New Homebuilding in Brookside

Posted on December 6, 2013 by Mary Hutchison

One indication of a neighborhood’s desirability is an abundance of ‘teardown’ projects–homes torn down to make room for a new property built on the same site. Mission Hills and Old Leawood residents see this happen often because buyers covet those particular areas –not too far from city amenities, good schools, tree-lined streets. Driving around Brookside, I have noticed four new homes going up on lots–an excellent indication of our neighborhood’s strength as a sought-after area to live.

The Kalahurka Family, coming to Brookside

One of the most visible sites is at the northwest corner of Oak and 63rd St, across the street from the 7-Eleven. Bill and Stephanie Kalahurka bought this lot a couple of years ago. While living in Austin, they decided to move to Kansas City to be closer to family. Recently the couple secured jobs in the area and moved to a rental in Waldo while their new house is being built.

I asked Stephanie why they chose to build instead of purchasing a resale property. They wanted to live in Brookside to be near Bill’s parents, and wanted this move to be into their ‘forever’ house. When Bill’s father mentioned the land was for sale, the couple decided this was their chance to build a home that would stay within the character of the neighborhood while having up to date mechanical features and materials. Stephanie and Bill are building a two story Craftsman style, just under 3000 SF, with four bedrooms, two and a half baths, a two car garage and a front porch that faces Oak. The most unusual feature is an indoor side for their two children, ages 2 and 3. If all goes as planned, the family will move in Memorial Day weekend.

Another new build is going up at the corner of 62cd St and Brookside Boulevard. In October 2012, someone paid $130K cash for the old home on the large lot. The house is gone and you can see the foundation walls in place for the new house. At 429 E 71st Terrace in Rockhill Gardens, there’s just the first floor front shell of the old house on the lot. This property sold in October 2013 for $125K. The current owner purchased it for his mother. He is rebuilding the house and reusing the bricks, keeping the original stain glass windows in front and opening up the interior floor plan. It should be finished in March, and will blend in with the surrounding homes. Finally, the house at E 70th Terrace and Cherry is almost finished–that project was started earlier this year.

It’s exciting to see these new single family homes going up in Brookside! You know if these owners are spending several thousand dollars on the lot, the teardown, plus the cost of a new home, they are committed to the neighborhood…and that should mean higher property values for all of us.

The Best Kansas City Breakfast Spot

Posted on December 2, 2013 by Mary Hutchison

Back in the 1980s, BK (before kids), my husband and I spent quite a few Sunday mornings having breakfast at The Corner Restaurant. We would bring our newspapers, order the blueberry pancakes (it seemed like that was the ‘special’ every week) and sip coffee from those classic New York deli-style mugs. Usually there was someone we knew at a nearby table: my dentist, a real estate developer, a pencil salesman, hung-over friends–we would push tables together and enjoy a tasty meal that kept us full all day.

The Corner Restaurant in Westport

The Corner has re-opened, thanks to two new owners, and yesterday hubby, college daughter and I finally got around to trying out the new place.(We remarked to our waiter that the last time my daughter was there she was in a car seat). Nostalgically familiar yet new in a comfortable, laid-back way, it’s a must visit for a morning meal. The old wall benches and chalkboard (much larger) are still there, along with the huge windows streaming in bright sunshine. I love the long burlap curtains, the hardwood floors (no more sticky carpet!!), new tables and chairs (with cushions) and wood trim accents. Walking in, you are greeted by a friendly hostess and offered fresh Roasterie coffee (yes, there is a special Corner blend) and our wait was just ten minutes or so (we arrived just before 9am). Server Mike was sincerely friendly, efficient and attentive.

The classic Corner ‘scramble-fuls’ are still on the menu ($12 for the basic dish that comes with toast and potatoes, add-ins of meat, cheese and veggies are extra), plus some new items (whole grain waffles or pancakes for $5, gluten free items, homemade granola, food supplied from area farms). I ordered the whole grain waffle, which comes with REAL maple syrup and two over medium eggs that were cooked perfectly. The huge cinnamon rolls look so tempting–one would feed three people. Alas, no bagels on the menu, but the classic biscuits and sausage gravy are there. Bonus: inside the entrance is a tall ladder with daily newspapers, including the New York Times.

You will spend a little more for breakfast here than say, Chubby’s, Eggtc. or Huddle House–but it’s worth it. The menu is basic breakfast but with a true chef’s inspired touches (my waffle came with a tarragon-grape-onion butter; I saw prosciutto hash and pesto cream on the menu). The Corner offers brunch after 11am and a variety of salads and sandwiches for lunch.

: For Steve Friedman, outside The Corner entrance

Steve Friedman was the owner of The Corner during it’s heyday in the 80s through the mid 90s–after he passed away, the place slipped in food quality and cleanliness. Steve created the casual, cool vibe of the restaurant– midtown’s eclectic residents were welcome at all hours and served equally. People didn’t mind waiting outside ‘on the corner’ for a table, chatting and striking up new friendships. During my visit it was mostly young families and baby boomers, but the atmosphere is the same: friendly service, delicious food, a neighborhood joint where you could show up in your pajamas, welcomed with a hot cup of coffee. The Corner Restaurant is open Monday through Sunday, 6am-4pm, 4059 Broadway–the corner of Broadway and Westport Rd.

Brookside Home Sales Report – Oct 2013

Posted on November 25, 2013 by Mary Hutchison

Time to check single family home sales statistics for October 2013 in Brookside! Last month there was a small drop in average prices for our neighborhood–nothing to be concerned about and I will explain why. Overall, home sales were strong in October 2013. Let’s look at the numbers:

In October 2013, 24 homes sold. Average list price was $432,271 and average sales price was $405,975. Average days on market was 77.

In October 2012, 29 homes sold at an average price of $429,287 and 123 days on the market.

Average price dropped a bit over last October because one year ago, there were two homes that sold for $1.2 million and 2.5 million–that skewers the numbers up. In October 2013, there was a $1.9 million and $949K sale.

Now let’s compare to year-to-date figures:

From Jan-Oct 2013, 270 homes have sold at an average price of $363,525 and 62 days on market.

From Jan-Oct 2012, 256 homes sold at an average price of $331,259 and 112 days on market.

So far, average sales prices are up 9.75% over last year! And days on market has dropped by half–that means a home typically goes under contract twice as fast as last year.

As of this writing, there are 88 homes for sale in the Brookside zip code of 64113 with an average list price of $695,301. Thirty six homes are priced over $500K, and thirteen of those are priced at $1million and up. Need details for your specific area of Brookside? Contact me for details!

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

KCMO Sewer Line Insurance: Is It Worth It?

Posted on November 18, 2013 by Mary Hutchison

I’ve wanted to blog about this topic for a long time…just what happens when a Brookside homeowner makes a claim on their sewer line insurance policy? A bit of background: earlier this year, the city of Kansas City MO mailed out information to residents regarding purchasing sewer line insurance for their properties through Service Line Warranties of America. Because these homes have the (decades old) original clay pipes carrying water and other household waste to the main sewer line, there are a number of things that can cause the pipes to back up, collapse, break, etc. It is very expensive to replace the line (estimates I’ve seen run $4000 and up). A one-year insurance policy (approximately $140) can save the homeowner thousands if the line needs repair or replacement.

Earlier this year, a neighbor on my block bought the policy. I listed their house for sale in September and the new buyers, as part of their inspection, had a contractor run a camera through the line to check for any blockages, breaks, or tree root obstructions. There was a break in the line, under the ground in the front yard. Although my sellers had not experienced any back ups, the inspection revealed problems. So, Mr Seller called to make a claim. Here’s what happened next:

The insurance company contacted one of their ‘approved’ plumbers to re-camera line again (at no cost to my seller) to make sure there was an issue. This took a few days. Plumbing Co X confirmed there was a break in the line and said it would be repaired. Over two weeks passed before someone finally came out to fix the break. Mr Seller kept calling, as Plumbing Co X kept saying ‘someone would be out this week’ but no one showed up. Finally, on a Saturday, someone arrived to make the repair. Was it Plumbing Co X? No, they had subcontracted the work out to a third party.

Repaired Sewer Line break, about 7 feet underground

I was home that Saturday when I saw the heavy dirt diggin’ machinery pull up in front of Mr. Seller’s house (they were not home). I went outside to introduce myself to the 3rd party contractor and was happy to discover that I know him from doing other sewer line repair work in the area. Mr Sewer Line Repair Man has a good reputation and does the job right. He was very careful not to disturb the landscaping. He replaced a 4- foot section of clay pipe. I asked how much he was charging for the repair–he billed Plumbing Co X $1400.

The next step was to have Plumbing Co X come out and run a camera through the line once more to be sure there were no more breaks or obstructions farther down the pipe. Again, it took several phone calls to the company, asking them to do the second camera scope. At one point I called Plumbing Co X myself, bugging them to get us paperwork that the line was clear. At this point, I asked him what he charged the insurance company for the work that was completed, as there is a cap on the payout. He replied, “$2400”.

Looking back on the experience, my sellers and I feel the insurance company was responsive, but Plumbing Co X could have provided better service and communication. I understand many companies sub-contract out work. But that’s a pretty hefty mark up for Plumbing Co X, who did not repair the break. Does SLWOFA know this job was sub-contracted? I also found it interesting that the plumbing company was not based in Kansas City, but about an hour away. On the business card they left with Mr Seller, there was no address or contact name–just a phone number and company name. How does the insurance company decide on their ‘approved contractors’?

We recently purchased sewer line insurance, so part two of this blog is going to be about my conversation with the insurance company as a policy holder. I have many questions, especially about the approved contractors on their list.

I do think it’s worth the money to buy the insurance as if there is a problem, it will save you thousands of dollars. The majority of the sewer line inspections I see do reveal issues-even if the homeowner isn’t experiencing a back-up, there is usually a break in the line or tree roots growing in the pipes. But the water and waste just keep flowing through until eventually, an problem occurs. And when it does, you as the homeowner need to make sure the job is done right after making the claim.

Brookside Holiday Open House-Nov 7-10, 2013

Posted on November 7, 2013 by Mary Hutchison

Now that you have the Halloween decorations put away…it’s time to think about the Christmas holidays! Here’s your chance to start shopping for those on your list before the crowds emerge..in Brookside of course!

Brookside’s Holiday Open House 2013

November 7-10 is the Holiday Open House, sponsored by the Brookside Merchants Association. It kicks off tonight at 5pm…many stores will stay open until 8. Check out the holiday window decorations, indoor gift displays and seasonal merchandise while browsing from shop to shop. If you spend $250 during this time, show your receipts for a $10 gift card (details here). A few of the participating merchants are: 5B&Co Candles, Brookside Jewelry, Brookside Toy and Science, Fiddly Fig, Reading Reptile and World’s Window. Just visit those few stores I mentioned and you’ll find gift ideas for almost anyone on your list: men, women, kids, teens, co-workers, friends.

Brookside merchants appreciate your business…the employees are helpful, friendly and welcome everyone during the busy holiday shopping period. Plus, in Brookside you’ll find gifts you just can’t find in a sterile suburban mall. Come out this weekend to shop and support Brookside!

Brookside/Waldo Business Profile: Jennifer Dunklin, State Farm Insurance

Posted on November 4, 2013 by Mary Hutchison

As I work with a lot of first time homebuyers in the Brookside/Waldo area, I thought it would be informative to write a blog about purchasing homeowner’s insurance. The very act of researching and comparing various company policies can be confusing–where to start? How much do you need? What’s the difference in policies? How to compare rates? Who gives good service during the claims process?

State Farm Insurance, 105 E Gregory in Brookside

I recently visited Brookside/Waldo business owner, Jennifer Dunklin, who has a State Farm Insurance office at 105 E Gregory Blvd. I asked her her some basic questions about buying homeowners’ insurance and a few specific questions that relate to the older homes in our neighborhood. Here’s an excerpt from our conversation:

What are the important issues to consider when researching insurance companies?

Check JD Power rankings to see if the company provides the services you want. You should purchase enough insurance to rebuild the house and replace the personal property inside. Be sure to compare ‘actual cash value’ vs ‘replacement cost”. Actual cash value considers depreciation of your property; replacement cost actually replaces the items you lost. If there is a catastrophic incident, such as a total loss from a fire, some companies offer a dollar limit for the coverage. State Farm covers a two year period of expenses rather than a certain monetary amount as some companies do. Also consider liability protection, which protects the homeowner from lawsuits initiated by a guest, contractor or stranger who may be injured on your property.

How do you handle inquiry calls about insurance?

A series of questions will be asked about the home, location, size, etc. Some discounts may apply, such as a lower premium if you have an alarm system, newer HVAC, impact resistant roof shingles or auto coverage in place with the same company. Often the agent will drive by the property, take outdoor photos, look for wood rot and debris around property, visible foundation issues. A roof inspector may also come by to examine the roof. Most insurance companies, including State Farm, will not insure 3 layer roofs or wood shingle roofs covered by composition shingles.

Are insurance companies concerned about the old knob and tube wiring found in older homes?

Most carriers will insure a small amount of knob and tube wiring if still in the home. Many older homes have had this type of wiring replaced, and any remaining wires are inactive.

What happens when a homeowner needs to make a claim?

With State Farm, the agent’s office number is answered 24 hours a day. If there is an emergency, such as a fire, a State Farm agent can write a check immediately to cover essential expenses. When the claim is made, a claim number is assigned and the process of fulfilling the policy requirements begins.

Jennifer Dunklin, State Farm Insurance in Brookside

Are you active in the Waldo/Brookside business community?

Yes! My office participates in the Waldo Art Crawl on the third Thursday of every month; in October we collected food for Harvesters, and I am a member of the Southtown Council.

Do you have questions about homeowner’s insurance? Jennifer is happy to help. Her office is open 8:30-5:30 on Mon, Wed and Fridays; until 7pm on Tues and Thurs, and 9am – noon on Saturday. The phone number is 816 333 5853. Thank you for supporting our locally owned and operated Brookside/Waldo businesses! .

Academie Lafayette 5K Run Nov 2

Posted on November 1, 2013 by Mary Hutchison

Expect traffic delays in Brookside tomorrow, as Academie Lafayette’s Allez 5K run starts at 9am.

It starts at the school, 6903 Oak, and proceeds north on Oak, west on Meyer to Valley, then circles back. It will be difficult to cross Meyer–so plan an alternate route if you are headed north.

Avoid Oak St as well from Gregory north to Meyer.

Brookside Trick or Treat Street on Thursday

Posted on October 30, 2013 by Mary Hutchison

Another great Brookside tradition happens on Thursday Oct 31- the Brookside Trick or Treat Street! Participating Brookside merchants will hand out goodies from 4-6pm on Thursday, along 63rd and neighboring side streets.

Special guest appearance this year from Cinderella and Ariel!

Even if you don’t have little goblins gathering treats, it’s fun to see the various costumes on kids and adults. Please be extra careful when driving through the Brookside shops area Thursday afternoon – there will be hundreds of children walking about.

Also, remember to see the uniquely carved pumpkins on display at the Crestwood Shops along 55th Street–courtesy of the students at the Kansas City Art Institute!

Will the Streetcar Proposal Eliminate the Trolley Trail?

Posted on October 14, 2013 by Mary Hutchison

“The Trail stays!”

This promise was made at the NextRail KC meeting last Wednesday night in Waldo. The meeting was open to residents of Brookside and Waldo, organized to discuss the topic of expanding the streetcar through our beloved neighborhood.

Attendance was strong–I counted approximately 75 people in the room. After an overview of the project by a representative from the BNIM architect firm, we broke up into small groups and discussed how the streetcar service would affect this area from three viewpoints: resident, business owner and visitor.

Rather than get into the details of what the various groups talked about (pros and cons of the Brookside service), I wanted to relate some new information I learned via the bullet points below:

*Vincent (from BNIM, didn’t hear his last name) emphatically stated ‘the trail stays’ if the streetcar is built here. The plan is to run the streetcar in the right of way along the Trolley Track Trail, so the trail and the streetcars coexist side by side. An easement of 100 feet would be enough space for both the streetcar and the trail.

*The “Country Club Right Of Way” route runs roughly from 47th St (Cleaver Blvd) at the Plaza south to 85th and then curves to the east through The Paseo.

*Four parking lots would be affected by this route: the lot between the tennis courts and The Brooksider/Blue Grotto retail strip and the lot between Shopgirls/Foos and Bank Midwest/Roasterie, plus the Metro Park and Ride lots at Gregory and Wornall plus Wornall and 74th St …just as the trail runs through those lots now.

*Could the trolley run along the elevated part of the trail,over the bridge east of Wornall along Brookside Road through Armour Hills? This is unknown.

*One car holds approximately 148 persons; they run on electricity but the ground rails will not be ‘hot’; each streetcar can move north or south, so there is no need for a ‘turn around’ area.

Other corridors besides the Country Club ROW are proposed, and you can read more about those at the NextRail KC website. (this website doesn’t look like it’s updated often, but it’s easy to navigate; there’s also a NextRail KC Facebook page.) The starter line first must be built from downtown to Crown Center (construction will start next year). The other routes will not be confirmed for a while as BNIM and NextRail KC conduct these neighborhood meetings for input from area residents and businesses.

Brookside/Waldo residents love the Trolley Trail–it’s one of our most prized amenities. It’s reassuring to know ‘the trail stays’ if the streetcar ever makes it south into our area.

Brookside Wine Walk/Armour Hills Movie Night

Posted on October 2, 2013 by Mary Hutchison

Two ‘firsts’ to tell you about in this blog…the Brookside Wine Walk and Armour Hills Movie Night!

Tomorrow night (Oct 3) is the first Brookside Wine Walk, with 50% of the proceeds benefiting Operation Breakthrough. This event is pretty self-explanatory: buy a ticket, walk to participating restaurants, enjoy $3 glasses of wine and mingle with your neighbors! Buy a ticket in advance for $5 or pay $10 day of event. These locally owned businesses are hosting the walk, starting at 6pm: Avenues Bistro, Blue Grotto, Brooksider, Carmen’s Café, Charlie Hooper’s and Michael Forbes.

On Saturday night, Armour Hills Homes Assn is presenting a Movie Night at Arbor Villa Park, showing the family friendly movie The Goonies. It should start around 7pm at dusk, popcorn will be available, and the event is free. Please bring lawn chairs or blankets.

Here’s your chance to enjoy a crisp Midwest Fall evening in Brookside with your neighbors, friends and family!

Inside Brookside (And Waldo)

What's Happening In Brookside and Waldo (Kansas City, Missouri)

Category Archives: Brookside Community News