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.

Armour Hills Home Sales Report – January 2025

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This will be a brief blog! A quick recap of the home sales in Armour Hills for last month, usually a slow month for home sales due to weather.

January 2025january 2024
Median list price:$475,000$425,000
Median sales price:$472,000$425,000
Days on market:94
No. of homes sold:14

To kick off 2025, just one home closed in Armour Hills in January. It was on the market for a little over a week, and closed a bit below the asking price. Compare that to January 2024, when 4 homes closed for a median price of $425,000.

Currently there are two homes listed in Armour Hills, with a median price of $545,000 and two days on the market. Interesting note before signing off: 9 homes have been listed in Armour Hills since January 1, and each of them went under contract within 2 days. Most Armour Hills homes go under contract within a few days of listing–another reason there isn’t much inventory. Gotta act fast!

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

Waldo Home Sales Report – January 2025

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There are some interesting home sales stats to start off the new year in Waldo: more homes sold, yet average price is down. Hopefully the market is becoming a bit more normal and balanced. Let’s take a look at the details; I am citing single family home sales from State Line to Holmes and Gregory south to 85th St:

january 2025january 2024
Median list price:$274,950$272,500
Median sales price:$270,000$283,500
Days on market:235
No. of homes sold:2112

Compared to a year ago, home prices are down 4.7%, yet 42% more properties changed owners. For those who can buy, they have accepted the higher interest rates. The lowest closed price last month was $118,000 and the highest was $643,000. Currently there are 16 active single family listings in Waldo, with a median price of $272,500 and 44 days on market.

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

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Brookside Home Sales Report – January 2025

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A new year and possibly…a new home?! Most buyers want a property well under the 1 million dollar price tag; however Brookside had several high dollar properties close last month, which pushed up the median list price. Let’s take a look at the numbers:

january 2025january 2024
Median list price:$799,000$437,500
Median sales price:$793,000$445,000
Days on market:394
No. of homes sold:1116

Some perspective on that median sales price approaching $800K–of the eleven homes that closed last month, five homes were over the million dollar mark. That’s why the median price is 78% higher than last year. The highest closed price was $2.6 million and the lowest was $378,000. The longer days on market also reflects the fact that the $1 million plus homes can often take longer to go under contract.

Currently there are 11 homes for sale in the Brookside zip code of 64113; five of those are asking over 1.2 million dollars. That brings the median list price way up to $679,000. Just two homes are listed under $500K.

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

Waldo Week Starts Tomorrow Through Feb 28

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It’s time to celebrate our wonderful and unique Waldo neighborhood with the 10th Annual Waldo Week, starting tomorrow and running through Friday Feb 28. You are also welcome to stop by the kick off event tonight at 75th St Events, from 5-8pm.

Several businesses are participating this year, including Pizza Tascio, Eclectic’s Gallery, Genter Pest Management and Hemma Hemma. Find the complete list at Waldokcevents.com. These locally owned businesses are offering special discounts and deals for you –just ask about the specifics when you visit the vendor. Also a portion of all proceeds this year will go towards D.A.V.E.’s Place, a community impact center with a food pantry, counseling and education services.

Thank you for supporting Waldo–one of KC’s most unique and interesting neighborhoods!

Armour Hills Home Sales – 2024 Wrap Up and Five Year Comparison

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Before we get too far into February, I wanted to post this blog recapping Armour Hills home sales for 2024 and the five year comparison. Armour Hills one of the largest homes associations in Brookside–and one of the most popular! See below:

20242023202220212020
Median list price:$439,000$432,500$399,000$365,000$345,000
Median sales price:$450,000$450,500$427,000$380,000$344,000
Days on market:32337
No. homes sold:6370847099

The highest sales price last year was $722,000 and the lowest was $260,000. Overall, the stats from 2023 to 2024 are virtually the same–steady prices, fewer homes sold. Comparing 2024 to 2020, prices are up 30.81% and fewer homes are going on the market each year to sell. Armour Hills is such a nice place to live–people don’t want to leave! That may be part of it but also–overall, fewer homes come up for sale because many owners do not want to move or feel they can’t afford to–want to hang on to a lower interest rate, or perhaps have no mortgage at all. What will happen in 2025? Watch this space to find out!!

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

Chic and Stylish Condo for Sale Near KC Art Institute

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So many people want to buy homes..and yet inventory is very low. Here’s an option: consider a condo! I just listed this beautiful, move-in ready in the Berkeley Condominiums near the KC Art Institute, Nelson Atkins Museum of Art, the Kemper Museum and…just two blocks from the Southmoreland streetcar stop, scheduled to open later this year!

The one bedroom, one bath condo is on the first floor, measuring 718 square feet. The vintage exposed brick wall and hardwood floors give the place a warm, inviting atmosphere, plus lots of sun pours into the space from the three sides of the sunroom.

Other features and benefits include top down/bottom up shades, new in-unit washer/dryer, new fridge and dishwasher, large pantry plus a dedicated extra storage space in the basement.

The bedroom fits a king size bed with extra space for a dresser.

The HOA fee includes water, snow removal, building insurance, exercise and party room in lower level. This is city living at it’s best–just lock the door and go! So many amenities outside the front door: museums, restaurants, the Country Club Plaza is just a few blocks south and once the streetcar stop opens two blocks away–that’s free transportation to Crown Center, Union Station, and the River Market area. Contact me for more details. 200 E 43rd St Unit 102, Kansas City MO. Offered at $169,000.

Bramble and Stem –Now Open in Waldo

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Valentine’s Day is almost here…and if you plan on getting a special gift for your partner…consider stopping in Brookside and Waldo’s newest florist and gift shop, Bramble & Stem, 410 E. Gregory.  The shop opened in November and has lots of unique gifts and lovely floral arrangements to inspire you!

Owner Katherine Bramble Taylor

Owner Katherine Bramble Taylor had been operating her own floral business out of her home as Studio 421, where weddings were her main source of business.  . As  a stay at home Mom–she was juggling the home business and family, yet  always had an interest in operating a storefront  floral shop.  Her  father was a small business owner and kept encouraging her  to take the big step.  When he passed away in 2023, she finally decided to follow his advice.  Katherine says “I knew I would only open a storefront in Brookside. The welcoming and supportive community here is what sets it apart”.

The “Happier Hour” gift box

Living with her family nearby  in Brookside, this location is convenient for her and her customers.  Katherine creates her arrangements with a loose yet modern vibe and a garden aesthetic: colorful and attractive yet natural, just like a garden full of blooms.  Besides weddings and special events, Bramble & Stem sells plants and offers subscription services for residential and office use.  Inside the shop you’ll also see fun extras available for purchase:  small books, earrings, cards, chocolates, candles–even wine and snacks. Katherine can put together a special unique package for your or check out one of her special  Valentine’s Day gift boxes for around $100.  Delivery is available.

Bramble & Stem is available to rent for private events, and there is a separate room for the special seasonal workshops offered to the public.    You can also stop by the special Valentine’s celebration featuring local  pop up vendors happening this Saturday February 8 from 1-3pm at 410 E. Gregory.

Waldo 2024 Home Sales Report – And 5 Year Comparison

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Numbers tell a story….and Waldo home prices have remained remarkably steady compared to 2023. Of course, looking over the past five years-they have increased, which is what homeowners want!. In addition, the number of homes changing owners rose as well last year, and that’s a positive sign for those that want to buy. Let’s take a closer look, using the street boundaries of State Line to Holmes and Gregory to 85th St for the stats:

20242023202220212020
Median list price:$295,000$295,000$265,000$250,000$224,950
Median sales price:$299,500$298,000$278,000$260,000$230,000
Days on market:43334
# of homes sold:300263289397371

Many buyers are still paying over the asking price by about 1.5%, and homes don’t usually linger on the market longer than a few days. That has been the norm for a few years now. Buyers have accepted the higher interest rates, and 14% more properties sold in 2024 than 2023. Last year, the lowest closed price was $85K and the highest was $675,000 (a new build on Main St). Still, the number of homes changing owners has fallen 32% since 2021, when interest rates were much lower and houses more affordable. Since 2020, home values have gone up 30% in Waldo.

Currently there are 21 single family homes for sale in Waldo, with half of those priced over $300K. The lowest list price is $155,000 and the highest is $515,00.

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

Brookside Home Sales Report – 2024 Stats and 5 Year Comparison

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The 2024 Brookside home sales stats are in …so this is the time to see how much our home values are rising compared to years past. There is a reason owning a home is a good investment: because the value usually goes up, not down, and that is certainly the case for Brookside. Let’s take a look at the numbers; I’m using the main Brookside zip code of 64113 for the stats:

20242023202220212020
Median
list price:		$562,500$550,000$489,900$459,950$419,000
Median sales price:$575,000$572,500$500,000$475,000$415,000
Days on market:33338
# of homes sold: 264246295338327

Looking at 2024 as a whole, buyers paid about 2% over asking price, and most homes went under contract within a few days of listing. The number of homes changing owners was up 7.3% compared to 2023. The lowest closed price of 2024 was $260K and the highest was $5.78 million.

The five year trend shows us home values have risen 38% since 2020 and the number of homes up for sale has steadily gone down; people are choosing to live in their homes longer and hang on to the lower interest rates. Overall, there was a 7% increase in value between 2023 and 2024.

At this time there are 12 single family home listings in Brookside, with a median list price of $671,000. Five homes are priced over $1million; the lowest listed price is $309,900 and the highest is $2,79 million.

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

Home Goods/Design Shop SID & Company Now in Waldo

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As a residential real estate agent, I have toured some beautiful houses.  Some look spectacular, yet somewhat generic on the inside. Some have a mish mash of  eclectic decor.  And some look like a college dorm room! Most people find it challenging to “decorate” — having your home reflect your distinct personality in a comfortable yet organized manner.   Getting the balance just right is how Sid & Company can help. New to Waldo but not to the KC area, Sid & Company offer custom interior design services at their new home, 21 West Gregory. 

Mark and Jean Anne Suderman

Owners Jean-Anne Suderman and her husband Mark are both from Wichita and met at KU.  Mark has his MFA in interior design from the Atlanta College of Art and at one time worked at Mark Shale.  Jean-Anne was an art director for a couple of national advertising firms.  After working in Atlanta for many years, they decided to move to Kansas City to be closer to family.  They opened a shop in the 45th and State Line area offering design services and a retail store in the West Bottoms.  They purchased this building in November 2023 to combine both retail and design services in one spot; and opened to the public October 5.

Why the move to Waldo? Jean-Anne explained they have many clients in the south KC / Mission Hills area and felt this location better served their clients.  “Waldo is growing in such a positive way”, says Jean-Anne,  and she especially enjoys talking to people that come into the shop to browse.  This store is inspirational, packed with beautiful furniture, accessories, artwork and design books.  Sid & Company rep several special manufacturers, including Verellen, a Belgian furniture company.  When I asked about current trends in the interior design industry, she explained “We don’t do trends.  We will  use  the special decor pieces the client already has, and work with them to choose other items  that compliment their personal style..a style that will look good for many years.  We can also design the interior of a new build home from start to finish, working with the builder and architect to be sure the space functions well with the decor plans of the buyer”.  One very important feature of using a locally based designer as compared to a big box chain store: Jean-Anne and Mark have similar prices yet offer much better quality and selection with their  items, plus “white glove service”, meaning everything is delivered to your home and properly placed and set up inside rather than dropped at the front door. And if you are looking for some decorating inspiration, sign up for  SID LIFE on the website, a weekly journal of inspiration.

You are invited to stop by Sid & Company and browse the store anytime; they are open Monday through Friday 10am-5pm or Saturdays by appointment.