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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.

Goodbye Dave Smith-The Lampmaker-Thanks for the Memories

I wanted to write this blog a couple of weeks ago…but got busy with my “real” job and just didn’t get the time.  I had planned to stop by Dave Smith-The Lampmaker one more time before they closed the doors permanently on January 31, and chat with the owners.

lamp twoThis long time, locally owned business was what Waldo was all about:  area folks who started a business from scratch, grew into a respected institution and earned a well deserved reputation for excellent customer service.  Dave and his wife Bette ran the shop at 7432 Wornall for over fifty years.  Dave started out with a few lamps and a willingness to learn by doing.  Slowly, the business grew and the store expanded, with local guys who liked to tinker with parts helped out the owners.  Bette added home decor to the huge inventory of lampshades and bases.  Dave could make a lamp out of just about anything –customers came by with sentimental pieces such as an old bottle, toy, a piece of sports equipment or musical instrument and Dave would get to work, fashioning a unique, workable table or floor lamp.  If you just needed a part, or a lamp repair–Dave and Bette were there as well, ready to help and tackle the job. Through the years, both were active in the Waldo business association, participating in promotions and neighborhood events. 

What prompted the store closing? A couple of reasons:  business was slower with so many people ordering online or buying cheap lamps, disposing them when they broke down.  The couple was getting older, both past 70, and declining in health.  I don’t know what will happen to the large store once all the inventory is gone.

Dave and Bette operated their store in that old fashioned way so many of us grew up with:  you walk in, the owner greets you; perhaps some teen working his first job offers to help you; hand lettered signs posted on the walls and the product is unique–not from a cookie cutter chain store.  It was interesting just look at what was on the shelves, wandering up and down the aisles. Of course many younger folks today will never experience this type of neighborhood retail mom&pop shop–but I’m glad I did. 

Thanks, Bette and Dave Smith, for your decades of service to Waldo and area residents. Be well!

Armour Hills Home Sales Recap-Dec 2019

I’ve said a few times last year that Armour Hills has some of the fastest growing home values in Brookside–and these year end stats support that statement. Why?  Several reasons I think:  a wider variety of home prices; close to Brookside/Waldo amenities; lots of curb appeal and interior charm; a strong homes association; Arbor Villa park sits in the middle of the subdivision.  Let’s look at the numbers:

December 2019                                        December 2019

Median list price:    $402,000                Median list price:     $276,950

Median sales price:  $397,000               Median sales price:   $272,500

No. of homes sold:    2                             No. of homes sold:      2

Days on market:      24                            Days on market:          65

Technically prices rose 31% over December 2018, however this is a bit of a fluke–only two homes sold each year, and obviously last month it was the larger, more expensive homes.  The YTD comparisons tell the real story:

Year             Med. List Price           Med. Sales Price          No. Sold          DOM

2019              $339,900                         $340,000                         82                   21

2018              $315,000                         $315,000                        80                     9

2017             $314,500                         $312,500                          9                      7

2016             $275,000                          $274,500                         91                  21

2015             $269,700                           $266,750                        80                  28

The number of homes sold each year is very consistent, and sellers are getting very, very close to asking price.  Since 2015, values up 27.4% in five years; Brookside (using zip code 64113) values are up 13.8% during the same time period. Armour Hills…hot neighborhood for buyers!

Currently there are four active listings, with a median list price of $367,475 and 42 days on market.  

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

 

Waldo Home Sales Report & Year End Comparisons

Waldo home values have really shot up over the past five years..I remember when a buyer could purchase a cute, updated home north of 75th St for under $200K!  First let’s take a look at December stats, and then YTD comparisons.  I’m using the boundaries of State Line to Holmes; Gregory to 85th St.

December 2019                                         December 2018

Median list price:     $222,500                 Median list price:     $222.500

Median sales price:   $215,725                Median sales price:    $220,000

No. of homes sold:    32                            No. of homes sold:    16

Days on market:       21                              Days on market:      16

Sold prices fell just under 2% compared to last December.  Almost twice as many homes closed, and the days on market was a few days longer.  Now we’ll check YTD figures for the past five years..you can see the values steadily increasing:

Year            Median List Price      Median Sales Price     No. Sold      DOM

2019               $225,000                        $220,000                      3               11                

2018               $200,000                        $205,000                      369          19

2017               $175,000                        $177,000                      383          12

2016               $165,000                        $166,000                        38          20

2015              $159,900                         $156,000                      341           34

Waldo values were up 5.96% last year compared to 2018; and a whopping 39% since 2015.  Homes are going under contract faster too.  The lowest sales price in 2019 was $12,000 and the highest was $454,000.  Currently there are 29 active listings, with an average price of $225,000 and 16 days on market.  I think Waldo will continue to be a preferred destination for many first time buyers in 2020–and investors as well.

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

 

 

 

Brookside Home Sales Report-December 2019 and Year End Totals

Happy 2020 everyone!  What will the Brookside housing market be like this year??  I really like to track these stats because I think it does offer some perspective on the sales and demand.  Let’s examine the December stats first, then the YTD comparisons. I’m using the main Brookside zip code of 64113 for sales:

December 2019                                                     December 2018

Median list price:     $422,500                             Median list price:     $457,475

Median sales price:    $420,000                           Median sales price:    $437,000

No. of homes sold:      22                                      No. of homes sold:       20

Days on market:        25                                       Days on market:           37

These numbers show us that sellers are getting within just a few thousand dollars of list price, but overall, median prices were down 3.89% over 2018. The lowest sale last month was $270K and the highest was just over $1.2 million.

Here are YTD comparisons for the past five years:

Year                    Median sales price                No. of homes sold             DOM

2019                    $380,000                                         300                                   23

2018                    $397,000                                         285                                   18

2017                    $387,000                                         297                                   20

2016                    $350,000                                          327                                  34

2015                     $327,500                                         342                                  39

It is surprising to me that median home prices were 4.47% lower than 2018. Overall though, Brookside home values up 13.8% since 2015.  The number of homes sold has stayed pretty steady the past few years. There is still a lot of demand for Brookside homes, but in the $350K and less price range..that’s 2016/2015 prices!  As Brookside prices keep rising, lower priced buyers are going farther south and east–Waldo values are up over 2018, and way up since 2015.  Those figures will be posted within the next week.

Currently there are 21 homes for sale in Brookside, with a median list price of $500K and 90 days on market. Eleven homes are listed over $500K, with five on the market for over $1,000,000.  

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

 

Happening Now: KC Restaurant Week!

 

KCRWAlthough this can be the most boring time of year……there’s always Restaurant Week to look forward to (and hopefully, the Chiefs advancing in the playoffs!)  Fortunately Restaurant Week is actually ten days long, starting tomorrow, January 10, 2020 and continuing through Sunday January 19.  Many Brookside/Waldo restaurants are participating, including:

Avenues Bistro, Brookside Barrio, Charlie Hoopers, District Pour House & Kitchen, Lew’s Bar and Grill, Louie’s Wine Dive, Michael Forbes Bar and Grill, Plate, Red Door Wood Fired Grill, Summit Grill, Waldo Pizza, The Well, Brick+Mortar, Boru.  All locally owned restaurants!  Prices are $15 for lunch, $35 for dinner, with options from special RW menus.

Reservations fill up fast, so get some friends together and discover a new place you’ve not been to before.  A portion of the proceeds benefit Don Bosco Centers.  Check out the Restaurant Week website for menus. Thank you for supporting Restaurant Week and our locally owned businesses!

 

 

 

New Senior Community Opens East of Brookside

Happy 2020!  Hope you had a festive holiday season.  I’m looking forward to bringing you more informative blogs this year…and I appreciate all my readers!  Let’s start off by telling you about  a recently opened senior center just off Troost.

liv rm

The lounge area at St Anthony’s.

This new retirement community for seniors is on the east side of Brookside:  St. Anthony’s Senior Living, located at 1000 E 68th St.  Many years in the making, the Catholic community finally opened in November, welcoming new residents of all faiths. I recently stopped by to take a look at this new community for adults  62 years of age or older.

 

window

Nancy Majors, seated in one of the apartments at St Anthony’s.

St Anthony’s is a dream come true for owner/developer Mark Ledom.  It is important to Mr. Ledom that people of faith have a place where they can worship and call home.   I recently toured the property with Director of Sales and Marketing, Nancy Majors.  This place is beautiful!  As Nancy explained, they stress a “certain type of lifestyle; a vacation type lifestyle” with lots of socializing and activities available.  The common areas and floorplans are named after local parishes; for example, St Peter’s Pub, the St Monica bedroom suite, St. Elizabeth’s Bistro.  Every space has a  warm, inviting, comfortable feeling.  This independent living community offers 120 apartments total, divided between one and two bedroom options. Each unit offers a full kitchen and fireplace and  each floor has a sunroom.  Prices start at $2900, and include a certain number of meals each month in the restaurant style dining room.  Next spring, assisted living and memory care support apartments will be available—they are currently under construction next door.  The gated community also offers covered parking.

kit

Kitchen area in a St Anthony’s apartment.

As baby boomers age, there will be more demand for this type of apartment community.  Nancy said “We are excited to bring this style of senior living to Brookside.  It’s a beautiful place, but it’s really the customer service that sets us apart”.  Other amenities include a daily happy hour, gym, salon, transportation runs to grocery store, Target and doctor appointments.   And, of course, an on site chapel.   St Anthony’s also likes to get involved in the surrounding Brookside community—they hosted students from University Academy for Halloween on October 31, and during the holidays, supported a food drive for Catholic Charities. Keeping current with today’s technology, all residents have access to the LifeLoop, which enables them to use their smart phones to sign up for transportation and events.

If you are interested in more information about St Anthony’s Senior Living, check out their website and sign up for a tour!

Armour Hills Home Sales Report-Nov 2019

Ho ho ho, Santa brings Armour Hills higher home values this year!  Here are the numbers for November, with comparisons to last year:

November 2019                                              November 2018

Median list price:    $325,000                       Median list price:      $304,475

Median sales price:   $323,000                     Median sales price:    $309,100

No. of homes sold:   3                                  No. of homes sold:      4

Days on market:       31                                 Days on market:         7

About the same number of homes sold, but the homes sat on the market a bit longer. Now let’s look at year-to-date:

Jan-Nov 2019                                                   Jan-Nov 2018

Median list price:      $339,900                     Median list price:      $315,000

Median sales price:   $340,000                     Median sales price:    $315,750

No. of homes sold:        79                            No. of homes sold:        79

Days on market:           15                              Days on market:           9

Home sales are steady, prices up YTD 7.6%!  I will be curious to see the end of year figures compared to 2018–will post those next month.  Currently there are four active listings in Armour Hills, with a median price of $386,975 and 37 days on market.  Happy holiday season to all!

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

 

 

 

Waldo Home Sales Report-Nov 2019

Just a few years ago, the average price for a three bedroom starter home in Waldo was under $200K–no longer!  Home prices here continue to increase due to demand and lack of updated, move in ready inventory.  Let’s check the November 2019 home sales stats, using the Waldo street borders of State Line to Holmes; Gregory to 85th St:

November 2019                                                November 2018

Median list price:     $225,000                        Median list price:    $215,000

Median sales price:  $221,250                        Median sales price:  $210,000

No. of homes sold:    26                                   No. of homes sold:      27

Days on market:       13                                    Days on market:          38

The number of homes sold is consistent with last November, and prices have risen some.  Homes sold quicker last month.  Now for year-to-date numbers:

Jan-Nov 2019                                                       Jan-Nov 2018

Median list price:    $224,950                           Median list price:    $200,000

Median sales price:   $220,000                         Median sales price:   $205,000

No. of homes sold:       318                               No. of homes sold:     358

Days on market:          9                                      Days on market:       19

So far this year, prices are up 5%.  Will see what the 2018/2019 comparisons are next month.  Currently there are 23 active single family listings in Waldo, with a median price of $200,000 and 45 days on market.  List prices range from $75,000 to $525,000.

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

 

Brookside Home Sales Report-Nov 2019

snowday

 

It’s a snow day!  Hope everyone is staying warm and extra careful if driving in the metro area.  It’s time to check the November home sales stats for Brookside–which are showing an increase over last year. I’m taking the numbers from single family home sales in the main Brookside zip code of 64113:

 

 

November 2019                                                       November 2018

Median list price:     $425,000                               Median list price:     $418,000

Median sales price:   $413,000                              Median sales price:    $415,000

No. of homes sold:     23                                       No. of homes sold:     14

Days on market:       49                                         Days on market:       17

The median sales price is consistent with last year, however the number of homes sold is up–Brookside continues to be a preferred location for many home buyers!   The lowest closed price last month was $175,000 and the highest was $890,000.  Here are the YTD numbers:

Jan-Nov 2019                                                         Jan-Nov 2018

Median list price:     $387,000                            Median list price:     $400,000

Median sales price:   $376,500                          Median sales price:   $395,000

No. of homes sold:     278                                  No. of homes sold:    265

Days on market:       23                                      Days on market:        15

Overall prices dipped somewhat this year, however the true indicator will be next month when I post figures for 2019 compared to 2018.  The number of Brookside homes sold is higher; days on market about a week longer.  Currently there are 27 active listings, with a median list price of $480,000 and 82 days on market.  Prices range from $299K to over $7million.  Eight homes are priced over one million dollars.  

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

 

Bibibop Asian Grill Now Open in Waldo

bibibop front

My office mates have been raving about this new restaurant in Waldo, located in the former Pizza Locale spot next door to Chipotle at 505 W 75th St.  It’s a fast casual spot, set up assembly line style and based on Korean foods and flavors, named Bibibop.

 

bibibop managerI stopped by this week to take a look –I haven’t eaten there yet and I’m not a food critic anyway!  I was impressed  the first thing I saw was four employees, including assistant general manager Patricia Allen,  conducting a food tasting for quality, taste and appearance before the lunch rush.  The other impressive aspect of this place is the amount of food you get for the price–the plate is piled high with all of the fresh ingredients you choose–easily a full pound of food that could feed two, or at least enough for leftovers!    The base of your food “bowl” can be rice, green salad or Japanese noodles.  Proteins include two types of chicken (one is spicy), steak, and tofu.  And there’s a maze of toppings:  hot choices are black beans, sprouts, and potatoes, plus ten cold toppings (veggies, etc).  There are six sauce options, which you can taste before you order at a station by the soft drinks–that’s so handy for those who aren’t sure which to try and for picky children!  All of this food, on one plate, for under $10!  Extra options include kimchi, fresh pineapple and miso soup.  There are a few seats if you want to dine in.

Bibibop was started by Korean native Charley Shin in Ohio, back in 2013.  There are now locations in seven states, all corporately owned.  Patricia tells me two new KC locations are coming: at Oak Park Mall and Corbin Park.  If you haven’t tried Bibibop yet, bring a can of food with you to get $2 off  your dish through December 14 (in conjunction with Harvesters).  Hours are 10:30am-9:30pm Monday through Saturday and Sunday 11am-9pm.

Welcome to Waldo, Bibibop!

bibibop food