.

Make Reservations Now for Kansas City Restaurant Week

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During this rather boring time of year (unless the Chiefs keep winning!)….we have KC 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!!!

Armour Hills Home Sales Report-November 2021

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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 2021                                                     November 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 2021                                                          Jan-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.)

Waldo Homes Sales Report-November 2021

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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 2021                                                                   Jan-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 Heartland MLS; deemed reliable but not guaranteed.)

Brookside Home Sales Report-November 2021

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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 2021                                                      November 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 2021                                                                 Jan-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.)

Need Last Minute Unique Gifts? Try Waldo’s Green Utopia!

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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!