Armour Hills Home Sales Report-August 2023

Sales are strong and steady in Armour Hills, as usual. Last month, prices were up compared to a year ago but not buy much. Let’s take a look at the numbers:

august 2023august 2022
Median list price:$425,000$425,000
Median sales price:$430,000$425,000
No. of homes sold: 2 3
Days on market: 9 7

Compared to August 2022, home values were up just over 1% and a couple of more homes changed owners. Last month there were several homes that closed anywhere from $10K to $50K over the list price–still so much demand for our charming neighborhood! Here are the year-to-date stats:

jan-aug 2023jan-aug 2022
Median list price:$425,000$399,000
Median sales price:$441,000$420,000
No. of homes sold: 2 2
Days on market: 51 55

So far this year, prices are up 5% over 2022, and buyers are paying almost 4% over the list price. Just a few less sales compared to a year ago. Sales in Armour Hills are steady despite the 7%+ interest rates! Currently there is just one house for sale in Armour Hills, priced at $549,000 and 4 days on market.

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

Waldo Home Sales Report August 2023

It seems like there is no shortage of homebuyers for Waldo as prices keep rising and buyers are paying over sticker price. Let’s take a look at last month’s sales, using Waldo boundaries of State Line to Holmes; Gregory to 85th St:

August 2023august 2022
Median list price:$344,500$259,900
Median sales price:$370,000$270,000
Days on market: 3 3
No. of homes sold: 28 31

Look at the difference in the sales price compared to last year: up 37%!!! Buyers are paying over 7% of asking price and homes going under contract within a couple of days. The lowest closed price last month was $66,000 and highest was $537,500. Here are the year-to-date numbers:

jan-aug 2023jan-aug 2022
Median list price:$295,000$259,000
Media sales price:$297,450$278,000
Days on market: 3 3
No. of homes sold: 192 215

So far this year, the number of sold homes is down just under 12% compared to last year. Home values are up 6.9%. Currently there are 12 single family homes listed in Waldo, with a median price of $312,500 and 12 days on the market.

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

Brookside Home Sales Report-August 2023

It’s the last week of September; I am a bit late posting these stats so let’s get going! These are the single family home sales for last month, using the main Brookside zip code of 64113 for the info:

August 2023august 2022
Median list price:$637,500$525,000
Median sales price:$645,000$510,000
Days on market: 2 4
No. of homes sold: 20 29

The lowest closed price last month was $350K and the highest was $1,240,000–which was $65,000 over the list price!!! The list price/sales price ratio difference wasn’t much, 1.75% however the closed price last month was up 26% over August 2022. Here are the year-to-date figures:

Jan-Aug 2023jan-aug 2022
Median list price:$575,000$499,000
Median sales price:$582,500$510,000
Days on market: 3 2
No. of homes sold: 179 210

So far this year, 17% fewer homes have sold in Brookside, yet prices are up 14%! And most buyers are paying over asking price. So far we’ve had 24 sales over $1,000,000. Currently there are 16 homes for sale in Brookside, with a median price of $912,000. Why such a high median price? Because 13 of the homes have a sticker price over $500K and 7 of those are over $1 million bucks.

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

Pizza Tascio Now Open in Waldo

Everyone seems to have their favorite type of pizza: some prefer a very thin crust with light toppings; some want deep dish; others crave a thicker, chewy crust heavy with cheese, meat and veggies.

And then there is New York style pizza, which is what you will find at Waldo’s newest pizza place, Pizza Tascio at 409 W Gregory.  What defines New York style?  According to owner Erik Borger, who grew up in New York City, a NY style pizza  features a “thin crust, definitely foldable,  with light toppings and a crispy, flavor filled crust.” Are you craving a slice yet???

Erik’s “obsession” (yes he used that word) with perfecting his type of pizza started years ago.  He was caring for his father who was battling cancer.  Dad and son were craving the pizza tastes of their younger days growing up in NYC, so Erik decided to make his own.   At one point he had six commercial ovens in the garage at his St Joseph home, trying to figure out the perfect temperatures and flavors.  When he finally  got the recipe right, he opened the first Pizza Tascio there in 2021.  In 2022 he opened a second location on Burlington in North KC and the Waldo location is…#7 in the metro area!  I asked Erik if he was a bit exhausted and overwhelmed with the fast growth.  “This location has been much busier than I expected. It’s far exceeded my expectations and we haven’t been open that long.  However, I have a really good team and they keep everything running smoothly”. 

There are a few unique things about this pizza to note.  First, he offers one size of pie-18”.  Most “large” size pizzas are smaller than that, so even though the cost is a little higher, you are getting more of a high quality product.  These large pies are divided 8 ways for slices, and at Pizza Tascio you will get a large slice for as little as $5!  The superior ingredients Erik uses make a big difference that you can taste:  meats are sourced from Paradise Meats in Trimble MO; organic Napoli tomatoes from California, and he uses only 100% whole milk mozzarella.  I asked Erik about the phrase “no BS added” to the cheese he uses as stated on the website. He explained that most cheese has a fungicide added to prevent mold; he only uses cheese without any chemicals added.  It took a while but he found a source for his chemical free cheese…that is his strict dedication to perfection.   The menu focuses on various pizza combos of course, including an “upside down” pizza;  there’s a salad option, a dessert pizza and cheesy breadsticks.  You can dine in or pick up curbside.

Pizza Tascio is located in the former Classic Cookie spot at 409 W Gregory. Hours are Sunday-Thursday 11am-9pm and Friday-Saturday 11am-10pm. 

Get Outside and Enjoy Fall Weather At These Two Brookside/Waldo Events!

Don’t you love these cooler evenings?? Soon the tall trees will have colorful autumn leaves and we will be wearing sweaters! There’s always several outdoor events this time of year; two are happening this week to note:

Another Brookside Sip & Shop takes place on Thursday evening, Sept 14. From 5-7pm, you can stroll the shops and partake in a sampling of adult beverages while you browse through our locally owned businesses. Stay and enjoy a meal at one of the restaurants; there will be food specials too!

On Saturday Sept 16, the 31st Annual Waldo Fall Fest happens at Gregory and Wornall, starting at 10am. There will be food trucks, live music, and booths with local makers and services. Bring the family! Be aware this event takes place in a mostly residential area and watch for extra pedestrians and strollers!

Thank you for supporting our locally owned Waldo and Brookside businesses–it’s one of the things that makes our neighborhood special!

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

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

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

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

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

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!