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 Brookside Sidewalk Sale Starts Today!

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July is one of the biggest months for sales–so plan on visiting the Brookside shops this weekend and pick up some deals!!!

The dates are July 10-12, and so many businesses are participating: A Store Named Stuff, LADYCO, EB&Co, The Grove Spa and Boutique, Homegrown, Brookside Toy and Science…and so many more! Part of the charm of this event is just wandering through the stores, finding that certain special something you didn’t know you needed but want to buy–for yourself or someone else…and at a discount!

In addition, on Saturday the paper shredding event is happening behind Jalapeno’s from 8-11am. You can bring up to two boxes (or paper bags) of shreddable paper for free disposal.

Thank you for supporting our locally owned Brookside Shops!

Armour Hills Home Sales Report – May 2025

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I’m a little late posting these stats for Armour Hills…have been busy and now looking forward to a long, easy holiday weekend! However, some interesting buyer activity in May for Armour Hills–you won’t believe how much one buyer went over the asking price to win in a bidding war! Details below:

may 2025may 2024
Median list price:$472,500$397,000
Median sales price:$510,000$400,000
No. of homes sold:54
Days on market:22

Home values were up 27.5% compared to last May…every single house closed over the list price. The largest variance was this: $539,000 sales price; buyer paid $650,000 cash. That’s $111,000 over the asking price! Even so, the highest closed price last month was even higher that $650K–it was $740,000. Here are the year-to-date numbers:

jan-may 2025jan-may 2024
Median list price:$471,250$434,343
Median sales price:$471,250$447,000
No. of homes sold:2623
Days on market:33

Home values are up a healthy 5% for the year so far, and most homes go under contract very quickly. The number of homes changing owners remains steady. However, there are currently 7 homes for sale in Armour Hills with a median list price of $495,000 and 18 days on market–a few more on the market at the same time as usual. Everyone–have a safe and happy Fourth of July holiday!

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

Waldo Home Sales Report – May 2025

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The busy Spring home buying season brought higher sales last month in Waldo; overall for the year, some numbers are up, some are down. Let’s dive into the details; I’m using the street boundaries of Gregory to 85th and State Line to Holmes for these stats, single family home sales:

may 2025may 2024
Median list price:$305,000$300,000
Median sales price:$320,000$326,000
Days on market:32
No. of homes sold:3125

Compared to May 2024, prices were down 1.8 and again, most buyers still paying over asking price. The number of homes increased a bit. The lowest closed price was $155,000 and the highest was $625,000. Below are the year-to-date figures:

jan-may 2025jan-may 2024
Median list price:$295,000$295,000
Median sales price:$291,000$299,500
Days on market:43
No. of homes sold:12396

Here we see prices dropped slightly, about 3% for the year. Still, home sales in Waldo are strong; we’ve had 22% more properties change owners this year. Currently there are 20 single family homes for sale in Waldo, with a median list price of $310,000 and 27 days on the market.

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

Faculty Tables and Patio –Now Open in Brookside

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When my husband and I go out for dinner, and when we have out of town guests visiting, dining at a locally owned restaurant is always a priority.  Fortunately, the Brookside/Waldo area has plenty to choose from–everything from the upscale casual option at Plate to a slice of pizza to go at Pizza Tascio.  Faculty Tables and Patio, at 600 E 63rd, is now another option—locally owned and operated, reasonably priced and a cozy, casual atmosphere. 

Co-owner and chef James Landis has been cooking in KC area restaurants for 21 years now; past spots include Le Fou Frog and Blue Grotto; he also helped open Ragazza.  When the owner of this space, formerly the Flying Horse Taproom, suggested he take over and open a new restaurant, he agreed–as he always wanted to run his own place like so many chefs!   The name was suggested by a former St Peter’s School teacher, and as James’ parents were teachers, he thought Faculty Lounge would be a fitting  homage to the family.

James Landis

Landis created the menu, leaning on his knowledge of French and Italian recipes, but with a dash of his Midwest background stirred in.  On the menu you will see tempura cheese curds, deconstructed apple pie, a trout dish  and the very popular butter burger. Homemade sea salt caramel corn was on the “snack” menu when I stopped by. And of course there is a full bar, with non alcoholic beverages and a “bartender’s cocktail” that changes each day.  “I want this to be a neighborhood place” says James, “someplace people will visit a couple of times a month”.  Faculty Tables offers a happy hour from 3-6 Tuesday through Friday and brunch on Saturday and Sunday from 11-2:30; on the second Monday of the month, there is a ticketed  four course food and wine paired meal.  The website is still a work in progress and there’s a glitch with the Tock reservations system to be worked out; just stop in for a visit soon!   Remember to check out their rotating display of local art on the walls when you go by. ! Faculty Tables and Patio is located at 600 E 63rd St.  

Brookside Home Sales Report – May 2025

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The number of homes changing owners in Brookside remains steady…as prices keep rising. Home values are up significantly compared to 2024. Let’s take a look at the numbers; I’m using single family home sales in the main Brookside zip code of 56113:

may 2025may 2024
Median list price:$699,900$695,000
Median sales price:$740,000$725,000
Days on market:23
No. of homes sold:2525

Of the 25 homes that closed last month, 18 sold at or over asking price. That pushed up the median sales price by 2% over last year’s number; most buyers paid almost 6% over asking price. The lowest closed price was $435,000 and the highest was $2.6 million. Twelve homes sold for over a million dollars! Here are the year-to-date numbers:

jan-may 2025jan-may 2024
Median list price:$599,500$535,000
Median sales price:$620,000$553,500
Days on market:33
No. of homes sold:9091

Virtually the same number of homes have sold this year as last, and most going under contract very quickly. The median sales price is up 12% over 2024. Currently there are 21 active listings in Brookside, with a median list price of $749,224 and 36 days on market. Over half of the homes are priced over $500,000.

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

Patio Fest Happens Thursday in Brookside!

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As a Realtor, many buyers tell me they prefer a “walkable neighborhood”, close to shops and restaurants. Brookside is one of the best walkable areas in the KC metro area– and this Thursday June 12 you can stroll the shopping district listening to live, local music as it’s performed on patios and sidewalks during the Brookside Patio Fest.

From 6-10pm, several local businesses are hosting these performing artists for your listening pleasure! The Roasterie, A Store Named Stuff, Charlie Hoopers, Meddy’s and Jalapeno’s and others are participating; many places are offering specials as well. Gather some friends and make a night of it-or just walk over after dinner for an evening stroll to enjoy the tunes. Thanks to the Brookside Business Association for organizing this annual event!

Armour Hills Home Sales Report – April 2025

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Fewer homes sold yet at higher prices…that’s the story with Armour Hills home sales last month. The median price inched close to $600K–! The year-to-date numbers are a bit different though. Let’s take a look at the details:

april 2025april 2024
Median list price:$585,000$445,000
Median sales price:$585,000$515,000
Days on market:42
No. of homes sold:57

The median sold price of $585,000 was 13.5% higher than last April; the number of homes that changed owners was down by a couple of units. The lowest closed price was $450,000 and the highest was $655,000-$15K over the list price! Year-to-date numbers below:

jan-APril 2025jan-april 2024
Median list price:$470,000$445,000
Median sales price:$469,900$475,000
Days on market:93
No. of homes sold:2119

Compared to last year at this time, prices are off by just 1%; homes are sitting on the market a little longer (still selling quickly-within two weeks) and the number of homes dipped a little. Overall, Armour Hills remains a popular location for those buying in Brookside! Currently there is just one house for sale at $445,000-and this is a home that is unhabitable as is; someone started a rehab but didn’t finish it. It’s been on the market (this time around) for just over two weeks.

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

Waldo Brews Tour – Happening Soon!

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Think of all the great locally owned places you can hang out with friends in Waldo..coffee shops, bars, restaurants.  The upcoming Waldo Brews Tour gives you and your friends the opportunity to visit many of your favorite spots…and perhaps discover some new ones!

The tour runs from noon-6pm on Saturday June 7–you can make a day of it or just spend a couple of hours visiting a few places.  Coffee, tea, adult beverages and food are available…stops on the tour include Front Range Cafe, Kansas City Bier Company, City Barrel Pizza+Patio, Emilie’s French Teas; visit the Waldo Events page for the most up to date list. 

Here’s how it works–purchase your ticket online, then pick up your ticket at Lew’s or City Barrel.  The day of the event you will get a wristband when you board the bus that gives you access to transportation and the special discounts and deals at each location.  The bus will stop at all participating locations; the main bus pick up and drop off is Waldo Social at 75th and Wornall.  Buy your ticket this week – before June 1— for $15; $20 for purchases June 1 through the day  of event.  Besides the beverage deals, you’ll get a commemorative free band tee and koozie!

Long time Waldo residents may remember the bar crawl Waldo hosted years ago…now it’s time for a new and improved event, incorporating non alcoholic beverages and earlier hours to visit each location at a leisurely pace. Get your discounted tickets now at the Waldo KC events page.

Waldo Home Sales Report-April 2025

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The Spring homebuying season was very very busy in Waldo last month–the number of homes that changed owners was way up compared to last year! Let’s take a look at the stats; I’m using the boundaries of State Line to Holmes and Gregory to 85th street for the numbers, single family home sales.

april 2025april 2024
Median list price:$285,000$299,000
Median sales price:$290,000$315,000
Days on market:23
No. of homes sold:4119

The number of homes sold beat April 2024 numbers by over 100%! Waldo is a place homebuyers want to be! The median sales price was down about 8%; still, sellers are getting list price or over for many of the homes. The lowest closed price was $197,000 and the highest was $705,000. Below are the year-to-date numbers:

jan-april 2025jan-april 2024
Median list price:$285,000$285,000
Median sales price:$290,000$295,000
Days on market:43
No. of homes sold:9370

Checking these stats, home prices “dropped” just under 2% compared to last year; yet still many buyers pay over asking price. Sales are very strong–up 24% YTD. Currently there are 19 single family homes for sale in Waldo, with a median list price of $349,000; lowest listed price is $200K and the highest is $674,000.

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

Brookside Home Sales Report-April 2025

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The Brookside home sales stats I have to report today are all over the place…down for the month of April and way up for year-to-date. Let’s see what’s happening here; I am using the main Brookside zip code of 64113 for these stats, single family home sales.

april 2025april 2024
Median list price:$544,500$497,250
Median sales price:$527,000$523,000
Days on market:32
No. of homes sold:1622

With these numbers, you see buyers were paying just over 3% under the list price for homes, and prices were up less than 1% compared to April 2024. Most homes are still selling quickly once they hit the market; although 27% fewer homes sold last month. The lowest closed price was $304,000 and the highest was $1,300,000–$40K over asking price, and buyer purchased it “sight unseen”. The year-to-date numbers are quite different:

jan-april 2025jan-april 2024
Median list price:$555,000$499,950
Median sales price:$585,000$517,500
Days on market:43
No. of homes sold:6566

So far this year, home values are up 11.5%, and most buyers are paying over list price–averaging around 5%. The number of homes sold compared to last year remains steady. We are right in the middle of the busy spring buying season–if you are in the market for a Brookside home, it’s still very competitive for the nicer, updated homes. Currently there are 15 single family homes for sale in Brookside, with a median asking price of $660,000. Five homes are priced over $1,000,000 — the price range is $309,900-$2,695,000.

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