Another Friendly Local Business Open in Waldo-Front Range Coffeehouse

Welcome Neighbors!  That’s the greeting on the door of the new Front Range Coffeehouse and Provisions shop at 400 E Gregory (NE corner of Gregory and Oak).  This isn’t your usual coffee shop; there is so much more here to explore, brought to you by the same folks who created Made in KC.

Keith Bradley and Tyler Enders

Partners Tyler Enders and Keith Bradley explained the mission of the café/store:  “It’s kind of like a modern, eclectic bodega” with all kinds of specialty food items and fun stuff available to purchase.  Every merchandise shelf offers something you’ll need or want: puzzles, t-shirts, candles, soaps, snacks, BBQ rubs, bags, cups and glasses…there’s over fifty different brands in this space! Tyler explained he wants to add seasonal items too, like garden tools, snow shovels and random, useful “stuff” that he thinks would be useful for area residents.   (Suggestions welcome!)  There’s a strong emphasis on a wide variety of local and regional products. You’ll see more than one kind of granola and coffee for sale.  “There are so many people in KC who do coffee well; we will bring in different vendors and showcase them for a while, to give new businesses much needed exposure.” 

Keith and Tyler, along with another partner, started Made in KC to promote small, locally owned businesses who have interesting and unique things to sell but lack the marketing skills and  retail space.  They started with a 15 vendor pop up shop in Prairiefire that “exceeded our expectations” and grew from there.  Eventually, they wanted to open a coffee café.  You may be familiar with the first Front Range spot in Fairway or the Outta the Blue Café (with a beach theme) at Park Place in Leawood.  Front Range has a warm, Colorado  cabin feel, inspired by Keith and Tyler’s annual trips to the mountain state.  Notice the framed painting of a Colorado landscape by Tyler’s great  grandma and Keith’s grandfather made the checkerboard table. They are both longtime Brookside residents, and their love of the neighborhood made them choose this location; they actually bought the entire, 100+ year old building!  “We want people to feel like they can come in and camp out for a while—enjoy a beverage, play a board game, chat with friends and pick up a few fun items to take home” Tyler says.  They offer a full line of expresso drinks and teas, pastries, some bottled juices and cold/vegan/gluten free food items plus donuts on the weekends.  Coming soon:  beer, wine, cocktails, and ice cream!  There is something for everyone,  of all ages.

Stop in and relax in your new neighborhood hang out—Front Range Coffeehouse and Provisions at Gregory and Oak.  Current hours are 7am-5pm seven days a week; this summer they will stay open later and a Grand Opening is planned for next month.

Armour Hills Home Sales Report-October 2021

Hi neighbors!  One more post about October Brookside home sales stats before we move into December. Just like the rest of Brookside, Armour Hills home values took a dip last month compared to a year ago; however overall, prices are up!  Let’s take a look at the numbers:

October 2021                                         October 2020

Median list price:     $380,000                $407,000

Median sales price:  $370,000               $426,250

No. of homes sold:    5                              6

Days on market:         13                           2

Although the median sales price last month was 15% less than October 2020, sales were steady and the highest recorded price-$461,000-was $61K over asking price! Yes, I double checked that number!   Below are the year-to-date numbers:

Jan-Oct 2021                                         Jan-Oct 2020

Median list price:     $372,400                $349,000

Median sales price:  $382,500               $345,000

No. of homes sold:     58                           79

Days on market:          2                             5

The majority of buyers are paying at or over asking price, and homes are going under contract within two days of listing.  So far this year, prices are up just about 10% over last year. Currently there are four active listings in Armour Hills, with a median list price of $452,450 and 42 days on market.

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

Brookside Shops Kick Off the Holiday Season This Weekend!

The world keeps turning and it’s time once again to kick off the holiday season in Brookside! Starting today, Nov 11 and running through Sunday Nov 14, 2021, you can take advantage of special sales, food and drink discounts and other merriment during the Brookside Holiday Season Opener.

Get into the holiday spirit with the Holiday Trombones performance tonight from 5:30-6:30pm at the Bank Midwest Plaza, 6246 Brookside . The tree lighting is at 6pm. Then, take a leisurely stroll through the Brookside shops, enjoying the decorative festive window displays and special deals. Stop at one of our many restaurants to rest and refuel with a bite to eat and a beverage. You’re sure to enjoy all the beauitiful holiday window displays Brookside is known for! The shops will be open until 7–deals continue throughout the weekend.

Remember to bring a mask and THANK YOU for supporting our locally owned Brookside/Waldo businesses!

Brookside Trick or Treat Street Is Back!

A long standing Brookside tradition is back on Sunday…Brookside Trick or Treat Street! Last year’s event was cancelled due to the pandemic.

Families and kids are welcome to stroll 63rd St between Wornall and Main on Sunday Oct 31 from 3-5pm, stopping at the shops and services for treats. Please note, there will be hundreds of extra pedestrians in this area so avoid driving/crossing the route if possible.

This is a fun event for people watching too if you want to join in the fun! Face masks are encouraged.

Thank you for supporting our local Brookside merchants!

Waldo Home Sales Report-August 2021

Nothing really new regarding this report…Waldo prices continue to rise, and homes go under contract very quickly. Perhaps as we get into the fall/holiday season, prices will ‘normalize’ somewhat and bidding wars will subside. For these numbers, I’m using Waldo street boundaries of State Line to Holmes, Gregory to 85th St.

Jan-Aug 2021                                                                            Jan-Aug 2020

Median list price:             $250,000                                           $220,000

Median sales price:         $265,000                                           $226,000

Days on market:              2                                                          4

No. homes sold:               257                                                     240

Last month, most homes went under contract within two days and prices up 9.6% compared to August 2020. The lowest closed price was $100,000 and the highest was $500,000.

Here are the year-to-date numbers:

Jan-Aug 2021                                                                            Jan-Aug 2020

Median list price:             $250,000                                           $220,000

Median sales price:         $265,000                                           $226,000

Days on market:              2                                                          4

No. homes sold:               257                                                     240

Compared to last year at this time, home values are up 17% ! More homes are selling, for more money and in less time. Currently there are 20 homes listed, with a median price of $249,950 and 23 days on market. Prices range from $97,000 to $417,000.

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

Brookside Art Annual and Waldo Fall Festival This Weekend!

It’s a festival of festivals this weekend in our neighborhood! The weather is looking good to be outdoors and enjoy cooler weather while supporting regional artists, local businesses and restaurants.

The 35th Brookside Art Annual is back, after being cancelled last year due to the COVID pandemic. Hours are Friday 5-9pm; Saturday 10am-9pm; Sunday 11am-5pm Sept 17-19. Tents will be set up at 63rd St and Brookside Blvd. There will be children’s activities each day and food available from Charlie Hooper’s, Michael Forbes, Cosintino’s and Topsy’s. Please leave pets at home! More details on the artists featured at www.brooksideartannual.com.

Also this weekend is the 29th Annual Waldo Fall Festival, in a new location: the parking lot at Gregory and Wornall off the Trolley Track Trail. According to the Waldo KC website, this year’s festival will feature local pop up shops and vendors with special offers, plus services and local Waldo information. In the past, there have been children’s activities and food trucks but those aren’t mentioned for this year’s event. Still, it’s fun to browse the tents and support our local businesses! Hours are 10am-5pm.

Get out and enjoy our neighborhood celebrations this weekend!

Armour Hills Home Sales Report—July 2021

Hi neighbors! Home sales are consistently strong in Armour Hills, and prices are much higher compared to July 2020. Let’s look at the numbers:

July 2021                                                             July 2020

Median list price:      $375,000                            $319,000

Median sales price:   $395,000                           $335,000

Days on market:                  2                                    1

No. sold:                                11                                 7

Buyer paid about 5% over list price; values up 17% compared to July 2020. Here are the year-to-date figures:

Jan-July 2021                                                        Jan-July 2020

Median list price:     $365,000                             $347,000

Median sales price:  $390,000                            $342,500

Days on market:                                                       8

No. sold:                                45                                   44

Median sales price jumped 13% over last year; most homes selling faster as well. The highest Armour Hills closed price in 2021 so far is $605,000 and the lowest is $212,000. Currently there are three active listings, with an average price of $399,000 and 53 days on market.

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

Brookside Home Sales Report-July 2021

You may have heard that home sales are slowing down…and it is true. That is what I am experiencing and many of my fellow agents. Looking at this home sales report, you wouldn’t think so! However, remember that most July closings had confirmed contracts in May and June–when there was more demand, pushing prices up. The stats are for the main Brookside zip code of 64113.

July 2021                                                                   July 2020

Median list price:    $434,500                              $425,000

Median sales price: $460,000                             $425,000

Days on market:      3                                              5

No. sold:                    28                                           33

Buyers paid an average of 5.8% over list price to purchase their homes, with some houses going way over asking: the highest sale last month was $981K on a $950K house; another listed at $799K and closed at $862,000! People will pay a lot for updated, charming 1920s homes! Here are the year-to-date numbers:

Jan-July 2021                                                           Jan-July 2020

Median list price:    $450,000                              $387,475

Median sales price: $478,500                             $393,750

Days on market:                                                  8

No. sold:                    196                                         152

Home values are up 21% compared to 2020; highest sale so far is $4.2 million and lowest is $212,000. I don’t think these trends will hold through the end of the year–we will see! Currently there are 12 active listings in Brookside, with a median price of $562,450 and 40 days on market. Twelve homes are priced over $500,000; four over one million dollars.

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

Armour Hills Home Sales Report-June 2021

Hello neighbors! As we hit the halfway mark of 2021, Armour Hills houses are still selling quickly; comparing the June numbers to last year–almost identical to June 2020 stats! Let’s take a closer look:

June 2021                                                                                 June 2020

Median list price:      $337,500                                                   $334,900

Median sales price:  $347,500                                                   $347,750

No. of homes sold:      8                                                                8

Days on market:                                                                          22

The stats for last month were just about identical to June 2020; most buyers are still paying over list price to secure a contract on a home. Days on market was much less this year; that is an indication of demand and that homes are priced right at market value–what a buyer is willing to pay. Below are the year-to-date numbers:

Jan-June 2021                                                                               Jan-June 2020

Median list price:      $365,000                                                   $349,900

Median sales price:    $367,450                                                 $342,500

No. of homes sold:     34                                                             37

Days on market:                                                                       10

Compared to last year, home values in Armour Hills are up just over 7% YTD. The lowest closed price so far in 2021 is $212,000 and the highest is $605,000. Currently there are three active listings in Armour Hills, with a median list price of $425,000 and 26 days on market.

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

                                                                                       

Brookside Home Sales Stats-May 2021

We all know this is a crazy housing market–not just in Kansas City, but across the USA. And the sales stats for last month in Brookside are nothing I’ve seen before–it is a stunning example of how little inventory we have and how fast homes are selling. I’m using the main Brookside zip code of 64113, single family homes–take a look:

May 2021                                                                                       May 2020

Median list price:      $480,000                                                   $457,450

Median sales price:  $480,000                                                   $447,250

No. sold:                             7                                                             36

Days on market:                                                                            25

Just seven homes closed last month–compared to 36 in May 2020! And how can a house have zero days on market? That means the house wasn’t really listed on the open market–may have been a one time showing to a buyer who said “I’ll take it” or perhaps a For Sale By Owner property. Highly, highly unusual–especially during the usual busy Spring listing season.

Here are the year-to-date numbers:

Jan-May 2021                                                                                Jan-May 2020

Median list price:      $434,000                                                   $419,000

Median sales price:   $450,500                                                  $410,000

No. sold:                             119                                                        129

Days on market:               2                                                             10

Home values are up 7% year to date with buyers paying about 3.8% over the list price. Most Brookside houses go under contract within two days. Currently there are thirteen single family homes for sale in zip code 64113 with a median list price of $569,900 and 24 days on market. Over half the homes are priced over $500,000.

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