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.

New Shop in Brookside-Lady Bye for Women

Posted on February 8, 2018 by Mary Hutchison

“Would Kate Middleton wear it?” That’s part of the criteria owner Abby Flores has when choosing clothes for her new Brookside shop, Lady Bye. Located in the former Shopgirls space at 6245 Brookside Plaza (near Foos and 5B Candles), Lady Bye opened last week and the buzz is spreading. When I stopped by, two ladies from my office were browsing in the store!

As Abby explained Lady Bye offers clothes with a classic, “east coast” feel, inspired by the elegance and beauty of style icons like Princess Diana, Jackie Kennedy and…Kate Middleton. Inside this cozy shop you’ll see jackets, sweaters, dresses, tops, and a few jeans–mostly casual and business attire that feels current, sophisticated yet comfortable and approachable. A couple of Abby’s favorite clothing lines, Mod Ref and All Row are featured, which she feels offers great quality for the price. Sizes range from petite to 3X, depending on the manufacturer, and she will do personal shopping for time pressed clients. The medium sales price is $69.

In addition to the clothes, Lady Bye offers some accessories: a few purses, shoes, candles, jewelry and perfume. And of course friendly, personal service is extended to all customers.

Abby also owns Coco, another clothing shop (temporarily relocated to 407 W Gregory next to Classic Cookie), which has a more casual, ‘west coast’ feel. She is thrilled to be back in Brookside — neighbors are so supportive as well as fellow Brookside business owners.

If you haven’t been to Lady Bye–stop in soon! Hours are 11-7pm Mon-Sat and 12-5 on Sunday, 6245 Brookside Plaza. Their grand opening is this Saturday Feb 10, 2018 with an official ribbon cutting at 10:30am.

Bier Station Hosts Youth 4 Change Fundraiser Saturday

Posted on February 5, 2018 by Mary Hutchison

Not only does John Couture of Bier Station run a friendly, neighborhood craft beer bar (with tasty food!)–his establishment is very involved in social issues and non-profit organizations in Kansas City.

This Saturday February 10, 2018 Bier Station (120 E Gregory) is hosting a fundraiser for Youth 4 Change, part of the Restart organization. ReStart works towards ending homelessness in our area, and Youth 4 Change is dedicated specifically to youth homelessness. From 2-7pm, proceeds from the sale of Walnut River Beers will be donated to Youth 4 Change.

A silent auction is also scheduled on Saturday, with gift baskets from Brookside and Waldo businesses. If you would like to donate an item or gift card for the basket, contact John at Bier Station. Thank you for supporting our locally owned businesses, especially those that give back so much to non profit groups that help KC residents!

Waldo Antiques Building Coming Down

Posted on January 29, 2018 by Mary Hutchison

A fixture of Waldo for decades, Waldo Antiques and Furniture closed last year. Driving by this spot at 226 W 75th St, just east of Wornall, was a visual treat–there was usually a few eclectic pieces of furniture or odd painting on display right there on the sidewalk. It was a local spot–a place you could wander in and browse, finding something that you wanted to buy but didn’t necessarily need!

An LLC, comprised of three partners, recently purchased the building and plan to tear it down. Working with El Dorado Inc, the new 10,000 SF building plans to host retail, services and office space. El Dorado remodeled the Botwin building at the NW corner of 75th St and Washington –it now houses Boru and Crow’s Coffee.

Say goodbye to the old brick building; hello to a modern new one. Let’s hope whatever goes up on the lot blends in with surrounding architecture. Now if only the old Brandsmart building on Gregory would be demolished…that place has been sitting vacant for years and is a real eyesore. This area is prime Waldo real estate–I’m also looking forward to the street improvements planned for the 75th and Wornall intersection, although that construction is a few years down the road.

Thank you for supporting locally owned and operated Waldo businesses!

Armour Hills 2017 Home Sales Recap

Posted on January 22, 2018 by Mary Hutchison

In one of my blog posts last year, I stated that Armour Hills could be the hottest Brookside neighborhood, based on home buyer demand and prices. I think the year end stats back up that claim! First let’s take a look at December home sales stats for the Armour Hills subdivision:

December 2017 December 2016

Median list price: $269,950 Median list price: $277,500

Median sales price: $279,000 Median sales price: $281,500

No. of homes sold: 4 No. of homes sold: 8

Days on market: 3 Days on market: 42

In both months, the median sales price exceeded the list price! Also of note–homes went under contract within just a few days in 2017. Below are year end comparisons:

Continue reading →

Waldo Home Sales-2017 Year End Recap

Posted on January 18, 2018 by Mary Hutchison

Wonderful Waldo finished the year strong in terms of rising home values…will report on those stats in the latter part of the blog. Prices have been on a steady rise the past few years. First, let’s examine the figures for December 2017 with comparisons to last year. I’m using the boundaries of Gregory to 85th St, State Line to Holmes:

December 2017 December 2016

Median list price: $164,950 Median list price: $179,900

Median sales price: $161,500 Median sales price: $179,000

No. of homes sold: 32 No. of homes sold: 17

Days on market: 37 Days on market: 21

Although the median price dropped compared to 2016, more home sold that were in the lower price range for Waldo. That affects the median sales price.

Here are 2017 the year end stats: Continue reading →

Brookside 2017 Home Sales Report

Posted on January 15, 2018 by Mary Hutchison

So how much have home values changed in Brookside since 2016? In the past five years? I’ll give you the answers in this blog…but take a guess before reading if you like! Here’s a hint: they have increased, not decreased. First, we’ll start with December 2017 numbers; all figures based on the main Brookside zip code of 64113:

December 2017 December 2016

Median list price: $439,000 Median list price: $335,000

Median sales price: $442,000 Median sales price: $329,248

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

Days on market: 29 Days on market: 36

In December 2017, eight homes sold at or over list price, and sixteen homes homes closed at over $400K. Now let’s look at year end figures, with comparisons to the past five years:

2017 2016

Median list price: $395,000 Median list price: $350,000

Median sales price: $386,000 Median sales price: $350,000

No. of homes sold: 296 No. of homes sold: 325

Days on market: 20 Days on market: 34

In one year, Brookside home values increased 10.2%. Fewer homes sold (not due to lack of demand; due to lack of inventory) and in a shorter amount of time. (Of course home value depends on many factors, including location, condition, size, etc.) The lowest sales price in 2017 was $168,500 and the highest was $3.225 million.

For reference, the 2015 median sales price was $329,000; 2014 was $306,500 and 2013 was $296,750. In five years, homes have appreciated about 30%.

I predict Brookside will have another strong year for home sales, with demand especially high in the $200,000-$350,000 price range.

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

Brookside Ready to Welcome Two New Restaurants

Posted on January 11, 2018 by Mary Hutchison

Brookside will welcome two new restaurants shortly…Brookside Barrio and Brookside Poultry Company are preparing to open within the next few weeks. Similar to building a brand new house–one can aim for a firm opening date but usually it’s a fluid process, as various vendors and contractors plus new staff have to come together at just the right time before the doors open. Often a new spot is jammed with curious foodies the first few weeks, so it can be a challenge getting the service and food in sync while everyone is talking about ‘the new place to eat’ in our neighborhood. If you are one of the first to try one of these new places, please be patient with the dining experience!

Brookside Poultry Company is Brookside resident Charles d’Ablaing’s first restaurant, having worked at Chaz on the Plaza, Webster House and Rosso (now closed). Originally from Atlanta, the chef will focus on southern cooking with an emphasis on spit-roasted chicken, duck and turkey (locally sourced), plus cheddar biscuits, marinated fried chicken, fried green tomatoes, shrimp and grits and key lime pie. The restaurant seats just 30 people (no reservations) and food will be available for take out. In addition, patrons can rent the space for private events Sundays and Mondays when it is closed to the public. Brookside Poultry Company is located at 408 E 63rd St, (63rd and Oak) in the former Oak 63 space.

barrio In the old Julian space at 6227 Brookside Plaza, watch for the opening of Brookside Barrio, a Mexican Kitchen and Bar. This is the third restaurant for Chris Ridler, who also owns Sol Cantina on Martini Corner and Zocalo on the Plaza. Menu items will include grilled skirt steak with cilantro chimichurri, fried shrimp tacos and Mexican lettuce wraps (that sounds interesting!). Brookside Barrio will be open seven days a week for lunch and dinner and will have outdoor seating as well–one of the best features about that restaurant spot.

Two new dining spots coming soon to Brookside for you to try…I’m excited about both of them, especially because they are locally based operations. Now all we need is a new opening date for Plate…….hopefully this year!

KC Restaurant Week Begins Friday

Posted on January 8, 2018 by Mary Hutchison

Kansas City Restaurant Week 2018 begins Friday Jan 12…and it’s not too early to make reservations today! So many restaurants book up early.

KCRW is a benefit for Kansas City Community Gardens. A portion of the money raised will go to this organization that helps low income neighborhoods and communities grown food in vacant lots and gardens. Restaurants offer a multi course lunch ($15) and/or dinner ($33) during the ten day event through special menus that you can view online. Many of the participating eateries are locally owned, so it’s an excellent opportunity to try a new place at a bargain price! Reservations are strongly recommended.

Here’s a list of the Brookside/Waldo restaurants that are participating:

Aixois, Avenues Bistro, Michael Forbes, Nick and Jakes, Boru, Summit Grill and Red Door Grill.

Reservations and menus can be viewed at the KC Restaurant Week website. Special deals run through January 21, 2018. Enjoy some good food and conversation with friends while supporting Kansas City Community Gardens!

Welcome 2018 at the Waldo Ball Drop

Posted on December 29, 2017 by Mary Hutchison

UPDATE 12/31/2017

DUE TO THE EXTREME COLD, THE WALDO BALL DROP HAS BEEN CANCELLED! CELEBRATE AMONGST YOURSELVES AS YOU WELCOME 2018!

It’s the last blog of 2017! And what a year it has been for our Brookside/Waldo neighborhood. Home prices have been way up, and we welcomed many new small businesses!

Yes, it’s going to be frigid cold on New Year’s Eve this year however–you are welcome to bring a warm beverage and ring in 2018 at the annual Waldo Ball Drop. Meet your friends and neighbors at 75th and Wornall by the fountain just before midnight–and watch the lighted ball drop down.

Thank you for reading my blog, thank you for supporting local Brookside/Waldo businesses and …happy 2018 to all!

Waldo Home Sales Report-Nov 2017

Posted on December 18, 2017 by Mary Hutchison

Like it’s neighbor Brookside, Waldo homes continue to increase in value as the year comes to a close. Homes are not staying on the market very long, and sellers are getting very close to asking price. Here are the November 2017 single family home sales stats for Waldo, using the street boundaries of State Line to Holmes and Gregory to 85th St:

November 2017

Median list price: $179,900

Median sales price: $177,000

No. of homes sold: 33

Days on market: 6

The lowest sales price was $61,000 and the highest was $409,900.

November 2016

Median list price: $175,000

Median sales price: $172,000

No. of homes sold: 29

Days on market: 15

Here are the year-to-date figures:

Jan-Nov 2017

Median list price: $179,900

Median sales price: $180,000

No. of homes sold: 380

Days on market: 12

Jan-Nov 2016

Median list price: $164,975

Median sales price: $165,000

No. of homes sold: 398

Days on market: 23

As you can see from these numbers, Waldo has been a hot neighborhood for buyers the past two years. Prices are up 9% over last year. Currently there are 22 active listings, with a median list price of $180,000 and 35 days on market.

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

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