Waldo Home Sales Report – June 2014

Posted on August 11, 2014 by Mary Hutchison

Although we are into the month of August, I am reporting June home sales stats for Waldo now…as the July figures won’t be ready for another week or so. Sales in Waldo were slower compared to the same month one year ago. The geographic area I’m using for Waldo is: State Line to Holmes and Gregory to 85th St.

In June 2014, 29 homes sold with a median price of $138,000 and 88 days on market. The lowest home sale was $85,000 and the highest was $347,500.

In June 2013, 40 homes sold with a median price of $183,500 and 57 days on market.

Average sales price was done from one year ago and houses sat on the market longer before an offer was confirmed. The big drop in average sales price is due to more expensive homes selling in the area.

Here are the year-to-date figures:

From January – June 2014, 153 homes have sold with a median price of $140,000 and 75 days on market.

From January – June 2013, 163 homes sold with a median price of $145,000 and 78 days on market.

So we are seeing a bit smaller number of homes sold compared to 2013–days on market are virtually the same and the average price is down.

When looking at average sales prices for the Waldo area, remember that there is a wide range of home sizes and prices. The houses on the eastern side are generally smaller and less expensive; as you move closer to State Line, the homes are larger and go up in price. When several homes sell in western Waldo, the average price kicks up.

Currently there are 77 homes for sale in Waldo, with a median list price of $130,000 and 83 days on market. The lowest price home is $19,900 and the highest is $294,900. (All figures taken from Heartland MLS; deemed reliable but not guaranteed).

Bluegrass Concert in Brookside Helps Southwest Students

Posted on July 12, 2014 by Mary Hutchison

Strong schools are supported by the communities they serve…and regarding Southwest High School in Brookside, I believe the strongest support has come from it’s neighbor, Wornall Road Baptist Church. Led by Pastor John Mark Clifton, the members of this church have reached out to the families and students at Southwest for the past three years.

Through their generosity, this congregation has provided:

*all meals for the football and basketball teams, including a spring sports awards banquet

*uniforms for the track team

*coaches for cheerleading team

*emergency assistance for victimized students

*student mentoring

John tells me the students and families are so very grateful for everything the church provides, and his members feel they get back so much more from the kids than they give.

And in order to fund all of these special services, Wornall Road Baptist Church hosts a bluegrass concert each year to raise money for their efforts. This year’s show is Sunday July 20, 2014 at 7pm and features Grammy nominated and Hall of Fame member Doyle Lawson and Quicksilver.

Here’s your chance to see an excellent bluegrass show, in an intimate setting (only 400 seats!) and show your support for the Church’s local mission. Tickets are very reasonably priced at $10 and $15, and are available online at www.eventbrite.com (search for Doyle Lawson) or at the church on Sundays from 9:15-10:15am. Prior to the show, there will be food trucks, live music, games and classic cars on display outside beginning at 5pm.

When making your weekend plans, join the members for the Wornall Road Baptist Church for an evening of lively bluegrass music. All are welcome!

IB High School Proposed for Brookside

Posted on July 3, 2014 by Mary Hutchison

Big news was recently announced for homeowners in Brookside: Academie Lafayette and KC Public Schools want to form a partnership to create an International Baccalaureate high school at Southwest High School, 6512 Wornall Road. If all plans are approved, the first students would enroll in Fall 2015.

Why is this important news for all residents–not just those with school aged children? Because a successful, well-maintained and respected public school in the heart of Brookside could raise property values and keep families in the neighborhood long term. I’m very optimistic about this possible new partnership–but of course there are many details to sort out over the next few months. I attended a meeting last week for parents of current Southwest students (although I do not have any children at the school) to find out more. Here are a few things I learned, outlined in bullet points:

*Academie Lafayette would operate the school, hire staff and manage curriculum. KCPS would retain ownership and maintenance of the building. It would not be a French immersion school, but would have several foreign language options.

*Prospective students that do not graduate from Academie Lafayette would need to pass a test before enrolling at the school.

*The inaugural 9th grade class (2015-2016) is expected to have 100-150 students, split equally with AL and other grade school grads. (Southwest has a capacity for over 1600 students; current enrollment is about 500 teens). One additional class would be added each year through 12th grade.

*Students who leave Southwest will meet with KCPS representatives, one on one, along with their parent/guardian, to discuss placement in other schools.

*The proposed partnership has been approved by the MO Dept of Elementary and Secondary Education and the AL charter school sponsor, the University of Central MO. Students would be considered KCPS students. A final decision is expected before the end of the year.

To learn more…attend a meeting! If you are the parent/guardian of a current SW student, the next Family Meeting is Thursday July 17, 6:30pm at Paseo Academy. Two Public Meetings are scheduled for 6pm Tuesday July 8 and Tuesday July 22 at Paseo Academy. Online resources: www.kcpublicschools.org/alhs and the Mind Mixer forum www.kcpsforum.org

BBQ in Waldo – The Stack Restaurant

Posted on June 19, 2014 by Mary Hutchison

There have been so many new businesses popping up in Waldo this year: Tropical Sno Cone, Second Best Coffee, Kansas City Bier Company, Pizza Manifesto –and Waldo/Brookside residents love to support locally owned businesses. I recently stopped at The Stack restaurant, 8920 Wornall Road, to satisfy a barbecue craving. It reopened in April, and has seen a steady stream of customers since then.

BBQ is a an easy topic of discussion for KC residents–everyone has their favorite. The Stack holds it’s own with the big guys (Oklahoma Joe’s, Jack Stack and Gates). The restaurant is very casual, service is fast and friendly, and the portions are generous. I’ve tried the ribs and the burnt ends–both very tasty and tender. My daughter and I split the Stack Slab Platter and had enough left over for another meal!

Jeff Hallier, partner

You’ll find a variety of appetizers here too: fresh-sliced onion rings, BBQ potato skins, pig skin poppers and wings. Partner Jeff Hallier told me they are also experimenting with a sausage stuffed pork loin, a special bread pudding dessert, and want to add fish options on the weekends. Right now you can only purchase bottled beer, but Jeff is already planning an expansion to include a full bar, hopefully by the time football season kicks off. The Stack also offers nightly specials, a catering menu and plenty of parking in front of the restaurant.

The next time you get a craving for BBQ–stop in The Stack. It’s open Tuesday through Sunday at 10am. Thank you for supporting locally owned Waldo businesses!

Armour Hills Home Sales Dip in May 2014

Posted on June 16, 2014 by Mary Hutchison

This Armour Hills Tudor sold in May for full list price!

It’s time to check the home sales stats for the Armour Hills subdivision in Brookside. In May of 2014, we had a little hiccup in the overall trend of higher average prices and shorter days on market. Let’s look at the numbers:

In May 2014, nine homes sold with a median sales price of $259,000 and 88 days on market. The lowest sales price was $155,000 and the highest sales price was $354,000.

In May 2013, eleven homes sold with a median sales price of $284,000 and 53 days on market. The lowest sales price was $180,000 and the highest was $335,000.

The average sales price dropped 8.8% compared to May of last year, and it took longer for homes to sell. I believe the reason for the drop is a lack of inventory–not as many homes on the market, and the ones that are for sale may not be priced right at the start or need some updating–that factors cause homes to sit on the market longer and prices to drop.

Now we will examine year-to-date figures:

For the first five months of 2014, 27 homes sold with a median price of $240,000 and 59 days on market.

For the first five months of 2013, 27 homes sold with a median price of $213,000 and 89 days on the market.

Average home sales price is up over 12% year-to-date in Armour Hills, and average days on market is trending lower. The drop we experienced in May 2014 is a small blip–overall, Armour Hills homes have been gaining value the past several months.

At this time there are 11 homes for sale in Armour Hills, with a median sales price of $260,000. The lowest list price is $195,000 and the highest is $474,000 (!). (I will be very curious about the final sales price of that home.) Average days on market is 52.

Buyers are actively looking and ready to buy…as always, those homes that are well maintained and move in ready sell the fastest.

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

Weekend Events for Kansas City – June 13-15, 2014

Posted on June 12, 2014 by Mary Hutchison

So…many….great events planned for the Kansas City area this weekend! Something for everyone! And the weather forecast is just about perfect. This is one reason I love living in KC–you can have a really good time on the cheap at so many different venues and festivals. Here are the brief details plus weblinks for more information:

*Boulevardia

It’s the first year for this three day festival featuring live music on two stages, plus plenty of food and beer (this event organized by the folks at Boulevard Brewery) and an ‘eco-expo’. It’s all happening in the West Bottoms Friday, Saturday and Sunday. www.boulevardia.com

*PorchFest KC

Another first time event for Kansas City: area musicians will play a variety of music from front porches along the streets in the West Plaza area on Saturday. Stroll, stop, listen, and donate a few bucks to support live music. www.porchfestkc.com

*Juneteenth Parade and Celebration

Happening in two places on Saturday: Big Eleven Lake in Kansas City KS (www.juneteenthkck.com) and in the Jazz District (www.juneteenthkc.com) at 18th and VIne. Different activities at each location so check the website for details.

*Parkville River Jam Jazz and Fine Arts Festival

In the scenic English Landing Park, you’ll hear great jazz and browse through various art booths. Friday and Saturday. www.parkvilleriverjam.com

*Pops In The Park

On the spectacular lawn of the Nelson-Atkins Museum of Art, celebrate Father’s Day with music and family games–and walk the very cool glass labyrinth temporary art exhibit. Sunday from 1-4, www.nelsonatkins.org

*World Cup Watch Parties

Through July 13, join the rest of the world watching the World Cup soccer matches at the Power and LIght District or The Yardhouse at Legends Shopping District. www.powerandlightdistrict.com www.yardhouse.com

Also note there is the Hope Challenge 5K run on Saturday morning that will affect traffic from the Plaza through 55th St in Brookside; the KC Century Ride features hundreds of bicyclists riding from the West Bottoms to Waldo on Saturday; and the Ride The Fountains Bike Tour is Sunday, which will close parts of Pershing Road around Crown Center with riders heading south through Waldo. Please be courteous and watch out for the bike and run participants!

Get outside and enjoy summer in the city this weekend!

Hale Cook Elementary – The First Year

Posted on May 29, 2014 by Mary Hutchison

The 2013-2014 school year is over, and I thought it would be a good time to check in with Hale Cook Elementary. This Waldo area school reopened last fall, pushed back into existence due to a grassroots effort from neighborhood activists and families. I recently met with Susan Stocking and Paul Bartel, two members of the Friends of Hale Cook group, who told me about the first year and what to expect in year two.

Hartman Elementary at 8111 Oak was host to the first classes of Hale Cook students. The kindergarten class was full (just under 20 students), and first grade had about ten students. For the 2014-2015 school year, classes will take place in the actual Hale Cook building at 7302 Pennsylvania. There will be two preschool classes (tuition based); two kindergarten classes, one or two first grade classes and one second grade class. (Enrollment for the coming school year is still open). Eventually the school will grow to 365 students up to the sixth grade. Over the past several months, the KCMO school district and parents been getting the building ready to open in September: there are new chairs and desks, mobile computer stations, a reconfigured secured entrance and a new HVAC system. Outside, the grounds have been cleaned up, plus fruit trees and a community garden have been planted. Organizers have sponsored several events to get neighbors and the community involved: Garden Planting Day, Kite Day, a bike/walk to school forum, etc. Anyone can pitch in and participate–not just parents and students!

Recently Julie Lynch was hired as the Hale Cook principal, and she will be involved with hiring teachers for the upcoming school year. Ms Lynch is very familiar with Hale Cook as she has been the key liaison between the school and the KCMO school district administrators. There is a reception for Ms Lynch tonight, Thursday May 29 at the school from 6-8pm–current and prospective school families are welcome to stop by and meet her.

It is amazing how far Hale Cook has come towards its goal of becoming a neighborhood school. The entire project was started by community volunteers and continues to thrive because of the dedicated parents and volunteers that make each step happen. Hale Cook offers just about everything a more ‘established’ school has: special classes for music, art, gym; social services such as speech therapy; a cafeteria, auditorium and bus services. Because the school is just getting started, the classes are small; access to information is easy, the sense of community is strong. Everyone seems to know everyone else. Hale Cook also has a defined mission and purpose, outlined in it’s School Culture Blueprint. This document outlines behavior policies, academic achievement goals, and parent engagement expectations.

Although my two girls are past elementary school age, I am very excited about Hale Cook. Having additional school choices for parents in our area is important to keeping residents for the long term. Successful schools can anchor a neighborhood–and Hale Cook is an important asset to Brookside/Waldo families. Read more about Hale Cook at their website or check out their Facebook page…or stop by the reception this evening.

Brookside Home Sales Report – April 2014

Posted on May 22, 2014 by Mary Hutchison

The spring home buying market is in full swing and Brookside home values continue to rise over last year. Inventory of well maintained and updated homes is low, and demand is high. Here are the stats for the main Brookside zip code of 64113 for April 2014 and a year-to-date comparison:

In April 2014, 24 homes sold. Average median sales price was $345,000 and 58 days on market. The lowest sales price was $156,040 and the highest was $980,000.

In April 2013, 20 homes sold. The average median sales price was $285,000 and 84 days on market. The lowest sales price was $115,000 and the highest was $610,000.

We had a few more homes sell in April 2014 and a substantial uptick in average price- almost 22%. We have such a wide range of sales prices in Brookside that it really affects the average sales price when more higher priced homes sell. Days on market is also lower this year–meaning it takes less time for a property to go under contract.

Checking year to date figures:

From Jan-April 2014, 67 homes sold at a median sales price of $298,000 and 75 days on market.

From Jan-April 2013, 83 homes sold at a median sales price of $285,000 and 108 days on market.

The lower number of homes selling is affected by the lack of inventory, thus pushing prices up. I’ll share a personal story of what I experienced recently with a client. A property came on the market in an excellent Brookside location, nicely updated with good features and curb appeal. My buyer offered full price the same day it was listed. There were four offers total and the listing agent told me the winning bid was $10K OVER asking price. This same home sold two years ago for $317,000 and the current owner had not made any substantial improvements. I’ve heard the same story for homes in Prairie Village, Leawood and Overland Park. It is a true seller’s market for the ‘good’ homes.

Currently there are 89 single family homes for sale in the Brookside zip code of 64113 with an average median list price of $400,000 and 125 days on market. About one-third of the 89 homes are priced over $1million.

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

Check Out the New Spice Shop in Brookside

Posted on May 5, 2014 by Mary Hutchison

I finally stopped by the new spice shop in Brookside called Season + Square….and it’s great! It is everything we love about Brookside shops: locally owned, attractively decorated, friendly customer service and it sells goods you can’t find in a traditional boring shopping mall. Owner Andrea Joseph was working in corporate sales and desperately needed a change of pace. Inspired by what she told her teenage daughter about career choices (“you can do whatever you want to do”), she quit the corporate job and opened up her own shop.

Right now the store focuses on selling spices of all kinds, in neatly arranged recycled glass jars and in bulk. These are high quality spices, chemical-free, and Andrea knows where every item comes from. There are currently two original spice blends, Wild Weston Shake and Hyde Park Pork Rub. She also stocks eco friendly cleaners, olive oil and vinegar from Olive Tree, wildly popular finishing salts, Bittermilk products for cocktails, Morris Kitchen and Royal Rose syrups, Broadway Cafe coffee, Hugo Tea and Askinosie Chocolate. I bought the chocolate and used it in cookies and biscotti–so deliciously different from a bagged chocolate chip! I also purchased the Sugar Maple Smoked Salt which I am trying out the next time we grill.

Although the shop just opened in February, it’s already evolving into something more than Andrea imagined at first. She’s turning it into a general store for staple food items, where local produce, meat and eggs will be available for purchase (hopefully by early next month). She will be sponsoring creative cooking courses, the first one scheduled for May 22 on canning, and she plans to host farm to table dinners.

This is a really fun shop to browse–besides buying something for yourself, it’s a great place to shop for unique gifts. Support our locally owned Brookside businesses and stop by soon. Season + Square is open Tues, Wed, Thurs 11am-6pm and Sat and Sun 11am-5pm at 6205 Oak St.

This Weekend: Brookside Art Annual May 2-4, 2014

Posted on April 30, 2014 by Mary Hutchison

Now in it’s 29th year…the Brookside Art Annual happens this weekend! After last year’s record cold temperatures kept attendance low, this year’s forecast is just about perfect! Here are the details you need to know:

Hours are Friday 5pm-9pm, Saturday 10am-9pm, and Sunday 11am-5pm. The booths are set up between 63rd St and Meyer Blvd at the south end of Brookside Blvd. It’s best to park along a residential street and walk to the fair. Food will be available from local vendors (Michael Forbes Grill, Brookside Market, the Brooksider and Avenues Bistro) and free children’s activities take place on Saturday and Sunday afternoons.

There are so many reasons why I love this art fair above all others, but the primary one is that I feel the artwork is more affordable than, for example, the Plaza Art Fair. Many regional artists display their work, and you can still buy a unique piece of jewelry or wall art for under $100.

You can find a list of artists and other details at www.brooksidekc.org. Remember, please leave pets at home as the booths will be very crowded with humans!

Inside Brookside (And Waldo)

What's Happening In Brookside and Waldo (Kansas City, Missouri)

Category Archives: Waldo Community News