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

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.)

Be Social at Waldo’s Newest Sports Bar

Many consider the “heart” of Waldo to be the intersection of 75th and Wornall, where there are several shops, bars and eateries.  So many choices!  And a new one has been added to the mix:  Social, at 7425 Broadway, just north of Waldo Pizza.  I stopped in earlier this week to find out more about it

Local owner Shawn Larson  (along with Tyler Humar, who also owns Brickhouse)  has several years’ experience in the restaurant business, most recently at Sol Cantina on Martini Corner.  He loves the vibrant feel of Waldo, and thinks Social fits in well with the other three bars just a few steps away.  “I’m friends with all the bar owners, and this place is just another option for people to visit”.  Social is billed as a sports bar, where anyone can come in to “watch sports and have a good time” according to Shawn.  He specifically designed the tables so that from any angle, there’s a good view of a screen.  And the centerpiece of Social  is four large screens on the wall behind the bar, that can broadcast four separate channels or be combined to be one gigantic screen showing one event.  This is a big plus for those really important games that everyone wants to watch—it’s almost like you are at the venue surrounded by other fans.

There’s a couple of unique things about Social that set it apart from other bars:  they have a generous happy hour schedule, including all day on Mondays; Tuesday through Thursday from 3-7 and Fridays from 3-9pm.  If you want to play, there’s  a couple of dart boards, and a cool shuffleboard table with a suspended glass top—easy to eat and play at the same time.  If you need a bit of fresh air, step out on the small patio in the back.  On Thursdays, Social offers live music and a DJ plays on weekends.  “People love the atmosphere and feel of this place” says Shawn.

As for the food…all your bar favorites are here, including tacos, burgers (double stacked, brisket blended and fresh, not frozen), salads (that can double as a wrap) and some specialties:  the Nashville hot chicken sandwich is a big seller, and the Popper Burger, which has bacon jam, jalapeño honey cream cheese and Sriracha aoli.

Social is open every day from 11am-midnight; Thursday, Friday and Saturday they close at 3am.  Stop by Social and check out Waldo’s newest sports bar!

Armour Hills Home Sales Report-April 2021

Like the rest of Brookside, Armour Hills homes are experiencing record setting prices and going under contract quickly!  Take a look at the price jump from just one year ago!!  Here are the numbers:

April 2021                                                             April 2020

Median list price:     $400,000                         $340,000

Median sales price:  $415,000                        $336,500

No. of homes sold:     7                                      6

Days on market:          1                                      20

Buyers paid an average of 3.75% over asking price last month.  Homes went under contract within a day.  Here are the year-to-date stats:

Jan-April 2021                                                     Jan-April 2020

Median list price:        $369,900                       $339,950

Median sales price:    $397,200                       $337,500

No. of homes sold:     17                                   13

Days on market:          1                                      32

Compared to last year, home values are up 17%!  It’s a great time to be a seller, especially if you have an updated, well maintained house. Currently there are three homes listed in Armour Hills, with a median list price of $315,000 and 6 days on market.

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

Armour Hills Home Sales Report-February 2021

Armour Hills is blooming! Along with the rest of the city. Springtime brings out the buyers for our neighborhood, so expect more home sales in the warm months ahead. Even the cold weather though didn’t slow down the market–sales are up compared to last year at this time. Let’s look at the stats:

February 2021February 2020
Median list price: $335,000$339,900
Median sales price: $358,775$332,000
No. of homes sold: 5 3
Days on market: 2 49

Buyers paid about 7% over list price and home values are up 8% over February 2020. Below are the year-to-date numbers:

Jan-Feb 2021Jan-Feb 2020
Median list price: $347,000$339,925
Median sales price: $361,888$338,000
No. of homes sold: 8 4
Days on market: 2 46

Twice as many homes closed this year compared to last; and you can see how quickly new listings are going under contract: two days instead of a few weeks! Home prices are running about 7% over last year. Currently there is just one listing for sale in Armour Hills, priced at $425,000 and four days on market.

If I can provide you with more detailed information on Brookside or Waldo home sales, contact me!

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

Waldo Home Sales Report-Feb 2021

I remember when it was fairly easy to buy a house in Waldo for under $200K. Those days are gone! Housing prices keep rising in Waldo, and compared to last year–values are up in the double digits. I’m checking single family home sales in Waldo, using the boundaries of Gregory to 85th and State Line to Holmes.

February 2021February 2020
Median list price: $289,475 $209,000
Median sales price: $298,750$212,500
No. of homes sold: 24 15
Days on market: 15 22

The lowest closed price in Feb 2021 was $112,520 and the highest was $439,900. Here are the year-to-date numbers:

Jan-Feb 2021Jan-Feb 2020
Median list price: $265,000$205,000
Median sales price: $265,000$206,225
No. of homes sold: 47 32
Days on market: 13 24

Look at the difference between the two sales prices: values are up 28% YTD. That is incredible. More homes are selling, and in a shorter period of time. And as of this writing, there are just four homes listed in Waldo, with a median asking price of $180,000 and 4 days on market.

Contact me if you would like more details information on housing sales near you!

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

Westlake Ace Hardware Now Open in Brookside

We have another new business to welcome to Brookside—Westlake Ace Hardware at 104 W 63rd St, in the former Tuesday Morning space.  Although Ace Hardware is a national chain as a coop owned dealership, Westlake’s is the largest wholly owned and operated dealer for Ace, locally owned and headquartered in Lenexa KS with over 145 stores and 5000 employees.  I recently stopped by and looked around the space, and chatted with manager Amber Murfin.

My first question was why Westlake decided on this location.  Amber explained “They wanted to try a smaller footprint for a store and have loved the Brookside area for many years and have long looked for a suitable location. And there is so much foot traffic here along 63rd St.”  With a smaller store, it will be challenging having a large selection of spring flowers and herbs available for purchase, however Amber plans to offer those popular items.  Right now they are stocked up on all kinds of grilling supplies and tools, on display as you walk in. A large selection of regional barbecue sauces and spices just past the entrance is a permanent fixture for the store.  Amber also looks forward to changing the window displays every month, going along with the Brookside tradition of enticing passersby  via those creative presentations.

Besides the usual hardware store stock of paint (Benjamin Moore here), tools, plumbing and cleaning supplies, etc, Westlake offers key cutting services and key FOB programming, window and screen door repair, Toby Tobin Dyna Green bird seed and yard products, plus glass and plexiglass cutting .  They also deliver, and will pick up something from another store they may not have in stock at the Brookside location to get it to the customer.   Friendly smiles and an offer to help find particular items greet everyone who walks in the front door.

Amber is very excited to manage this new store. She’s been with Westlake for over twelve years, working her way up from an inventory position, eventually managing three different stores, most recently at the Westport location.  She loves teaching and learning, and looks forward to getting to know regular customers and becoming part of the Brookside/Waldo neighborhood.  She remarked, “I’d like to say a big thank you to the community here.  Everyone has been so welcoming and supportive”.

Amber Murfin

Our new Westlake Ace Hardware is open 7:30am-8:00pm Monday through Saturday, and 9:00am to 6:00pm on Sunday.  Watch their Facebook page for grand opening specials starting in mid February.