It’s time for the annual Brookside Trick or Treat Street, happening tonight from 4-6pm!
Even if you don’t have children who want to participate, this is a fun Fall neighborhood activity for all ages: just to watch the parade of kids and often their parents, in costume, going from shop to shop collecting goodies from our local merchants.
Please be aware, 63rd St at Brookside Blvd , Wornall to Main will be full of extra pedestrians and little ones during the late afternoon today. Please drive carefully or avoid these streets altogether for a couple of hours.
Thanks to the Brookside Business Association and all of our local merchants who keep this event going every year!
Interest rates are rising for homebuyers and home prices are still rising..at least in they are in Waldo! Demand continues to be high for this area, which I designate as Gregory to 85th St; State Line to Holmes. Let’s take a look at the numbers:
September 2022
September 2021
Median list price:
$289,000
$225,000
Median sales price:
$295,000
$237,500
Days on market:
5
7
No. of homes sold:
29
32
Most buyers paid at or over the listed sales price by about 2%; prices were up 24% compared to September 2021. The lowest closed price was $133,000 and the highest was $417,000. Here are the year-to-date numbers:
Jan-Sept 2022
Jan-Sept 2021
Median list price:
$263,000
$250,000
Median sales price:
$278,000
$263,500
Days on market:
3
2
No. of homes sold:
237
295
Although fewer homes have sold this year, by 19% so far, home values are up 5.5% and most buyers pay over asking price.Currently there are 18 single family homes listed in Waldo, with a median price of $275,000 and 18 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Neighbors, in this month’s report, we see the affect rising interest rates are having in our area: median sold prices are lower and some homes stay on the market longer. However, for the year, home values have risen in Brookside! Let’s take a look at the specific numbers; I’m pulling these stats based on sales in the main Brookside zip code of 64113:
September 2022
September 2021
Median list price:
$439,900
$484,900
Median sales price:
$437,900
$480,000
No. homes sold:
25
25
Days on market:
19
4
The lowest closed price last month was $315,000 and the highest was $1.7 million. We had two million dollar+ sales last month. Median sales price was just under list price; compared to the same period last year, prices fell 8.7%. Here are the year-to-date numbers:
Jan-Sept 2022
Jan-Sept 2021
Median list price:
$489,700
$475,000
Median sales price:
$500,000
$482,763
No. homes sold:
236
252
Days on market:
3
3
So far this year, prices are up 3.5% over 2021, and although fewer homes have closed, sales prices are ahead of last year. Currently there are 30 single family homes for sale in Brookside, with a median list price of $512,450 and 27 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
The Garmin Kansas City Marathon happens tomorrow and that means….major traffic disruptions from 7am through 2pm!
Attempt to drive at your own risk during this race..major, major delays!!!
Starting downtown and going through midtown, Westport, the Plaza and Brookside/Waldo to 75th St. It will be very, very difficult to drive in these areas during the race.
Please be aware and change your schedule accordingly!
So often in Brookside and Waldo, you’ll patronize a business that you can really feel the owner has a passion for: think of our local restaurants like Plate and Bella Napoli, or Brady and Fox; SKINKC, locally made chemical free products for your body; SOAP Refill Station creates ecofriendly cleaning products that uses recycled containers. Dave Reinert, owner of Bicycle Depot in Waldo, has that passion. His passionate hobby of repairing bikes turned into a full time business.
Bike Depot in Waldo
Dave Reinert and Bruce Homstad
Dave spent many years as a schoolteacher in public and private schools; at the same time, he spent 20 years repairing bikes out of his basement based on word of mouth referrals. Business increased drastically during the pandemic, and with a “gentle push” from his family, he decided to open his own storefront. Dave had experience working with non profit bike organizations, and stopped driving a car years ago. His brother also owns a bike shop in Minneapolis. “I wanted to do something good for the environment. I have a real love for green transportation; it’s generally quiet and good for your health. I regularly buy everything I need here in Brookside/Waldo and wanted to open my shop in the area. I live just a few blocks away! “
Bicycle Depot focuses on bike service and repair (including electric bikes) and sells bikes from State Bicycle Company and Batch Bicycles. “The quality of these products is so much better than you will find at a big box store, and the riding experience will be much better” Dave says. He also stocks some supplies like helmets and gloves. He will take bike donations and sells used ones as well. Service and repair are his focus; you can walk in and get a free assessment of the problem, the cost to repair and the general turnaround is one or two days. Longtime cyclists in the area may recognize Bruce Homstad in the shop, who worked for Family Bicycles—he’s been a certified bike technician for 30 years so you know…these guys know what they are doing when it comes to keeping your bike tuned up and ready to ride!
Bicycle Depot opened in March at 220A W 75th St; across the street from the Aldi parking lot and just east of the busy 75th and Wornall intersection. Fall weather is a perfect time to ride, and there are so many trails in our area (Dave has a map!) so stop in and get to know Dave and Bruce for your bicycle needs. They will make sure your ride is the best it can be!
It seems there are daily news stories about the housing market; prices falling, sellers dropping prices, there isn’t enough inventory, there is too much inventory, interest rates on the rise…yes, the market changes every day and it’s all true in one way or another. Here in Armour Hills in Brookside, homebuyers are still snapping up the houses that are well priced and well maintained. Let’s take a look at the details:
September 2022
September 2021
Median list price:
$469,950
$399,000
Median sales price:
$466,450
$405,000
Days on market:
21
4
No. of homes sold:
6
3
Although the median closed price was a little lower than list, compared to September 2021, values are up 15%! The lowest closed price was $345,000 and the highest was $540,000. Here are the year-to-date numbers:
Jan-Sept 2022
Jan-Sept 2021
Median list price:
$399,000
$369,900
Median sales price:
$425,000
$390,000
Days on market:
2
2
No. of homes sold:
61
53
Overall, home prices are up about 9% this year in Armour Hills, and most homes sell at or above list price. Currently there are six homes listed, with a median price of $421,000 and 21 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
You’ve heard the housing market is slowing down…when actually, it’s just falling back into a more normal pattern. It’s not quite as crazy as it was the first few months of the year, but buyers are still out there ready to purchase! Here are the stats for single family home sales in Waldo, using the boundaries of Gregory to 85th St; State Line to Holmes:
August 2022
August 2021
Median list price:
$235,000
$267,000
Median sales price:
$237,000
$271,500
Days on market:
4
2
No. of homes sold:
24
38
The drop from the August 2021 closed price to August 2022 was 14% Fewer homes sold last month, and it took a bit longer for those to go under contract. The lowest sold price last month was $95,000 and the highest was $455,000. Here are the year-to-date stats:
Jan-Aug 2022
Jan-Aug 2021
Median list price:
$249,925
$252,500
Median sales price:
$267,250
$265,000
Days on market:
3
2
No. of homes sold:
194
258
Year to date, 24% fewer homes have sold in the Waldo area; the median sales price is comparable to 2021 and overall, buyers still paying more than list price for homes. The market is slowing down but there are still buyers! Currently there are 18 single family homes for sale in Waldo, ranging in price from $124,500-$450K and 20 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
The home sales market is balancing out a bit since interest rates keep rising…for only the second time this year, most closed sales prices are less than list price–meaning buyers have some negotiating power. Let’s take a look at the stats, using the main Brookside zip code of 64113 for this report:
August 2022
August 2021
Median list price:
$525,000
$524,900
Median sales price:
$510,000
$510,000
Days on market:
4
3
No. of homes sold:
29
31
Comparing the numbers from August 2021, the list price and sales price are the same; in 2022, every month except August and February, most buyers were paying list price or over. Last month, the ratio from list to sales price dropped almost 3%. The highest closed sale last month was $1,287,000 and the lowest was $255,000. Below are the year-to-date numbers:
Jan-Aug 2022
Jan-Aug 2021
Median list price:
$499,000
$469,995
Median sales price:
$510,000
$485,000
Days on market:
3
2
No. of homes sold:
209
227
Overall this year, buyers were paying about 2% over the list price; sales prices are up 5% over last year. Interest rates have doubled since the beginning of the year however the well priced, well maintained and updated homes are still selling quickly!
Currently there are 24 active single family homes listed in Brookside, ranging in price from $250K-$4,000,000. The median list price is $502,000; half the listings have prices over $500K.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
It’ s happening this Saturday, September 17, starting at 10am and running until 8pm. There will be many vendor booths, a few food trucks, plenty of live music and activities for the kids.The weather forecast looks perfect!
The festival is located at Gregory and Wornall so be extra careful if you are driving in that area Saturday–watch for extra pedestrians and kids running around!
Thank you for supporting our local vendors and activities!
Every so often, you may have a need for a smaller, special gathering—perhaps a retirement party, baby shower, going away get together, intimate wedding, family reunion; or perhaps a small meeting, business brainstorming retreat or indoor photo shoot. You don’t want the restrictions and pricing of a hotel meeting room or restaurant, yet no one’s personal home is quite right. Consider East Brookside’s newest business: Cocoa Spaces, a “micro event space” that could be just what you are looking for!
Porshia Mitchell
Owner Porshia Mitchell is an electrical engineer by trade, and she always loved being the planner for her friend’s gatherings. “I love the idea of bringing people together to celebrate”, she says, and had been pondering the idea of opening up such a space for a few years. When she turned 30, she was looking for a space to celebrate with her friends and had trouble finding such a spot. Her passion project turned into a reality when Cocoa Spaces opened at the end of July. Located at 912 E 63rd St at Harrison, the event venue offers 1300 SF, equipped with a kitchenette, mobile bar, TV and sound system, tables, chairs, and a small lounge area; it is ADA accessible. Cocoa Spaces comfortably holds 50-60 people at tables or reception style. Porshia has a list of vendors you can work with for décor, music and accessories; regarding food and liquor, bring in your own or use a caterer. Parking is available in front, on the street and east of Rockhill Road. Rental prices vary depending on how long you want the space; there is a three hour minimum.
I asked Porshia how she came up with the name Cocoa Spaces. “As a black woman in the world, I’m here to take up space—I can do whatever I put my mind to!” Then she added, “And I love chocolate!” There is a real need for these “micro spaces” for various events involving friends, family or co-workers, especially with the holiday planning season coming up! Remember Cocoa Spaces the next time you are looking for a small, customizable space for a gathering. Porshia grew up nearby and wanted to be in this area—support local! Learn more about Cocoa Spaces on their website or follow them on Instagram @cocoaspaces.
Inside Brookside (And Waldo) 