The higher interest rates haven’t dampened home sales in Armour Hills! Prices are up, although homes are staying on the market just a little longer than last year. Here are the stats:
November 2022
November 2021
Median list price:
$445,000
$362,500
Median sales price:
$440,000
$368,000
No. of homes sold:
9
8
Days on market:
13
3
Home prices closed 19.5% higher than November 2021; about the same number of homes changed ownership and final sold price was slightly lower than list price. The lowest closed sale was $200,000 and the highest was $512,000. Let’s look at year-to-date figures:
Jan-Nov 2022
Jan-Nov 2021
Median list price:
$399,900
$365,000
Median sales price:
$432,000
$380,000
No. of homes sold:
75
66
Days on market:
3
2
Consistently, buyers are paying over asking price for Armour Hills homes (8% for the year), and those houses listed go under contract quickly. Home values are up 12% compared to same period last year.As of this posting, there are no houses in Armour Hills for sale.Happy 2023 to all my readers!
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
The holidays in your own home…it’s a special time! Perhaps you purchased a home in Brookside or Waldo within the past year or so…know that your property value is likely on the rise! Higher interest rates have slowed the number of houses sold, but Waldo prices are still going up. Let’s look at the numbers…I’m using the street boundaries of Holmes to State Line/Gregory to 85th St for these stats:
November 2022
November 2021
Median list price:
$245,000
$235,000
Median sales price:
$257,000
$225,000
Days on market:
4
3
No. of homes sold:
19
35
Values rose 14% compared to November 2021, with 45% fewer homes closing last month compared to a year ago. Still, buyers are regularly paying over the list price. Here are the year-to-date numbers:
Jan-Nov 2022
Jan-Nov 2021
Median list price:
$259,450
$247,950
Median sales price:
$275,000
$258,700
Days on market:
3
3
No. of homes sold:
262
362
For the year, prices are up just over 6%; although 27% fewer homes have sold so far. Waldo continues to be a very hot location for buyers despite the higher interest rates–most homes go under contract within a few days. Next month I’ll post Dec stats and a year end wrap up! Currently there are 16 active single family listings in Waldo with a median price of $252,778. The lowest asking price is $75K and the highest is $440K.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Home sales are definitely slowing down in Brookside as we head towards the end of the year; however, prices are still rising–just not quite as much as earlier in 2022. Let’s take a look at single family home sales for last month in Brookside, using the main zip code of 64113 for the stats:
November 2022
November 2021
Median list price:
$475,000
$425,000
Median sales price:
$472,500
$425,000
Days on market:
8
4
No. of homes sold:
19
31
The lowest closed price last month was $200K and the highest was $1,055,000–which was over the asking price. Fewer homes sold compared to November 2021 and the median price was just under list price. Here are the year-to-date figures:
Jan-Nov 2022
Jan-Nov 2021
Median list price:
$492,450
$467,725
Median sales price:
$500,000
$475,000
Days on market:
3
3
No. of homes sold:
272
310
For the year, most homes have been selling over the asking price and go under contract in a very short amount of time. Sales have slowed–12% fewer homes have sold this year so far. There is still a shortage of updated homes priced under $350K in Brookside–those days may be gone forever! Currently there are 15 active listings, with a median list price of $565,000. Most of the homes are priced over $500K, with three homes over $1,000,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
There are some iconic landmarks in Brookside and Waldo…places like Waldo Pizza, Roasterie Coffee, the Piano Room, McLain’s Bakery, Charlie Hoopers…and many more. It’s what makes our neighborhood unique; these are not cookie cutter chains. They are the kind of locally owned spots that you always enjoy going to; a place where you bring visitors and meet friends; often a place where the staff is consistent or you bump into someone you know. One of our landmarks is changing hands next year: Bier Station.
I first wrote about Bier Station ten years ago, shortly before it opened. Owner John Couture was at the very beginning of the craft beer explosion: he offered 21 taps of fresh, rotating beers and hundreds of bottled options for customers to create their own personalized six packs. He and his family lived close by, and welcomed kids who stopped in with their parents, offering games and puzzles. Eventually John added more food selections and an outdoor patio. The neighborhood embraced and supported Bier Station; it was becoming a landmark.
Naty Cardenas, left, and Bier Station owner John Couture
John did more than just sell beer; he started hosting events that supported local candidates and non-profit causes he believed in. Bier Station initiated Q&A sessions with our local city council reps, fundraisers for Animal Rescue Alliance, Moms Demand Action, homeless teen parents and various candidates for office; there were comedy nights, silent auctions and the infamous Josh Hawley Fun Run – the money raised from that event went to causes that the conservative Missouri senator is against. John has always been an activist at heart, and he invited the community to participate and make a difference, as they enjoyed a beverage and conversation.
When I visited with John last week, he emphasized how much he’s enjoyed having Bier Station but it was time to move on. “During the past decade, people’s drinking habits have changed. There were just a couple of craft beer places in KC when I opened; now there are at least 30 or 40 options. I’m proud to have opened the first craft beer/ tasting bar /bottle shop in the Midwest. The bar has won many national awards and we’ve raised over $300,000 for non profit causes and civic campaigns”. One of the events he’s most proud of: working with the dean of Pharmacy at KU to host a COVID 19 vaccine clinic last year, vaccinating over 1000 people. And in December 2020 when vandals smashed the front door of the building, locals came by with envelopes of money to help pay for the repair: McLain’s brought over goodies for the staff and business surged in support. “Our customers really are the best! They are very friendly, very generous with tips and they get to know our staff. Several close friendships between staff and patrons have developed over the years.”
City Barrel Brewery and Kitchen has purchased Bier Station and has a few changes planned: they will serve New York style pizza and redo the patio out front, adding a roof. There will still sell beer to go and have several local brews on tap. As for John, he is taking some time off- his family is “very excited” to see more of him as he figures out next steps that will include some sort of political activism. In the meantime, John invites you to stop in and enjoy a brew and say goodbye before Bier Station changes hands. There is a big staff reunion on Monday Dec 19 and a final celebration on New Year’s Eve—the last night of Bier Station. Mark your calendar! Bier Station is located at 120 E. Gregory. Thank you John, and Bier Station, for all you have done for our neighborhood and community!
DIY..do it yourself!! That’s the mantra of new Waldo business Goofball SK8boards, LLC at 300 W. 80th St. Welcome to the neighborhood!!
Joan and Harper Rose
Married couple Joan and Harper Rose love to skateboard. Harper started the sport first, and Joan picked it up during the early days of the COVID pandemic. They even started a zine about it, and tried skating at local outdoor parks. But they increasingly felt unwelcome, like they were “taking up too much space” as skate culture has traditionally been focused on straight white guys. Determined not to give up or be intimidated, Joan and Harper decided make some changes themselves.
Initially they planned to open a skateboard company to sell boards and supplies, but a friend operating a store advised against it due to too many ongoing supply issues. However, their friend said opening a skate park was a great idea—that was a real need. Joan and Harper switched gears and started looking for space for an indoor park, with the goal of “providing this community with a friendly and affirming place” for all ages. Harper says “Although there is a wave of inclusivity moving across the culture, everyone interested deserves a welcoming, friendly place” for the hobby. Both live in Waldo and found this nearby building, which was formerly used by Neal Harris, the HVAC contractors. The slick concrete floors are perfect for skating; they’ve installed ramps and steps and are patiently waiting for city approval from KCMO to officially open the skate area. Boards, tee shirts, and supplies are available for purchase as well, and Harper will help with skateboard repair. Additional plans include skate lessons for kids and adults, and a zine library. “We want to cut out the intimidation factor for beginners” says Harper. They believe this could be the first female and queer owned skate shop in Missouri! A film crew from Columbia MO recently stopped by to include Goofball SK8boards in a documentary about female skaters in the state.
Goofball SK8boards is open Tuesday through Sunday from 11am-6pm. There’s plenty of parking on the east side of the building at 300 W 80th St. More info available through their Instagram account or website. Welcome another small, locally owned business to Waldo!
Hope everyone had a relaxing holiday last week! Time to enjoy all the leftovers…! I have one more October sales report to post, regarding home sales in Armour Hills:
October 2022
October 2021
Median list price:
$490,000
$380,000
Median sales price:
$507,500
$370,000
Days on market:
2
13
No. of homes sold:
4
5
Every house that closed last month was over the list price, and the lowest price was $415K. Interesting fact about the highest closed price: $50,000 over the list price; buyer purchased “sight unseen”. WOW. Below are the year-to-date numbers:
January-October 2022
January-October 2021
Median list price:
$399,000
$372,400
Median sales price:
$429,500
$382,500
Days on market:
2
2
No. of homes sold:
66
58
Armour Hills isn’t following the Brookside trend this year–more homes have sold so far and values are up 12%! Homes are going under contract quickly with most buyers paying over asking price. Currently there are just two homes for sale in Armour Hills, both have been on the market for a several months–median list price is $449,950 and 98 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Here we are, heading towards the end of the year, and Waldo home sales are slowing down..yet prices are up! Let’s take a look at the details… I’m using the street boundaries of State Line to Holmes/Gregory to 85th for these stats:
October 2022
October 2021
Median list price:
$280,000
$230,000
Median sales price:
$280,000
$235,000
Days on market:
13
9
No. of homes sold:
22
37
Buyers are still paying list price or above for most properties; and the closed price was 19% ahead of October 2021. The lowest sale price was $60,500 and the highest was $650,000. Below are the year-to-date numbers:
Jan-Oct 2022
Jan-Oct 2021
Median list price:
$263,950
$249,900
Median sales price:
$276,000
$260,000
Days on market:
3
3
No. of homes sold:
252
328
So far, 30% fewer homes have sold compared to last year–probably cause is the higher interest rates that kicked in late Spring; and yet buyers are still paying over the list price as home values are up 6% over 2021.
Currently there are 18 single family homes for sale in Waldo, with a median list price of $364,750 and 25 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
These things are true: sales of single family homes are slowing, and Brookside homes are generally defying the trend. Those sellers who have well maintained homes in a desirable location, and priced right–buyers are still out there, purchasing in Brookside! Let’s look at the numbers. I’m using the main Brookside zip code of 64113 for the report:
October 2022
October 2021
Median list price:
$584,475
$485,000
Median sales price:
$622,500
$472,000
Days on market:
3
3
No. of homes sold:
18
27
Last month, of the 18 homes that closed, four homes were over $1,000,000 and 12 closed over $500K. That accounts for the higher median sales price-31% over October 2021! As you can see, most buyers paid over the list price. Houses continue to go under contract within a few days. . Here are the year-to-numbers:
Jan-Oct 2022
Jan-Oct 2021
Median list price:
$499,000
$475,000
Median sales price:
$505,500
$480,525
Days on market:
3
3
No. of homes sold:
252
279
Comparing the YTD figures, Brookside home values are running 4.84% higher than last year even though less homes have sold. As interest rates have risen this year, some would-be sellers are sitting tight on their fixed low rates rather than have a new mortgage at a much higher price. Less inventory usually pushes prices up. Currently there are 19 homes for sale in Brookside, with a median list price of $525K and 38 days on the market. Four homes are priced over $1,000,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
We have lots of houses in the Brookside/Waldo area but not a lot of newer apartments for rent. That changed over the summer with the opening of Brookside Commons, an upscale apartment project now open at 6551 Rockhill Road.
As a Realtor, I see so many homes with some beautiful, unique decorating styles and furnishings…however the public spaces in Brookside Commons are most impressive for a new build. The style here is not cookie cutter, like so many apartment complexes are. I recently walked through the space with assistant manager Chloe Newell. It was impressive!
“Luxury living is here; there is really nothing else like this in Brookside” Chloe says. Each apartment comes with access to so many amenities: a resort-style outdoor pool, four BBQ grills, resident lounge with fireplace, a gym/yoga studio, game room, electric car charging stations and a dog park. Brookside Commons also has an amazing co-working lounge and conference room, designed specifically with the WFH resident in mind. All of these spaces are comfortable, attractive and welcoming. The Lowery Design Group, based in Prairie Village, provided the décor.
There are three buildings that make up Brookside Commons; two of the buildings are open for occupancy and the third will be finished early next year. Kansas City- based companies Sunflower Development Group and Platform Ventures are developing the project; the space was formerly a surface parking lot for Research Medical Center, part of the Baptist Medical Center campus. Once completed, the project will have 210 units, consisting of studio, one- and two- bedroom units; prices range from $1095 to $2295 per month. Lease options are available from 3 months to 15 months with one month free special on a 13 month lease. Surface parking is available on the property and a gated, covered parking garage is under construction. Each unit has a full appliance package including a washer/dryer; most have a balcony. Parking and internet are available for extra fees and two pets are allowed per unit.
Brookside Commons offers a convenient location; easy access to the Plaza, Westport and downtown; Brookside and Waldo shops and restaurants are within a mile. Chloe is right; there isn’t really anyplace like this in the area for rent. These new apartments are beautiful and the amenties are first class. You can stop by for a tour yourself; contact Brookside Commons via their website.
The Brookside Holiday Season Opener is tonight! Get in the spirit browsing through the shops and check out the special deals! The Holiday Trombones will play from 5:30-6:30 at the Bank Midwest Plaza (at 63rd and Brookside), and the tree will be lit at 6pm.
The Holiday Season Opener is going on all weekend — please support our local businesses for your gift giving needs. Our unique shops and restaurants make Brookside so special!
Inside Brookside (And Waldo) 