I’m getting these stats to you a bit later than usual…busy holidays last week! Let’s take a look at the home sales stats for Armour Hills, October 2025:
October 2025
october 2024
Median list price:
$396,500
$385,000
Median sales price:
$384,000
$385,000
Days on market:
30
7
No. of homes sold:
4
1
Home sales typically slow down in the last quarter of the year, however there was more activity in October 2025 than October 2024. Four properties closed last month as compared to 1 in 2024. The lowest closed price was $325,000 and the highest was $665,000. Below are the year-to-date numbers:
jan-oct 2025
jan-oct 2024
Median list price:
$473,750
$435,000
Median sales price:
$484,000
$444,750
Days on market:
3
2
No. of homes sold:
60
52
So far this year, home prices are up 8.8% in Armour Hills, and many homes close at over the list price. This has been a trend! Currently there are 3 homes for sale in Armour Hills, with a median list price of $459,000 and 38 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Reporting on Waldo home sales this month, we have both up and down arrows in the stats! Home values were up last month but slightly down year-to-date. Let’s take a look at the details; I’m using the boundaries of State Line to Holmes and Gregory to 85th St for the numbers; single family homes:
october 2025
october 2024
Median list price:
$295,000
$267,000
Median sales price:
$297,500
$263,000
Days on market:
32
23
No. of homes sold:
27
24
The median list price shot up 13% compared to October 2024; more homes sold as well, and went under contract in about the same amount of time. The lowest closed price was $168,000 and the highest was $625,000. Below are the year-to-date stats:
jan-oct 2025
jan-oct 2024
Median list price:
$298,750
$299,000
Median sales price:
$298,750
$305,800
Days on market:
5
3
No. of homes sold:
266
244
So far this year, the median sales price dropped 2.3%; however 9% more homes have sold.Currently there are 25 single family homes for sale in Waldo, with a median price of $256,000 and 32 days on market. Happy Thanksgiving holiday to all!
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Property values in Brookside keep rising…so far this year, the median price is up almost 10% over last year. Here are the details for single family home sales, in the main Brookside zip code of 64113:
october 2025
october 2024
Median list price:
$665,000
$475,000
Median sales price:
$665,000
$477,750
Days on market:
3
6
No. of homes sold:
19
22
That’s a pretty high jump in the median sales price-40%!– more expensive homes sold last month than a year ago. The highest closed price last month was $1.7 million ($50K over list price) and the lowest was $325K, also over the asking price. Here are the year-to-date numbers:
Jan-Oct 2025
Jan-Oct 2024
Median list price:
$599,975
$549,975
Median sales price:
$624,500
$568,000
Days on market:
3
3
No. of homes sold:
218
220
So far this year, prices are up 9.8%; about the same number of homes have sold; most going under contract quickly and often selling for more than the asking price.Currently there are 20 active single family homes for sale in Brookside, with a median price of $585,000 and 44 days on market. The lowest asking price is $379,000 and the highest is $2,950,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Brookside loves bagels! And finally, the long awaited Luca Bagel has opened at 633 E 63rd St. It’s a real treat to have a freshly baked bagel–and we are lucky this storefront landed in our neighborhood. If you shop at the Overland Park Farmer’s Market, you’ve likely seen the very long lines at their pop up tent on Saturdays. This is a high quality, Jersey style bagelthat people will wait in line for.
Luke Salvatore
Luke Salvatore is the owner of Luca Bagel; if that name sounds familiar, it’s because he and his brother operate Providence Pizza in Grandview , and have since expanded to two other locations. A few years ago, Luke began experimenting with various recipes and started selling the bagels on Saturday mornings at the Grandview restaurant. Talking with friends involved with the OP Farmer’s Market, he decided to open a stand there on Saturdays. Word spread about the tasty treats and long lines started forming well before the market’s 7:30am official open time. At this point, Luke was still baking at the Grandview store and with the “massive” response to the OP pop up, he started to look for a brick and mortar location. He thought the Brookside would be a good spot because customers spoke fondly of the old Bagel and Bagel store that was here for many years. Plus, he knew the neighborhood liked to support local businesses. When the former Mattie’s vegan restaurant space opened up–it was “the right place at the right time” according to Luke. I asked him how many bagels they typically bake over the weekend–about 4000 pieces.
Besides your typical bagel toppings (a gluten free option is available too), Luca sells breakfast and lunch sandwiches. Popular breakfast orders include the traditional bacon, egg and cheese option and the tomato, cucumber, lox, onions and capers combination. Lunch sandwiches feature a pastrami on bagel and the “Jersey pork roll”, offering thinly sliced, Taylor ham shipped in from New Jersey. And for a sweet treat–the traditional black and white cookie is baked on site! This new location can be as popular as the OP market site; peak busy times are Saturday and Sunday around 10am so plan accordingly!
Stop by Luca Bagel, 633 E 63rd St, and check it out–the vibe inside is laid back and relaxed, with a friendly staff and catchy music on the sound system. This place definitely has it’s own funky personality. Luca Bagel is open every day except Monday.
This is the way to holiday shop: early in the seaon, in locally owned shops and in a festive atmosphere!! This weekend is the Brookside Holiday Season Opener and you are invited!
The festivities kick off tomorrow (Thursday November 13) at 5pm with live music, a visit from Santa, sweet treats and the official tree lighting at 6pm at Bank Midwest Plaza, 6246 Brookside Plaza, just west of Cru Bistro and Bottles.
Our local merchants are offering food specials, giveaways, complimentary refreshments, merch discounts and fresh holiday gift ideas all weekend–so come by and join in the fun! The Holiday Season Opener runs through Sunday.
Thank you for supporting our local Brookside restaurants, shops and services throughout the year. The holiday season is a special time to browse and buy–starting this weekend!
Waldo home sales are holding steady for the year; that’s good news, no big swings! Overall there has been a dip in the median sales price; let’s take a closer look. These stats reflect single family home sales in Waldo based on the area from State Line to Holmes and Gregory south to 85th St.
september 2025
september 2024
Median list price:
$310,000
$312,475
Median sales price:
$280,000
$307,800
No. of homes sold:
23
24
Days on market:
4
3
Compared to last September, the median sales price is down 9%. Some homes are sitting on the market longer and some homes are more aggressive in pricing; that may account for the drop. The highest sales price last month was $425,000 and the lowest was $164,000.
Here are the year-to-date figures:
jan-sept 2025
jan-sept 2024
Median list price:
$300,000
$299,000
Median sales price:
$303,000
$306,000
No. of homes sold:
230
211
Days on market:
5
3
The median sales price is off just about 1% from last year at this time; however, most sellers are getting close or sometimes over the list price. Also, 8% more homes have changed owners this year. Currently there are 28 homes listed in Waldo, with a median list price of $267,375 and 38 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Last month there was a drop in the median sales home price for Brookside homes; overall for the year, prices are up. Let’s take a look at the specific stats; I’m using the main Brookside zip code of 64113 for this report:
september 2025
september 2024
Median list price:
$537,450
$575,000
Median sales price:
$532,500
$585,000
Days on market:
2
7
No. of homes sold:
28
23
The median sales price dropped 9% from last September; a few more units sold though and most properties went under contract within a few days of listing. The lowest closed sales price was $357,000 and the highest was $3,300,000. Here are the year-to-date numbers:
jan-sept 2025
jan-sept 2024
Median list price:
$599,000
$550,000
Median sales price:
$610,000
$575,000
Days on market:
3
3
No. of homes sold:
199
198
These numbers show an increase of 6% in the median home price compared to 2024; and just about the same amount of homes are changing owners. Currently there are 15 homes for sale in Brookside, with a median price of $625,000 and 67 days on market. The lowest price is $435,000 and the highest is $2,750,000.
(All information taken from Heartland MLS; deemed reliable but not guaranteed.)
It’s the big one….the Garmin Kansas City Marathon happens tomorrow, Saturday October 18, and will delay traffic through KC’s core from 7am through the early afternoon.
You can find the course map here; it’s a challenge to see with the small print because this run covers SO many streets. Expect streets to be blocked off from the City Market south through 75th St; and Broadway/Ward Parkway east to the Paseo.
As I drive along Main Street in Waldo, I’ve watched the new construction going on at the SW corner of 77th and Main. The builder has been working on this project for over a year…and the units are finally finished. So, I went by last week to snap a few photos and find out the details.
First up, you should know that John Notblit and Rick Didier are the builders. They have built several single family homes in Waldo–and these sell pretty quickly when they come up for resale. On the 77th and Main corner, there was one house on the large lot, and Noblit Didier had their office next door. When the homeowner told John he wanted to sell– a deal was made. It took over a year and a half to plan the buildings and another year to build them.
John Noblit
Why so long you ask? John explained these are the first units built under KCMO’s new 2021 energy conservation code. Noblit Didier hired Midwest Energy Consultants to model each unit to meet the new requirements. Insulation inspections, duct leakage tests and blower door tests had to be performed in order to meet the updated city requirements. These are very energy efficient units!
Three separate buildings were constructed; each are two story units with a bedroom and full bath on the first level (plus a 1 or 2 car garage in back), and a second bedroom with full bath on the upper floor, in addition to the kitchen, living area and outdoor deck. Each apartment comes with appliances, including the washer/dryer, and are all electric. Internet access is paid for and management takes care of yard maintenance and snow removal. Noblit Didier has designed and remodeled homes for since 1999, and John included the special features tenants would appreciate: walk-in closets, a pantry with electrical outlet, quartz counters, custom cabinets, stylish light fixtures and sturdy manufactured decks. Rents for the two car garage units are $2900 per month; the one car units are less.
“Rick Didier and I have been building and remodeling in Waldo for 25 years and we are proud to be part of the area and community and we look forward to continuing redevelopment opportunities as they arise”, says John. If you are interested in seeing one of these townhomes for yourself, contact Ellis Real Estate Services. They are move in ready now!
Attention neighbors and friends!! The annual Waldo Fall Fest is tomorrow, Saturday October 11 from 10am-6pm.
This is a free, family friendly event, happening at the parking lot on the northeast corner of Gregory and Wornall. Several vendors are participating: locally made jewelry and crafts, clothing, services and businesses. Of course, there will be food trucks, kids’ activities and music.
Help support our unique Waldo community and join in the Fall Fest fun tomorrow–see you there!
Inside Brookside (And Waldo) 