I learned the hard way one year trying to get to an appointment near the Plaza when this race was going on…it virtually shuts down traffic for several hours!
This year the Garmin race is TOMORROW OCT 21 and it will be extremely difficult to travel from downtown KCMO through 75th St in Waldo from early morning through mid afternoon. Please note and plan accordingly!!
Looking for a fun, family friendly activity this weekend? McLain’s Bakery is hosting it’s 4th annual Block Party on Sunday Oct 15 from 4-7pm at 201 East Gregory.
There will be lots to keep you busy: a bounce house and games/crafts for the kids, local vendor pop ups, plenty of special food and drink too. No Chiefs game either!
So if you are looking for an excuse not to cook Sunday night…head on over and join your neighbors at McLain’s for a late afternoon block party!
Don’t you love these cooler evenings?? Soon the tall trees will have colorful autumn leaves and we will be wearing sweaters! There’s always several outdoor events this time of year; two are happening this week to note:
Another Brookside Sip & Shop takes place on Thursday evening, Sept 14. From 5-7pm, you can stroll the shops and partake in a sampling of adult beverages while you browse through our locally owned businesses. Stay and enjoy a meal at one of the restaurants; there will be food specials too!
On Saturday Sept 16, the 31st Annual Waldo Fall Fest happens at Gregory and Wornall, starting at 10am. There will be food trucks, live music, and booths with local makers and services. Bring the family! Be aware this event takes place in a mostly residential area and watch for extra pedestrians and strollers!
Thank you for supporting our locally owned Waldo and Brookside businesses–it’s one of the things that makes our neighborhood special!
So it looks like Waldo home values have slumped a bit compared to last year–understandable for a couple of reasons: the higher interest rates have knocked out some traditional first time buyers who flock to Waldo for a starter home and fewer buyers are bidding up prices. Let’s take a look at the numbers:
| may 2023 | may 2022 | |
|---|---|---|
| Median list price: | $295,000 | $297,500 |
| Median sales price: | $296,000 | $318,000 |
| Days on market: | 2 | 2 |
| No. of homes sold: | 39 | 28 |
Last month the list price and sales price were virtually the same, yet the sales price was down 7% from May 2022. The lowest closed price was $165,000 and the highest was $539,000. Here are the year-to-date numbers:
| jan-may 2023 | jan-may 2022 | |
|---|---|---|
| Median list price: | $287,450 | $249,950 |
| Median sales price: | $282,250 | $278,000 |
| Days on market: | 5 | 3 |
| No. of homes sold: | 114 | 128 |
Checking out these stats, you can see that prices haven’t risen that much compared to last year-just 1.5% and fewer homes have closed. There is still a lack of inventory and the higher interest rates have had an effect on sales. Still we are in peak buying season through the warmer months–I’ll have the mid year report next month! Currently there are 9 homes for sale in Waldo, with a median price of $359,000 and 11 days on the market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Waldo is welcoming yet another new, locally women owned shop just east of McLain’s Bakery! It’s exciting to report small businesses are thriving in our neighborhood! Read on to find out more about Ampersand Design Studio at 211 E Gregory. There are so many attractive and colorful items here for sale; you will see why the owners describe the shop “where color and pattern come to play”.
Owners Morgan Georgie and Carrie Kiefer met in design school at KU. Both got jobs with Hallmark, in the creative department for gift wrap, photo albums and party goods. After leaving the company, Morgan and Carrie started Ampersand, initially designing invitations and wall art and selling via their own website and Etsy. Eventually they sold their colorful art and prints to Crate and Barrel, West Elm, Minted and other national companies. They decided to open a storefront, and picked the Waldo location. “We really love the close knit neighborhood here, the constant flow of foot traffic and everyone has been so warm and accepting” says Morgan. They opened this space in April and business has been steady. Future plans include special classes and workshops plus pop up events.
So what can you find in Ampersand? There are useful and practical items like all cotton blankets, napkins, glassware, planters, KC branded tee shirts, some kids’ items and greeting cards, all featuring eye catching designs and bright colors. Here, you’ll find just the right special and unique gift: a decorative serving tray, pillows, hand towels, wall art, —or pick up a new pair of fun earrings! In the back of the store is where the magic happens—Morgan and Carrie have their design studio set up there. What inspires their art? “We are inspired by exposing ourselves to new things” Morgan says. “It could be an interiors magazine, a beautiful movie or even an artistically displayed plate at a favorite restaurant. We get inspired by color, pattern, and typography everywhere we go. We love what we do!”
Stop by Ampersand Design Studio the next time you need ideas for a gift or personal special something. Hours are 9am-6pm Monday through Friday; Saturday 9-5 and Sunday 9-4. Make a note to visit later this year when Morgan and Carrie promise “a lot of great holiday themed items.” Thank you for supporting our small businesses in Brookside and Waldo!
The Brookside Holiday Season Opener is tonight! Get in the spirit browsing through the shops and check out the special deals! The Holiday Trombones will play from 5:30-6:30 at the Bank Midwest Plaza (at 63rd and Brookside), and the tree will be lit at 6pm.
The Holiday Season Opener is going on all weekend — please support our local businesses for your gift giving needs. Our unique shops and restaurants make Brookside so special!
Interest rates are rising for homebuyers and home prices are still rising..at least in they are in Waldo! Demand continues to be high for this area, which I designate as Gregory to 85th St; State Line to Holmes. Let’s take a look at the numbers:
| September 2022 | September 2021 | |
|---|---|---|
| Median list price: | $289,000 | $225,000 |
| Median sales price: | $295,000 | $237,500 |
| Days on market: | 5 | 7 |
| No. of homes sold: | 29 | 32 |
Most buyers paid at or over the listed sales price by about 2%; prices were up 24% compared to September 2021. The lowest closed price was $133,000 and the highest was $417,000. Here are the year-to-date numbers:
| Jan-Sept 2022 | Jan-Sept 2021 | |
|---|---|---|
| Median list price: | $263,000 | $250,000 |
| Median sales price: | $278,000 | $263,500 |
| Days on market: | 3 | 2 |
| No. of homes sold: | 237 | 295 |
Although fewer homes have sold this year, by 19% so far, home values are up 5.5% and most buyers pay over asking price. Currently there are 18 single family homes listed in Waldo, with a median price of $275,000 and 18 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Neighbors, in this month’s report, we see the affect rising interest rates are having in our area: median sold prices are lower and some homes stay on the market longer. However, for the year, home values have risen in Brookside! Let’s take a look at the specific numbers; I’m pulling these stats based on sales in the main Brookside zip code of 64113:
| September 2022 | September 2021 | |
|---|---|---|
| Median list price: | $439,900 | $484,900 |
| Median sales price: | $437,900 | $480,000 |
| No. homes sold: | 25 | 25 |
| Days on market: | 19 | 4 |
The lowest closed price last month was $315,000 and the highest was $1.7 million. We had two million dollar+ sales last month. Median sales price was just under list price; compared to the same period last year, prices fell 8.7%. Here are the year-to-date numbers:
| Jan-Sept 2022 | Jan-Sept 2021 | |
|---|---|---|
| Median list price: | $489,700 | $475,000 |
| Median sales price: | $500,000 | $482,763 |
| No. homes sold: | 236 | 252 |
| Days on market: | 3 | 3 |
So far this year, prices are up 3.5% over 2021, and although fewer homes have closed, sales prices are ahead of last year. Currently there are 30 single family homes for sale in Brookside, with a median list price of $512,450 and 27 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
You’ve heard the housing market is slowing down…when actually, it’s just falling back into a more normal pattern. It’s not quite as crazy as it was the first few months of the year, but buyers are still out there ready to purchase! Here are the stats for single family home sales in Waldo, using the boundaries of Gregory to 85th St; State Line to Holmes:
| August 2022 | August 2021 | |
|---|---|---|
| Median list price: | $235,000 | $267,000 |
| Median sales price: | $237,000 | $271,500 |
| Days on market: | 4 | 2 |
| No. of homes sold: | 24 | 38 |
The drop from the August 2021 closed price to August 2022 was 14% Fewer homes sold last month, and it took a bit longer for those to go under contract. The lowest sold price last month was $95,000 and the highest was $455,000. Here are the year-to-date stats:
| Jan-Aug 2022 | Jan-Aug 2021 | |
|---|---|---|
| Median list price: | $249,925 | $252,500 |
| Median sales price: | $267,250 | $265,000 |
| Days on market: | 3 | 2 |
| No. of homes sold: | 194 | 258 |
Year to date, 24% fewer homes have sold in the Waldo area; the median sales price is comparable to 2021 and overall, buyers still paying more than list price for homes. The market is slowing down but there are still buyers! Currently there are 18 single family homes for sale in Waldo, ranging in price from $124,500-$450K and 20 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
This house is a rare find….a four bedroom bungalow, just over 2000 SF and move in ready! As you can see, very attractive curb appeal!
Step inside to the first floor, featuring hardwood floors, living room with fireplace, spacious dining room, two bedrooms and full bath.
The kitchen…is spectacular! Recently renovated, sellers have added all new appliances, marble backsplash, quartz counters, custom hood over gas stove and a separate beverage fridge.
Surrounded by windows, the breakfast nook is full of natural light and leads to a large deck overlooking the back yard.
So much space in this upstairs primary suite! Vaulted ceilings, a walk in closet with laundry, and bathroom with shower and tub. The smaller bedroom on the second floor could be used as office space.
Plenty of grassy area in the fenced backyard for pets or garden; easy access to the lower level garage too!
5618 Cherry St…just a few blocks from Whole Foods, the future streetcar stop; close to Brookside, Crestwood Shops, Loose Park and the Trolley Track Trail! Offered at $419,000. Contact me for more information-Mary Hutchison, Better Homes and Gardens-Kansas City Homes.
Inside Brookside (And Waldo) 