Need Some Pampering? Schedule a Service at Roots and Branches Salon

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Everyone needs some special indulgent treatment every so often, and one of the places you can do that is Roots and Branches Salon in Waldo. Formerly Hagoya Yoga and Massage, new owner Holly McPheter took over the space last fall and expanded the services offered.

There is a comfortable, nature vibe here, with the hair salon up front and center. Their stylists offer a full range of services for men and women, including cut, color, styling, waxing and extensions and a line of R+CO and Kevin Murphy products for purchase. In the back of the shop, enjoy a relaxing massage (choose from deep tissue, Hawaiian style, cupping and hard to find pre natal massage.) They are also the first studio with a certified teacher for Inferno Pilates. Holly is particularly proud of their yoga services: their “hot yoga” sessions are 105 degrees! If you are thinking about starting a yoga program, ask about their Friday happy hour “drop in “sessions” for $15. As you can see, their yoga studio is quite large!

You may know about the original Roots and Branches location in the River Market area. Holly opened that location nine years ago and wanted to expand south. She searched for another location for two years before finding this spot, knowing it was “meant to be. The brand was already established with yoga and we wanted to continue that. We love the close neighborhood atmosphere here and most of our customers are within a five mile radius”.

Beth Swarthout, Salon Coordinator and Holly McPheter, Owner

And for those of you looking for a special unique gift, besides the special hair products Roots and Branches has a wall of boutique items for sale, including local artwork, blankets, baby items and Nomatix yoga towels.

Roots and Branches is hosting an open house on Saturday April 22 from 3-6pm if you would like to come by and check out the space. Various vendors and local artists are participating; the staff is looking forward to meeting more folks that live in the nieghborhood! Roots and Branches is located at 515 W 75th St. You can also book appointments online.

Brookside Home Sales Report-March 2023

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I have some interesting stats to report regarding Brookside single family home sales this month, as you will see in the charts below. The median sales price is up compared to last year; however it’s not higher than the median list price. Let’s take a look–I’m using the main Brookside zip code of 64113 for these numbers:

march 2023march 2022
Median list price:$657,000$481,000
Median sales price:$650,000$512,500
Days on market: 12 2
No. of homes sold: 16 20

Home values rose 26.8% compared to March 2022; note that buyers generally paid within 1% of the list price and many homes sat on the market a little longer (12 days compared to 2 days a year ago). Ten of the 16 homes that closed were priced over $500K; there were 4 million dollar plus sales. The highest was $1.45 million for the very contemporary house at 65th and State Line. Let’s take a look at year-to-date numbers:

jan-march 2023jan-march 2022
Median list price: $550,000 $500,000
Median sales price: $542,500 $535,000
Days on market: 19 4
No. of homes sold: 45 49

The numbers of homes sold is about the same; the bidding wars aren’t quite as strong this year as you can see with the median sales price being lower than the median list price. And some homes are sitting on the market longer. Currently there are 18 single family homes listed in Brookside, with a median sales price of $704,500 and 7 days on market. The median price is high because 1) six million dollar + homes are for sale and 2) only 5 of the 18 listings are priced under $500K.

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

A Chat with Sean Ackerson of the Brookside Business Association

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A few weeks ago I posted a blog after meeting up with the new Waldo Business Association Executive Director, Chelsea Kapka.  I thought it would be a good idea to also chat with the Director of the Brookside Business Association Sean Ackerson, for an update on what’s going on in Brookside as well!

Sean reports that Brookside remains a healthy, desirable location for businesses  (certainly home sales remain strong in the area!).  Although World’s Window has closed, LADYCO recently moved into a larger location, and CYCLEBAR is now open.   A new bank is going into the former Bank of America location,  a few steps west of  Mike’s Liquors, and Meddy’s, a Wichita chain of Mediterranean restaurants, is taking over the former Panera location.  Nothing is happening that Sean is aware  of in the former Fiddly Fig location;  a member of Block Real Estate Services purchased the building and for some reason, staged a fire truck out in front.  That was a surprise to Sean; he says many people walking the area end up using it as a photo op!

Sean Ackerson

Another unexpected development was the “Brookside Local” shop at the new KCI. Described as “a thoughtful array of travel essentials, indulgences, and last minute giftable treats, presented in a space that pays homage to the vibrant neighborhood of Brookside”, Sean first learned about the space when merchants started calling, asking why they didn’t get a chance to display their local goods for sale in the space.  Apparently the Las Vegas based company who coordinated the retail areas didn’t contact the Brookside  association when planning:   reps approached a couple of stores directly (SKIN and Topsy’s) to provide items in the shop, and they used the iconic Brookside awning colors and  typeface  during the build out. Other Brookside merchants were confused regarding the lack of communication and opportunity; Sean didn’t know what happened and technically, this is a rip off of the Brookside image without permission.  Eventually the mystery was solved and Sean is in touch with KCI for better coordination.

One upcoming issue farther down the road: street improvements to Meyer Blvd and 63rd St.  Meyer is under the KC Parks and Recreation department; 63rd is not, so two different entities at City Hall need to coordinate and agree…of course, any suggested plans move ….very…..slowly…..The Association would like to see changes that reduce traffic speed, create dedicated turn lanes, and add a bike lane along one side of 63rd.

Overall, “many businesses are thriving like never before” says Sean and although it hurts to lose World’s Window, there are new businesses coming in and this “isn’t the first time Brookside has been through a transition. The new places that open help everyone.”

The neighborhood residents are very, very supportive of local businesses and the fact that we have such unique shops and restaurants here –that’s a big part of Brookside’s charm and what draws outsiders to the area. THANK YOU for being loyal to our area Brookside merchants!

Expanded Women’s Clothing Shop LADYCO Opens on 63rd St.

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Shopping for clothes has changed so much since COVID 19 hit three years ago..and yes, things are mostly back to normal.  Many more people shop online for everything; and I will admit, I prefer not to clothes shop online.  I can never be sure of the fit, the color, the fabric quality…and it’s a hassle to make returns!

Brookside is so fortunate to have an expanded woman’s clothing store, LADYCO, which opened recently in part of the former New Dime Store space at 314 W 63rd St.  LADYCO offers you the experience of what shopping used to be like: leisurely browsing through different clothes and styles with a friendly, helpful staff that is very customer focused.  At LADYCO, you will find a wide selection of pants, tops, dresses, jeans and accessories you won’t find in any national chain retail store. 

CEO Abby Flores opened her first retail shops in Brookside in 2017—you may remember Itsy Bitsy Bums and COCO on Oak St just north of 63rd.  When a fire destroyed much of the building in 2017, COCO moved to Waldo temporarily before coming back to Brookside on 63rd St, just west of Main St. Lady Bye then opened on Brookside Plaza next to Skin.  When COVID hit and foot traffic stopped, the shops had to close  and after reopening, Abby decided she wanted a larger space on 63rd St  to combine Lady Bye and COCO.  LADYCO is now in part of the former New Dime Store location—totally remodeled but with the original worn hardwood floors in tact!

Describing the type of styles you’ll find in LADYCO, Abby says they are “Modern classics.  We have some very trendy pieces as well as staple items.  We are known for our wide selection of denim jeans, all priced under $100.”  Abby is particularly proud of the range of sizes she carries:  a mix of extra small through 3X, with the larger sizes featured in front of the store.  LADYCO also hosts private shopping events, if you are looking for something a little different to celebrate a ladies night out, birthday or other special occasion.

Business has been great at the new location, and Abby is very proud of her staff, saying “Everything we do is about serving our amazing customer base.  Our staff loves to make people feel beautiful.  They can help you put together a capsule wardrobe or suggest pieces for a specific event.  We get new merchandise in every week.”

Stop by and see the newly expanded LADYCO this spring; check out the new styles and let the staff pamper you with service!  LADYCO is open Tuesday through Saturday from 10am-6pm, and Sunday 11am-5pm.  There is also a sister store, KATE, in the River Market area at 412 Delaware.

Brookside Sip & Shop Today!

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Shoppers can’t get enough of Brookside! You may know about the fall Brookside Sip & Shop; due to it’s success, the Brookside Business Association added another event for Spring! And it looks like the weather will be pleasant for a leisurely stroll along 63rd St.

It’s happening tonight, March 30 from 5-7pm. Ditch the car and walk along 63rd St later today, stopping in the shops, taking advantage of special giveaways, deals and free drink samples! Make an evening of it and dine in one of the many restaurants in the area. Be sure to ask about any Sip & Shop specials! All are welcome.

Thank you for supporting our local Brookside merchants!

Armour Hills Home Sales Report-February 2023

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You may have heard national news reports saying “home prices are falling”…just remember, all real estate is local and while that may be true in some areas, KC resale home prices are still pretty stable. You’ll see from the report below that Armour Hills properties have slipped compared to last year, but the priced right houses are still selling quickly.

february 2023february 2022
Median list price:$385,000$407,500
Median sales price:$400,000$395,000
No. of homes sold: 3 4
Days on market: 2 86

The median sales price was just a bit higher than February 2022, and the Feb 2023 sold price was over the median list price. The highest sale last month was $680,000 for an expanded, flipped home that was priced at $695K. Let’s look at the year-to-date numbers:

Jan-Feb 2023Jan-Feb 2022
Median list price: $367,450$415,000
Median sales price: $375,700$420,000
No. of homes sold: 6 7
Days on market: 4 17

You can see from this chart that buyers are usually paying list price or above; although prices are down about 10% over last year. So you can argue that “prices are falling” yet there is still a lot of demand because homes are selling fast and usually for over the asking price. It’s always changing!!! Currently there is one home for sale in Armour Hills, priced at $599,950 and 18 days on market.

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

Waldo Home Sales Report – February 2023

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Checking these Waldo home sales stats, here’s a synopsis: interest rates up, prices up, number of homes sold, down. There is still so much demand despite the higher interest rates that prices keep rising due to lack of inventory. Let’s look at the numbers:

february 2023february 2022
Median list price:$315,000$244,925
Median sales price:$302,000$253,000
No. of homes sold: 15 24
Days on market: 6 3

Last month, fewer homes sold than Feb 2022; yet prices are way up-that median sales price rose 19%. The lowest closed price was $137,400 and the highest was $415,000. Now let’s see the year-to-date figures:

Jan-Feb 2023Jan-Feb 2022
Median list price:$299,950$202,500
Median sales price:$299,450$237,000
No. of homes sold: 28 41
Days on market: 20 3

So far this year, 31% fewer homes have sold compared to the same time last year, and prices are up 28.7%. Currently there are 12 single family homes for sale in Waldo, with an average price of #332,500 and 7 days on market.

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

Brookside Home Sales Report-February 2023

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Brookside home sales last month were pretty consistent with a year ago; prices were up and a similar number of homes closed. Let’s look at the details; I’m using the main Brookside zip code of 64113 for these stats:

February 2023february 2022
Median list price:$650,000$550,350
Median sales price:$650,000$538,575
Days on market: 3 54
No. of homes sold: 13 16

Although the median sales price jumped way up, note that we had two million dollar plus sales last month, and so many homes in Brookside now are priced over $500K. The days on market were shorter; some houses sit on the market for weeks due to over-pricing, condition, etc. The lowest closed price last month was $265K and the highest was $1.5 million. Below are the year-to-date numbers:

Jan-Feb 2023Jan-Feb 2022
Median list price:$525,000$570,800
Median sales price:$530,000$550,000
Days on market: 43 46
No. of homes sold: 29 29

Although we have a lower median sales price compared to a year ago; many buyers are paying list price or above for homes. The same number of homes closed–interesting because in early 2022, interest rates were around 3%; today they are at least double that amount. Buyers are getting used to these rates and although it does affect what they can afford, they are just dealing with it.

Currently there are 13 homes for sale in Brookside, with a median price of $600K and 18 days on the market. Four of the 13 homes are over one million; over half the homes are priced over $500K.

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

Spring is (Almost) Here–Celebrate at the St Pat’s Parade Saturday!!

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It’s one of Brookside’s most popular community events…the annual St. Patrick’s Warm-Up Parade, happening tomorrow, Saturday March 14, 2023!

This family friendly event starts at 2pm; note neighboring streets will be blocked off early afternoon. One of the reasons I like this parade so much is that spectators can get very close to the route and see all the fabulous floats, dancers, bands, classic cars and decorations up close. And the parade itself is pretty long–sometime going more than an hour! This year’s theme is Chasing Rainbows.

If you plan on going to the parade, please be aware that many streets around the route will be clogged with cars and pedestrians–if you must drive, park several blocks away and walk to your viewing spot. Be extra careful driving and enjoy the day…the parade route is posted below. (There is a possibility the parade could be delayed by a week due to weather.) See you there!

Waldo Home Sales Report-January 2023

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We are just a couple of days into March…and I am a bit late posting these January stats for Waldo home sales. No surprise here–prices keep going up! These are the sales figures for single family homes, using the boundaries of Gregory to 85th St; State Line to Holmes:

january 2023january 2022
Median list price:$260,253$217,000
Median sales price:$249,875$215,000
Days on market: 33 4
No. of homes sold: 14 17

Home prices rose 16% compared to January 2022; and (some) homes are sitting on the market longer. Remember, a year ago, interest rates were around 3%. Still, that’s a pretty hefty increase in median sales price considering the interest rates have doubled. The lowest closed price was $152,500 and the highest was $470,000.

Currently there are 13 homes for sale in Waldo, with a median list price of $260,000 and 16 days on market.

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