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 May 2016 Home Sales Stats

Armour Hills….one of the best subdivisions in Brookside!  Of course, I am a bit partial because I live in Armour Hills.  However, check out these home sales stats for May 2016–buyers are snapping up homes here in a hot market that favors sellers:

May   2016:                                                           May   2015:

Median list price:      $289,900                      Median list price:        $256,900

Median sales price:  $291,000                       Median sales price:    $262,000

Number of homes sold:  9                               Number of homes sold: 11

Days on market:            33                                  Days on market:             36

That’s correct, many of the homes sold for over the list price!  (one home sold for $8000 over asking price).  Out of the nine homes that sold last month, five sold over the list price, two right at asking price.

Checking year to date figures:

2016, Jan-May:                                                          2015, Jan-May:

Median list price:      $269,000                              Median list price:      $260,000

Median sales price:  $267,000                              Median sales price:  $262,000

Number of homes sold:  27                                   Number of homes sold: 35

Although fewer homes are selling…that is due to lack of inventory.  There is plenty of demand.  Currently there are 4 homes for sale in Armour Hills, with a median list price of $284,925 and seventeen days on market.

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

 

 

Brookside Home Sales Report – May 2016

We are in the peak of Spring home buying season…demand is still very strong for  our Brookside neighborhood.  Here are the single family home sales stats for Brookside (zip code 64113) for last month, and comparisons to last year:

May 2016

Median list price:               $364,500

Median sales price:           $360,500

Average days on market:    43

Number of homes sold:       37

(Lowest sales price was $182,000; highest sales price was $1.275 million.)

May 2015:

Median list price:                $322,500

Median sales price:            $312,500

Average days on  market:     29

Number of homes sold:         46

Now let’s check year to date figures:

2016

Median list price:         $373,750

Median sales price:     $367,950

124 homes sold; average 41 days on market

2015

Median list price:         $325,000

Median sales price:     $319,250

118 homes sold; average 41 days on market        

Comparing the year to date median sales prices, Brookside homes are selling for 15% more than last year.  Wow.  Do keep in mind that the numbers can be skewered somewhat each month depending  if more lower priced homes sell (under $500K) or higher (over $500K and over $1,000,000).  Our zip code has a wide range of home prices, depending on size, location, updating.  However, the important point is that homes are gaining value, and buyers know that Brookside is a desirable place to live!    

Currently, there are 46 active single family home listings in the Brookside zip code of 64113.  The median list price is $687,000..because just seventeen of those homes are priced under $500K; ten are priced over $1 million. (All figures taken from Heartland MLS; deemed reliable but not guaranteed)

New Ice Cream Shop in Waldo – Betty Rae’s

It’s ice cream season! And our neighborhood is buzzing about Waldo’s newest ice cream shop, Betty Rae’s Ice Cream. So far, business has exceeded owner David Friesen’s expectations. He is serving such a high quality product–you will probably be making several trips there this summer as well!

betty ice cream

Betty Rae’s Ice Cream offers fresh, cool treats, made with real flavors right in the shop!

Yep, it’s all homemade right here in the shop: all the sauces (fudge, peanut butter, marshmallow, etc); the cakes, brownies and cookies (David has an extensive baking background) ; the waffle cones and of course the ice cream itself. Twenty four delicious flavors, ranging from the usual vanilla bean to the more exotic lavender honey (a flavor David created with his wife). Friesen uses real flavors, not extracts or oils. For example — the lavender honey flavor starts with David using real flowers, steeped in hot cream. The root beer flavor uses the actual raw ingredients to create the root beer flavor. He is meticulous about quality control — and you can really taste the difference. He makes up to 7 batches of ice cream per day, five gallons each batch. Most of his 12-16 hour days are spent doing prep work preparing the ingredients — once in the special superfast machine, the product freezes in 5-10 minutes. There are a couple of non-dairy and vegan options available as well and coming this summer: cocktail size shakes with liquor!

betty owner

David Friesen, owner Betty Rae’s Ice Cream

This is David’s first small business, and I asked him what has surprised him most since he opened. He said “after all the years of planning, getting the place ready, developing the flavors and product–now that we are open, it all works properly!”. He is grateful for the strong response from the area: so many families and kids walking in the neighborhood, stopping in for treats. All of his hard work is paying off as business has been terrific so far.

Try Betty Rae’s Ice Cream soon–it’s located at 7140 Wornall. Hours are 11am-8pm, Sunday through Thursday; open until 10:00pm Friday and Saturday.

Waldo Crawldo Happens Sat 6/11/16

superhero

It’s time for that crazy and fun  annual event, the Waldo Crawldo! It’s happening this Saturday June 11, 2016 in the heart of Waldo from 8pm-midnight. 

This year’s theme is Superheroes and Villains–so do dress up! Prizes will be awarded in various categories. Of course there are drink specials at each spot–ten bars are participating, including Lew’s Bar and Grill, Quinton’s Waldo Bar, Tanner’s Bar and Grill and the Waldo Pizza Tap Room. Thank you, locally owned businesses, for hosting this event!

Please drink responsibly and remember, bars are within walking distance! Tickets in advance are less than at the door…here’s the info page: www.waldocrawldo.com

Eat at Plate in Brookside

plateI’m not a foodie…actually I am a very picky eater. So on my blog, I don’t give my opinion about local restaurants and eateries in the Brookside/Waldo area. However, the meal my husband and I had at Plate last week was so absolutely delicious –just have to write about it.

As you may have heard, Plate opened several months ago at 6201 Oak St in Brookside. It’s difficult to get a reservation–they don’t subscribe to Open Table. You have to call, leave a message, and hopefully get confirmed for the date and time you want. We got lucky–there was a cancellation for 2 at 6pm on Saturday night.

The atmosphere is cozy, comfortable, and can get a little noisy when the place is full. We were seated at the table closest to the kitchen–watching every dish that left the counter. Our waiter, Morgan, was efficient, sincerely friendly, and knowledgeable about each dish and where the food items come from (Green Dirt and Camp Lido farms, Flavor Trade, Paradise Locker Meats, Ibis Bakery to name a few). This place could easily be so pretentious but it’s not. You can tell the staff is working very hard but enjoy serving the customers. Owners Andrea and Christian Joseph were there, helping out the servers, checking dishes and greeting guests. (They also own and operate Season+Square, the gourmet food and gift shop next door).

Plate saladSo what did we eat? We started with an appetizer featuring a roasted garlic bulb, pomodero sauce, sheep cheese and arugula pesto served with grilled bread. This was followed by a small salad of greens, radish, candied orange peel, almonds and figs. I was so enamored of the fresh pomodero sauce on the appetizer that I ordered the house made pasta with that same sauce (tomatoes from Powell Gardens) and my husband had the braised pork shoulder over pasta. Every bite was…just so fresh and bright and flavorful. Using the local ingredients makes so much difference (Andrea boasts there is not a can opener or microwave in the kitchen!). For dessert, we shared a caramel bondino (not sure of the spelling of this Italian word): a thick pudding with a smear of whipped cream on top of a dark chocolate cookie crumble. (The menu posted online is a little different from what we ordered from; items do change on a regular basis depending on the season).

plate pasta

 

The portions here are not huge–especially the garlic appetizer and salad. We wanted more! The entree portions, we felt, we just the right size. You probably won’t leave with leftovers, as you will want to finish it all at the table. Plan on a two hour meal–service is attentive, but you can’t rush this type of quality food so expertly prepared.

Finally, showing their pride in Brookside:  your bill is delivered in  a copy of The Brookside Story book, where you can write comments about your meal in the margins!

Make plans to dine at Plate. Or, at least stop by the bar for a drink and a couple of small plates. It’s another excellent locally owned Kansas City restaurant that you will want to support. I’m already looking forward to my next meal there!

 

Armour Hills April 2016 Home Sales Report

Brookside homes continue to sell quickly this spring, and the Armour Hills subdivision is no exception. New listings go under contract almost immediately.  Here are the April 2016 home sales stats for Armour Hills:

April   2016:                                                               April  2015:

Median list price:      $319,900                              Median list price:       $270,000

Median sales price:  $319,900                              Median sales price:    $267,250

Number of homes sold:  7                                     Number of homes sold:  6

Days on market:             4                                        Days on market:             24

You can see the big jump in median price:  five of the seven homes sold last month were at or above the list price.

Checking year to date figures:

2016, Jan-April:                                                         2015, Jan-April:

Median list price:      $259,750                              Median list price:      $265,000

Median sales price:  $258,500                              Median sales price:  $265,000

Number of homes sold:  18                                   Number of homes sold: 23

Although the stats are showing prices are lower than last year at the same time, no cause for alarm.  Prices in Armour Hills can vary from the low $200s to well over $400K.  Overall, demand is very strong and sellers are getting top dollar for well maintained, updated homes.

Currently there are 3 homes for sale in Armour Hills, with a median list price of $279,900 and seven days on market.

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

Waldo Home Sales Report-April 2016

As we hit the peak of the home buying season…prices still rising due to lack of inventory.  Waldo is HOT as a location for those wanting to quit renting and start earning some equity!

Here are the April 2016 stats for single family home sales in Waldo, using the boundaries of State Line to Holmes and Gregory to 85th St:

April  2016:

Number of homes sold:    27

Median list price:              $169,000

Median sales price:          $159,000

Average days on market:    7

The lowest sales price was $112,500 and the highest was $320,000.

April  2015:

Number of homes sold:     23

Median list price:              $165,000

Median sales price:          $165,000

Average days on market:   10

A few more homes sold this month, and the median sales price is a bit less. Check out  the median days on market: how long it takes for a home to go under contract–within a week!  Look at the year to date figures to see the rise in value:    

                                                  2016 / 2015:                                                                                     

Number of homes sold:      95 / 85                                  

Median list price:                $157,950 / $147,900                               

Median sales price:           $156,500 / $141,000

Average days on market:     32 / 31

Year to date, Waldo home values have increased 11% over 2015.  Median sales price is high, more homes have sold and the average days on market is virtually the same.                                    

Currently there are 18 homes for sale at a median list price of $156,900 and 19 days on market.

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

Brookside Home Sales Report – April 2016

We are in the peak of Spring home buying season…and I’m here to report demand is still very strong for our Brookside neighborhood.  Still not enough inventory for sale, especially in the $500K and less price catagory.  Here are the single family home sales stats for Brookside (zip code 64113) for last month, and comparisons to last year:

April 2016

Median list price:               $375,000

Median sales price:           $371,500

Average days on market:    41

Number of homes sold:       30

(Lowest sales price was $215,000;; highest sales price was $1.1 million.)

April 2015:

Median list price:                $389,900

Median sales price:            $380,000

Average days on  market:    31

Number of homes sold:        27

Now let’s check year to date figures:

2016    

Median list price:         $384,000

Median sales price:     $376,250

86 homes sold; average 38 days on market

2015

Median list price:         $327,000

Median sales price:     $322,500

72 homes sold; average 54 days on market        

You can see how fast prices are rising year-to-date compared to last year, plus the median price is going up.  When there aren’t many homes for sale, prices are pushed up and often there are multiple offers over asking price for new listings.  It is definitely a sellers’ market right now.

Currently, there are 40 active single family home listings in the Brookside zip code of 64113.  The median list price is $609,500!  That’s because over half–24–of the homes for sale are priced over $500K. The homes listed priced under $450K are generally under contract very fast. (All figures taken from Heartland MLS; deemed reliable but not guaranteed)

New Patio Open at Bier Station

bs patio

New Patio at Bier Station in Brookside

The new expanded patio is open at Bier Station!

I remember back in December 2012 when John Couture opened Bier Station in Armour Hills at 120 E Gregory . He was one of the pioneers of the specialty brew shop–and now there are almost too many to count in the KC area. Bier Station is Brookside’s “Cheers” bar…friendly staff who know who you are and love talking about the beer offerings they have for sale.

bs menu

New Food Options at Bier Station

There are some other changes at Bier Station besides the patio: more food on the menu, including smoked wings, sliders, flatbreads, soups, and new sandwiches. John and his kitchen staff are currently testing new items such as seasonal salads and vegetables, and a few sweet treats. Whatever goes over well with the customers (they want feedback!) will make it to the menu.

Also coming soon is a new ordering app called “Meagan”, which will allow customers to order food and beer from their tables in the bar that will be delivered by bar staff.

More about the patio…it will feature a rain proof awning, electric heat lamps, more seating and more dog hooks. A perfect place for sipping a brew, noshing on tasty food and visiting with friends. Stop by and enjoy one of our warm spring evenings on the new Bier Station patio!

Waldo Home Sales Stats – March 2016

It’s definitely a seller’s market in Waldo!  Prices are up from 2015 and sellers are getting very close to asking price for their homes.  Here are the sales stats for single family home sales in Waldo, using the boundaries of State Line to Holmes and Gregory to 85th St:

March 2016:

Number of homes sold:    33

Median list price:              $139,900

Median sales price:          $139,900

Average days on market:  44

The lowest sales price was $35,000 and the highest was $349,900.

March  2015:

Number of homes sold:     27

Median list price:              $135,000

Median sales price:          $135,000

Average days on market:   26

Checking Jan – March figures:

2016 / 2015:                                                                                     

Number of homes sold:       68 / 65                                  

Median list price:                $153,950 / 135,000                               

Median sales price:            $153,225 / 137,000

Average days on market:    45 / 41

Year to date, Waldo home sales are keeping pace with 2015; however median price is higher.  Note there is not much negotiating between list price and final sales price!                                  

Currently there are 14 homes for sale at a median list price of $126,250 and 43 days on market. Lowest list price is $84,900; highest is $599,000.

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