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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.

Brookside’s Holiday Season Opener Starts Today!

The holidays are almost here…time to get in the spirit! Brookside is here to help, with the annual Holiday Season Opener happening all weekend.

The festivities start tonight, November 14 at 5:30, with live music, a tree lighting ceremony, treats and a special visit from Santa. The Brookside website and poster does not indicate the location; however, in the past it’s been held at the grassy area on 63rd St just east of Brookside Blvd near the bus stop. (Just look for all the people!) All weekend, the Brookside shops along and around 63rd St will offer special deals, new holiday products, giveaways and food and drink specials at the restaurants. When you visit the Brookside Holiday Season Opener, you are supporting our locally owned businesses that make Brookside the special place it is. Get ready to enjoy some holiday cheer with your friends and neighbors this weekend in Brookside!

Vita’s Place is Your Place

There are locally owned bars in the Brookside/Waldo area that have a chummy, neighborhood vibe– similar to the Cheers TV sitcom where “everybody knows your name”. Perhaps you know the bartender or tend to run into a neighbor during the visit. I’m thinking of places like Charlie Hooper’s or The Brooksider; Walsh’s Corner Cocktails. For several months now, Brookside has a wine bar with that same atmosphere…tucked away on Oak St around the corner from the Crestwood Shops.

Vita’s Place, 5514 Oak St.
Ryan Sciara


Vita’s Place is owned by Brookside residents Ryan and Jenny Scaira; and is named after Ryan’s grandmother, an immigrant from Sicily who lived in Columbus Park. Vita was Ryan’s best friend, and as a kid, he practically grew up at her kitchen table, watching her cook and take care of family members and visitors. She inspired him: “If you take care of other people, it gives you a great feeling” says Ryan. So he went into the hospitality business, working at Teller’s in Lawrence; as the opening general manager and sommelier at 40 Sardines; then opened Cellar Rat Wine Merchants in the Crossroads. Eventually he left Cellar Rat to focus on he and Jenny’s young family; then decided to open another wine store, Underdog Wine Company in the Crestwood Shops.


Still, Ryan had the itch to start another business. After visiting several small wine bars in Brooklyn NY, he decided to open his own place. But where? He wanted to be close to his Brookside home and discovered this current spot would be available for rent (formerly Salon Latifa). He hired noted restaurant designer John O’Brian to design and build out the interior, incorporating custom wood paneling, antique furniture pieces, rich textured wall tile and comfortable cushioned booths. It’s the perfect spot to linger over a beverage enjoy a conversation with friends (or the bartender!).


Vita’s has an extensive wine collection, and Ryan changes most of the 40 wines by the glass quarterly. “The wine list is very personal to me”, he explains. “With my 31 years in the business, I have become friends with a lot of great winemakers, importers, winery owners;, distributors. The greatest compliment you can give any of them is to put their wines on your list. I like to showcase small production wines, made in an honest manner that pay tribute to where they are grown. We will let someone sample a small taste of any of our wines by the glass and offer them choices in 3 and 5 oz pours.” Every Monday Vita’s Place hosts wine classes, limited to 12 people and designed for those who want to gain knowledge and confidence in the various types of wine. There is a full cocktail bar (including a huge gin selection!) and non alcoholic hard liquor and beers. Ryan is especially proud of the food he offers too; chef Owen Manning developed a simple menu of selections, most using just 4 or 5 very fresh and high quality ingredients. Items offered change seasonally, and the plates come in various sizes and work well for a nosh or meal.


Naturally, Brookside has welcomed Vita’s with steady business. “I considered other parts of the city when looking for a spot, but it only made sense to do it here. There is really no where else I would have done it. Brookside needed this type of place”. Vita’s is the perfect spot to visit with friends for a pre dinner drink and appetizer; a light meal on Sunday evenings; or stop in to linger at the bar and chat with friends and the staff. Ryan says he has a knack for remembering names and faces so will likely greet you personally!

Vita’s Place is open Wednesday through Sunday at 5514 Oak St. Parking is available on the street. Reservations available via Tock.

Armour Hills – Home Sales Report September 2024

Home values in Armour Hills dropped a bit compared to September 2023; they are holding steady for the year. Let’s take a look at the specifics:

september 2024september 2023
Median list price:$439,000$457,500
Median sales price:$450,000$478,750
Days on market:22
No. of homes sold:96

The median sales price dipped 6% compared to a year ago; a few more homes sold last month and you can see many buyers paying over the asking price. The highest closed price was $720,000 and the lowest was $305,000. Below are the year-to-date numbers:

jan-sept 2024jan-sept 2023
Median list price:$435,000$425,000
Median sales price:$447,000$450,.000
Days on market:22
No. of homes sold:5157

You can see the closed sales prices are very similar to last year at this time; and most Armour Hills homes are going under contract very quickly. Currently, there are three listings in Armour Hills, with a median list price of $525,000 and 30 days on the market.

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

Waldo Home Sales Report – September 2024

Waldo had a large jump in the median sales price last month compared to September 2023; likely because more of the higher priced houses in Waldo closed. Let’s take a look at the details; I’m using single family home sales in the area of State Line to Holmes and Gregory to 85th St for these stats:

september 2024september 2023
Median list price:$324,950$228,500
Median sales price:$310,000$234,000
Days on market:38
No. of homes sold:2718

The median sales price last month jumped 32% over last year; of the 27 homes that closed, six of them were over $400K–a higher price point for Waldo. The lowest closed price was $180,000 and the highest was $620,000. Below are the year-to-date numbers:

jan-sept 2024jan-sept 2023
Median list price:$299,450$289,900
Median sales price:$310,000$290,000
Days on market:33
No. of homes sold:228231

The number of homes changing owners have remained steady; home values are up almost 7% this year and buyers are still paying over list price for many homes. Currently there are 25 single family homes listed in Waldo, with a median list price of $275,000 and 24 days on market.

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

Cosentino’s Brookside Market Undergoing Expansion

Big changes are coming to our Cosentino’s Brookside Market—you’ve likely noticed all the construction happening on the west side of the store. This is going to big a big improvement for a neighborhood! Recently I stopped by and spoke with Gary Arb, Store Director, to find out the details.


This is a huge expansion for the market—one that has been planned for a while. Gary explained the store is being built out 18 feet to the west, adding much more square footage for more food options and services. The old outdoor patio has been removed; the new plans include a large indoor eating area with public rest rooms. All of the refrigerated items, including the grab and go selections, will be in closed cold cases with doors—easier to keep these items chilled when storms cause electrical service disruption. There will still be a hot and cold food bar, plus a new Panini press for sandwiches, new islands, and the floral department will move to the new space. The current “center” of the store, displaying canned goods, snacks, bread, and other basic food items will not change. The wine department will expand, adding more varieties, and there will be a beer cold case in the liquor aisle. You;ll see new flooring in the entire store and there are no plans to change the entrance and parking lot. Gary also mentioned they are adding a couple of self service check out lanes for customers, “just out of necessity for those who have a couple of quick items to buy.”


Way back in 1948, two brothers started a small neighborhood grocery that eventually grew into Cosentino’s Food Stores. The same family still operates the company today, which includes the KC area Price Chopper and Sunfresh stores. Gary has been at this location for five years, after working at a few other Price Chopper locations including the Brookside store. He loves the job, describing himself as a “people person”, and especially likes greeting the same regular customers, watching the youngsters in the neighborhood grow up and continue to shop here. “My biggest joy in this job is the people; I’d be in trouble if I was in a cubicle! Our family owners are committed to the neighborhoods they are in—they know the area residents are what make us successful. We try our best to give back to them and improving this store is another way we can show our gratitude for their business.”

Gary Orb, Store Manager

Knowing that most large construction projects don’t finish on time, Gary is hopeful the construction is finished and customers can shop the new space by the busy Thanksgiving shopping season. Although the construction mess is a bit inconvenient and noisy–it will all be worth it in the end for a stylish, updated Brookside grocery!

Kansas City Marathon Will Disrupt Traffic Tomorrow!

Important notice!!

The Garmin Kansas City Marathon will disrupt traffic for several hours tomorrow-Saturday Oct 19, 2024. Major streets such as 75th, Ward Parkway, Troost, Broadway and 47th through the Plaza will be inaccessible most of the morning.

Here is a link to the routes–plan ahead!!

https://www.sportkc.org/marathon/course-maps

Brookside Home Sales Report-Sept 2024

Home sales in Brookside are not slowing down…last month, prices rose quite a bit compared to September 2023. Let’s take a look–using single family home sales in the main Brookside zip code of 64113:

september 2024september 2023
Median list price:$575,000$450,000
Median sales price:$585,000$471,000
Days on market:72
No. of homes sold:2313

There was a jump of 24% in the median sales price; partly driven by three $1,000,000 homes selling last month; the highest closed price was $1,070,000 and the lowest was $305,000. Below are the year-to-date numbers:

jan-sept 2024jan-sept 2023
Median list price:$550,000$554,000
Median sales price:$575,000$576,000
Days on market:33
No. of homes sold:198192

You can see the YTD stats are very similar to 2023..many homes selling for almost 5% over asking price and the number of homes changing owners remains steady. Currently there are 26 homes for sale in Brookside with a median list price of $629,000 and 47 days on market. Twenty of the homes for sale are priced over $500K; 9 are over $1,000,000.

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

Waldo Home Sales Report – August 2024

So we are a couple of days into October and just slipping in these August Waldo home sales stats–took a few days of vacation!! Anyway, several houses for sale in Waldo, with a wide range of prices–usually the ones that sit on the market for a while don’t sell right away due to price and/or condition. Home values remain strong! Here are the numbers:

august 2024august 2023
Median list price:$339,000$360,000
Median sales price:$342,000$375,000
Days on market:43
No. of homes sold:3228

Prices dropped 7.5% compared to last August, yet many buyers still paying over asking price–last month by just under 1%. The lowest closed price was $113,750 and the highest was $540,000. Here are the year-to-date stats:

jan-aug 2024jan-aug 2023
Median list price:$299,000$295,000
Median sales price:$304,750$300,000
Days on market:33
No. of homes sold:176187

Looking at the numbers for the year, home prices are down slightly compared to a year ago yet most houses are selling very close to the list price. There are 30 active single family homes for sale in Waldo, with a median price of $284,000 and 46 days on market. Prices range from $139K to $669,000 (that’s the new build on Main between 75th and 79th).

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

Play+Work Cafe Space Opens in Brookside

What is Hümanette??  You’ve seen the bright pink letters splashed across the windows of the building at 118 W 63rd St, formerly the home of Brookside Barkery & Bath.  It’s not a restaurant or bar or boutique; technically you could say it has aspects of all three of those things!  Hümanette is a space for kids to play while parents and caregivers socialize and work. It’s a unique concept that our neighborhood has been enthusiastically welcomed!

Jamie Hickey

I stopped by recently to talk with Jamie Hickey, Co-Founder and Head of Operations, about her new business. Jamie explained she was inspired by the European way of raising children where “kids are more incorporated into adults’ lives.  We want everyone to feel welcome here, not just children, or people with children”.  Designed for youngsters from 0-6 years old, Hümanette offers two large playrooms where kids can climb, slide, read, and play with toys and art supplies.  Parents and caregivers stay and oversee their kids  (this is not a drop-off-the- kids place), while socializing with other adults or work at a nearby table.  Light meals and snacks are available for purchase; there’s a coffee bar and coming soon–beer and wine options. There is also a dedicated co-work room for private meetings.  “We want to support families holistically; all aspects of family life.  We plan to roll out parent networking meet-ups, a Moms happy hour, informational meetings, and of course private events like baby showers and birthday parties.”  

Like so many other new small businesses, Jamie came up with the idea for Hümanette during the isolating COVID days.  She had one child and was working as an urban planner for KCMO; her second baby arrived during the pandemic.  As a mom with two children stuck in her home, she really felt isolated as a new mother. She wanted to get out and interact with others.  And with so many people working from home full time now, she wanted to find a way for parents to combine work and playtime for the kids, outside of the house.   She and her cousin Claire Tully Markus (who lives in Connecticut) started working on a plan for the play/work cafe five years ago.  She first looked at this space in November 2022.  “We knew Brookside was the community we wanted to be a part of, and our research data confirmed it.  It took a while for us to build out this space but we love it here.  The Brookside Business Association has been so welcoming and so has the neighborhood.”  

Hümanette is a bright, clean space with soft colors and wood accents.  There are no TV screens or toys with batteries that make noise.  “We want kids to be active and explore the entire space.  There’s always a staff person walking around, too, to keep an eye on what’s happening.”  Jamie loves to see the spontaneous conversations between parents as the kids play–and this is the point: getting out and meeting other families, striking up new friendships.  Although Hümanette focuses on younger children, there are some board games and Legos for older siblings up to age ten.   Looking for a unique gift for new parents? Humanette has gift cards too!

Hümanette is a membership based business however walk-ins are welcome, as are people looking for a snack or drink, even without children! Find out more information on their website. Next time you are strolling along 63rd St–stop in and take a look!