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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 Oct 2015

Autumn is the prettiest season in Armour Hills…soon all the colorful  leaves will be gone, and we’ll see naked sticks outlining the sky. I  also think the trees look the brightest when the skies are a dull gray color. We have a few new households arrive in our neighborhood last month…welcome!    Here are details for  single family home sales In Armour Hills as of last month:

In October  2015, four  homes sold with a median list price of $244,475 and a sales price of $243,000 with 23 days on market.    

In October 2014, six  homes sold with a median list price of $231,950 and a median sales price of $219,750 with 30 days on the market.  

Prices are up compared to last October, and sellers are getting very close to the list price for their homes.  

Checking year-to-date figures:

From January through October 2015, 69 homes have sold with a median list price of $265,000 and a median sales price of $265,000 with 32 days on market.  

From January through October 2014, 55 homes sold with a median list price of $239,950 and sales price of $239,950 with 28 days on market.

Did you notice the median list price and sales price are the same figure for both?? Buyers are paying top dollar to move into Armour Hills..when the property is priced correctly.    

As you can see, we are still way ahead as far as number of homes sold and median sales price compared to 2014.  Currently there are five homes for sale, with a median list price of $229,000  and 97 days on market.  

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

Brookside Home Sales Report – October 2015

Brookside home sales continue to outpace last year!  Prices are up, and the upper bracket ($500K+) homes are attracting buyers.  Let’s look at the numbers – here are the single family home sales for October 2015 in the Brookside zip code of 64113:

In October  2015, 27 homes sold.  The median list price was $397,950 and the median sales price was $383,500.  Average days on market: 54. The lowest sales price was $203,500 and the highest was a cash sale at $1.145 million.  

In October 2014, 25 homes sold.  The median list price was $340,000 and the median sales price was $320,000.  Average days on  market: 41.

A couple of more homes sold as compared to a year ago, and the median price was much higher because eleven of the 27 sales closed were over $400,000, including that $1 million plus sale.

Checking year to date figures:

From January through October 2015, 294 homes sold with a median list price of $329,975 and a median sales price of $325,000 with 40 days on market.   

From January through October 2014, 244 homes sold. The median list price was $320,000 and median sales price was $309,000 and 37 days on market.

We’ve had six sales above $1 million so far this year in zip 64113; last year at this time there were four $1 million+ sales. The higher priced sales push up the median price.

Currently there are 53 single family homes for sale in the Brookside zip code of 64113, with a median list price of $549,950 and 89 days on market. There are 31 homes priced over $500,000 in our area…the highest price home is $50 shy of $4 million.

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

Waldo Home Sales Report-October 2015

The home buying season is winding down now as we head into the cooler weather. Checking home sales for Waldo in October 2015, number of units is down slightly; prices holding steady compared to last year.   Here are the home sales stats for Waldo, using the boundaries of  State Line to Holmes, and Gregory to 85th:

In October  2015, 31 homes sold with a median list price of $144,900 and a median sales price of $139,000 and 38 days on market.  The lowest closed sales price was $59,500 and the highest was $395,000.

In  October 2014, 43 homes sold with a median list price of $144,900 and a median sales price of $140,000 with 49 days on  market.  

The median list price did not change, and the final sales price was virtually the same as last October. Days on market were less, meaning a house was listed about 38 days before going under contract.

Checking year to date figures:

From January through October 2015, 239 homes have sold with a median list price of $156,250 and a median sales price of $154,750 with  34 days on market.

From January through October 2014, 294 homes had sold with a median list price of $149,900 and a median sales price of $143,500 and 48 days on market.

Year to date, Waldo home prices are up 7.8% and selling quicker as well!  Currently there are 38 homes for sale in this area with a median list price of $132,450 and 77 days on market.

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

Shop Brookside Thursday Evening for Early Holiday Specials

Now that the World Series hoopla has died down…it’s time to think about holiday shopping! That’s right, it is sneaking up on us quickly this year as we were all happily distracted for several weeks brookside holidaywith our beloved Royals winning the World Series!

This Thursday Nov 12, 2015 is the annual event: Brookside’s Holiday Season Opener. From 5-9pm, Brookside merchants welcome all holiday shoppers with special deals, discounts in a very festive, friendly atmosphere. Several restaurants are offering food and drink specials; there will be live choir music in the park; enjoy complimentary Roasterie coffee and Santa will make an appearance as well! Brookside’s Holiday Season Opener is guaranteed to get you in the holiday spirit–as you know, most of the shops are locally owned and operated and offer excellent, personal customer service. Plus, the gift items you find in the Brookside shops are often unique to this area–just window shopping will fill your brain with several gift ideas for everyone on your list.

Also remember that Worlds Window is collecting new and gently used coats and sweaters for women and children at their shop; in exhange, you will receive a 20% off coupon.

Plan to spend Thursday evening with your neighbors in Brookside…and thanks for shopping local!

Free Jazz Concert in Brookside on Saturday Nov 7 2015

Just a quick blog today to mention the 2nd Annual Brookside Jazz Festival on Saturday November 7, 2015!

Brookside-Jazz-Festival-16x9-smallThe Christ Community Church is hosting the event at 400 W 67th St.  Four bands will be featured, led by John Brewer, Lisa Henry, Ryan J Lee Matthews. The Jazz Festival begins at 5pm, ends at 9pm.  Here’s your opportunity to enjoy some great music with your neighbors this weekend!

Stylish, Updated Waldo Home for Sale – Just $119K!

Small houses are all the rage now…and my new listing in Waldo fits this trend! This is a two bedroom, one full bath home full of updates and style…for just $119,000. Check out at these pictures…it’s move in ready!

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7605 Jefferson in Waldo

The front porch welcomes you into this ranch home with a full basement. There is a one car garage, shared drive and fenced yard in back with a deck.

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An unusual feature for a home of this size is the separate dining room. As you enter the house, the living area is to the right and the dining room on the left. Notice the sparkly chandelier! Just beyond the dining room is the brand new kitchen.

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Even if you don’t like to cook…you will love this kitchen! Brand new cabinets, floor, tile backsplash and granite counters. Notice the  separate beer fridge!! Plenty of counter space for cooking prep and new appliances: dishwasher and gas stove.

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There are hardwood floors throughout the house (excluding kitchen and bath.) Both bedroom closets have built in organizers and the master bedroom has a mounted TV that stays with the home.

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Another nice feature is the daylight basement, with freshly painted walls and floor. It’s cable wired..so easy to add a little decor with rugs, a tv set, chairs, pool table..use your imagination for extra living space!

Of course one of the best features of this home is the location. It’s two blocks from the heart of Waldo at 75th and Wornall. An easy stroll to several restaurants, services, grocery store, bus stop and Trolley Track Trail. Priced at $119,000….why rent? You can own and have your payments build equity through the years! Contact me for a personal tour.

The Waffler Food Truck Parks In Brookside/Waldo This Weekend

Have you noticed a food truck hanging around Brookside/Waldo lately?  I’m talking about The Waffler’s truck, serving Liege style waffles at the northeast corner of Gregory and Wornall in the parking lot.  I haven’t tried one yet….but I recently spoke with the owner Russell Viers and I’m making my first trip tomorrow morning!

Russell Viers, The Waffler

Russell Viers, The Waffler

If you love waffles like I do, the first thing to note is these are not your typical breakfast waffles. This delicacy is a Liege waffle, which Russell recreated after trying them in a Belgium train station. Developing his own recipe, he makes all the dough from scratch. He starts with a rich brioche bread dough, and adds large chunks of Belgium pearl sugar (this is a beet sugar, not cane) and his own special flavorings. Whereas the typical breakfast waffle relies on toppings to give them flavor, the Liege waffle has flavors baked in. The ‘classic’ flavor Russell serves is vanilla, along with a second choice–for example, maple bacon or fall spice. (He is currently developing a special limonchello waffle for a special event at Jasper’s).  The waffle is crispy on the outside, with specks of caramelized sugar; inside is a tender bread texture with bursts of the pearl sugar. No utensils needed…your waffle is service in a handheld pouch for easy eatin’!  

Russell’s ‘real’ job is a public speaker/consultant. His kids  talked him into starting the food truck after he created the special ‘meggos’ (that’s the brand name for the product) for his daughter’s wedding earlier this year. He has parked the truck at First Fridays and the City Market, but gets the best response here in the Brookside/Waldo area and would like to make the Gregory and Wornall location permanent. Each waffle costs $5; however if you say the special phrase that changes daily, you’ll get $1 off.   These phrases are usually quotes from old movies or TV shows (hint: Sunday’s quote relates to the Royals!). Russell is a friendly, outgoing guy who says he’s ‘never worked so hard’ getting this food truck going and although it’s not a regular source of income for him, he loves every minute he spends making the dough and chatting with customers. He especially likes to watch the reaction of someone who has taken that first bite–the taste and texture is such an unexpected delight!

Mmm...The Waffler's Liege waffles!

Mmm…The Waffler’s Liege waffles!

Along with the waffles, Russell offers soft drinks, water and…free coffee! All ‘tips’ left are donated to a local charity which changes every month. He focuses on organizations that have low administrative costs. This month’s charity is the Kansas City Rescue Mission. He was inspired to donate after learning that 14 men staying at the shelter started running and participated in the Kansas City Marathon. He’s been amazed at how generous customers are after learning the tips go to charity.

So are you hungry for waffles now?? Stop by and see The Waffler on Halloween morning (8am-2pm) or November 1 (8am-1pm) at the Wornall and Gregory location. For that special discount phrase and to learn more about The Waffler, visit his Facebook page or website. Better stop by soon–Russell has plans to take off for Europe shortly on business. Oh…and The Waffler caters too!

Armour Hills Home Sales Report – September 2015

PrintHello neighbors…time to report on September 2015 home sales in our Armour Hills subdivision in Brookside.  Sales are slowing down as we move to the holiday season…and hopefully a WORLD SERIES WIN!!  Here are details for  single family home sales In Armour Hills as of last month:

In September  2015, three  homes sold with a median list price of $269,500 and a sales price of $265,000 with 88 days on market.    

In September 2014, six  homes sold with a median list price of $275,000 and a  median sales price of $272,700 and eleven days on the market.  

The 88 days on market is much longer than we’ve been trending this year.  That’s because the three houses that sold last month had all been on the market for almost ninety days  before going under contract–the sales prices were also dropped from initial list price to market value.

Checking year-to-date figures:

From January through September 2015, 63 homes have sold with a median list price of $269,000 and a median sales price of $265,000 with 32 days on market.  

From January through September 2014, 48 homes sold with a median list price of $249,500 and sales price of $246,000 with 29 days on market.    

As you can see, we are still way ahead as far as number of homes sold and median sales price compared to 2014.  Currently there are 14 homes for sale, with a median list price of $284,450 and 41 days on market.  The lowest price home is $199,500 and the highest list price is $525,000.

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

Brookside Home Sales Report – September 2015

royalRoyals mania continues in our metropolis — must see TV has cut into my work and blogging time!  It’s all worth it though to again experience the excitement of the playoffs.  Have you noticed–so many more homes in the area displaying Royals support paraphernalia!  Okay, down to business….here are the single family home sales for last month in the Brookside zip code of 64113:

In September 2015, 22 homes sold.  The median list price was $375,000 and the median sales price was $362,500.  Average days on market: 34. Two homes sold over the $500K mark.  The lowest sales price was $224,500 and the highest was $650K.

In September 2014, 32 homes sold.  The median list price was $302,000 and the median sales price was $289,975.  Average days on  market: 45. The lowest sales price was $164,950 and the highest was $2.727 million.

Fewer homes sold this September than last, however days on  market are fewer and median sales price is up–a consistent trend this year.

Checking year to date figures:

From January through September 2015, 268 homes sold with a median list price of $326,777 and a median sales price of $325,000 with 38 days on market.   

From January through September 2014, 219 homes sold. The median list price was $320,000 and median sales price was $306,000 and 37 days on market.

More homes are selling in Brookside this year, and sellers are getting very close to list price.  The last three months of the year are usually slower for home sales…we’ll see how much of a drop off we experience or if closed sales will outpace last year.

Currently there are 58 single family homes for sale in the Brookside zip code of 64113, with a median list price of $539,950 and 68 days on market.  Fourteen homes are priced over $1million–so if that is  your price range, there is a lot to chose from!

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

How to Manuever Around the KC Marathon on Saturday 10/17/15

How will Brookside/Waldo residents maneuver around marathon race runners on Saturday Oct 17? It will be very difficult. The race begins downtown, and traffic will be pretty much stopped from 47th St on the Plaza through 75th Street from 8am through 2pm.  Here is some information you should know to plan ahead:

*Police will slowly open up the streets to traffic once the last runners pass through a particular area. For example, as runners leave the downtown/midtown area heading towards Plaza/Brookside/Waldo, those streets will open to traffic. Most of our area will close off at 8am and not open up until after 1pm.

*If you live east of Brookside Boulevard, get to Oak or Troost to travel south. (If you go north, you won’t make it past UMKC until after 1:30 or 2pm).  DO NOT try to drive west, you will not be able to cross Brookside Blvd or Wornall or Ward Parkway. You CAN use 71 highway to go north.

*If you want to get to Kansas, take Main St south of 61st St (or Oak /Troost)  all the way to 79th or 85th and then go west.  Expect heavier traffic on these east/west routes, and along State Line Road.

*Residents who live between Ward Parkway and Brookside Blvd/Wornall Road will find it very difficult to maneuver outside of these street boundaries between 8am-1:00pm.  Within this loop, police will be at the larger intersections directing traffic.

*Race organizers have done a great job of notifying businesses and residents in the affected areas of the route through a direct mail postcard—hopefully you saved it for reference! Detailed information on road closures is indicated on the card.

Race organizers tell me the police will let traffic cross the course IF there is a safe distance between runners. Over 10,000 participants total are expected. For the full marathon that runs through Brookside/Waldo, there are 1500 runners. There will be some breaks for backed up traffic to drive through—police will make the call.  You can find a detailed map of the route at www.sportkc.org/marathon/race-information.

Your best bet is to sleep in, have breakfast at home, and leave the car in the drive until after 2pm. Of course you can also bike or walk to shops and services, or come out to cheer on the runners!