Brookside Home Sales Stats – Aug 2013

On this last day of September, I’m finally getting around to post the Brookside home sales stats for August 2013.  It’s been a busy month!  No surprises here: prices continue to rise, and homes are selling faster.

In Aug 2013, 33  homes sold.  The average list price was $403,543 and the average sales price was $384,255.  Average days on market: 84.

In Aug 2012, 31  homes sold.  The average list price was $375,358 and the average sales price was $357,238.  Average days on market: 95.

Continuing the trend this year, average sales prices are higher than last year, about a 7.5% increase over last August.

Let’s compare year-to-date figures:

In the first eight months of 2013, 220  homes sold with an average sales price of $356,029 and 88 days on market.

In the first eight months of 2012, 200 homes sold with an average sales price of $321,320 and 109 days on market.

So far, Brookside home prices have increased almost 11% this year over last!

Currently there are 83 homes for sale in zip 64113, with an average list price of $745,259.  Twelve  homes are priced over $1million, which pushes the average list price higher.  As the calendar moves closer to cold weather and the holiday season, number of units sold per month will fall lower, as this is the time of year when there are not as many new listings popping on the market. However, we’ve had a strong 2013 so far for home sales and I think this year will beat last in terms of average sales price and number of homes sold.

If you would like sales figures from your neighborhood, contact me!

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

Two Big Events in Brookside/Waldo – Saturday Sept 21, 2013

Another big weekend for outdoor events coming up…just about everyone visits the Plaza Art Fair, now in it’s  82cd year.  However, there are two local happenings in our area on Saturday to note.  Even if you don’t participate, be aware as there will be streets blocked off and traffic re-routed at two key areas of Brookside and Waldo.

Strut Your Mutt, Brookside

Strut Your Mutt, Brookside

Strutt Your Mutt, a benefit for Wayside Waifs, is Saturday Sept 21, starting at 8am.  There are three ‘races’ — one 5K race with dogs, one without, and the traditional 3K walk. The center of the event is at 62cd Terrace and Brookside Plaza (near JULIAN, Foo’s Frozen Custard, etc), and the participants will be using Brookside Blvd from this area going north to 51st St and parts of Oak St.  Expect traffic re-routing around Brookside Blvd. most of the morning.  Brookside is a dog lover’s neighborhood, and this is a really fun day with music, contests and lots of folks just hanging out to people (and dog) watch!

(Between the Plaza Art Fair, Strutt Your Mutt and the Brookside Farmer’s Market traffic–plan to avoid Brookside Blvd on Saturday morning.)

Also on Saturday is the annual Waldo Fall Festival, at 75th St and Wornall (the parking lot near Aldi and CVS Pharmacy).

Waldo Fall Festival

Waldo Fall Festival

 From 10am-5pm, you can enjoy live music, a dog show, pancake breakfast, kids’ activities (moonwalk, train)  and the ever popular food trucks.  If you have a story to tell about Waldo, sign up in advance to participate in the Waldo oral history project here.  Wornall Road and 75th St. is always a very busy intersection, and it will be even more congested on Saturday.  Avoid the traffic back ups by parking a few blocks away and walking to the festivities.

It’s going to be a beautiful Fall weekend in our neighborhood…enjoy!

Brookside’s Current Sewer Line Project

Wondering what’s going on with the street construction around Meyer west of Wornall Road?  It’s not the huge federally mandated sewer improvement project, although the work does affect  sewer lines.  The official title is “Brookside Watershed Area Storm and Sanitary Sewer Improvements, Phase 3B”.  And here’s what that means:

In Brookside, some sewer lines are combined — storm sewers and sanitary sewers join together to feed into Brush Creek.  During heavy rains, this type of line can cause sewer backups for homeowners in the area.  So the “Brookside Watershed Area”   project is a type of flood control, with the goal of alleviating sanitary sewer back up flooding in residential basements.  The contractor is repairing these underground pipes and/or replacing them.  The KCMO Water Department employees are not doing the work; it has been outsourced to Blue Nile Contractors.  It started in May of this year, and won’t be finished …until May of 2015.  So prepare yourself for several more months of ripped up streets, sidewalks, and detours.

Streets affected in Phase 3B are:

Valley Road from W 65th north to W 62 Terrace

Meyer west of Wornall

Greenway Terrace

Pennsylvania north of Meyer

Wornall from huntington to W 57 Terrace

W 58 Terrace west of Wornall

Funding is coming from PIAC dollars (which is funded by taxpayers).  The next phase of the project is 3C, which will also affect homeowners west of Wornall.

It is up to the contractor to notify  homeowners in the area that their streets and sidewalks will be torn up for this infrastructure project.  Notifications can be made by using fliers, doorknockers and public meetings. However, homeowners may not be notified exactly when work will begin on a certain street.  I used to live on W 58th Terrace, one of the blocks currently being worked on, and I checked with a friend still on the block about how he was notified of the project.  He told me he received a general mailing back in May–basically a fact sheet from the CIty with a description of the project and contact numbers.  That was all. So, I suppose it’s up to the individual homeowners to call and find out exactly when their street will be affected in order to plan ahead.

Here’s a link to the fact sheet on the project:

https://www.kcwaterservices.org/wp-content/uploads/2013/04/BrooksideStorm+SanitarySewerImprovementsPhase3B_ProjectOverview.pdfEre’s

Weekend Events for Kansas City – Sept 6-8, 2013

With the Labor Day weekend behind us, now we jump into what I call ‘festival season’ here in Kansas CIty. Besides the over-the-top  fun of the Renaissance Festival , this weekend brings us Art Westport, the Greek Fest and the famous Waldo Crawldo, plus a run that will tie up traffic on Sunday in the downtown/Crown Center area.  Below are the details:

Art Westport – Friday (5-9pm), Saturday (10-9pm), Sunday (11-5pm)

This is the 34th year for Art Westport, an art fair exclusive to Kansas City artists–which makes the art more affordable (for me!) compared to the Plaza Art Fair.   Be prepared to park along a side street and walk to the booths, lined up along Westport Road west of Broadway.

Falldo Waldo Crawldo – Saturday 6pm-midnight                             

A benefit for the Pancreatic Cancer Action Network, the Falldo Waldo Crawldo  is a wild night of bar hopping and crazy costumes, centered around the 75th and Wornall area of Waldo.  There are drink specials, really good prizes (tickets to the Mumford and Sons concert, a  mountain bike, Royals and Chiefs tickets)  and all the participating bars are within walking distance of the 75th and Wornall corner.  Save a few bucks and get a ticket in advance for $7, or pay $10 night of the event. And watch for wobbly pedestrians in this area Saturday night.

Prairie Village Jazz Festival – Saturday 3-11pm

Don’t look to the website for details on this festival–it still states ‘more information coming soon’.  It’s a free event, held at Harmon Park, 7700 Mission Road from 3-11pm with headliner Bobby Watson. Always crowded–get their early and bring your own lawn chairs!

GreekFest – Friday (6-10pm), Saturday (noon-10pm),  Sunday (noon-6pm)

  The Annunciation Greek Orthodox Church sponsors this festival, now in its 52nd year. Located at the church at 120th and Wornall, there’s plenty of tasty Greek food and pastries, entertainment, and fun for the kids.  The Greeks know how to have a good time–this is a happy and lively event!

I’m also mentioning the Broadway Bridge Run because it will cause traffic delays on Sunday.  This event is actually three races:  a 5 and 10K, plus a half marathon.  It starts in the City Market area, goes around the downtown airport, and travels south using Main and Walnut to the Liberty Memorial area.  Be aware of road closures if you will be in this area on Sunday.

Temperatures this weekend are forecast for  the mid-upper 90s, with lots of sunshine–so don’t put away  sunscreen and shorts just yet if you plan to visit these outdoor events!

Brookside Home Sales Report – August 2013

Today is September 1..I’m a bit late getting out the home sales stats for the Brookside zip code of 64113!  My apologies, time just slipped away.  I’m happy to report that the upward trend of increasing home values/units sold for our neighborhood continues, as it has all year.  Here are the details:

In July 2013, 36  homes sold.  The average list price was $437,803 and the average sales price was $429,464.  Average days on market: 65.

In July 2012, 34  homes sold.  The average list price was $341,804 and the average sales price was $330,384.  Average days on market: 98.

You can see there was a huge jump in the average sales price. Why?  Because in this zip code we have home prices ranging from $150K-$1million+.  In July of this year, three home sales were over $1million.  This skews the average sales price way up.

Let’s compare year-to-date figures:

In the first seven months of 2013, 187  homes sold with an average sales price of $351,048 and 88 days on market.

In the first seven months of 2012, 169 homes sold with an average sales price of $314,732 and 112 days on market.

Again we see average prices up from the same time period in 2012. We’ve had four $1million+ sales this year so far, and 21 sales over $500K. Last year, in January -July there were two million dollar plus sales and 19 homes sold over $500K.  There seems to be more upper bracket home buyers in the market this year.

Currently there are 88 homes for sale in zip 64113, with an average list price of $697,636.  Eleven homes are priced over $1million. The most expensive home for sale in our zip code is the old “Applebee’s” house at 5550 Ward Parkway, priced $50 shy of $5 million.

If you would like sales figures from your neighborhood, contact me!

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

Waldo’s 75th St Brewery Celebrates 20 Year Anniversary

For twenty years now, the 75th Street Brewery  (520 W 75th St, just west of Wornall) has been serving locally brewed beer and tasty made-from-scratch foods to Waldo and Brookside residents.  This Saturday they are kicking off a week-long celebration of their anniversary, with daily food and drink specials.

I’ve been a fan of this place for a long time..even though I’m not a beer drinker, we eat there often because the food and service are good, and they welcomed our kids for dining when they were smaller.  I appreciate their 600 calories or less menu selections, the tasty sweet potato fries and the pizzas are delicious!

With so many beer pubs popping up in the metro area, it’s important to note  the 75th Street Brewery started it all as they claim to be KC’s first brewpub.  Although Saturday’s  Summer Beer Fest is sold out , you can still stop by at 3pm and meet the original brewmaster, Tom Richer and try the 20th anniversary beer, Imperial Stout.  On Monday August 19, the menu will feature throwback pricing to 1993, and on Thursday you can buy 75 cent pints of any of their flagship brews.  For other specials during the week–check out their Facebook page, as unfortunately, there is no mention of the big anniversary celebration on their website (as of this writing).

The 75th Street Brewery is part of the KC Hopps restaurant chain, locally owned and operated. Other restaurants in the group include The Blue Moose, 810 Zone and Barley’s Brewhaus.  Happy Anniversary to the 75th Street Brewery.. one of Waldo’s best casual restaurants!

Want $5 To Spend in Waldo?

I know you like to spend your hard earned money supporting Waldo (and Brookside) businesses!  The Waldo Area Business Association has a  promotion through August 31, called the “Waldo Summer Passport”…and they make it very easy to earn $5 to spend in Waldo!

Waldo Passport

Waldo Passport

Here’s how it works:  Pick up a ‘passport’ at any of the participating businesses.  Get it stamped at ten Waldo businesses.  Turn in the completed passport at the Becky Beck Agency or Family Bicycles.  You’ll get $5 in Waldo Bucks and be entered into a drawing for $100 Waldo Bucks.  Pretty easy..and there’s no purchase necessary.  But hey, how often do you stop at Euston’s Waldo Hardware or The Well or Coffee Girls  or Waldo Pizza in a month?? Just keep the passport in your pocket for reference and in no time you’ll have the ten stamps..and a free $5!

Here’s a list of the participating businesses.  Thank you for supporting Waldo!

Almar Printing, 7735 Wornall Rd  – Center of Life Chiropractic, 336 W 75th St  – Coffee Girls, 7440 Washington St  – Cottman Transmission, 8401 Wornall Rd  – Euston’s Waldo Hardware, 126 W 75th St.  – Family Bicycles, 7410 Wornall Rd  – Jerry Singer Automotive, 311 W 74th St. – Kansas City Veterinary Care, 7240 Wornall Rd –  Lew’s, 7539 Wornall Rd  – One More Cup, 7408 Wornall Rd –  Pampered Paws Grooming Salon, 7719 Wornall Rd  – Papparico’s Mexican Restaurant and Catering, 8314 Wornall Rd  – Patricks Bar and No Grill, 8251 Wornall Rd –  Pistachios Monograms & Gifts, 205 E Gregory Blvd  – Planet Sub, 115 W 75th St  – Studio 213, 213 E Gregory Blvd –  Swyden Cleaners, 329 E Gregory Blvd  – The Well, 7421 Wornall Rd –  Waldo Grain, 7801 Wornall Rd  – Waldo Pizza, 7433 Broadway St  – Walgreens, 7500 Wornall Rd.  Here’s the website for more info:  www.waldokc.org

Stoplight Changes at Two Brookside Intersections

signal signDriving around Brookside last week, you may have noticed this sign at two  key intersections: Gregory Blvd at Main St and Meyer at Oak.  The stop signs will be removed, and the stop lights will be reactived and in use as of August 7.

Last October, KCMO abruptly turned off stop lights at several key intersections around the city, including at these cross streets in Brookside (plus Main at Meyer and Wornall at 59th St.)

Residents howled at the changes, because they were not informed of the plans and several of these intersections are near schools.  KCMO says it is too costly to operate  these outdated signals and doesn’t have the money to replace them.  Stop signs, they say, will cause traffic to slow down and stop accordingly, plus  save money.  

So now we see the posted signs saying ‘we listened’ and the lights are coming back on.  I’m in favor of the change back to working signals.  The intersection of Main and Gregory gets backed up during rush hour and the Meyer/Oak intersection is a major crosswalk for children attending St Peter’s School.  Meyer and Main, an intersection I cross several times a day, seems to be working OK with the stop signs.

But what about the inactive light at 59th and Wornall?  This one should be turned back on too.  The lights have been covered  with fabric, and there is not even a  stop sign on Wornall.  This intersection is very difficult to cross (east-west) without a working light, especially during rush hour.  I have called the KCMO Public Works department twice and left messages to find out their plans–no call back yet.  (As a side note, have you noticed there are no published phone numbers on the website for the various city departments?  Most of the pages list the Action Center number.  Good luck trying to reach a human if you don’t have his/her specific direct line!).  This light was turned off several months ago,  and something needs to be done–either reinstate the signal or install  a four way stop.  I prefer the signal.  A four way stop would cause lengthy car backups along Wornall.  

The good news is we are getting the two working signals back in Brookside, although the City has ‘no money’ to keep them operating. They are ‘outdated’ and expensive to replace.   As a resident, I am weary of hearing how the city has ‘no money’ to do something as basic as public safety regarding traffic lights.  Besides the usual taxes, we pay an extra 1% earnings tax.  Where does the  money go?  (I think I  know…but won’t say here!) .  I am  grateful the lights  will be turned back on, and I’m assuming someone found the money to keep them operating for now.

Now, please let us know what’s happening with the light at 59th and Wornall.  I’ll keep leaving messages for an answer…

Waldo’s Most Unique Coffee Shop

“It’s our love letter to the neighborhood”

One More Cup in Waldo

One More Cup in Waldo

Do I really need to write any more in this blog about One More Cup?  That sentence, from the website, says it all.  I recently visited with Stacy Neff, who co-owns One More Cup with her husband Jeremy.  You are about to read why this coffee shop stands out from all the others in the Brookside/Waldo area.

One More Cup has an interesting backstory.  In 2008, the Neffs decided to buy the building, which was a Mexican restaurant at one point and, for a short while, a coffee shop.  They had the financing in order and started working on the interior.  In the fall, the stock market crashed, the recession slammed the economy and the consumers were in a panic, cutting back on spending.  One More Cup opened in February 2009.  It was a rough start but they’ve seen steady growth every year since, and they attribute their success to strong support from the neighborhood.

Outside Patio at One More Cup

Outside Patio at One More Cup

When you walk into One More Cup, it doesn’t feel like a typical coffee shop (like a Starbucks, Roasterie, LatteLand).  It’s smaller and more eclectic–almost like stepping into  an art friend’s living room.  That’s because Stacy graduated from the Kansas City Art Institute and decorated the interior herself on a budget.  All the essentials are here: comfortable chairs, wi-fi, local artwork, home baked goodies. Outside, behind the shop, there is a shady patio with plenty of seating. They serve only organic, fair trade coffee, Shatto milk products and the fresh pastries and sandwiches made nearby.  They also offer gluten-free and dairy-free foods. Stacy herself bakes treats to serve using the on site ovens and prep area.  

I think these two features of One More Cup really make it special:  their employees are paid better than many other places and the Neffs offer health insurance for their full timers.  Those two management policies alone make it worth your while to support the shop. They also compost / recycle 95% of the waste created.  Stacy explained that’s what they do at home, teaching their kids good environmental habits, and they feel the shop is an extension of their home and what they believe in.  And their prices are reasonable!

The whole vibe of One More Cup can be described in this quote from Stacy:  “We want to be a happy spot in someone’s day”.  You can feel the warmth and friendliness when you walk in.  And it all starts from the owners.  Thanks, Stacy and Jeremy, for bringing your unique coffee shop to Waldo!

Stacy Neff

Stacy Neff