Author Archives: Mary Hutchison

Unknown's avatar

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-September 2020

Posted on by
Reply

My subdivision of Armour Hills in Brookside continues to be one of the most popular areas for buyers–as noted here, homes go under contract very fast, very close or over the asking price. Let’s look at the details for last month:

September 2020September 2019
Median list price: $349,475$342,500
Median sales price: $350,750 $342,500
No. of homes sold: 16 8
Days on market: 4 3

Prices are up a bit from last year – 9 of the 16 homes that closed were at or over the list price. Also, twice as many houses sold! Here are the year-to-date numbers:

Jan-Sept 2020Jan-Sept 2019
Median list price: $347,000$345,000
Median sales price: $343,250$345,000
No. of homes sold: 72 69
Days on market: 5 11

We see these figures are just about the same as last year–as we get into the colder months, the number of homes sold may drop as traditionally, not as many listings in the last quarter of the year. Still, very healthy home values for Armour Hills! Currently there are just three active listings, with a median price of $319,000 and 7 days on market. Contact me if I can help you with more information about Brookside/Waldo residential real estate!

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

Waldo Home Sales Report-Sept 2020

Posted on by
Reply

Buyers regularly paid way over list price to get a home in Waldo last month–check out the list price below compared to the final sales price. Competition is fierce out there! Here are the details for single family home sales in Waldo, using the boundaries of State Line to Holmes; Gregory to 85th St:

September 2020September 2019
Median list price: $244,925$210,000
Median sales price: $257,450$207,500
No. of homes sold: 40 24
Days on market: 5 13

Closed sales prices were slightly over 5% of the list price; and many more homes sold compared to last year–and in a shorter amount of time. Here are the year-to-date figures:

Jan-Sept 2020Jan-Sept 2019
Median list price: $222,500 $225,000
Median sales price: $228,200 $220,000
No. of homes sold: 291 273
Days on market: 4 8

Home values are up 3.7% over last year–which is more in line with what we’ve been experiencing the past few years. Currently there are 20 active single family homes for sale in Waldo, with a median list price of $319,450 and 23 days on market. Contact me if I can help you with any Brookside/Waldo real estate needs or information!

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

Harvest Days Happening in Brookside This Weekend

Posted on by
Reply

Although Trick or Treat Street had to be cancelled this year, our local merchants are sponsoring a new promotion for the neighborbood: Harvest Days, starting today and running through Sunday, Oct 22-24, 2020

Many many shops and restaurants are participating: Worlds Window, COCOs in Brookside, Brookside Toy and Science, Michael Forbes..a compete list can be found here. In addition to special promotions and discounts, the young ones can join in a scavenger hunt!

Thank you for shopping and supporting local businesses in Brookside!

Brookside Home Sales Report-Sept 2020

Posted on by
Reply

Hi neighbors! Interesting stats to report regarding Brookside home sales last month. In September, prices were way up compared to Sept 2019; however, the year to date numbers are holding steady. Here are the numbers for Brookside single family home sales, using the zip code 64113:

September 2020September 2019
Median list price: $417,499$347,500
Median sales price: $409,000$350,000
No. of homes sold: 38 18
Days on market: 7 4

One reason the median sales price was so high compared to last September was we had two million dollar plus closings last month. And the lowest closed price was $267,000. More than twice as many homes sold as well. Here are the TYD numbers:

Jan-Sept 2020 Jan-Sept 2019
Median list price: $395,000 $389,000
Median sales price: $400,500$380,000
No. of homes sold: 228235
Days on market: 8 21

Overall, home values are up 1.5% compared to last year at this time. The homes that are on the market are selling quicker though; approximately the same amount of turnover. Currently there are 27 active single family homes for sale in Brookside, with a median list price of $450,000 and 25 days on market. The lowest home price is $250,000 and the highest is $7.29 million. There are eight homes for sale in Brookside over the $1million mark. If you would like additional information regarding Brookside residential real estate–contact me! Happy to help.

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

New Food Truck: Strips Chicken-Now in Waldo

Posted on by
Reply

You’ve probably heard that many of us are craving good old comfort food these days, as we change our patterns and habits due to the pandemic.  Little things you can look forward to—like trying a new eatery—can lift your spirits and provide a happy diversion to your day.  And especially as the cooler weather sets in, indulging in comfort food is a treat for yourself!

Make plans to stop in and try Strip’s Chicken, a food truck parked at the southwest corner of 85th and Wornall, next to the Price Chopper. Owner Todd Johnson opened the original location of Strip’s four years ago at 1110 Sante Fe in Olathe.  Based on the success of that restaurant, he started looking for another spot in Waldo.  Right now he’s operating out of the food truck; next month he’ll open in the adjacent former KFC/Long John Silver’s building.  Todd grew up on a farm in Kansas and has a degree from Kansas State in Agronomy.  He started out as an agricultural banker; owned a microbrewery and started food consulting; eventually he moved to Kansas City to focus solely on consulting.  He even consulted Real Housewives star Lisa Vanderpump on her Bravo show “Vanderpump Rules”.   After repeatedly tinkering with recipes and coming up with his own special seasonings and cooking methods, he decided to open his own place again focusing on chicken. 

Todd Johnson, Owner of Strip’s Chicken

What’s unusual about Strip’s Chicken is this: it’s basically a scratch kitchen.  Todd and his staff hand cut all the chicken breasts to the same thickness for quick, uniform cooking.  They make all of the sauces and breading; they grind the pork for the pork burgers and make the white chili from scratch; everything is cooked to order.  A few other notes about the breading: the strips are coated in a zesty batter, then a pretzel breading (he even grinds the pretzels!).  Todd also offers chicken nuggets that are gluten free, specially fried in a dedicated fryer with its own filtration system.  The nuggets are “honey kissed” for a slight sweetness and the breading is made from sorghum that’s grown and milled by Kansas farmers.  No MSG is used in anything he cooks.  “We serve generous portions here” says Todd, “and having signature items is incredibly important to me.  My customers can taste the difference”.  Chicken strips are the most popular menu item, along with the strawberry BBQ dipping sauce and his own “secret sauce” recipe.  Other offerings include onion strings, fries, mac and cheese, and donuts—and a “family feast” .

Next time you are craving comfort food, stop in Strip’s Chicken at 85th and Wornall.  Hours are 11am-8pm, Monday through Saturday. 

Armour Hills Home Sales Report-Aug 2020

Posted on by
Reply

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

Posted on by
Reply

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

Posted on by
Reply

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

Posted on by
Reply

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

Posted on by
Reply

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!