It’s growing season!! The Brookside Farmers’ Market is officially open for the 2022 season, at HJ’s Community Center, 6425 Wornall.
Now open every Saturday from 8am-1pm, you’ll find something different each week, There’s usually always locally grown fresh meat, fresh baked goods, some produce, herbs and flowers. Bring the kids; don’t forget tote bags for your goodies and splurge on some tasty foods you just won’t find in the grocery store. Thank you for supporting local!
The number of available homes for sale in Brookside keeps shrinking. New listings priced under $500K are barely on the market for 48 hours. And with rising interest rates, some potential sellers may decide to stay put instead of buying something else with a much higher monthly payment due to rising rates. So, let’s take a look at the numbers:
| March 2022 | March 2021 | |
|---|---|---|
| Median list price: | $481,000 | $427,400 |
| Median sales price: | $512,500 | $430,000 |
| No. homes sold: | 20 | 26 |
| Days on market: | 2 | 2 |
The lowest closed price last month was $276,000 and the highest was $1,075,000–and that was $25K over the list price! Prices are up 19% compared to March 2021.
Here are the year-to-date stats:
| Jan-March 2022 | Jan-March 2021 | |
|---|---|---|
| Median list price: | $500,000 | $400,000 |
| Median sales price: | $535,000 | $410,000 |
| No. homes sold: | 49 | 55 |
| Days on market: | 4 | 2 |
There have been five $1,000,000+ sales this year so far; 30 homes sold over $500K. Buyers regularly pay over asking price and values are up 30% over 2021. Currently there are only seven listings in the main Brookside zip code of 64113, and four of those homes are priced over $1,000,000..so the average list price is $1,099,000!
(All numbers taken from Heartland MLS; deemed reliable but not guaranteed.)
If you’ve ever walked into an Irish pub, you know that special, chummy feeling of “ahh… time to relax, sip a drink or two, order some pub food and open up the conversation!”. That’s the vibe co-owners Shaun Paul Brady and Graham Fox Farris have created at their new restaurant and bar in East Brookside, Brady and Fox. Farris is from Olathe, and Brady is from Nenagh, in the county of Tipperary, Ireland. They met many years ago when Farris was in culinary school at Johnson County Community College; Brady has worked at several restaurants (you may remember his old place on Troost, Brady’s Public House). Graham and Shaun instantly became close friends and decided to pair up on this new venture. They wanted to keep Brady in the name, and added Fox to honor Farris’ mother as it was her maiden name.
Business has been strong and steady, owing to the owners’ friendliness (Brady makes a point of greeting every table), fresh, tasty food and the relaxed atmosphere. Come in to enjoy a hearty pub style meal (the most popular items are the Traditional Fish ‘n Chips, Steak and Guinness Pie, the homemade sausage rolls and scotch egg). Graham says “just about everything here is made from scratch…well, not the ketchup!” and there’s even an emphasis on homemade desserts: Irish Coffee Chocolate Chip Bread Pudding and Irish Farms Liqueur Crème Brulee. Or, have a seat in the lounge area with friends for a whiskey tasting: Shaun stocks over 50 varieties at this time. He supports local distilleries as well; you’ll find Boulevard on tap and Riegers, Mean Mule, and Restless Spirits liquors. There are two separate bars if you feel like stopping in for a quick one; or spend some time on the outdoor patio with a pint and sandwich.
Shaun told me “One of my dreams is for this place to bring back the family meal” . He and his wife have two young children and he relishes when he and the family can go out together for dinner and conversation. Watch for an expanded menu in the next week or so and a children’s menu. “I am super thrilled to be back in this neighborhood, “ Shaun says, “So happy to see old friends here and meet new ones from the area”. Brady and Fox’s hours are 11am-11pm Tuesday through Saturday; after Easter they will open 10-4 on Sundays.
The Rock the Parkway Race is happening this Saturday morning, April 9, 2022. It starts at Burns and McDonnell near Bannister and Wornall and continues through Ward Parkway, around Loose Park and Brookside. There is a 5K and half marathon, starting at 7:30am..
I’m posting the route here; be aware and avoid these streets Saturday morning, vehicles will not be able to get through!
I’m posting this last blog about February home sales stats … just a few days in to April! Prices on the rise and higher than last year at this time…same story! These numbers reflect home sales in the Armour Hills subdivision in Brookside:
| February 2022 | February 2021 | |
|---|---|---|
| Median list price: | $407,000 | $335,000 |
| Median sales price: | $395,000 | $358,775 |
| No. homes sold: | 4 | 5 |
| Days on market: | 86 | 2 |
The median sales price increased 10% over last February. Note the longer days on market figure–that is because there is one house in Armour Hills that sat on the market 213 days before going under contract.
Here are the year-to-date numbers:
| Jan-Feb 2022 | Jan-Feb 2021 | |
|---|---|---|
| Median list price: | $415,000 | $347,000 |
| Median sales price: | $420,000 | $361,000 |
| No. homes sold: | 7 | 8 |
| Days on market: | 17 | 2 |
Compared to the same period last year, home values are up16% in 2022. And most buyers pay at or over the list price. The lowest closed price so far is $330K; the highest is $535K. As of this posting, there are no homes for sale in Armour Hills. The homes that were listed in the past week are all under contract.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
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 2022 | February 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 2022 | Jan-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.)
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 2022 | February 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 2022 | Jan-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.)
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!
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.
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.
*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!
Inside Brookside (And Waldo) 