Waldo Home Sales Report – February 2022

I have some interesting numbers to report today regarding Waldo home sales stats–overall prices are lower compared to a year ago. That’s unusual, and as we are now in the strong spring home buying season, and I don’t think we can expect falling prices as a trend! I am checking single family homes in Waldo, using the boundaries of State Line to Holmes and Gregory to 85th St:

February 2022February 2021
Median list price:$245,000$289,475
Median sales price:$256,000$298,750
No. of homes sold: 25 24
Days on market: 3 18

The lowest closed price last month was $155K; the highest was $467K. Prices were 14% lower than February 2021. Here are the year-to-date stats:

Jan-Feb 2022Jan-Feb 2021
Median list price: $233,750 $265,000
Median sales price: $238,500 $265,000
No. of homes sold: 42 47
Days on market: 3 13

You can see a fewer number of homes sold, and final closed price was lower than last year. However, that final 2022l sales price is still higher than the list price. There continues to be a lack of inventory and homes are going under contract very fast; I don’t see that changing over the next few months. Right now there are just four single family homes for sale in Waldo, with a median price of $251,750.

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

Brookside Home Sales Report-February 2022

Last month’s snow storms seem so far away, as Spring is here! I hear the birds chirping in the early morning hours–wake up everyone! Home prices aren’t falling like the snow did, interest rates creeping up like the tempertures–it’s going to be another hectic spring for homebuyers and sellers. Here are the stats for single family home sales in Brookside, using the main zip code of 64113:

FEbruary 2022February 2021
Median list price:$550,350$380,000
Median sales price:$538,575$392,350
No. homes sold: 16 16
Days on market: 54 2

Last month there were two $1,000,000+ sales; one of those homes had sat on the market for almost a year. There were several homes that closed over $500K+ last month, so that accounts for the big jump in median sales price and longer days on market. Here are the year to date numbers:

Jan-Feb 2022Jan-FEb 2021
Median list price:$570,800$395,000
Median sales price:$550,000$397,200
No. homes sold: 29 29
Days on market: 46 3

Just looking at the numbers, you could say home prices are up 38% over last year. But the several, higher closed sales prices in February pushed the median price up. The same number of homes sold; days on market longer as a few of the homes took a while to go under contract.

Currently there are just five homes for sale in Brookside’s zip code of 64113, at a median price of $1.1 million! Two of the homes are just over one million dollars; one is $4,000,000. Those new, moderately priced listings that go on the market every week are getting snapped up so fast in bidding wars. Hence, not enough inventory for buyers.

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

New Brookside Listing–Beautifully Updated and Move In Ready!

This is one of the prettiest and most well maintained homes I’ve ever listed….just look at that front porch that says “Come on in!”

There are so many special features in this house…first, the basics. It’s a two story, 3 bedroom, 21/2 bath home with a two car garage and private drive. Inside you’ll find a spacious living room with wood burning fireplace that leads to a bright and comfortable sunroom.

Like to cook? Plenty of counters and cabinets here, plus high end appliances! Sellers opened up the wall from the kitchen to the dining room for easy flow of guests for special celebrations and entertaining.

Upstairs, an expanded primary suite featuring a walk in closet, laundry, exercise area and custom shower/double vanity.

Now that the warmer weather is here, you’ll enjoy the private, fenced backyard with patio and wood burning fireplace. Note the garage is extra wide!

Other features include newer roof and exterior paint, climate controlled wine cellar and extra storage space under the two story addition. Truly, a very special Brookside home in an excellent location–close to Trolley Track Trail, shops and parks. 5825 McGee, offered at $549,000. Listed with Better Homes and Gardens, Kansas City Homes. Message me for more info!

Another Friendly Local Business Open in Waldo-Front Range Coffeehouse

Welcome Neighbors!  That’s the greeting on the door of the new Front Range Coffeehouse and Provisions shop at 400 E Gregory (NE corner of Gregory and Oak).  This isn’t your usual coffee shop; there is so much more here to explore, brought to you by the same folks who created Made in KC.

Keith Bradley and Tyler Enders

Partners Tyler Enders and Keith Bradley explained the mission of the café/store:  “It’s kind of like a modern, eclectic bodega” with all kinds of specialty food items and fun stuff available to purchase.  Every merchandise shelf offers something you’ll need or want: puzzles, t-shirts, candles, soaps, snacks, BBQ rubs, bags, cups and glasses…there’s over fifty different brands in this space! Tyler explained he wants to add seasonal items too, like garden tools, snow shovels and random, useful “stuff” that he thinks would be useful for area residents.   (Suggestions welcome!)  There’s a strong emphasis on a wide variety of local and regional products. You’ll see more than one kind of granola and coffee for sale.  “There are so many people in KC who do coffee well; we will bring in different vendors and showcase them for a while, to give new businesses much needed exposure.” 

Keith and Tyler, along with another partner, started Made in KC to promote small, locally owned businesses who have interesting and unique things to sell but lack the marketing skills and  retail space.  They started with a 15 vendor pop up shop in Prairiefire that “exceeded our expectations” and grew from there.  Eventually, they wanted to open a coffee café.  You may be familiar with the first Front Range spot in Fairway or the Outta the Blue Café (with a beach theme) at Park Place in Leawood.  Front Range has a warm, Colorado  cabin feel, inspired by Keith and Tyler’s annual trips to the mountain state.  Notice the framed painting of a Colorado landscape by Tyler’s great  grandma and Keith’s grandfather made the checkerboard table. They are both longtime Brookside residents, and their love of the neighborhood made them choose this location; they actually bought the entire, 100+ year old building!  “We want people to feel like they can come in and camp out for a while—enjoy a beverage, play a board game, chat with friends and pick up a few fun items to take home” Tyler says.  They offer a full line of expresso drinks and teas, pastries, some bottled juices and cold/vegan/gluten free food items plus donuts on the weekends.  Coming soon:  beer, wine, cocktails, and ice cream!  There is something for everyone,  of all ages.

Stop in and relax in your new neighborhood hang out—Front Range Coffeehouse and Provisions at Gregory and Oak.  Current hours are 7am-5pm seven days a week; this summer they will stay open later and a Grand Opening is planned for next month.

Celebrate St Patrick’s Day Early in Brookside This Saturday

*UPDATE!* Due to weather conditions, the Parade has been rescheduled for Saturday March 19 at 1pm. The route remains the same.*

It’s been two years since the parade happened in Brookside (and you know why) so this year’s celebration will be extra special: people want to get outside and socialize! Plus this is the 40th anniversary of the event, officially called the St. Patrick’s Day Warm Up Parade.

One of the things I like best about this parade is you can get pretty close to see all the floats, musicians, dancers, cars and participants along the route. Over 100 businesses and organizations are participating, so there is a lot to see! This is a family affair and everyone is welcome. The parade starts at 2pm Saturday March 12; be aware that several Brookside streets will be blocked off before 2pm for staging and crowd control. Watch for strollers and pedestrians! I’m posting the parade route below.

Plan on spending Saturday in Brookside! Support our local businesses by coming early for breakfast or lunch; stay after for a beverage, dinner or shopping. It will surely be a festive atmosphere all day Saturday in Brookside!

Armour Hills Home Sales Report – January 2022

It’s the last day of February, so I’m slipping in this last home sales report for last month-for Armour Hills. There are some similarities between this year’s January stats compared to last year–the one significant change was the median sales price dipped a bit from a year ago. I seriously doubt this is the start of a trend, though! Here are the numbers for Armour Hills home sales last month, one of the larger subdivisions in Brookside:

January 2022january 2021
Median list price$450,000$500,000
Median sales price$475,000$490,000
No. of homes sold 3 3
Days on market 2 3

Although the median sales price was lower than a year ago, it was 5.5% over asking price. The same number of homes closed; and these homes went under contract even faster. The highest sales price last month was $420,000 and the highest was $493,000. Currently there is just one home for sale in Armour Hills, at a list price of $367,500.

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

Waldo Home Sales Report-January 2022

Waldo home sales are off to a strong start, even in the traditionally slow month of January. If there was more inventory, more homes would sell! Here are the single family home sales for last month in Waldo, using the street boundaries of Gregory to 85th St; State Line to Holmes:

January 2022january 2021
Median list price:$218,500$245,000
Median sales price:$216,250$244,000
No. homes sold: 16 13
Days on market: 3 21

Although there was a decrease in the median sales price compared to last year, that is because more of the larger, higher priced Waldo homes sold in January 2021. Note the wide range of sales prices-typical of Waldo-the lowest closed price last month was $45,000 and the highest was $507,000.

Currently there are just four single family homes for sale in Waldo, with a median list price of $217,000 and nine days on the market.

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

Waldo Week Happening Feb 17-25, 2022

What is there to do on a snow day? Celebrate another Waldo Week! Very understandable if you stay in today, though. This event promotes our locally owned businesses in Waldo and encourages you to explore places you may not be familiar with. Waldo Week starts today, February 17 and runs through Friday Feb 25, 2022. So plenty of time to take advantage of the specials!

Several businesses are offering special discounts over these dates, including CoWork Waldo, Hawthorne and Ivy, SOAP Refill Station, Mike’s Wine and Spirits and Strips Chicken. , Eclectics, The Well, and Lew’s Bar and Grill. In addition, there will be a virtual auction happening online with proceeds going to Happy Bottoms diaper resource. Many participating businesses will also offer diaper drop off bins if you would like to help out that way.

This is the seventh annual Waldo Week–make plans to take advantage of special deals and support our locally owned businesses! More info, and a complete list of participants, at the Waldo business association site.

Brookside Home Sales Stats-January 2022

We are starting off the year with….just crumbs out there for homebuyers! The lack of inventory is startling! As we get into the warmer months, more listings will pop on. In the meantime, as usual, any new listings get snatched up very quickly. Let’s take a look at the stats for what sold last month in Brookside, using the zip code 64113, single family homes.

January 2022January 2021
Median list price $585,000$399,000
Median sales price$585,000$432,000
No. homes sold 13 6
Days on market 14 13

There was a 35% increase in the median price of a home compared to a year ago! However, note that we had two million dollar plus sales last month, and the lowest sales price was $370,000; the highest was $2.25 million. Buyers still paying at or over list price.

Currently there are just five homes for sale in Brookside, with a median asking price of $575,000. Two of the five homes are over $1,000,000; all are over $500K. Days on market is 49–primarily due to one very overpriced listing (in my opinion) that’s been lingering on the market for over a month, priced just over $1 million.

If you are thinking of selling-or buying-in Brookside this year, I can help!

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

Feel Like A Massage? Try Crossing Paths Massage Therapy

“Treat yo’self” – one of the memorable lines from the TV series Parks and Recreation.  We all feel the need to pamper ourselves every so often, and there’s a new massage therapy studio in Brookside that will do just that!  Crossing Paths Massage Therapy opened recently in east Brookside,  at 751 E 63rd St.

When I heard about Crossing Paths, I had tto indulge in a massage for myself—research for the blog of course! I had the basic 60 minute relaxation massage, and it was…wonderful!  A couple of days later I called Stephanie Cross, the owner, for more information about her and her business.

Stephanie Cross

Stephanie started as a nail technician, yet always had it in the back of her mind that she also wanted to do massage therapy.  She enrolled at WellSpring School of Allied Health (massage therapy is their main program) and graduated in September 2019.  While working at The Elms Hotel  and Spa, she decided to open her own studio as well after seeing a friend’s space in the building—“I really like the vibe of Brookside”.  She also wanted to make more of a personal connection with her clients, as the people she sees at the Elms are more transient.  “I have seen the change massage therapy can make in your life and wanted to offer those services to regular customers”. 

Stephanie offers 60, 90 and 120 minute relaxation and therapeutic massages.  All include hot towels and aromatherapy.  She offers add-ons including  foot and back scrubs, CBD  and cupping therapy.  Services are offered Saturday through Tuesday, and gift certificates are available (still looking for a Valentine’s day gift??).  The studio entrance is on the south side of the building, easily accessible on the ground floor and right next to the covered (free) parking garage.  The best way to reach Stephanie is via text (417 894 2456) or  her Facebook or Instagram (@crossingpathslmt) page.  Mention this blog post and get $10 off your first massage, valid through June 1st.

Next time you need to treat yo’self, try Crossing Paths—another locally owned and operated Brookside business!