Armour Hills Home Sales Stats – Jan 2015

 

How many new neighbors will we have in Armour Hills in 2015?  Seventy homes changed owners last year.   Let’s see how many properties closed last month in Armour Hills, and check the pricing.  Buyers are actively looking for homes to purchase and open house traffic is strong–yet  there is  a lack of good inventory.

In January 2015, four homes sold with a median sales price of $210,000 and 23 days on market. The median list price was $210,000. Three of the four homes sold were at list price, the fourth was just $500 under list.

In January 2014, four homes sold with a median sales price of $232,500 and 10 days on market.  The median list price was $235,000.

I am not concerned about the drop in median sales price from one year ago–notice the homes that sold were at full price.  January is traditionally a slow month for purchases. However, there is a strong demand for homes–proven by the fact that the units  sold last month were at asking price!

Right now we have  8 homes for sale in Armour Hills, with a median list price of $265,000 and 32 days on market.  The lowest list price is $210K and the highest is $319,950.

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

 

 

 

Home for Sale in Armour Hills – All New Inside!

Armour Hills bungalow for sale!

Armour Hills bungalow for sale!

 

This is my first listing of 2015…and what a beautiful home it is! So many buyers love the charm of Brookside living but they want the interior of the home completely updated. That is what you’ll find in this stunning remodel in Armour Hills!

 

 

Marble fireplace, wired for TV above

Marble fireplace, wired for TV above

There are so many wonderful features in this home…where to begin? Let’s start with the open floor plan–another big plus for this house. The living room and dining room are open to the brand new gourmet kitchen. Notice the beautiful Cararra marble fireplace (with gas logs) niche wired and framed for a large flat screen TV. The hardwood floors have been refinished , new interior and exterior doors installed and 6″ crown molding and baseboards.

 

And look at this kitchen! So much counter space..with the very useful center island.

Kitchen features granite counters, gas stove, lots of cabinet and counter space!
Kitchen features granite counters, gas stove, lots of cabinet and counter space!

 

Granite counters, stainless steel appliances, all new cabinets, gas stove that vents to the exterior. A new window has been installed over the sink. You will love cooking here, and entertaining friends, as there are no walls separating the dining area from the kitchen.

 

 

This home features three bedrooms and four full baths. There is a master suite on the first floor, with a large closet, and another master suite on the second floor. No more old cast iron pipes in this home–all new plumbing, and new electrical wiring. Also, many wall outlets in this house–unusual for a home of this age!

The large family room in the basement offers plenty of space for media and gaming. A

Finished basement area with full bath, 4th non conforming bedroom/office
Finished basement area with full bath, 4th non conforming bedroom/office

 

fourth non-conforming bedroom (or use as office) is just off the family room–and yes, another full bath. Perfect for visiting guests!

Outside, a low maintenance backyard area is surrounded by a privacy fence and features two decks, wired for a hot tub. There is an oversized, one car garage..and a block of friendly neighbors waiting to welcome the new owner. Armour Hills is conveniently located close to the Trolley Track Trail, bus stops, and all Brookside/Waldo shops and amenities.

Contact me for more information or a personal tour of this home. Offered at $319,000.

Hall bath

Hall bath

 

The 2014 World Series–And The Winner Is:

 RoyalsIn a week it will be over. The souvenirs in the discount bin, the parade completed, personal Royals jerseys  stashed away until next April.  Today we wonder, who will win the 2014 World Series?  Of course we believe it will the our Royals.  But you know we’ve already won.

We’ve won because of the incredible ride the team, the fans, the City has been on since last month. We  feel,  inside ourselves,  the sparkle in Hosmer’s eyes, the power in Butler’s swing, the confident Cain catches.  We have become them and they us.   We are drunk on the Royals booze–the bitter and the sweet–as we go about our daily routine.

And so we wait.  We plan our  calendar around these last games.  We hope, we pray, we will watch with friends, we will wear our gear.  It’s almost over.  No matter the score,  we all won in this unforgettable Royals baseball season.

 

Peek Inside This Armour Hills Landmark Home

Armour Hills Landmark Home

Armour Hills Landmark Home

If you’ve ever walked, biked or driven past this house at 48 E 68 St in Armour Hills…it  surely  made you stop and gaze at it’s stunning curb appeal.  This is the home of my neighbors Jackie and Dave, and I’ve been wanting to write a short blog about this house for a long time.  Every time I am driving home potential homebuyers around Armour Hills, they comment on how uniquely beautiful this house is as we go by.

Original tile work on back patio

Original tile work on back patio

Built in 1925 in the Spanish Mission style, this house was a model home for JC Nichols as he was developing the Armour Hills subdivision.  The exterior is all stone, with a red clay tile roof.  It features a wrap around porch, a tile walkway and a basement garage. This photo is original tile work laid into the back yard patio.

Dave has done some research on the original owners.  Ernest and Zanah Portley lived here, and Mr Portley was an owner of the Wakefield Mantel and Tile Company located in downtown Kansas City. It was the largest tile importer in the US, and employees installed tile in the Phillips and Muehlebach Hotels, as well as Fairyland and Electric Park.  (I wonder if the company had anything to do with the elaborate tile work on the Country Club Plaza–could not confirm that hunch.)

Original tile work, cabinet and lighting from 1925

Original tile work, cabinet and lighting from 1925

What is so fascinating about the inside of this house is that so much of the original tile work has been preserved.  The bathrooms had tile all the way to the ceiling!

Other photos pictured below  are from the breakfast room.  Having a breakfast nook is common in this area–what is different here is the tile mural on the wall, the tile on the shelves above the radiators, and the large fireplace in this room.  Also note that original black and mustard colored tile floor.

Tile work on top of the breakfast room radiator

Tile work on top of the breakfast room radiator

 

 

Fireplace in breakfast room

Fireplace in breakfast room

On wall of breakfast room

On wall of breakfast room

Ernest died before Zanah, who lived in the house until 1984.  Their son went to Rockhurst High School and College, and died tragically at age 25.  Jackie and Dave bought the house in 1999, and have remodeled and/or updated each room, taking care to preserve the original craftsmanship when possible.  If tile work and light fixtures needed to be replaced, Dave purchased specially made replacements that matched the original decor.

Fireplace in Living Room

Fireplace in Living Room

This photo shows the large fireplace in the living room–just look at the detail in the stonework!

My estimate as to the market value of this home?  Priceless!

Armour Hills Home Sales Drop – Aug 2014

Here we are at the end of September…and I’m just finding time to post the August homes sales stats for Armour Hills!  Let’s get right to the numbers:

In August 2014, two homes sold with a median sales price of $227,000 and 4 days on market.  Both homes sold within a couple of days of being listed.  Why? Because they were priced right and updated–totally ready for new owners.

In August 2013,eight  homes sold with a median sales price of $246,750 and 52 days on market.  The highest sales price that month was $282,000.

That’s a pretty large drop for number of homes sold in one month.  Usually, sales do slow down in the second half of the year.  There are plenty of homes for sale in Armour Hills–the issue is that buyers are very picky and will wait for what they really want to buy.

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

For the first eight months of 2014, 43 homes sold with a median price of $239,950 and 31 days on market.

For the first eight months of 2013, 57 homes sold with a median price of $250,000 and 24 days on the market.

We are falling behind in the number of homes sold this year compared to last, and prices are dropping. The move in ready homes sell first, and the homes that need updating, or have an odd floor plan or poor location tend to sit on the market with several price drops–which causes the lower median sales price.

Currently there are 20 homes for sale in Armour Hills, with the lowest list price at $170,000 and the highest at $369,950. Days on market:  43

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

Brookside Modern Building Welcomes Alex G Public Relations

Have you noticed what is happening on 63rd St at Oak and to the east?  After years of being an eyesore (except for the NW corner), new businesses are moving in! The old Blockbuster building at 414 E 63rd St will house The Aveda Concept Store; the Hammersmith Community Workshop is operating next door to the east, and the Heirloom Bakery plans to open before the end of the year at 63rd and Oak.  I will  profile these companies on the blog in the upcoming months. 

The Brookside Modern building, on the south side of 63rd,  has also steadily increased occupancy over the past several months. Many professional and retail services are found here, including two dentists, a psychologist, architects, a workout space, hair salon and numerous others. Earlier this year, a Brookside resident relocated his company there:  AlexanderG Public Relations, located at 751 E. 63rd St. #213. 

Alex Greenwood and his staff

Alex Greenwood and his staff

Alex started the company out of his Rockhill Gardens home in 2010.  Specializing in public relations and social media strategy, Greenwood started with several local clients, then quickly added  national accounts. His firm works with manufacturers, musicians, authors, financial services firms, associations, and retailers. Recently he received an inquiry call  from a prospect in Dubai!

As his business grew, he needed to add employees and that meant office space. He looked in Midtown and the River Market area, finally settling in Brookside Modern.

“I like what I see here and wanted to help this end of Brookside expand and improve,” he said. “The neighborhood has many amenities and I can stay close to home.”

The Brookside Modern Building gives him a lot of space for the rent price and is backed by a quality management team. (Bonus: this building has covered parking–a great amenity for his employees and clients during hot summer days and inclement weather!).  Alex now has three employees on the payroll:  Noah Smith and Erica Tucker (Executive Consultants) and Amy Goldman (Office Administrator). Brookside enthusiastically welcomes small businesses, and being  in this central part of the metro  is one reason Alex and his staff love this office location.

“We needed a solid base of operations that’s easy for clients to visit, and Brookside certainly fits the bill,” Alex said. “We can meet at the office, or easily see clients at the Roasterie Cafe or one of the many great restaurants in Brookside.” 

As we talked, I asked him a few questions about what makes his company different from others – what sets them apart.  He says:  

“We’re a small firm, which is actually a plus for our clients because they have direct access to team members who have detailed knowledge of their account. We’re nimble–we work quickly with individuals and larger companies, and we’re affordable for a wide range of PR and social media needs,” he said.

“You may have read or heard on the news that public relations is one of the most stressful jobs in the USA–that can be true, but we thrive on the challenge!” Alex said. “We can deal with a last-minute crisis situation, create a fun, engaging social media campaign, organize a special grand opening and work to arrange interviews with various media outlets–every day is different and interesting.”

“Our clients especially appreciate the way we integrate social media into their PR and marketing programs. Your social media presence must involve a strategy that consistently promotes your brand online, responds quickly and decisively to questions or negative comments and reflect the overall tone of your company or brand. It’s extremely important that your PR and social media efforts work seamlessly.”

Alex offered this advice for small businesses seeking to hire a public relations firm: “It is very important that the firm you are interviewing listens to what you are saying. We interview prospective clients about their goals and ways of communicating as much as they interview us about our work practices, fees and references. If we don’t feel it’s a good fit, we will recommend another firm.”

Reach Alex at www.AlexGPR.com or call 816.416.8002. Or, just stop by his office at Brookside Modern!

 

 

Home Again

Well hello again!  I haven’t blogged for a while as we were on vacation.  What has been happening in my beloved Brookside (and Waldo) for the past two weeks??  Looks like business as usual, and I am glad to be back.  I love to travel, and this trip was anticipated for months with lots of planning involved.  Seems like we walked a thousand miles in London and Paris, and still didn’t see everything that was on my ‘to do’ list.

It’s a special treat to see the famous and classic landmarks of these two spectacular cities:  Notre Dame, the Tower of London, St. Paul’s Cathedral, Tate Modern, Arc de Triomphe.   It’s truly awesome to stare at the  architecture and appreciate the craftsmanship of century old buildings.  However, what really enchants me is the ‘art’ that pops up around every corner– constantly surprising!  So today I am posting a few photos of  various things I saw  that  made me stop and snap:

In Paris along Champs-Elysees

In Paris along Champs-Elysees

 

Pub Sign

Outside a London Pub

Jean Paul Gaultier Exhibit--Eerie Mannequin Face

Jean Paul Gaultier Exhibit – Mannequin Face

Art in Paris Metro stop

Art in Paris Metro stop

Street Art in Montmarte

Street Art in Montmarte

Paris Metro Stop

Paris Metro Stop

Brookside Home Sales Dip in June 2014

 

The first half of the busy home buying season is over…sales will start to slow down in the next six months. June 2013 sales show a slowdown from May.  Let’s look at the numbers…I am comparing single family homes for the main Brookside zip code of 64113:

In June 2014, 28 homes sold.  Median sales price was $286,000 and 37 days on  market.  The lowest sales price was $157,999 and the highest was $556.000.  

In June 2013, 38 homes sold.  The  median sales price was $300,000 and 45 days on market.   The lowest sales price was $150,000 and the highest was $545,000.

Not much change from a year ago–the average sales price dropped some, but  days on market was less.  

Checking year to date figures:

From Jan-June 2014, 131 homes sold at a median sales price of $296,000 and 74 days on market.

From Jan-June 2013, 151 homes sold at a median sales price of $292,000 and 151 days on market.  

Fewer homes sold indicates the lack of inventory for buyers.  The fewer days on market reflects the desire for updated, well maintained and well priced homes–they always sell quickly. I still believe that overall, prices are up for Brookside compared to last year.

Currently there are 101 single family homes for sale in the Brookside zip code of 64113 with a median list  price of $390,000 and 128 days on market.  Over half the homes for sale right now are priced over $400,000.  The highest price home is on Ward Parkway listed at $4.95 million and the lowest is $179,000.  You can see the average sales price we are experiencing reflects the demand for homes priced at $350K or less.

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

KCUR and 90.9 The Bridge Need Your Support!

Friends, family and many of my clients know that once upon a time…I used to be a disc jockey  (is that still a term used today??).  Those were fun times,  playing actual vinyl records, making live appearances at nightclubs, going to concerts and interviewing bands.  Most of my broadcast career was in the late 70s/‘80s, as groups like U2, The Police, Elvis Costello, The Clash, New Order, REM, The Cure, etc were becoming famous.  And even though I’m  older now, I will always  listen to a great rock song really loud…still get those inner thrills and tingly feelings from the music.

 

A couple of times a year I revisit my DJ days when I volunteer during the membership drive at KCUR…and this year, I’m also helping 90.9 The Bridge with their on air fundraising.  Every day, I listen to KCUR, punching it on through my radio, phone or laptop.  Like so many other KC residents, it’s regular  part of my routine–and every day, I hear some type of interesting news story or special feature.  KCUR feeds my brain, and if you are a KCUR listener, you should help support the station by donating this week during the Spring Fund Drive.  I’ll be on today from noon-2pm–call 816 235 5287 when you hear my voice or  donate online.  

IMG_7234

KTBG The Bridge is also having a fund drive this week–have you been listening to  this great adult oriented station since it signed on in January?  The Bridge is a commercial free station that focuses on new music, some classics and has a strong emphasis on playing songs from local bands.  Their website is fantastic if you want to keep up with the local music scene–you can hear interviews with the bands and live performances.  Tune into 90.9 The Bridge and donate –  I’ll be on the air 10am-12:30 on Thursday April 10.   


KCUR and The Bridge 90.9 are two excellent radio stations that are vital  to the Kansas City metro area–you hear national news, local music and intelligent discussions regarding important local issues (streetcar expansion; a new KCI, etc).  If you listen….show your appreciation by making a donation this week during their on air fund drives.  Both of these stations broadcast 24 hours a day for you, the listener.  The money you donate will come back to you tenfold, through music, news and entertainment every single day.  Thank you!

Top Ten Reasons I’m Grateful For Another Snow Day

Everything, everyone slows down on a snow day…I think it’s Mother Nature reminding us to stop and enjoy the extraordinary gift of another day, without worrying so much about work, deadlines, to do lists, numerous errands and the usual ordinary rush-rush of a typical week. It’s a welcome break in the usual routine.   Here are my Top Ten Reasons I’m Thankful for Another Snow Day in Brookside:

10.  The neighbors are out–shoveling snow, visiting in the street.

  9.   The kids are off school–they can sleep in late and goof off all day.

  8.   Imaginative snow sculptures!

  7.  A different form of exercise today: clearing the walkway and drive.

  6.  Homemade hot chocolate!

  5.  Walking to the grocery store for supplies, I hear the silent snow.

  4.  It’s OK to be lazy, watch movies, bake a tasty batch of cookies.

  3.  Everyone seems to be in a good mood and extra friendly.

  2.  Impromptu dinner with whoever is around.

  1.  Appreciating the beauty of winter– I love Midwest living with a full four seasons!

    Enjoy your snow day!!

One of my favorite Brookside homes, covered in show

One of my favorite Brookside homes, covered in show

Buried bird bath

Buried bird bath

Our patio table, site of so many fun backyard dinners

Our patio table, site of so many fun backyard dinners