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 Most Boring Time of the Year

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colored ice

You’ve heard of the dog days of summer…to me, this time of year is the worst!  No holidays, lots of long gray days and recently, almost constant ice, slush and snow.  (Although, I do enjoy a soft, several inches snowfall which we may get on Friday!)

When it’s chilly and dark, It’s easy to spend all your freetime inside, under the blanket on the sofa watching Netflix and ordering in.  But if you are itching to get out and try something new…I’ve listed a few suggestions in this blog.  Invite some friends to meet up and try something different!  Explore someplace in Brookside and Waldo you’ve never been before and treat yo’ self to kick off the winter blahs!

Bier Station   120 E Gregory

Music trivia on Monday nights, live tunes on Wednesdays.  Beer and food served.

Centered Spirit, 8131 Wornall / Hollyday Spa, 1 E Gregory

Lose yourself in a massage or a relaxing cup of tea at Centered Spirit; Hollyday offers massages and facials.

KC Bier Company, 310 W 79th St

Tours of their brewery available every Saturday at 1; competitive trivia on Sunday afternoons and jam sessions/live music on other nights.

Piano Room, 8140 Wornall

Cozy music lounge with a full bar; open mike night every Wednesday.

Red Racks Thrift Shop, 8026 Wornall

Veteran owned thrift store–find some cheap, unexpected treasures here!  Special discounts for President’s Day this weekend!

KC Clay Guild, 200 W 74th St

Family Fun Night open to anyone who wants to play with clay; purchase supplies on site. Friday and Saturday nights from 6-10.

Brookside Wine and Spirits, 600 E 63rd St

Free wine tasting every Wednesday.

Walsh’s Corner Cocktails, 304 W 85th St  (no web site–it’s old school in here!)

Come for the chill atmosphere, friendly service and cheap quality eats: taco specials Monday and Thursdays; burger special on Wednesday.  Shuffleboard and dart games available.

Flying Horse Taproom, 600 E 63rd St

This recently opened small bar/restaurant has a large beer selection, delicious flatbreads and salads plus interesting artwork on the walls.

Waldo Pizza Tap Room  7433 Broadway

Tuesday night is Trivia night at Waldo’s favorite pizza joint. 

Please add your own personal suggestions in the comments section for our readers! And remember…every day moves us closer to Spring and more daylight!

Big Changes Planned for 75th & Wornall Intersection

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As I reported last month, Waldo home prices are on the rise. And the planned Wornall Road Improvement Project will enhance the streetscape, beauty and walkability of Waldo even more, making the area even more appealing to homebuyers.
Last week I stopped by the Open House Public Meeting (at Hale Cook Elementary) to get more details on the project. Paid for with your tax dollars, this project focuses on Wornall Road from 74th to 79th St. Key improvements will be made at the heavily traveled and congested intersection of 75th and Wornall.  They include:
*enhanced “artistic” crosswalks
*new curbs and sidewalks with accent pavers
*new streetlights and traffic signals
*a ‘gathering space’, planters, benches and litter receptacles.
This entire intersection will be reworked to be more accessible to pedestrians, bicyclists and transit riders. There will be designated east/west turn lanes to access Wornall from 75th St (much needed!) and the Trolley Track Trail will be shared space with the sidewalk along the east side of the street.  The NE parking lot ( in front of Waldo Pizza and The Well ) will be also be reconfigured. (The transit center will remain.)
Although construction won’t start until next spring (continuing through 2021), and the City hasn’t decided where the first phase will begin (74th or 79th St), the public is invited to view the plans and provide feedback and suggestions. Go to the website for details and updates.
As a Brookside resident who supports local businesses, I am very excited to see our tax dollars improving this area for residents and visitors. Whenever I am driving into Waldo, I avoid 75th and Wornall when possible as it is just so difficult to get through.  This area is truly  the heart of Waldo with so many popular shops and restaurants right there. Of course, we will have to endure with closed streets and detours for a few years—but it will be worth it!

Armour Hills 2018 Home Sales Recap

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Interesting year for home sales in Brookside’s Armour Hills subdivision.  So  many houses sold for way over the asking price, yet overall, value didn’t rise as much as I expected.  Let’s take a look at the stats, starting off with December figures.

Dec 2018                                                               Dec 2017

Median list price:     $276,950                        Median list price:    $269,950              

Median sales price:  $272,500                       Median sales price:  $279,000

No. of homes sold:       2                                   No. of homes sold:       4

Days on market:           65                                Days on market:         3

Here is the 2018/2017 comparison:

2018                                                                          2017

Median list price:     $315,000                          Median list price:     $314,500

Median sales price:   $315,000                         Median sales price:   $312,500

No. of homes sold:        79                                No. of homes sold:        93

Days on market:           9                                    Days on market:           7

Fewer homes sold in 2018, and home values rose just .8% compared to 2017.  Several AH homes sold last year for well over the asking price–many for $10-20K over, the highest was $38,000 above list price!  As you can see from the above list/sales price figures, most houses went under contract quickly and  closed at asking price.  Armour Hills is one of the most popular subdivisions in Brookside, and I feel demand will be strong in 2019.

Currently there are four homes listed, with a medium asking price of $364,450 and 58  days on market.

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

 

 

 

 

Brookside’s Shop Beautiful Has Closed

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shopIt’s been a longtime Brookside shop, since 1936!  And now it’s closed.  I always admired their beautiful, eye catching window displays at 320 W 63rd St.  Shop Beautiful sold their inventory and shut the doors last week.

 Shop Beautiful is a family run small business–and this store was small, just around 800 square feet.  The service was  friendly, and browsing the jewelry, handbags, scarves, candles, artwork and other unique gifts for sale was always fun.  Like many Brookside shops, they offered free gift wrap!

Now Brookside and Waldo residents can travel to their larger store in Overland Park at 5001 W 119th St in Hawthorne Plaza.  Same helpful service and complimentary gift wrap; same selection of interesting and eye catching merch–but more of it, because the OP store is much larger.

Hopefully another locally owned shop will move into the former 63rd St location…and stay at least 83 years!

Waldo Home Sales Report-2018 Recap

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Waldo continues to be a hot neighborhood for buyers…for the second year in a row, sales prices were higher than list price.  Let’s take a look at the December stats first, single family homes in Waldo using the boundaries of State Line to Holmes and Gregory to 85th St:

December 2018                                                       December 2017

Median list price:     $220,000                        Median list price:    $164,900

Median sales price:    $220,220                     Median sales price:  $160,000

No. of homes sold:      15                               No. of homes sold:     31

Days on market:        21                                  Days on market:     38

The lowest sale was $145,000 and the highest was $246,000.  Fewer homes went under contract though, probably due to lack of desirable inventory.

Here are the 2018/2017 comparisons:

2018                                                                                        2017

Median list price:    $200,000                               Median list price:       $177,250

Median sales price:  $205,000                              Median sales price:    175,000

No. of homes sold:     369                                     No. of  homes sold:       386

Days on market:         19                                        Days on market:             13

The number of homes sold overall dropped slightly; prices were up 15%!  Many sellers are getting list price or over –demand is very strong and I think it will continue into 2019.  Waldo is a great place to live!

Currently there are 21 active single family listings in Waldo, with a median price of $234,900 and 59 days on market.

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

Brookside Home Sales Stats-2018 Recap

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I’m posting this blog a bit later than usual..just returned from a mid January vacation so I’m behind on the blogging!  After the buying frenzy that kicked off 2018, at the end of the year the stats were similar to 2017 home sales…however, prices did rise. First we will look at December stats, then YTD comparisons.  I am checking the main Brookside zip code of 64113:

Dec 2018                                                                        Dec 2017

Median list price:     $457,475                                 Medium list price:     $439,000

Median sales price:   $437,000                               Medium sales price:    $442,000

No. of homes sold:      20                                         No. of homes sold:         27

Days on market:          37                                         Days on market:           29

Several more expensive homes closed last month, including five over $500K and one of those was a $1.75 million home.  Below is the 2018/2017 comparison:

2018                                                                                    2017

Median list price:      $407,000                                     Median list price:      $395,000

Median sales price:   $398,000                                     Median sales price:   $387,250

No. of homes sold:        282                                          No. of homes sold:     296

Days on market:           18                                             Days on market:         20

The number of homes sold dropped slightly, but the days on market was virtually the same. Overall, prices were up 2.7% for the year.  Interesting, though, is the number of homes that sold over the asking price:  69 houses closed over list price, sometimes by as much as $25K!  The majority of these homes were in the under $400K price point.  The demand is for updated, well maintained homes at $350K or less.  Later this week I will post Waldo home stats–which I think will show a larger increase in home values compared to Brookside.

Currently there are 41 single family homes listed in Brookside, with a median price of $430,000 and 92 days on market.  

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

It’s KC Restaurant Week-Make Reservations Now!

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“Where should we eat tonight?”  How often do you hear this questions?  It’s easy to fall back to those familiar locations close to home, with food and service you know. Break out of the rut!  Kansas City Restaurant Week is almost here!

restaurant week

KC Restaurant Week (January 11-20, 2019) is a citywide event, when area dining spots offer specially priced meals for lunch and dinner…and a portion of the proceeds benefit local non profit foundations.  This year, the Boys & Girls Club of Greater Kansas City is the “Community Beneficiary”, along with three “destination beneficiaries”.  Stop in for lunch ($15) or dinner ($33) at a participating restaurant and you’ll get a great meal, at a discount, while helping out those local organizations.

What I like about RW is that you can scroll through the restaurants and be inspired to try someplace new! Quite often the special menus are posted at the site.  Although I’ve listed here  the participating Brookside/Waldo eateries, get out of your comfort zone and try someplace new, like Modern Farmhouse in Lenexa, Blind Box Barbecue in Shawnee or Cafe Verona in Independence. Most of the restaurants are locally owned and operated.

This year, over 195 restaurants are participating!   That’s the largest number ever.  Last year, the event raised $427,000.  This is the most boring time of year (in my opinion) …it’s easy to gather up a group of friends and have a new dining experience together. Make reservations early…many places fill up fast!

More info and menus (as they become available) at Kansas City Restaurant Week-dates again are Jan 11-20, 2019.  Here’s the list of Brookside/Waldo places offering specials :

Aixois                                                                          Red Door Woodfired Grill

Avenues Bistro                                                          Summit Grill

Brookside Barrio                                                      Waldo Pizza

Michael Forbes Bar and Grille                                The Well

Boru Ramen Bar                                                        District Pourhouse & Kitchen

Louie’s Wine Dive                                                     Summit Grill

Thank you for supporting locally owned business and KC Restaurant Week!

 

2018: It Was A Good Year for Brookside/Waldo

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Welcome to 2019!  I hope you are having a relaxing and healthy holiday season. Since this is the first blog of the year, I’m going to recap some 2018 highlights for the Brookside/Waldo area.  It was a successful twelve months for our neighborhood!

Brookside muralMany new businesses opened, and most of them are locally owned and operated. In the heart of Brookside along 63rd St, Sweet and Simple is a new edible cookie dough treat shop,  and LadyBye offers reasonably priced women’s  clothes and accessories for those interested in classic style.  Brookside Barrio and Brookside Poultry Company are two new popular eateries.    Brookside East continues to attract local  entrepreneurs, with the opening of Flying Horse Taproom, Chanee Vijay textiles, BKS Artisan Ales and Architexture Salon.  Plate plans to reopen in April at 701 E 63rd St.    Brookside also got an additional stoplight/crosswalk on 63rd by the new Starbucks, and everyone loves the new large wall mural celebrating Brookside on the north side of the CVS building.   Unfortunately, we had a couple of store closings:  Sheehan’s Irish Imports on Gregory *due to owner retiring) and Shop Beautiful will close this month as the owners focus on the Overland Park location.

There were several changes in the Waldo area as well:  Euston Hardware remodeled; Dodson’s Bar and Commons opened on Wornall just north of 75th St and Classic Cookie opened for evening dining with an Italian themed menu.  The never ending road construction along Wornall is at a temporary halt but not for long…expansive (and much needed changes) are planned for the 75th and Wornall intersection to make it more pedestrian friendly.  Next year will also see the renovation of the “Wornall Village” shopping area at the northwest corner of 85th and Wornall, starting with a revamped Price Chopper.

frontA wonderful community asset opened in 2018:  HJ’s Youth and Community Center, across from St Andrew’s church.  This space is used for community events, private receptions, classes, meetings and hosts a  small coffee shop open to everyone.  It also features a large lawn on the east side for outdoor movie nights, plus a doggie and human water station!

And what about home values?  That’s an interesting story as well.  Waldo is beating out Brookside in terms of rising home prices:  as of the end of November, Waldo home values were up 15% and Brookside saw a 3% increase.  I will report on twelve month figures later in the month when the stats are ready.  Brookside and Waldo are still very desirable locations for homebuyers.

I’m not going to make any firm predictions about this year…but I will say…. Brookside is celebrating it’s 100 year anniversary as a shopping/services/residential neighborhood.  I think both Brookside and Waldo will continue to attract local businesses and  homebuyers of all ages as we head into century 2!

Waldo Home Sales Report – Nov 2018

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Waldo has such a large range of home pricing…I think that’s one reason it continues to be a popular location for buyers.  Prices are way up compared to last year. Here are the single family home sales stats for Waldo last month, using the boundaries of State Line to Holmes and Gregory to 85th St.

November 2018                                            November 2017

Median list price:      $212,500                   Median list price:     $174,950

Median sales price:   $208,250                  Median sales price:   $176,500

No. of homes sold:       26                            No. of homes sold:      32

Days on market:         38                             Days on market:        6

The lowest closed sale last month was $128,300 and the highest was $385,000.  Now let’s look at YTD comparisons:

Jan-Nov 2018                                                 Jan-Nov 2017

Median list price:     $200,000                    Median list price:     $179,900

Median sales price:    $208,000                  Median sales price:    $180,000

No. of homes sold:        363                         No. of homes sold:       369

Days on market:          19                              Days on market:         12

Home prices are up 15% over last year in Waldo, and as you can see, many houses are selling at or above the list price.  Currently there are 30 active listings, with a median sales price of $217,475 and 53 days on market.  Homes range in price from $64,900 to $375,000.

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

Armour Hills Home Sales Stats-Nov 2018

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Armour Hills homes sales are steady…and so are prices, looking at year-to-year comparison.  First up–here are November 2018 stats for the Armour Hills subdivision of Brookside:

November  2018                                                          November 2017

Median list price:     $304,475                                    Median list price:     $346,000

Median sales price:    $309,100                                  Median sales price:    $341,250

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

Days on market:           7                                              Days on market:     27

Although the sales prices were way down from last November, not to worry–more expensive homes sold a year ago and three of the four homes that closed were at or over list price.  Take a look at the overall YTD numbers below:

Jan-Nov 2018                                                       Jan-Nov 2017

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

Median sales price:  $315,000                         Median sales price:  $314,000

No. of homes sold:     76                                   No. of homes sold:     89

Days on market:        9                                        Days on market:       9

The numbers are remarkably the same from one year ago, except that homes have been going under contract faster this year.  Currently there are eleven homes for sale in Armour Hills, with a median list price of $374,999 and 78 days on market. Prices range from $287,500 to $525,000.

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