Brookside Home Sales Stats – June 2013

Posted on July 24, 2013 by Mary Hutchison

Checking the Brookside home sales statistics for June 2013 (single family homes in zip code 64113), there’s been a bit of a bump in the road compared to the previous months of this year. Unit sales and average price is down, reversing the trend we’ve seen since January. Let’s look at the numbers in detail:

In June 2013, 38 homes sold. The average list price was $313,949 and the average sales price was $308,499. Average days on market: 45.

In June 2012, 53 homes sold. The average list price was $329,457 and the average sales price was $319,169. Average days on market: 117.

Last month (May 2013), the average sales price in Brookside was $395,684. Why the large drop? In this zip code, we have home prices ranging from $150K-$5million. When several of the upper bracket homes sell in one month (those priced over $500K), the average sales price is pushed way up. That’s what happened in May. In June, the highest sales price was $545K. In May 2013, there were four sales over $500,000, including one well over $1million. So we had a much lower average sales price in June.

Let’s compare year-to-date figures:

In the first six months of 2013, 150 homes sold with an average sales price of $333,141 and 94 days on market.

In the first five months of 2012, 135 homes sold with an average sales price of $310,790 and 116 days on market.

Overall, prices are up this year, and it’s taking less times for homes to sell. That’s a good trend!

Currently there are 82 single family homes for sale in zip 64113, with an average price of $769,058. The average sales price is high because 35 of the 82 homes for sale are priced over $500K. As of this writing, the highest priced home is at 5550 Ward Parkway, priced at $50 shy of $5,000,000.

If you would like specific sales numbers for your neighborhood, email me for a report tailored to your area!

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

Armour Hills Home Sales Stats – June 2013

Posted on July 22, 2013 by Mary Hutchison

Every month I check home sales stats in Armour Hills, and for the past few months the numbers are the same–prices are up! We are in peak homebuying season right now; as we head into the cooler months, sales will slow down. Still, this has been an excellent year for home sales in our neighborhood.

In June 2013, thirteen homes sold. Average list price was $272,511 and average sales price was $266,188. Average days on market was 51.

In June 2012, fifteen homes sold at an average price of $222,660 and 106 days on the market.

Although two fewer homes sold this year, you can see that the average sales price is way up over last year. In addition, the average days on market is less than half of last year.

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

From Jan-June 2013, forty homes have sold at an average price of $256,488 and 76 days on market.

From Jan-June 2012, thirty-five homes sold at an average price of $219,453 and 98 days on market.

Year to date, sales prices are way up as well. As of this writing, there are 17 homes for sale in Armour Hills at an average list price of $251,353.

If this trend continues, I think we will end up with the highest average home sales price for Armour Hills in the past 5 years! There are still plenty of active buyers looking for Brookside homes, and I predict sales will be strong for the next couple of months.

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

Google Fiber Install – One Homeowner’s Experience

Posted on June 26, 2013 by Mary Hutchison

Carrie likes her Google Fiber service in Brookside!

About a week ago, my friends Carrie and Matt had Google Fiber installed in their Brookside home. I stopped by recently for an ‘in home’ demonstration of how it works, and to ask them about the installation process. Carrie and Matt did not sign up for the cable TV package, just the internet service. Here are some notes from our conversation:

*When the contractors came by to install the cable on the utility poles, they randomly chopped off tree branches and tossed them in the easement behind the garage. Very sloppy work. Also, there was no notice of when these guys would be in the yard doing the work.

*Within a few days after this was done, Carrie got an email to schedule the in home installation. All scheduling is done on line, and installers work seven days a week. At her home, the install took about 3-4 hours.

*Two men work on the installation process, and they were very polite and thorough. They mentioned it is easiest to install if your computer is stationed on an outside wall. The router should also be mounted on an outside wall for best signal strength. Carrie and Matt now have a small box on the exterior home and another one in the basement next to their electrical panel.

Google Fiber outside box on the right

*Carrie and Matt live in a three story home, with a desktop computer and Apple TV on the second floor. It was challenging to bring the wires up through the inside of the house and wire correctly, as the installers could not go through an attic because of the finished 3rd floor. Carrie remarked the workers were very conscientious of getting the install correct and took their time doing it. At one point they made a mistake drilling a hole through the wall from the first to the second floor — a contractor called Carrie the next day to schedule an appointment for repair.

*The neighbors to the west got Google Fiber service at the same time. They have the cable TV package, which is less than what they were paying for Direct TV. However, they report it takes several minutes to connect to the internet. Once connected, the service works great but they are having a few difficulties. They have contacted Google for help.

*Carrie raved about the customer service involved with her installation. And how does it work? There is a nifty online site that checks your connection speed. To get the fastest speed, your computer must be hardwired to the network box. I brought my laptop along to try it out. It took several minutes to connect to a wireless connection, and we ended up connecting through the neighbor’s wireless service using their password! I will say there was a noticeable difference in the service compared to what we have at home.

Wrapping it up, Carrie offers these remarks: “It is much faster than our old connection. It doesn’t change your life but it works like it’s supposed to and much less frustrating than our service with Time Warner. There is no buffering, reloading, waiting to upload or pixilating. When we sit down to watch something on Netfix, the service is virtually instant. I can see how gamers will really like it”.

Here in Armour Hills, in-home install should start in early September. Google Fiber recently hosted a two hour ice cream social in Arbor Villa park to answer questions about the service (but ran out of ice cream in 30 minutes–bad PR!!). At our house, we are signing up for the internet service only right now, and will add cable once Google adds the AMC and IFC cable channels. Thanks, Carrie and Matt, for sharing your Google Fiber install experience! More info on Google fiber can be found at this website.

Armour Hills Home Sales Stats – May 2013

Posted on June 24, 2013 by Mary Hutchison

Armour Hills Homes in Brookside

Wow, look at these average home sale prices for Armour Hills! We are in peak home buying season, and prices are way up compared to last year. Let’s examine May 2013 home sales for Armour Hills:

In May 2013, ten homes sold. Average list price was $266,420 and average sales price was $262,650. Average days on market was 52 days.

In May 2012, seven homes sold at an average price of $232,429 and 90 days on the market.

More homes are selling–that has been a steady trend all year. And as you can see, average sales prices are way up; days on market way down compared to one year ago.

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

From Jan-May 2013, twenty-six homes have sold at an average price of $251,445 and 89 days on market.

From Jan-May 2012, twenty homes sold at an average price of $217,048 and 93 days on market.

More homes are selling this year over last. Average prices are way up as inventory is low, demand is strong and sellers areoffering well maintained, attractive homes for buyers to consider. Also, there are not as many foreclosures and short sales this year. Our neighborhood continues to be a desirable location for homeowners, and the higher prices benefit both buyers and sellers. As of this writing, there are 14 homes for sale in Armour Hills, at an average list price of $$242,839.

(As a side comment, it is interesting how homeowners like to see strong average sales prices in their neighborhoods–yet when their Jackson County home is assessed with a higher value, they want to protest the tax hike!)

If you are thinking of selling your Armour Hills home…now is the right time to get it on the market!

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

Urban Farm Tour – June 22 & 23, 2013

Posted on June 20, 2013 by Mary Hutchison

One of the best things about summer…the delicious fresh fruit and vegetables we all enjoy from local farmers markets…oh, so tasty!!. When it’s hot and you can’t bear to use heat to prepare a meal, it’s easy to make a dinner out of berries and melons with a cool tomato and avocado salad tossed with a bit of olive oil and fresh basil. Are you thinking about growing your own small crops? If you want to start your own backyard produce department, spend some time at the Urban Grown Farms and Gardens Tour this weekend.

June 22-23, 2013

Sixty local growers are participating–some are larger farms, some are small backyard plots. . This tour offers farming tips, cooking demos, tastings, and conversations with the farmers themselves. It’s an excellent way to learn from those who are already farming land plots of all sizes in the area.

You can buy tickets in advance through the website–and the prices are reasonable: $8 for individuals, $20 per family. As for transportation, there are options other than driving in your car! Join a group bike ride each morning (a ten mile, three hour ride visiting several farms) or get an all day bus pass from KCATA.

The Urban Grown Farms and Gardens Tour–something different to do this weekend that’s definitely inspiring!

Should You Purchase Water and Sewer Line Insurance in KCMO?

Posted on June 5, 2013 by Mary Hutchison

In yesterday’s Kansas City Star, there was a lengthy article explaining that KCMO homeowners can now purchase insurance for their water and sewer lines. A link to the article is here, I am not sure how long it will remain an active link.

Most of the older homes in Kansas City have clay tile pipes for sewer waste, dating back to when the house was built. These tiles, over the decades, can crack, collapse, and become blocked due to tree roots winding through the pipes. Many homeowners have to occasionally snake out their pipes to keep them free of clogs–but sometimes, they break and must be replaced. A broken sewer line is always an expensive repair–usually several thousands of dollars. As a real estate agent, I’ve had to deal with this situation many times.

Our household received the letter advertising the program, endorsed by the City of Kansas City, and I’m not going to comment about the fact that the City is endorsing a private company service, or that KCMO receives a monetary kickback from every warranty purchased by residents. What should be investigated by the potential customer is the level of service and reputation of Service Line Warranties of America, the company offering the insurance.

If you are thinking about purchasing a policy, here are some suggested questions to ask before signing up:

*Where do the pipes on your property connect to the main sewer line? Is it in the front of the house going into the street or in the back of the home along an easement?

*Do the lines run under concrete (such as a patio or driveway) or under a grassy area? (replacing pipes under concrete can cost much more)

*Which local companies does the insurer work with to replace the sewer lines?

*Is there a warranty after the work is done?

*What if you need to make a claim during the winter when several inches of snow cover your property and the ground is frozen? Are there extra charges?

*Will they provide a copy of the service contract for your review prior to committing to the policy?

The cost of the insurance seems reasonable, less than $150 per year if you sign up before June 27. If your sewer line connection breaks, you have a problem that must be dealt with immediately, so there is that peace of mind, knowing there’s someone to call that will provide emergency service. Still, it’s a good idea to ask these questions now if you are thinking of buying a policy. Any reputable local plumbing company has dealt with repairing a broken sewer line. Be sure Service Line Warranties of America provides you with plenty of information before you send that check!

Waldo Crawldo This Saturday June 8, 2013

Posted on June 4, 2013 by Mary Hutchison

It’s time once again for the Waldo Crawldo Pub Crawl to benefit Habitat for Humanity – Kansas City. This is a really fun evening–get a group together and explore some Waldo bars and eateries you may not be familiar with…you are sure to make new friends along the way!

Saturday June 8, 2013

6pm-midnight

Begins at 75th and Wornall

14 bars and restaurants on the route

$5 per ticket presale at participating venues; $10 at the door.

Food and drink specials, plus prizes for biggest group, best t-shirt and best costume

www.waldokc.org

Thank you for supporting locally owned Waldo businesses and events!

Good Mexican Food–Chelly’s Cafe in Waldo

Posted on May 18, 2013 by Mary Hutchison

Just as I started to fix dinner on a recent Friday night, our neighbor calls. “Let’s go out for Mexican food!” he says. I picture a frosty margarita, a night off from cooking and immediately agree! So we head over to Chelly’s’ Cafe in Waldo.

Chelly’s Café in Waldo

Chelly’s is one of those restaurants I’ve passed many times, but haven’t tried. All these years I’ve been living in Brookside–and have never stopped at this nice little neighborhood dining spot! It’s a family owned restaurant, located in strip mall on 85th St just east of Wornall Road . Open for about eleven years, it’s the kind of place that gives you a lot of food for the price, with quick service.. I started off with a margarita in a large bowl glass that was just $5. It felt like two drinks for the price of one.

For dinner, I ordered the Steak Tacos ($8.50). They came in doubled shell corn tortillas, dressed with onion (raw, wish it had been grilled) and cilantro. On the side was fresh lettuce, a scoop of guacamole, rice, black beans and a lime wedge. I ate two tacos and had enough left over for lunch the next day. Very tasty. I don’t remember what the rest of our group ordered, probably because we were all talking, but everyone liked their food. Chelly’s has all of the usual selections you would expect in a Mexican restaurant, plus a hamburger and grilled chicken sandwich option . I also like the fact you can order many items a la carte. We enjoyed the fresh chips and salsa brought to the table soon after being seated. Service was friendly and quick–and the restaurant was very busy. A lovely woman sang songs in Spanish from the front of the room, but it didn’t look like too many folks were paying attention.

Chelly’s is open seven days a week, and serves breakfast on Saturday and Sunday. The breakfast nachos and breakfast burrito are especially popular .

I’m looking forward to going back to Chelly’s soon–I want to try their fajitas. Thank you for supporting our locally owned Brookside/Waldo businesses!

Jackson County Mailing Assessment Notices to Brookside Homeowners

Posted on May 8, 2013 by Mary Hutchison

The Jackson County Assessment department recently sent out reassessment notices to hundreds of homeowners in the Brookside area. You may recall going through reassessment two years ago, as Missouri reassesses residential properties in odd numbered years. The Kansas City Star featured an article on Saturday about the updated property values, as some homeowners’ tax bills have increased dramatically.

Here in Brookside, home values are up. However, you may feel your property assessment is high compared to fair market value (what your home would sell for in today’s market). As a homeowner, you do have the right to appeal the valuation. Instructions are on the form that you recieved in the mail, or you can visit www.jacksongov.org/appeal. When making your appeal, you may have to provide recent home sales in your area that are comparable to your property. Check websites like Trulia and Zillow for more information, or ask your Realtor for assistance.

I do not know how they come up with the specific property market value for each home. Our home was assessed at $2000 less than two years ago, yet a neighbor’s property value increased by $40,000! It’s worth a bit of your time to file an appeal if you believe the county has overvalued your house.

Waldo Farmers Market Opens May 1, 2013

Posted on April 30, 2013 by Mary Hutchison

Waldo Farmers Market

Now in it’s third year, the Waldo’s Farmers’ Market is preparing to open for the season this week: Wednesday May 1, 2013. It’s located one block east of 79th and Wornall next to Habitat ReStore and the hours are 3pm-7pm every Wednesday.

I view the Waldo Farmers’ Market as the little sibling of the Brookside Farmers’ Market–a bit smaller, grungier and casual then it’s neighbor to the north. Here you will find the usual organic and sustainably grown vegetables, meat, eggs, cheese, jams, honey, flowers, body products and herbs. However, the Waldo market offers a couple of unique items: this year you can buy H and C handcrafted ice cream or try organic barbecue from Smokin’ Fresh Streetside BBQ–including vegan options (that sounds interesting!). One stop at this market on the way home from work and you can pick up ingredients for a delicious dinner in just a few minutes.

Check out the Waldo Farmers Market website for more info, or look for their Facebook page. A portion of the vendor fees go to Habitat ReStore. Remember to bring a bag for your purchases, cash for easy transactions and pets are ok if they are on a leash. Thank you for supporting Waldo!

Inside Brookside (And Waldo)

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

Category Archives: Brookside Community News