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.

Armour Hills Home Sales Report-Aug 2020

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Hello neighbors! The home stats for Brookside’s largest subdivision were down quite a bit from August of last year–but no worries, the year-to-date figures are pretty stable. Let’s examine the numbers:

August 2020August 2019
Median list price: $317,500$377,500
Median sales price: $320,000$374,250
No. of homes sold: 12 6
Days on market: 3 5

You can see the median sales price was over 14% lower than the previous August. However, more homes closed in August of 2020, including one property that was listed at $375,000 and sold for $435,000–that’s $60K over asking price! Here are the YTD stats:

Jan-Aug 2020Jan-Aug 2019
Median list price: $342,475$342,450
Median sales price: $338,750$342,500
No. of homes sold: 56 62
Days on market: 6 18

Sold prices are just about 1% off; the number of homes sold is about the same; however, homes are selling faster. The lowest sales price in Armour Hills so far this year is $238,000 and the highest is $515,000. Currently there are six active listings in Armour Hills, with a median list price of $299,950 and 8 days on market. This is a good opportunity to live in Armour Hills for under $300K if you are willing to do a little fix up work!

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

New Listing! 5721 Holmes in the Brookside Area

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Today I wanted to write about my new listing in the Brookside area, near UMKC. This 99 year old charming home features four bedrooms, one full bath, fenced yard, private drive and an excellent location–just a few blocks from UMKC, Whole Foods, the Crestwood Shops and Trolley Track Trail. Here’s a few photos:

Check out those garden boxes–you can grow so many vegetables and herbs here! The spacious, eat in kitchen features new flooring and a gas stove; you’ll appreciate the original built-ins around the fireplace, screened porch and hardwood floors. Offered at $265,000. Contact me for more information! 816 510 1262

Better Homes and Gardens Real Estate, 7400 State Line Road, Prairie VIllage KS 66208-913 981 2800.

Waldo Home Sales Report-Aug 2020

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Waldo home sales are remarkably steady comparing the year-to-date figures…but in August, sold prices were way up! Here are the stats, using the street boundaries of Gregory to 85th St and State Line to Holmes, single family homes:

August 2020August 2019
Median list price: $241,200$222,400
Median sales price: $252,000$217,750
No. of homes sold: 34 38
Days on market; 5 5

In August of this year, sold prices were up over 4% of list price and 15% more than in August 2019. Homes are going under contract very quickly. Here are the year-to-date numbers:

Jan-Aug 2020Jan-Aug 2019
Median list price: $224,475$228,450
Median sales price: $229,950$228,000
No. of homes sold: 252 254
Days on market: 4 8

You can see that the median sales price is just about the same as last year, as is the number of homes sold. The highest closed price so far this year in Waldo is $520,000 and the lowest is $42,000. Currently there are 31 active listings in Waldo, with a median list price of $225,000 and 24 days on market.

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

Brookside Home Sales Report-Aug 2020

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Low inventory translates to higher sales prices, especially in the coveted $400K and under price point. Once again, median sales prices exceeded the list price. The stats below are for the main Brookside zip code of 64113, single family homes:

August 2020August 2019
Median list price: $417,500$385,000
Median sales price: $440,000$380,000
No. of homes sold: 38 26
Days on market: 3 20

Over 20 homes closed last month at or over the list price. Keep in mind the majority of those homes were priced under $500K. Buyers are making offers quickly and bidding wars are common. The lowest closed price last month was $272,500 and the highest was $1.85 million. One house in Armour Hills closed at $60K over asking price!!!

Here are the year-to-date stats:

Jan-Aug 2020Jan-Aug 2019
Median list price: $392,450$389,950
Median sales price: $400,000$380,000
No. of homes sold: 190217
Days on market: 8 22

In 2020, Brookside home values are up 3.27% compared to last year–a healthy stat! It will be interesting to hear how the year ends up. More inventory is needed in the under $400K price point. Currently there are 21 active single family home listings in Brookside, with a median list price of $795,000–very high due to the amount of million dollar plus homes on the market. Fourteen homes are priced over $500K and 9 of those are over a million. Current days on market is 79.

Thank you for reading my blog! If you need assistance with Brookside residential real estate-please contact me!

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

New Floral Shop Opens in Waldo

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Flowers!  Can’t help but smile when you walk by a colorful floral garden, a unique centerpiece or receive a blooming arrangement that fills your space with a soft, fresh scent.  Waldo has a new flower shop, Botanica Flower Studio at 7443 Broadway—and I stopped by last week to find out more.

Heather Coones

Owner Heather Coones has been a florist for eighteen years.  Back in her college days at K State, she would walk the campus dreaming of owning her own shop.  She earned a degree in geography as she loves to travel—and eventually got a job at The Fiddly Fig.  After a while, she struck out on her own, doing wedding and special events out of her Leawood home.  Finally, she just fulfilled her dream and opened the small shop, sandwiched between Hiles Two and Soap Station, a couple of storefronts south of Waldo Pizza.  Heather grew up in Brookside, and explained why she picked this Waldo spot: “ I love this area.  It’s a good location and I know the community supports local businesses.  There is easy access to many special event locations.  And I like to connect with people on a daily basis—flowers make people happy!”.

I asked Heather what makes her bouquets and arrangements different from others.  Her approach is to offer a “really good value. When you order from me, I look at what flowers and greenery are at their best at the time, and I get my product from local growers as well as wholesalers.  I like unique color combinations; I use lots of different textures, incorporating greens and herbs.  I like to use flowers and greens that you don’t always see in a shop.   The trend  in arrangements now  is the loose, gathered garden look —not a tight, stiff, rounded  arrangement.  I like to work with my customers to create something different that still looks fresh, eye catching and expressive.”

Botanica Flower Studio also has several kinds of vases and potted plants for sale; Heather plans to add Cedar Street Toffee treats for sale if you want to add sweets to your bouquet!  Behind the store is a shady, cozy, open air patio that’s available for small private wedding showers.  Current hours at the shop are 12-5 Monday through Friday; delivery is available.  The best way to order a single special bouquet or arrangement right now is to email Heather from the website—however, walk ins are welcome! 

Botanica Flower Studio is located at 7443 Broadway in wonderful Waldo!

Be Social, Get Out and Join “Waldo Walk” Sept 19-26, 2020

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Usually I would be posting about the annual Waldo Fall Festival right about now…but, as with all of our treasured fall activities (Plaza and Westport Art Fairs, Renaissance Festival, etc), it’s not happening this year. The Waldo Business Assn has come up with another event you can participate in: the Waldo Walk, starting Saturday and running until Sept 26.

You can do the Waldo Walk virtually or in person! Download the Racery app to go digital or get out in the fresh air and walk or bike the six mile route in person. (You do not have to do all six miles!) Teams are encouraged! There are many local merchants with special giveways and offers throughout the walk, including McLain’s Bakery, Crows Coffee, Bier Station and Geo’s Cheese. Special thanks to Mike’s Wine and Spirits for being a sponsor of the walk!

Get more details here. Remember, Waldo Walk lasts seven days so you have plenty of time to get out and explore Waldo during this Fall season, enjoy the cooler weather and (socially distant) mingle with friends and merchants along the way. THANK YOU for supporting our locally owned businesses!

Sierra Winter Jewelry Now Open in Brookside

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When strolling around art fairs, I always stop at the jewelry booths.  There are so many different styles and types of metals—and usually a wide range of prices. Due to the pandemic–no Brookside/Westport or Plaza art fairs this year…However, last week I stopped by Sierra Winter Jewelry, a unique shop at 7017 Oak next to Eclectics to get my jewelry fix. This showroom has been open for several months now, but somehow I missed it!

Owner Sierra Otto had the urge to make jewelry early—she started back in high school.  At KU, she studied metal smithing and jewelry design.  She spent several years designing for Silpada (a now-defunct KC company) and finally went out on her own.  She sells direct to consumer via her website and to wholesalers around the country.  Earlier this year she opened this showroom and now operates the business just a few blocks from her Armour Hills home, where she lives with her husband and young daughter.

Sierra Otto

Sierra explained her designs are “globally inspired”  and she releases a new collection two times a year that consist of about 15 pieces—her next one will debut in October.  I asked Sierra about her best selling pieces, and she says the simple and classic  “Eclipse”  is very popular, along with the “Easy Rider” horseshoe ring and the “Mama” collection, featuring rings, necklaces and bracelets often given to new Moms as shower and new baby gifts.  All of her pieces are sterling silver or 18K gold vermeil, and some feature precious stones such as turquoise, lapis and opal for a special focal point.  In addition to jewelry, the shop also sells specialty bandanas, candles, incense, cards and nail polish for sale.

Business has been brisk, despite the pandemic and Sierra plans to host private events and trunk shows once we return to a more ‘normal’ lifestyle.  In the meantime, stop by the store—or website.  Sierra Winter Jewelry is open Wednesday through Friday from 10am-5pm, and noon-4 on Saturday at 7017 Oak St. 

Waldo Home Sales Report-July 2020

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Ah…I am a bit late in posting these stats, my apologies! When the days can all seem the same….my schedule isn’t as rigid! As for the report, can the Waldo market get any tighter for buyers?!?! It is frustrating, having to bid against several other buyers for new listings. Prices continue to rise due to lack of inventory and high demand.

July 2020July 2019
Median list price: $199,950$234,000
Median sales price: $214,000$241,000
No. of homes sold: 46 37
Days on market: 2 3

As you can see from the days on market number, homes are going under contract within 48 hours of listing. Although the median price is 11% lower than last July, the closed price is way above the list price. Below are the YTD figures:

Jan-July 2020Jan-July 2019
Median list price: $215,000$228,450
Median sales price: $225,500$228,000
No. of homes sold: 210 206
Days on market: 4 8

Prices are down YTD from 2019, just a bit, it’s still very much a sellers’ market. Buyers need to get into new listings the day they hit the market to take a look, because there are just not homes for sale to meet demand. Currently, there are 11 single family homes for sale in Waldo, with a median list price of $215,000 and 29 days on market.

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

Armour Hills Home Sales Report-July 2020

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No new revelations in this month’s post about Armour Hills home sales…home values continue to rise, in line with other areas of Brookside. So, let’s look at the numbers:

July 2020July 2019
Median list price: $319,000$339,000
Median sales price: $335,000$340,000
No. of homes sold: 7 12
Days on market: 1 12

Wow, look at the sales to list price figure–5% higher! Last month, Armour Hills homes sold at or over the asking price. And they went under contract within 24 hours! The final sales price was lower than July 2019, but…still up YTD, as we can see from the figures below:

Jan-July 2020Jan-July 2019
Median list price: $347,000$339,900
Median sales price: $342,000$340,000
No. of homes sold: 44 55
Days on market: 8 21

Fewer homes have sold YTD compared to last year; that follows the trend of the entire metro area–fewer homes for sale overall. So, what does come on the market generally sells fast and can go over the list price. Armour Hills home prices are slightly up this year than 2019.

Currently there are just two homes for sale, with an average list price of $322,000 and eleven days on the market.

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

Brookside Home Sales Report-July 2020

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We are in the dog days of summer, my friends, and I’m still busy helping buyers and sellers with residential real estate! Usually, mid August to mid September is a slow period, with late summer vacations, back to school preparations, the Labor Day holiday. But this is not a normal year and so many homes in our area continue to go under contract within a few days of listing. Here’s the stats for July 2020 for single family homes in Brookside, and a year-to-date comparison:

July 2020 July 2019
Median list price: $425,000$377,500
Median sales price: $425,000$370,000
No. of homes sold: 33 36
Days on market: 5 20

Last month, a buyer paid over asking price for a $1million+ home! Usually the more expensive properties sit for several weeks; this one went for $115K over asking price! As you can see, sellers were getting at or above asking price for their homes.

And here’s where we are YTD:

Jan-July 2020Jan-July 2019
Median list price: $387,475$389,950
Median sales price: $393,750$382,500
No. of homes sold: 152 190
Days on market: 8 24

Although fewer homes have sold so far this year (partly due to the pandemic, I’m sure–sellers deciding not to move); homes are selling faster and running about 1.6% over list price compared to last July. We’ve had two $1million+ homes close this year, and overall, prices are up almost 3%.

Currently there are 22 homes for sale in Brookside, with an average list price of $974,000 and 65 days on market. That average price is so high because half of the homes for sale are priced at over one million dollars.

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