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 2021June 2020
Median list price:$337,500 $334,900
Median sales price:$347,500 $347,750
No. of homes sold:88
Days on market: 2 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: 2 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.)
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 2021May 2020
Median list price:$480,000 $457,450
Median sales price: $480,000$447,250
No. sold: 7 36
Days on market:0 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: 119129
Days on market:210
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.)
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!
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 2021April 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 2021Jan-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 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 2021
February 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 2021
Jan-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.)
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 2021
February 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 2021
Jan-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.)
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.
All last year I was reporting the fast home sales and high sales prices of Armour Hills homes. So how did the year end up compared to 2019? I’ve got the stats for you here; first will report on the December 2020 home sales.
December 2020
December 2019
Median list price: $325,000
$402,000
Median sales price: $321,000
$397,000
No. of homes sold:13
2
Days on market:15
24
At first glance, it looks like home values dropped quite a bit compared to December 2019. But look at the number of homes that closed: in 2019 it was just two; last month 15 homes closed! That’s unusual for the month of December. In addition, homes went under contract quicker–during colder holiday months during a pandemic. Let’s look at YTD numbers for the past five years:
2020
2019
2018
2017
2016
$352,878
$339,900
$315,000
$314,500
$275,000
$343,250
$340,000
$315,000
$312,500
$274,500
98
81
80
93
91
7
21
9
7
26
Comparing home prices from 2019 to 2020, there was an increase of only .9%! I was surprised it wasn’t more–many Armour Hills properties sold for way over asking price, by several thousands of dollars. However if you compare 2018 to 2020, values shot up 9% and since 2016, up a whopping 25% in five years. Many homes went under contract within a week.
Currently there are no homes for sale in Armour Hills. Two properties went on the market last week; both were under contract within one day.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
I’m happy to report that Kansas City Restaurant Week is still happening this year, and it starts today! You have ten days to sample new places, visit old favorites and support many locally owned eateries that have been struggling during the pandemic. The official dates are Jan 8-17, 2021 and over 100 restaurants are participating this year.
You can dine in, or order take out or have your meal delivered. So easy! Prices are $15 for lunch and $35/$45 for dinner. Make your reservations early for dine in and if you order carry out or delivery, please be patient–these eateries should be very busy this week! Remember, part of the proceeds from each sale benefit the Don Bosco Centers.
Below is a list of the Brookside and Waldo eateries that are participating in KC Restaurant Week. Check this website for specific meal specials, not the individual restaurant website.
Aixois 251 E 55th St
Boru Asian Eatery 500 W 75th St
Charlie Hooper’s 12 W 63rd St
Lew’s Grill and Bar 7539 Wornall
Michael Forbes 128 W 63rd St
Plate Restaurant 701 E 63rd St
South of Summit Taqueria 516 W 75th St
Summit Grill 520 W 75th St
Urban Cafe 5500 Troost
Waldo PIzza 7433 Broadway
The Well 7421 Broadway
Thank you for supporting locally owned Brookside/Waldo restaurants!
Hello and Happy 2021!! Hope everyone had a safe and enjoyable holiday break. Now we are in, to me, the most boring time of year. But, we have the Chiefs to cheer on in the playoffs!!!!
OK, down to business.I’m sure you’ve noticed all the construction along several streets in Kansas City: 63rd, Wornall, 75th and Gregory. I travel these streets every day and have been dodging cones, workers, steel plates and weaving along trying to stay in one skinny lane with oncoming traffic! What is happening??
How many cones are you dodging each time you drive through our neighborhood?
I called Sean Ackerson, Executive Director of the Southtown Council for more information. He explained that Spire Gas and their subcontractors are doing utility work along these streets, replacing the 100 year old cast iron main gas lines. This new high pressure system they are installing creates a more efficient distribution system.
The construction work is taking longer than usual because, well, these projects usually do! There was a lot of exploratory work in the beginning to find and mark the water and sewer lines so they could map out the new gas pipes. This project started over two years ago—and there’s still several months to go before it’s finished. And when the winter weather hits, everything stops as the crews can’t work in rain, snow and ice. I asked Sean if there was a possible end date in sight, and he replied: “We have the schedule they gave us, but it’s not reliable due to the unpredictability of weather and other scheduled breaks for holidays.” After the gas lines are set, then the work moves to adjoin the adjacent business and residential properties along these streets to the new main lines. This can involve moving gas meters outside of the properties as well.
Staging area for supplies along Brookside Road
Another big project planned for Brookside – which has the potential to be even more disruptive—is separating the storm and sanitary sewer lines underground. This project was mandated by the EPA several years ago—and it’s one reason your water bills go higher and higher. This will involve ripping up the streets once again.
It’s unfortunate that these major projects can’t be coordinated, so there isn’t so much disruption. Just be careful and patient when travelling along these streets in Brookside, watching for the workers, cones and detours. And make an extra effort to support those local businesses who’s storefronts are affected! Whenever it’s all finished—one year, five years, it’s all needed infrastructure improvement for our neighborhood.
