Big Plans for Wornall Road and 75th St–New Apartment Building and Streetscape

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The Waldo Area Business Assn has a new District Manager, Sean Anderson. He’s in charge of the Waldo CID (Community Improvement District) and will monitor two large, connected projects slated to start next month centered around the busy intersection of 75th  St and Wornall Rd. Read on for details about these plans, which will affect transit and pedestrian traffic at this location for the next several months.

The Waldo Road Improvements work has been planned for years. From 74th to 79th St along Wornall, you’ll eventually see much needed changes: a better streetscape and more landscaping; new LED streetlights, new and wider sidewalks, new traffic signals and a reconstructed Wornall Road in this area to improve traffic flow.  Water main lines will also be replaced from 75th-77th St.    According to the KCMO Engineering Division web page, work should begin later this year. (It was supposed to start in 2016—we all know how slowly government tackles projects!)

Sean Anderson

And around the same time….the entire block The Well sits on will be torn down and demolished to make way for a large apartment complex.

The EPC Real Estate Group is building 278 units at this corner; the complex is currently referred to as Waldo 74 Broadway.  This same company built the apartments called 51 Main, on top of the Whole Foods.  Yes, this project is tax abated and 20% of the units will be “affordable housing”. There will be studios, one and two bedroom apartments.  Plans also include a 364 slot parking garage, a courtyard in the middle of the apartments and The Well will be rebuilt at the base  with a covered rooftop. At the same time, the parking area/bus transit station directly in front of The Well will be enhanced, with a better defined Trolley Track Trail route and a “transit shack” for bus drivers to relax and take a break.  Sean tells me demolition for this project is scheduled for early next month.  Once these projects get going, he hopes to have a landing page on the WABA website for public updates.

Sean left a job in Wyandotte County to work for Waldo; he was developing programs for homeless persons with mental health and substance abuse changes.   He lives in Waldo, plays several instruments, has two bands (The Road Show Drifters and Rumble Ghost) and recently got engaged. Originally from Denver, he loves living in Waldo and is looking forward to meeting more area business owners and residents.   

Once demolition and construction begins at 75th and Wornall—this area will be even more of a mess to drive (and walk!) through.  Be patient and plan new routes accordingly!

Armour Hills Home Sales Report-July 2023

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Time to once again report home sales for Armour Hills, and the trend here follows Brookside and Waldo: homes sell quickly and often for over list price. Let’s take a look at the numbers:

july 2023july 2022
Median list price:$425,000$399,000
Median sales price:$451,000$410,000
No. of homes sold: 2 10
Days on market: 15 5

Final closed prices were 6% over list price last month, and values up 10% from July 2022. Interesting stat: the highest home sale was $720,000, which was $100,100 over the list price!! Here are the YTD figures:

jan-july 2023jan-july 2022
Median list price:$425,000$397,000
Median sales price:$445,000$419,000
No. of homes sold: 42 48
Days on market: 2 2

So far this year, Armour Hills home prices are running 6.3% over 2022; the number of homes changing owners is slightly down. Currently there is one listing in Armour Hills, on the market for 17 days at a price of $430,000. Contact me if you would like more specifics on home sales in our area–and enjoy our long holiday weekend!

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

Waldo Home Sales Report-July 2023

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You may have heard via national news that home sales are down this year–partially due to the higher interest rate. That is true for Waldo as well–at least according to last month’s stats. Let’s take a look; I’m using data for single family homes using the boundaries of State Line to Holmes, Gregory to 85th St.

july 2023july 2022
Median list price:$250,000$285,000
Median sales price:$270,000$303,000
Days on market: 2 3
No. of homes sold: 19 34

Most buyers are still paying over asking price; however prices last month dipped 12% from July 2022. Also, 44% fewer homes sold. Why? I think many first time buyers have dropped out of the market for now due to the higher interest rates. That’s one reason….their budget can’t stretch enough for what they want. The lowest closed price last month was $170K and the highest was $452K. Her are the YTD numbers:

jan-july 2023jan-july 2022
Median list price:$289,950 $259,000
Median sales price:$296,000 $278,000
Days on market: 3 3
No. of homes sold: 161 177

Looking at the year-to-date trend, home values are up almost 6.5% and 9% fewer homes have changed hands this year. Currently there are 8 single family homes for sale in Waldo, with a median price of $339,000.

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

Brookside Home Sales Report-July 2023

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The higher interest rates don’t seem to be deterring homebuyers who want to call Brookside home; fewer homes closed last month but prices continue to climb over asking price–likely due to lack of inventory. Here are the stats for single family home sales in Brookside, using the zip code of 64113:

july 2023july 2022
Median list price:$535,000$540,000
Median sales price:$570,000$530,000
Days on market: 2 3
No. of homes sold: 29 35

Buyers paid about 6.5% over asking price and values up 7.5% compared to July 2022. The lowest closed sale was $335K and the highest was $3.5 million. There were three million dollar plus sales last month. Here are the year to date numbers:

jan-july 2023jan-july 2022
Median list price:$575,000$495.000
Median sales price:$577,000$505,500
Days on market: 3 2
No. of homes sold: 159 182

The number of homes sold dropped by 14% so far this year, and prices are up 14%. There are just 14 active single family homes listed in Brookside as of this writing, and the median price is $870,000–certainly not affordable for most buyers. Twelve listings are over $500K and 6 are over $1,000,000.

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

KCMO Planning Changes to Trolley Track Trail

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Last week there was a public open house/meeting with city representatives regarding proposed changes for the route of the Trolley Track Trail in Brookside. The goal is to continuously connect the trail between 62nd Terrace (the street that Cosentino’s is on) and Meyer Blvd. The project is part of the larger 2019 63rd St Corridor plans.

I went to the open house and learned quite a bit, although overall it was somewhat confusing. There are a few possible ways the Trail can be rerouted, and the City wants public input. Instead of having the actual trail basically stop at 62nd, and then resume south of Meyer is what the City wants changed. They prefer one continuous path rather than having users go through parking lots. There were several stations set up in the room, with poster boards, drawings, and city reps there to answer questions and explain the various options . Participants were asked to visit the stations and then complete a two page questionnaire indicating their preferences and opinions.

I did take a couple of photos of the poster boards but they may not translate well here. Most people had to look closely at the drawings and then ask several questions about “where is this area” (the posters didn’t include named landmarks like Commerce Bank, Michael Forbes, etc,) and “what is option 1 and 2 and option A and B mean? ” I’ll just give you the basic ideas and choices, which include:

*possibly removing one or two tennis courts

*altering some green space

*making Brookside Plaza (between 62nd and 63rd St) a one way street, north or south

*removing some parking in the lot behind Red Door Grill

*adding parallel parking along Brookside Rd between Meyer and 63rd (by the tennis courts and school)

*adding raised medians

Also note that the Trolley Track Trail project should blend in with current plans for on street bike lanes and a “road diet” for Meyer Blvd.

Those hosting the meeting were very knowledgeable about the various options and patient answering questions. Paperwork handed out noted that “funding and a construction timeline have not been determined. KCMO is confident additional funding will be identified to complete the design in 2024”. Construction would start in 2025. There should be more community open houses for feedback in the future. I tried to find info on those on the KCMO webpage/Engineering Division but it doesn’t appear to be updated. Perhaps they aren’t planned yet.

The Trolley Track Trail is a huge asset to Brookside–it is a very desirable amenity for the neighborhood and is in constant use. Creating a 12 foot wide pedestrian trail in the parking lot will defiantly affect how businesses in that area receive deliveries of products and food. Where will the delivery trucks stage for drop offs? Taking parking away and routing vehicles one way, plus limiting turns and access will push cars to the nearby residential streets. Also, how does a potential streetcar expansion affect these plans? And what is the price tag for the project? I appreciate KCMO is soliciting resident input, as it should be. Future meetings should be posted widely on social media, the city website (preferable the home page–where all community meeting should be posted) and even mailed to city residents like the voting cards for elections. And after any design is finalized, residents and businesses should have additional input before the plan is put in place.

I tried to find an info page on the City website to copy and paste here for reference; it wasn’t working. You can google Trolley Track Trail improvements and find local TV coverage from the meeting. If I find out about any other informative meeting related to the project, I will post about them!

Armour Hills Homes Sales Report- June 2023

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The home sales report for Armour Hills last month shows fewer homes closed yet prices still going up. Sound familiar? It’s happening city-wide this year. Let’s take a look at the details; I’m posting stats about Armour Hills, a large subdivision in Brookside:

june 2023june 2022
Median list price:$430,000$390,000
Median sales price:$476,250$430,000
Days on market: 2 2
No. of homes sold: 6 9

Last month buyers paid almost 11% over the asking price for Armour Hills properties, and 1/3 fewer homes closed. The lowest sales price was $425K and the highest was $541K.

Here are the year-to-date numbers:

jan-june 2023jan-june 2022
Median list price: $415,000$395,000
Median sales price: $436,000$420,000
Days on market: 2 2
No. of homes sold: 27 43

The YTD figures show us that home values in Armour Hills are up 3.8% so far, although fewer homes changed ownership. Buyers are paying an average of 5% over the list price. This is the halfway mark for 2023 sales in Armour Hills; the 3.8% increase is normal; fewer homes selling can be attributed to fewer people want to sell (and give up a low interest rate) and deciding to stay put for now.

Currently there are two homes for sale in Armour Hills, with a median list price of $402,500 and three days on market.

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

Waldo Home Sales Report – June 2023

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Waldo is experiencing double digit increases in home vales compared to last year–how long will this continue?? Certainly buyers cannot “wait for a deal” ; that’s a phrase I hear often as an agent! The best time to buy is when you are financially ready! Here are the stats for single family home sales in Waldo, using the boundaries of State Line to Holmes; Gregory to 85th St:

june 2023june 2022
Median list price:$329,000$240,000
Median sales price:$340,000$245,000
Days on market: 3 2
No. of homes sold: 37 28

Yes it’s the same story…most buyers paying over the asking price and homes going under contract within 48 hours. The median price for June 2023 was 33% over June 2022!! Lowest closed price last month was $140K and the highest was $457K. Here are the year-to-date numbers:

Jan-june 2023jan-june 2022
Median list price:$299,000$249,900
Median sales price:$300,000$269,500
Days on market: 4 3
No. of homes sold: 141 143

We are consistent in the number of homes closing YTD; values up 11% so far this year. It seems buyers have adjusted to the higher interest rates as there is still so much demand.

Currently there are 12 homes for sale in Waldo; two of these are new construction. The median sales price is $300,000 and 10 days on market.

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

Brookside Home Sales Report – June 2023

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We are at the halfway point for home sales this year and it seems like buyers have adjusted to the higher interest rates and it’s …business as usual. As in, not enough inventory, buyers getting into bidding wars and paying over asking price. Home values have increased by double digits compared to last year. Here are the numbers…I’m checking single family home sales for the main Brookside zip code of 64113:

june 2023june 2022
Median list price:$580,000$459,550
Median sales price:$593,250$485,000
Days on market: 2 2
No. of homes sold: 40 26

Some interesting numbers here…first of all, there were 8 homes that closed last month over $1,000,000 and most of them sold for over the asking price. We had our highest sale of the year so far at $2,990,000 (cash!). Over 50% more homes closed and values up 22% compared to June 2022. The lowest closed price was $355,000.

Here are the year-to-date stats:

jan-june 2023jan-june 2022
Median list price: $575,000 $489,250
Median sales price:$578,500 $500,500
Days on market: 3 2
No of homes sold: 130 146

So far our home values are up 15% YTD, even though fewer homes have closed–still our neighborhood is in high demand. As you can see, the majority of buyers are paying list price or over. Currently there are just 13 homes for sale in zip 64113 and the median list price is…$1.3 million! That’s because there are seven of the 13 homes are priced over a million with the highest at $10,000,000. The lowest priced home for sale is $549,000. I just don’t see any slowdown in the demand for Brookside homes.

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

New Children’s Consignment Shop Opens in Waldo

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Several of the new businesses that have opened in Brookside and Waldo over the past few months are women owned (Ampersand, Roots and Branches, LADYCO has expanded); the new Executive Director of the Waldo Business Assn is also female.   Women are getting it done!!  Today I’m writing about Sharing Sunshine, another female owned business that actually started a few years ago online and recently opened a storefront in Waldo.

Kristen Moon and Kristen Sayers, Sharing Sunshine

Kristen Moon and Kristen Sayers met several years ago while working in the NICU at Children’s Mercy Hospital.  They also live across the street from each other in Prairie Village.  Having seven young children between them, Kristen and Kristen decided to start an online consignment store focusing on high end children’s clothing (think Hannah Anderson, Beaufort and Bonnet, Bailey Boys, Boden, Pink Chicken, Burberry).  In 2022, they began the business with 100 items online and then moved to doing pop up events and selling via Instagram.  There was so much demand for the clothes and the inventory was filling up their homes, so last fall they started looking for a physical store to open.  This space in Waldo at 407 W Gregory (next to new Pizza Tascio) is the perfect spot: just the right size, no renovation was needed and it’s close to their homes.  As a bonus, the  majority of their clients live within 15 minutes of the shop.

Part of the inspiration for Sharing Sunshine came from their experience of going to the huge warehouse consignment sales.  “They were so large, so tiring to get through the inventory and you had to pay extra to get in early for the best selection.  We knew there was a better way—especially since so many parents want to recycle these clothes that are often worn just a few times before the kids outgrow them” says Moon. They have over 200 active consigners, and sell gently used clothing ranging from infant through size 16 –through the early teen years. Sometimes they receive items with the original tags that have never been worn! 

Kristen and Kristen love getting to know their customers and provide a very high level of service.  If they know a particular customer is looking for a specific item or brand,  they will watch for those items to come through.  They also offer personal shopping, occasional 20% off promotions and there are racks of sale items  in the store—inventory comes in almost every day!  And of course, any unsold items will be returned to the seller or donated to charity. Note-the shop is usually always in need of more boys’ clothes.

Right now Sharing Sunshine doesn’t have set hours however, you can check Google for weekly hour updates.  Also, follow them on Instagram (sharingsunshinekc)  for up to the minute information. Welcome to Waldo Sharing Sunshine! 

Armour Hills Home Sales Report-May 2023

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I‘m a bit late posting these stats in early July…it’s a holiday week after all!! Home sales are still strong in Armour Hills; fewer homes sold compared to last year. Let’s take a look at the numbers:

May 2023may 2022
Median list price:$487,000$385,000
Median sales price:$526,000$429,000
Days on market: 3 2
No. of homes sold: 4 11

You can see that buyers paid list price or above on the closed sales in May; the lowest closed price was $376,500 and the highest was $575,000. Far fewer homes closed compared to May 2022; home values up 22%. Here are the year-to-date figures:

jan-may 2023jan-may 2022
Median list price:$395,000$397,000
Median sales price:$417,000$419,000
Days on market: 5 2
No. of homes sold: 21 34

Sales prices are consistent with last year, however 38% fewer homes have closed. Sellers can be reluctant to sell due to the record low interest rate on their mortgage and lack of inventory combined with higher prices. Still, buyers want to live in Armour Hills and most homes are under contract within just a few days of hitting the market.

As of today there are zero homes for sale in Armour Hills, that will change in a day or so! Fifteen homes are under contract, waiting to close.