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 Homes Home Sales Report-November 2020

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The end of the year is almost here!! I’m ready for a long, quiet snow day! Will take several days after this last blog post of the year–unless some exciting urgent news pops up. I’m working on a couple of blog posts for January 2020. For now, let’s look at the home sales report for Armour Hills in Brookside:

November 2020November 2019
Median list price: $319,000$325,000
Median sales price: $319,000$323,000
No. of homes sold: 5 3
Days on market: 7 31

Once again last month, many sellers got asking price or more for their homes. A few more homes closed and houses are still going under contract very quickly after they come on the market. Here are the year-to-date stats:

Jan-Nov 2020Jan-Nov 2019
Median list price: $347,000$339,450
Median sales price: $344,500$340,000
No. sold: 84 80
Days on market: 5 18

Final sales prices holding steady compared to last year–although we’ve had months this year when this year’s median price far surpassed the same month in 2019. Next month I will post year over year comparisons. Currently there are no homes for in Armour Hills!

I hope everyone enjoys a safe, happy holiday season as we all look forward to next year and a more “normal” life at some point. Please remember to support locally owned Brookside/Waldo businesses as much as possible! And thank you for reading my blog.

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

Waldo Home Sales Report – Nov 2020

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Just like the days during COVID 19 can all seem the same, these sales stats for Waldo home sales have been very much the same this year! I’m using the boundaries of State Line to Holmes and Gregory to 85th for this report, single family homes.

November 2020November 2019
Median list price: $249,950$225,000
Median sales price: $250,700$221,250
No. of homes sold: 26 26
Days on market: 10 13

The numbers tell us the home prices up since last November; about the same time on market and same number of homes sold. Year-to-date figures are below:

Jan-Nov 2020Jan-Nov 2019
Median list price: $225,000$225,000
Median sales price: $230,000$220,000
No. of homes sold: 342 327
Days on market: 4 10

The sales price is over the list price, showing again how bidding wars can be common and most sellers getting at or over asking price. More homes sold so far this year, indicating the strong demand. Next month I’ll post December and year end comparisons.

Currently there are 15 active single family listings in Waldo, with a median list price of $299,000 and 27 days on market.

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

Brookside Home Sales Report-Nov 2020

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Here we are, closing in on the end of the year and home sales–and prices–continue to outpace 2019. Usually, this is the slower time of year for home buying and selling! Let’s look at the stats for Brookside, using the main zip code of 64113:

November 2020November 2019
Median list price: $475,000$425,000
Median sales price: $490,000$413,000
No. of homes sold: 25 23
Days on market: 7 49

Last month, fifteen listings sold at or over the asking price. We had three sales in Brookside at or over $1,000,000. About the same number of homes sold.

Here are the year-to-date numbers:

Jan-Nov 2020Jan-Nov 2019
Median list price: $415,000 $387,000
Median sales price: $415,000 $376,500
No. of homes sold: 287 278
Days on market: 8 23

I have a couple of comments on these year to date numbers: home values are up 10% for the year, and homes are going under contract in just over a week. Most sellers are getting top dollar for their homes. It’s been a very very busy homebuying market in 2020, despite the pandemic..and I don’t anticipate a slowdown next year!

Currently there are 18 active single family listings in Brookside, with a median price of $760,000 and 73 days on market. Of the active listings, 13 are priced over $500K; five of those are $1million or more. The strongest demand is in the under $500K price range.

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

Armour Hills Home Sales Report-Oct 2020

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Here we are at the very end of November 2020–this year is almost over! And despite the pandemic, Armour Hills homes continue to sell quickly and, quite often, for over the list price. Take a look at last month’s stats, and how they compare to October 2019:

October 2020October 2019
Median list price: $407,000 $349,950
Median sales price: $426,250$340,000
No. of homes sold: 6 7
Days on market: 2 42

Yes, that’s a very big increase in median price–25%!–but it’s an aberration. The year-to-date numbers give you a better picture of how much Armour Hills home values are increasing. There’s no doubt though that homes are going under contract faster this year, and sellers are getting top dollar for their properties:

Jan-Oct 2020Jan-Oct 2019
Median list price: $349,000$345,000
Median sales price: $345,000 $340,000
No. of homes sold: 79 77
Days on market: 5 15

The YTD numbers show an increase of just under 1.5% for the year. The lowest priced sale so far in 2020 was $238,000 and the highest was $535,000.

As of this writing, there are no active listings in Armour Hills! That is rare, but also shows you how quickly listings sell! There are 17 homes under contract, waiting to close.

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

Waldo Home Sales Report-Oct 2020

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Hello neighbors! It’s a typical gray November day as I write this blog…still, much to be thankful for this week of Thanksgiving 2020. Waldo home sellers continue to experience fast sales on their properties, often with multiple offers. Here are the stats for single family homes in Waldo last month, using the boundaries of Gregory to 85th; State Line to Holmes:

October 2020October 2019
Median list price: $225,000$179,900
Median sales price: $237,500$178,950
No. of homes sold: 29 30
Days on market: 2 15

So, the number of homes changing owners remains steady; prices are up! Last month, 19 of the 29 homes that closed were at or over list price. Here are the year-to-date numbers:

Jan-Oct 2020Jan-Oct 2019
Median list price: $224,950 $220,000
Median sales price: $230,000 $217,500
No. of homes sold: 315 299
Days on market: 4 9

Home values are up almost 6% YTD for Waldo–and homes are going under contract very fast. Despite the pandemic, buyers are snapping up homes not just in Kansas City, but all over the US. So much demand, not enough inventory. Currently, there are 18 active listings in Waldo, with a median list price of $250,000.

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

Jovito’s Italian Cafe Now Open in Waldo

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There are many food take out options in the Brookside / Waldo area.  Choices include traditional fast food and local eateries offering salads, sandwiches, burgers, tacos, etc.  Last month, Jovito’s Italian Café &Deli opened in the former One More Cup space on Wornall—filling a niche in the area for those wanting something a little different. And who doesn’t like Italian food??

You may remember  Jovito’s at their old location on State Line at 123rd St.  Last summer, the owners decided not to renew the lease and move to Waldo, focusing completely on take out services.  It’s still the same tasty food (and some of the same décor)—long time Kansas Citians may remember Mario’s in Westport, which closed several years ago.  Jovito’s owners bought the business and recipes for the State Line shop.  Popular items include their signature Grinder, stuffed with meatballs or sausage, and the Italian Steak sandwich.  They also have cold sandwiches, several kinds of pasta, salads with homemade dressing and a few dessert selections.  The food has that good, homecooked taste – as the recipes were handed down over the years from an Italian grandma’s kitchen!

Owner Leasa Caron says business has been very , very good!  “I wasn’t aware there was a void for an Italian sandwich shop in this area.  I’ve lived in Waldo 22 years and it’s nice to be back in the neighborhood, close to my home.  The community has made us feel very welcome.” All items are served to go, and in the warmer months there will be a few outdoor tables available to enjoy your meal in the fresh air.  At this time, it’s best to call in your order by phone—Jovito’s does work with some delivery apps but because their food is so fresh and daily specials can sell out quickly—best to call and talk to a human about your order, especially on Fridays and Saturdays.  Service is fast and friendly. Hours are Tuesday-Saturday, 10am-7pm, with convenient parking in front of the store at 7408 Wornall or in the back parking lot off Washington St.  There’s a small alley off the back lot that takes you to the front of the restaurant. 

Welcome to Waldo, Jovito’s Italian Café and Deli—stop in soon to support yet another locally owned business!

Brookside Home Sales Report-Oct 2020

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Brookside had several high priced homes close last month! One of the charms of this area is there are a wide range of home prices and sizes. You can purchase a 5000 SF home or one under 1500 SF. Of course, most buyers want a more moderately priced property and there just isn’t enough of those to meet demand. Let’s look at the numbers; I am showing figures for single family home sales in the main Brookside zip code of 64113:

October 2020October 2019
Median list price: $489,000 $357,450
Median sales price: $492,450$346,500
No. of homes sold: 34 20
Days on market: 22 24

That is quite an increase in the median sales price over last October–up 42%! However, as I mentioned, many higher priced homes closed last month. Almost half sold at over $500K, including four homes over one million dollars. The highest closed price was just over $1.6 million cash. That’s unusual for our area–so many upper end properties closing in the same month. Year-to date numbers show a healthy increase over last year:

Jan-Oct 2020Jan-Oct 2019
Median list price: $412,500$385,000
Median sales price: $410,000$376,000
No. of homes sold: 264 255
Days on market: 8 21

Home values are up 9% compared to last year; a few more houses have sold and in a shorter amount of time. The lowest sales price so far this year is $198,500 and the highest is $2.6 million. Currently there are 26 single family homes for sale in Brookside, with a median list price of $712,000. Over half of the homes listed are priced over $500K; eight are over $1 million dollars.

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

Brookside’s Holiday Season Opener Starts Tonight!

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The holidays will go on! Let Brookside get you in the spirit–you are invited to the Holiday Season Opener tonight, Nov 12, 2020 and running through Sunday Nov. 15.

The festivities start at 5:30 tonight with a music performance by the Holiday Trombones at Bank Midwest Plaza, on 63rd St just east of Brookside Blvd. At 6:30, watch the tree lighting in the same spot. Then–start your shopping early by stopping in various stores, checking out the sales and holiday themed merchandise and gifts. Just strolling along 63rd looking at the decorative windows is always a treat! And remember–many restaurants will have food and drink specials so you can make an evening of it.

The Holiday Season Opener continues through the weekend: Friday and Saturday 10am-6pm; Sunday noon – 5. Please remember to wear a mask and comply with each individual business’ COVID practices. THANK YOU for supporting our locally owned Brookside merchants…it is especially important this year that we spend in our community.

New Westport Listing-Remodeled and Ready!

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Today I wanted to share my new listing in Westport! If you know anyone trying to purchase a home at this time–you may have heard stories of multiple offers and the lack of inventory. I think this one will sell quickly as it’s move in ready–plus a great location!

The house features sturdy stone trim and a welcoming front porch:

Inside, you’ll find an open floorplan–living room and dining room flow into the remodeled kitchen:

The kitchen has new butcher block counters, gas stove, open shelving and wall tile. There’s a half bath off the kitchen plumbed for stackable laundry and a mud room leading to the backyard.

Upstairs: two bedrooms and a fully remodeled bath. The larger bedroom features a vaulted ceiling!

This new deck is perfect for outdoor socializing and cookouts-and the yard is fenced. Two off street parking spaces are on the north side of the deck.

Also of note: refinished hardwood floors, new furnace, new roof, fresh interior paint. Just around the corner from many of Westport’s restaurants, services and shops; less than one mile from KU Medical Center.

Know someone who may be interested? Contact me at 816 510 1262. The address is 4325 State Line Road, offered at $219,000.

Listed by Better Homes and Gardens Real Estate, Kansas City Homes.

Vegan Mattie’s Foods Opens in Brookside East

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It all started with the queso…

Back in 2015, sisters  India Pernell and Arvelisha Woods went from being vegetarians to  vegan. But they craved cheese! So the pair created their own recipe for queso and brought some of it to  their hair salon in Independence.  Customers loved it—and they decided to start selling their creamy comfort food.    Eventually, they developed recipes for vegan nachos too and promoted their goodies at festivals and pop-ups.  More success!  In 2018, they bought a food truck and started catering out of a kitchen commissary, closing the hair salon to focus on their food full time.  Customers wanted a restaurant—India and Arvelisha listened and now you can visit Mattie’s Foods in east Brookside, at 633 E 63rd St.

LiLike every other small business owner, India and Arvelisha had to deal with the pandemic. The lease was signed in August.   “We’ve gone through so many trials and tribulations” Arvelisha explained, “that we knew how to work under pressure.  We just got creative and made it work”.  The restaurant  has been a hit—when  I visited last week after the lunch rush, there was still a steady stream of people coming in after 2pm for a meal.  “We have always loved Brookside and grew up near here.  Brookside has the entrepreneurial spirit and the locals support small business owners.”

So what else is on the menu?  Besides nachos and the infamous queso, Mattie’s offers breakfast, including a biscuit sandwich, pancakes and the popular Mattie bon—a cinnamon roll with fruit flavor options.  Popular lunch items are the brisket sandwich made with tofu, and various types of mac and cheese.  There are no fried foods in this place—and, most items can be made gluten free.  Mattie’s still caters for events and sells family meals, including special vegan meals with a Thanksgiving theme.

As you may  have guessed, Mattie’s is named after the sisters’ beloved grandmother.  They both grew up learning how to cook from Mattie, and as they created the vegan recipes, were inspired by those childhood food memories. 

Mattie’s Foods is open Wednesdays and Saturdays, 9am-3pm; Thursdays and Fridays, 9am-7pm. Stop in for a meal of “comfort food made smart”!