Brookside Farmers’ Market Opens This Saturday!

Posted on April 17, 2013 by Mary Hutchison

A sure sign Spring is finally here…the opening of the Brookside Farmers’ Market! First day of the season this year is Saturday April 20, 2013; hours are 8am-1pm at 63rd and Wornall Road, behind Border Star School.

(The Waldo Farmers Market will open May 1).

Brookside Farmers’ Market in Kansas City

The Brookside Farmers’ Market was started in 2003 and has grown every year. The vendors are local to the Kansas City area, and all the produce is organic. You’ll find vegetables, fruit, herbs, plants; grass fed, organic beef; home made products for your body and whole grain breads and baked goods, with some gluten free offerings. Although we are early in the season, there will be a variety of lettuces, kale, spinach and snow peas at the market this spring.

Farmers and vendors here encourage shoppers to talk about what they are purchasing: where goods are coming from, how they are grown, the various varieties for sale, cooking tips, etc. It’s a friendly, comfortable atmosphere and if you live in Brookside–you will probably run into neighbors shopping at the same time!

Special events this year include Chef Demos on the second Saturday of each month and a Home Gardening Festival on May 11.

More information on vendors can be found at the website. Remember to bring a bag for your goodies and cash is always appreciated for a faster transaction. Thank you for supporting Brookside!

One School Closing, Another School Opens

Posted on April 15, 2013 by Mary Hutchison

I was sad to learn that Christ the King elementary school in Waldo is closing at the end of the school year. Located at 85th and Wornall Road, this school has been an anchor for the neighborhood for almost 70 years. Student enrollment has steadily declined over the past few years and it is no longer financially possible to keep the school open. Fewer than 100 students had enrolled for the 2013-2014 school year.

On a positive note, Hale Cook Elementary is pushing forward with its plans to open in August. Although the first year the school will operate at Hartman Elementary, the Hale Cook building at 73rd and Pennsylvania will be used in the 2014-2015 school year. Hale Cook is a public school, operated by the Kansas City MO school district. It is reopening after ten years not due to the efforts of the school district, but because of community volunteers, lead by Brookside resident Ashley Hand. Ashley and her group realize the importance of having a well managed and education focused school within the neighborhood to serve the families who live nearby. This school will succeed because of strong parent involvement and support.

According to the US Census, 77% of school age children in the 64112 and 64113 zip codes attend private schools. This means their parents or guardians spend thousands of dollars each year on tuition. Having another public elementary school option (besides Border Star) will encourage residents to stay in our area. Currently, many families move to Kansas (or pay for private school) because the KCMO public schools are not accredited.

I don’t think any of the Christ the King school kids will be able to switch to Hale Cook–as Hale Cook is starting with kindergarten classes at first. These parents will be scrambling to find a spot for their young ones next year; there are some options. Christ the King school will be missed in Waldo–just as the opening of Hale Cook is welcome.

Spring Events in the Brookside/Waldo Area

Posted on April 11, 2013 by Mary Hutchison

As we get into the warmer weather, the calendar fills up with happenings in the Brookside/Waldo area! I’ve listed the upcoming major events here for reference:

Brookside Farmers’ Market

Opening day this year is April 20, 8:00am-1:00pm at 63rd and Wornall, Border Star School. The market is open every Saturday.

Waldo Farmers Market

Opening day is May 1, 3:00pm-7:00pm on 79th St, one block east of Wornall next to Habitat ReStore. This market is open every Wednesday.

25th Annual Trolley Run

April 28 at 7:45am, starts 75th and Wornall and ends on the Plaza. Major Brookside roads will be closed that morning north to the Plaza; expect traffic delays.

Brookside Art Fair

May 3-5, hours vary each day, at Brookside Blvd and 63rd St. Please, no rain!

I’ll write more details about each activity in upcoming blogs. I am especially looking forward to the opening of the farmers markets! Thank you for supporting our neighborhood Brookside/Waldo events.

Brookside Home Sales Report Feb 2013

Posted on April 8, 2013 by Mary Hutchison

The busy spring home buying season is here, and are very strong so far in 2013. Our Brookside neighborhood is experiencing fast sales and higher average sales prices. Here are the home sales stats for February 2013 and a year-to-date comparison with 2012 for the main Brookside zip code of 64113:

In February 2013, 14 homes sold. The average list price was $368,032 and the average sales price was $356,910. Average days on market: 135.

In February 2012, 11 homes sold. The average list price was $315,286 and the average sales price was $296,289. Average days on market: 144.

Average sales price from one year ago is 20% higher! Days on market is slightly less. This is great news for sellers–home values are increasing, which means your home has more equity.

Let’s compare year-to-date figures:

In the first two months of 2013, thirty homes sold with an average sales price of $305,493 and 102 days on market.

In the first two months of 2012, twenty homes sold with an average sales price of $318,734 and 134 days on market.

Note that the average price for 2013 is a bit less. The reason? More expensive homes sold in 2012 and fewer homes sold, pushing the average price up. In 2013 we’ve had more units sold and fewer days on market–that is the right direction for a healthy market.

Currently there are 80 single family homes for sale in zip 64113, with an average price of $682,126 and 157 days on market. The average list price is very high; usually it is in the lower to mid $300,000 range. However, 30 of the 80 homes currently for sale are priced over $500,000 and ten of the 30 are priced over $1,000,000. There are many ‘upper bracket’ homes for sale which pushes up the average sales price.

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 Feb 2013 Home Sales Stats

Posted on April 1, 2013 by Mary Hutchison

Armour Hills Homes in Brookside

Home prices are on the rise in Armour Hills! Although it’s officially April, I am just now publishing the February 2013 home sales stats for our neighborhood. It’s good news worth waiting for as average home sales prices are way up:

In February 2013, four homes sold. Average list price was $261,238 and average sales price was $257,375. Average days on market was 79.

In February 2012, one home sold at a price of $195,000 and seven days on the market.

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

For 2013, six homes have sold at an average price of $245,250 and 62 days on market.

In 2012, three homes sold the first two months of the year at an average price of $208,333 and 43 days on market.

These figures represent a big jump in average sales price and number of homes sold–and we are not even into the heavy buying months of April and May. Buyers are out early this year, snapping up the well maintained, updated homes in our area and paying higher prices. I expect this trend to continue the next several months.

Currently there are ten homes for sale in Armour Hills, with an average list price of $245,760 and just 36 days on market. I know of at least three Armour Hills homes that were recently listed and sold within two days! There is a lack of inventory right now, partially due, I think, to the two huge snow storms and spring break vacations.

The housing slump is over!

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

New FHA Loan Requirements Begin April 1, 2013

Posted on March 25, 2013 by Mary Hutchison

As a real estate agent, today’s blog relates to Brookside/Waldo home buyers who plan to use FHA financing. Many buyers often use FHA loans to finance their purchases. Two reasons why: FHA requires the least amount for a down payment: 3.5% of the purchase price of the home, vs 5% for a conventional loan; and it’s easier to get pre-approved for a loan if your credit score is less than what a conventional loan requires. However, starting April 1, 2013, the MIP fee (“‘mortgage insurance premium”) associated with an FHA loan is going up so buyers will be paying more to finance a home purchase using this method. Here are the details:

Currently the MIP fee is 1.25% of the loan amount, and this fee is dropped once 22% equity is gained and the homeowners have paid 5 years on the loan. After April 1, the fee will be 1.35% and this fee is permanent. For example, a $200,000 loan amount today would have a $208 per month MIP fee. These changes mean that after April 1, the fee will be $225 per month, for the life of the loan.

This is a big change for buyers. It means increased monthly payments , regardless of how much equity is earned during ownership. A homeowner can refinance at some point to drop the MIP fee, but this is still a major change for buyers who want to use FHA financing.

Why the increase? FHA is paying millions more regarding loans that have defaulted due to the housing crash. By law, the agency must maintain a certain level of funds–and the balance sheet is way short of what’s needed. So –guess who gets to make up the shortfall because the agency didn’t follow their own guidelines? Homebuyers, mostly first time buyers, just trying to get their piece of the American Dream by purchasing a home. (Yes, I had to make a personal comment here!)

If you are planning a spring home purchase using an FHA loan, contact your lender now for specifics on what this change means for your particular situation. You may want to get under contract before April 1, 2013 if possible to avoid these new fees.

Kansas City Home and Garden Show March 22-24, 2013

Posted on March 22, 2013 by Mary Hutchison

Here we are at the end of March and there is a winter storm warning posted for this weekend. Ugh, again?! If you are tired of cold, snowy weather and need some color in your life–check out the Greater Kansas City Home Show/Flower, Lawn and Garden Show this weekend at Bartle Hall.

I enjoy this event as there is so much to see and learn about your home. If you are thinking of some home improvement projects, there are a lot of ideas here–especially regarding outdoor spaces and gardens. The speakers are always interesting, and there’s a Kids Korner if you are bringing the young ones. Plus, you will find interesting home decor for sale–things you won’t find anywhere else.

Some of the highlights of this year’s show include:

*Information on ‘aging in place’ regarding mobility and accessibility for seniors.

*Sarah Susanka, author of “The Not So Big House” will speak Saturday morning.

*The “Wall Wizard” will teach you painting, wallpaper, and wall repair tips.

*Useful info from the Kansas City Parks and Recreation Department.

Exhibit booths include everything from patios, plumbing, pest control, waterproofing your home; renewable energy sources and gardening seminars.

You can get tickets on line or at the door. On Sunday you can buy 2 for 1 tickets with a donation to Harvesters. Read details here. The show is open tonight until 8pm, Saturday 10am-8pm and Sunday 10am-6pm. This is the 65th Annual Home Show–I wonder if they will have any photos from years past? Now that would be an interesting exhibit to see!

New Business in Waldo–“CoWork Waldo”

Posted on March 20, 2013 by Mary Hutchison

Do you work from home? Occasionally miss a little interaction with others during the day? Or do you need a temporary office desk from time to time? A new business, CoWork Waldo , could be the answer.

CoWork Waldo work space

CoWork Waldo is a fixed workspace at 7449 Broadway (second floor), where you can drop in anytime you need fully equipped office space on a temporary basis. Just bring your laptop and plug in–it’s that easy. Everything you want is here: wifi or hard wired internet service, access to a printer/copier/scanner; desk space, and complimentary coffee! The space is comfortable and welcoming, modern and spacious. Various membership options are available–you can reserve a dedicated desk by the month to call your own, or just drop in and use the space for a day ($20 fee). No contracts. Currently, the hours are 8:30am-5pm, Monday through Friday but owner Melissa Saubers is working on an after hours access code for users.

Melissa did quite a bit of research before opening CoWaldo. She hatched the idea after her associates kept coming to her personal home for meetings. Trying to work from a coffee shop is fine for a while–but the tables are small, the space can get noisy and it’s not conducive to small business meetings. Knowing there was a growing demand for this service, she opened CoWaldo on February 1 this year. She purchased furniture from a company specializing in cowork environments and toured other temporary office set ups for inspiration. Melissa believes the open office concept fosters collaboration between those who use the space on a regular basis. She already has several regular customers who visit on a daily basis. There is, however, cowork etiquette to be aware of: put your phone on vibrate; step outside the room for phone conversations; and if you have one earbud in and one out–that’s a signal it’s OK to interrupt.

Large conference room

Besides the desk space, CoWork Waldo offers two conference rooms, one small room and another larger room with a hi def TV connected to a computer and whiteboard. Rental for these two spaces is by the hour. There’s also a small ‘collaboration corner’ in one area of the room with big comfy swivel chairs and a wall mounted whiteboard.

Ready to try out CoWork Waldo? Drop in anytime for a tour. And remember to support locally owned Brookside and Waldo businesses!

Why There Is A Shortage of Homes For Sale

Posted on March 18, 2013 by Mary Hutchison

Many readers of this blog know that I am a real estate agent, and often post home sales statistics here for the Brookside area. TodayI am writing a post about why there are so few homes for sale on the market in our area. I was showing some buyers homes for sale this weekend, and they seemed puzzled, saying ‘we are ready to buy, why aren’t there more homes for us to see?” It’s true! Inventory is very low…it’s a big topic of conversation among agents. Here are four reasons why:

1) Sellers don’t have enough equity in their homes. If a home was purchased during the peak buying frenzied years of 2005 – early 2008 with little or no down payment, chances are the owner could owe more than the home is worth since the market crashed in late 2008. Unless sellers have made substantial improvements, the housing market crash has created many homes worth less than what is owed. It will take a few more years of payments to make up the loss. Homeowners do not want to sell at a loss, so they don’t sell.

2) Many sellers have decided to “stay put”. The recession affected everyone in the U.S., even those that didn’t lose a job. People are much more careful about spending and borrowing. Many homeowners are thinking twice about ‘moving up’ to a larger home–they feel they can ‘make do’ where they are, perhaps updating the interior or building an addition on their current house. A larger home means more expenses regarding utilities, upkeep, and maintenance. Not moving can mean more money for travel, college costs, retirement, etc. A lack of move up buyers means less inventory.

3) Now that home prices are rising, some sellers may wait for ‘top dollar’ pricing. When potential sellers hear stories of homes going under contract in one or two days, sometimes with multiple offers, they know this causes an uptick in home prices. They may be inclined to wait until the market shows several months of rising prices before they decide to jump in and sell.

4) The good ones go fast. I’ve seen inventory move quicker this spring than in the past three years. Well maintained, updated homes in Brookside, Waldo (and Prairie Village) that are priced well sell within days. If a buyer thinks they can get away with a lowball offer on a newly listed, beautifully updated home in a great location–they will lose out. In this busy spring market, buyers have to be ready to write an GOOD offer when the house they want hits the market, or someone else will snatch it up.

It’s encouraging to see home prices on the rise and buyers are confident about purchasing. As we get past spring break travel and the Easter holiday, more homes for sale will hit the market. This is going to be a great homebuying season, with buyers and sellers feeling much more confident about home values and purchases. Be ready!

2013 Brookside St Patrick’s Warm Up Parade

Posted on March 8, 2013 by Mary Hutchison

March 16, 2013: Brookside St Pat’s Warm Up Parade

It’s almost here…the 33rd Annual Brookside St Patrick’s Day Warm-Up Parade! The date is Saturday March 16, starting at 2:00pm. Here’s the route:
Starting at 65th and Wornall, the parade marches north on Wornall, turns east on 63rd St, turns south on Main, turns west on Meyer to end along Brookside Road.
This is a fun, family event with local shops, churches, organizations and schools participating. Viewers sit on the street curbs or brings chairs to the sidewalks–it’s easy to get close to the action and watch all the colorful floats and crazy cars going by. It usually lasts a good two hours from start to finish.

And if you’ve ever wondered how the parade got started…it was way back in the 1970s when patrons of Hogerty’s Tavern went out into the streets for an impromptu parade around the shopping district. In 1981, the parade became official, capitalizing on the popular downtown St Pat’s parade. The ‘warm up’ designation made Brookside the official kick off party to the City’s celebration. In the beginning, it was a pretty small affair, with mostly kids and school groups participating. Gradually it grew, attracted media coverage and a Grand Marshall was named to lead the festivities. Thousands turn out to see this event, especially if the weather cooperates, and it’s the second largest event for Brookside, behind the annual Art Fair.

Even if you don’t live in Brookside, this is a great day to visit the area. Bring the kids, a couple of chairs and enjoy the afternoon with us on March 16!

Inside Brookside (And Waldo)

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

Category Archives: Brookside Community News