Armour Hills Home Sales Stats

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Hey neighbors–here are home sales stats for August/September 2010 in Armour Hills:

9 homes sold, average price $203,983.

38 active homes for sale as of today, ranging in price from $145,000-$469,950.

In comparison, 10 homes sold in August/September 2009, average price of $236,643.

(information taken from Heartland MLS–deemed reliable but not guaranteed.)

Lower average price reflects the constant amount of foreclosures in the area and sellers who keep lowering prices to move inventory.

There is still a lot of competition out there …if you are thinking of selling your home, my advice is to spend the next few months cleaning, painting, decluttering and making needed repairs…then put it on the market in February/March.

Thanks for reading my blog; you can reach me at mary.hutchison@prukc.com

Habitat ReStore Comes to Waldo

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Everyone loves a bargain…especially Brookside/Waldo folks.  It’s always a pleasure to walk into area homes that have trashed furniture they have turned into chic decor.  That’s one reason why Habitat ReStore will be very successful with their new Waldo store at 303 W 79St, opening mid November.

The 24,000 square foot facillity will carry gently used furniture, building supplies, fixtures, hardware and appliances.  Although the store isn’t open yet, it is accepting donations of furniture.  Private individuals, contractors and building suppliers are encouraged  to donate unused and unwanted materials to the store. It will be open six days a week (Monday through Saturday) and have a volunteer staff.

Four years ago when I remodeled my kitchen, I had Habitat Restore come out and do the kitchen demo.  They took the old unwanted everything:  sink, oven, fridge, countertop, cabinets–and the work was done in a professional, friendly manner. I paid a fee as a donation and then took the donation off on my income taxes. This year Habitat ReStore is charging me $500 to demo my bathroom (a contractor quoted me $900) and again, I’ll get a tax donation from their work.  It’s a win – win situation for each party.  Habitat ReStore gets materials, I get the tax benefits.  And they do a great job.

Remember Habitat ReStore when it’s time to remodel your home or business–they are doing a great community service that benefits everyone. 

And…thanks for reading my blog.  You can comment here or contact me at maryhutchison@prukc.com

My (Current) Favorite Listing

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Oh I love this house!  I see a lot of houses every week, and this one keeps sticking in my mind.  It’s in Armour Hills (my neighborhood) and it is move in ready–which is what most people want these days. Totally updated.  It’s not my listing–wish it was!

Three bedrooms, two full baths, one half bath and a lovely screened porch.  A two car garage!  NOT a center hall plan–perfect for entertaining.  The kitchen opens to the dining room.

  Contemporary paint colors and tastefully decorated.  Plus, NEW WINDOWS.  That’s a big positive–to replace old windows is a chunk of money, usually around $500 per window. Listed at $289,950.  Why hasn’t this house sold? Oh that is the question these days.  I think it’s well priced, on a good block, has attractive curb appeal, a very  unique ‘hobbit’ door as I call it. The market has cooled considerably since the tax credit ended, and as we get closer to the holidays, sales naturally curl downward. People are hesitant to jump in, even though interest rates are at historic lows. Finally….if you have a house to sell, well,  most people nowadays won’t buy until they have a contract on the first one.

If you know someone looking for a beautiful Brookside house..this could be the one for them.  Email me for more details or a showing.  Thanks for reading my blog!

StoryCorps in Brookside

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Talk, talk, talk…how many conversations did you have today?  Anything out of the ordinary? Or was it the usual….how was your day? What’s for dinner? Stop fighting with your brother! Is your homework done?  My boss is a real __________ (insert adjective here). Did you make the sale? Was it just another day in the life?  Here’s your chance to have a different type of conversation.  One you will remember for the rest of your life.

What is that…  the shiny silver trailer parked in the lot just east of 63rd and Brookside Blvd? This is the mobile Story Corps booth, an oral history project that gives you a chance to record an interview with someone who is important in your life.  Most people using the booth have a conversation with a parent, child, co-worker, best friend or spouse, asking questions such as : How would you like to be remembered?  What life lessons would you like to pass on? Tell me about a very happy experience you’ve had.  Describe your first kiss. Tell me a special memory you have from school/childhood/your parents. Inside the StoryCorps booth, these are the type of  questions that get asked and answered between participants.  And it can be a very intimate, honest and emotional experience.

Three years ago I recorded a conversation with my (then) 13-year-old daughter at the permanent StoryCorps booth in Grand Central Station, New York City.  It was lively, funny, and yes, tearful.  It was fascinating to hear her answer some weighty questions and get her perspective on her life to that point: what did she want to accomplish in the future, what do you love most about your sister? What are your impressions of New York City?  This was  my daughter who I talk to every day…mostly banal conversations regarding school, homework, chores.  To take the time dive in deeper to her thoughts while recording–it’s a treasured conversation we can share from time to time  as we — I–get older and she grows into an adult.

StoryCorps was created by David Issay in 2003.  There have been over 35,000 interviews in all 50 states.  When you record a session in the booth, one disc is created for yourself to keep, and the other is archived in the Library of Congress. The StoryCorps booth will be in Brookside through October 3 and honestly, it’s tough to reserve a session.  There is no charge to record your story (although donations are appreciated); visit  the StoryCorps website and search for an open slot.  If all times are reserved—get on the wait list, there are cancellations. If you are lucky enough to score a reservation, prepare yourself for an emotional experience.  The recording area is very small, no windows, all is quiet.  Bring your questions, open up and listen.

StoryCorps is stopping in Kansas City for the second time, thanks to KCUR, our National Public Radio station at 89.3FM.  Thanks to the staff of the station for all of their hard work to bring Story Corps back to the area.   Also, thanks to these local Brookside businesses for their support of StoryCorps and KCUR:  Brookside Price Chopper, Blue Grotto, Mr. Goodcents, JULIAN, The Roasterie, Avenues Bistro, Sharps 63rd St Grill, Fiddley Fig, Brookside Barkery, James Hallmark, Brookside Party Warehouse.

You can hear recorded stories from the StoryCorps booth every Friday on KCUR; they are usually broadcast around 7:20am.  In addition, KCUR will broadcast select excerpts from the recorded Kansas City conversations through the Fall on air.

Thanks for reading my blog. You can contact me at mary.hutchison@prukc.com or please leave a comment.

Quick News!

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A few bits of news from the ‘hood:

In big letters…CARLY SUE’S FAMILY DINER..now posted on Gregory Blvd just east of Main.  This new restaurant is going in the old Mezzaluna’s spot. It will offer breakfast, lunch and dinner starting in September.  Owners Tom and Barbara Byrum have a catering background–can’t wait to try this new spot. Oh I hope they serve THIN crispy waffles!

I miss The Sweet Guy.  Unfortunately there wasn’t much business for this gelato/coffee/pastry shop but the staff was friendly, and I liked the  relaxed atmosphere with  a very visible location along Wornall/Broadway.  A franchise restaurant, South Beach Taco Factory, is scheduled to go into this spot.  Let’s hope the food doesn’t taste like it’s factory made.

And finally, local superstar and mom-who-can-do-it-all chef Celina Tio is a contestant on the Next Iron Chef reality show starting in October.  Smart marketing tie-in: her restaurant Julian will have a weekly watch party on Sundays featuring the food she prepared during the competition.

Thanks for reading my blog. You can reach me at mary.hutchison@prukc.com or my website  maryhutchison.org

What Brookside Can Teach Highwoods and Polsinelli

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Do you hear the uproar?  The owner of the Country Club Plaza, Highwoods Properties (based in North Carolina) has proposed a generic, sterile looking new office building for the  Polsinelli law firm at the northeast corner of 47th and Broadway.  The new building would require demolishing an original 1920s building and the Neptune apartments.  KC area residents and Plaza lovers worldwide are loudly voicing their objection over replacing a classic, Spanish themed, original Plaza building with a large,  unsightly box that doesn’t fit the surrounding architecture.

I’m in agreement with the purists:  what attracts businesses, retail and homebuyers to the Plaza area is its original, unique, preserved architecture and it’s sense of place.  There are already a few building mistakes in the retail area of the Plaza, #1 being the Saks store box of a building.  We don’t need another one.  Frankly I’m shocked and disappointed that Highwoods would propose such an unsightly piece of work on their property.  They do a great job of maintaining the Plaza atmosphere with other retail establishments, hotels, landscaping and restaurants.  Why erect something that looks like it belongs in Corporate Woods?  Don’t they realize the original architecture is one of the  main reasons businesses want to be on the Plaza?  Isn’t that one of the main reasons they bought the complex??                                                                                                                   

Highwoods and Polsinelli should take a good look at local Brookside homeowners who have built  new homes while blending in with the older, surrounding homes on the same block.  Just like Polsinelli, Brookside homeowners want to be here for…the location, the walkability, the nearby  amenities,  and historic, well crafted homes.  There have been a few teardowns in Brookside where, thanks to the new owners, a new home has been erected that compliments its’ surroundings in every way. I’ve seen some monstrous homes built in Leawood/Prairie Village  on empty lots (particularly on the 8100 block of High Drive and the 4000 block of Prairie Lane) that ruin the line of sight for all the neighbors. They stick out like a lone pimple on the forehead.  I can’t help but think it’s ego and selfishness that demanded those designs.

Pictured in this blog are three ‘new’ homes built in Brookside that complement the historic nature of the area in addition to  the homes on the blocks where they were built.  Oh to have the amenities of a brand new home in Bside  but in a classic looking exterior!  Highwoods and Polsinelli can do the same….if their egos and wallets  are notched down a bit  for the greater good of Kansas City’s top architectural masterpiece.

  Thanks for reading my blog.  You can reach me at mary.hutchison@prukc.com or maryhutchison.org

Armour Hills Home Sales Statistics

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It’s been a while since I posted home sales stats for Armour Hills in Brookside…so here we go:

As of today, there are 36 homes for sale, ranging in price from $134,900 to $469,950. Averages days on market for these homes is 81; average listing price is $234,800. 

Since May, 18 homes have sold in Armour Hills; the average price was $224,800.  Looking at these stats, final sales price for an Armour Hills listing is about $10K below asking..and this doesn’t include any seller paid closing costs or repairs.

As we get into the dog days of August and back to school hoopla, showings have slowed down.  There seem to be very few serious buyers out there right now.  There are buyers who  want to ‘look around and see what’s out there’, and there are the usual buyers who want to see everything available, expecting  to find the perfect house for a bargain price.

 Right now is such a great time to buy because of the low interest rates–with a good credit score and down payment, I’ve seen rates quoted at below 4.5%!

One day the housing market will start looking better…and the key to the jumpstart is JOBS.

This Brookside Home Needs a New Owner!

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Despite the slow housing market, sales continue in Brookside.  Seems like everyone wants to live here…or at least consider it when looking for a new home.  During a recent open house, I had four couples from North Kansas City interested in moving to the area–four different couples in three hours!  That was unusual.

This home, at 441 W 58 Terrace, needs a new owner. It’s been on the market since spring, and is now reduced to $295,000.  This is a lot of house for the money, especially considering the location.  Why hasn’t it sold yet?  Many reasons, I believe–the initial price was high for many buyers, it needs a little polishing up here and there, the backyard isn’t large and it’s perhaps too much house for empty nesters.  The positives of this house are many: it’s on a great block (I used to live two homes down and know the neighbors!); it’s just a few blocks north of the Brookside shops and a few blocks south of Loose Park; it has four large bedrooms, three and a half baths, a two car garage and newer roof; it has hot water heat; a newer kitchen; a family room, cozy library and separate office space. There are many classic architectural details: a leaded glass window, original light fixtures, maid’s staircase, front porch, stucco and brick exterior.    The owners want to move closer to school for their children.  They are ready to entertain offers–so if you know of someone who is looking in the area–call (816 510 1262) or email me.  You can also visit my website for more photos.   

This home is such a great value and has so much to offer it’s next owners…help me get it sold!!

Landmark Brookside Home for Sale

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This is one of the most beautiful homes I have listed…or seen!  It’s a true landmark in the Brookside area.  6342 Main Street, on the corner of Main and Meyer.  The seller hates to leave–he practically lives on the porch, hosting friends for cookouts and cocktails, working or reading, waving at the passers-by or napping in the breeze. 

Inside this Arts and Crafts style two story home you’ll find hardwood floors, built-ins, a fireplace flanked by bookcases and a chef’s kitchen with stainless steel appliances and granite counters.  There’s a sunny breakfast room, formal living and dining room, half bath and a first floor laundry/mud room. Upstairs, three large bedrooms and two full baths.  Newer windows, new zoned HVAC in 2007, fenced yard with lovely landscaping, two car garage and the most convenient location–walk around the corner to Brookside shops, restaurants, the bank, bars, tennis courts, Trolley Track Trail — all the amenities you want for daily living.  And the price?  $359,000.  It’s move-in ready. 

This home is offers the Brookside lifestlye everyone wants…the kind of easy everyday living that makes Brookside such a popular and desireable location.  Call (816 510 1262)  or email me for a private tour. 

                                             

Support Local Businesses–Family Bicycles on Wornall

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She had to leave the corporate world.                                                                                                    

Theresa Van Ackeren, Managing Director of Family Bicycles, worked years at DST.  Finally, she quit–the steady paycheck, paid vacation, retirement plan and healthcare coverage.  She wasn’t happy and wanted something new.  Her last day of regular employment was in April 2007–just before the economy started the swan dive.                                                                                                                                                                                                                                                                                                                                                                                                                                                         

She decided to open a bike shop.  Her father was an avid cycler, and her sister convinced her to ride the Katy Trail.  Theresa was hooked.  After quitting her job, she biked day after day..taking  a few months off to refocus and then  write a business plan for the store.  In March 2008, as the recession spread, Theresa opened Family Bicycles at 7140 Wornall.  And she’s still in business, with four full time employees and two part time, offering her staff a 401K plan and health insurance.  This is one of  the locally owned and operated business that area residents love to support.

One of my first questions to Theresa was, ‘how can you compete with the big box store for bike sales?’ .  A simple answer:  service and product. A customer walking into her store is immediately greeted with a smile and offer of help.  She and her staff will take the time to educate the buyer on the bike that works best for their particular needs–whether it’s a child’s bike to ride around the neighborhood, a racing bike or a motorized bike.  Theresa explained that the bicycles she sells–particularly for children–are ‘built to withstand use and abuse’–and the big box store bikes are not.  It’s a higher quality of bike,  with better components and metals. This is important when the bike is handed down to the next kid in line.  In addition, Family Bicycles will take the bike as a trade in when it’s time for a new model. 

Besides selling bikes, Family Bicycles offers a full service repair shop.  The store also stocks plenty of gear–shoes, reflectors,bags,  tires, apparel.  They also have information on upcoming races in KC and beyond, they are open seven days a week and the store recycles.  Every Monday night you can join Theresa for the Family Bike Ride that starts at 6:30–an easy 8-10 mile neighborhood ride that starts at the store. (Bring your helmet and bike light).

Finally, here are two of my favorite things about Family Bicycles:  the store radio station is always set on local NPR station KCUR, and it’s SO EASY to park there!  Besides street parking, there is a lot adjacent to the building that’s easy to get in and out of on always-busy Wornall.  This store has that laid back, relaxing atmosphere  that says ‘come in, hang out, say hi, we’re here to help you’…a store that fits in perfectly with the overall vibe of Brookside/Waldo.