Brookside Home Sales Report – August 2025

Posted on by
Reply

As we get into the months typically slower for home sales, these Brookside home sales stats show prices are lower than August 2024; yet higher overall for the year. Let’s take a look at the details; I’m using sold sales stats for the main Brookside zip code of 64113:

August 2025august 2024
Median list price:$550,000$582,000
Median sales price:$550,000$602,000
Days on market:42
No. of homes sold:2130

The median home price dropped 8.7% compared to a year ago, and few homes changed owners. The lowest closed price was $285,000 and the highest was $2,850,000 ($65K over list price). Below are the year-to-date numbers:

jan-aug 2025jan-aug 2024
Median list price:$622,000$550,000
Median sales price:$632,500$575,000
Days on market:33
No. of homes sold:170175

And so far this year, prices are running 10% over last year; most homes are still selling very quickly. Currently there are 21 active listings in Brookside, ranging in price from $350,000 to $2,750,000 .

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

KC Public Schools Soliciting Community Input for Another Vacant School Site

Posted on by
Reply

A week or so ago, I attended the Waldo Tower Neighborhood Assn meeting, which included a presentation from Jesse Lang and Shannon Jaxx from the Kansas City Public School district regarding the former Bingham school location, now a vacant lot. Does this sound familiar? In May 2024, I attended a similar meeting regarding the empty Bryant school building in Brookside (319 Westover). This meeting was very similar to the Bryant meeting; KCPS is soliciting public feedback for the reuse of these two sites. Here’s a brief summary below:

You may remember at one point Walmart wanted to build a neighborhood market at this site; homeowners nearby rejected that idea. One of the main issues here regarding redevelopment is the lot, bounded by Wornall, Wyandotte and 77th St has no direct access off Wornall. Vehicle access from Wyandotte can be tricky as it’s narrow residential street, in terms of parking, additional traffic, construction vehicles and supplies going in and out of the area. Still, the land could be used productively, and KCPS would like to repurpose it for teacher housing (as originally suggested for the Bryant location). Other ideas mentioned include housing for seniors, tiny homes, a mixed use of residential and commercial; community amenities such as a public pool, dog park, athletic fields or community gathering space, a hotel or homeless shelter. There has also been a discussion of relocating the Waldo Library to this site. Jaxx and Lang indicated there are developers interested that would submit proposals and specific costs once the options are narrowed down. How any project would be paid for was not mentioned that I recall.

KCPS wants community feedback; I think there may eventually be a survey posted on the website for input. Formal next steps are:

November 2025: Marketing Bingham and other sites

February 2026: Proposals Due

Spring 2026: Reuse Proposal Presentations

Fall 2026: Select a Proposal / Contract Negotiations

Prior to Sale: Finalize the Community Benefit Agreement

A couple of other notes to share: The former Southwest high school will eventually reopen as a middle school. As for the Bryant repurposing project, an update will be provided at a community meeting Monday Sept 29, 6pm, at the Country Club Methodist Church, 400 W 57th St.

(Disclaimer!! I am not a trained reporter and information here is based on my personal notes! There may be a few errors.)

Brookside Sip & Shop Happens Tonight!

Posted on by
Reply

Just a quick reminder….

Brookside is hosting another Sip & Shop tonight, Sept. 18, from 5-8pm…looks like the rain will be finished up way before then! Stroll along 63rd St and browse through the shops, sipping drink samples and checking out the in store specials. Be sure and stop at one of the food spots for a bite or leisurely dinner while you are out! Thank you for supporting our locally owned Brookside businesses!

New Mexican Restaurant Opens in Brookside

Posted on by
Reply

You may have heard a new restaurant has opened in the former Brady and Fox space at 751 E 63rd St…the cuisine is Mexican, it’s locally owned and operated and I stopped by recently to find out more. Welcome to Brookside Muy Caleinte Mexican Grill and Cantina!

Alexa Rivera and Gepsivos Ramos

Two families have teamed up to open this place..actually it’s two father/daughter owner- operators:  Fredy and Alexa Rivera, and Noel and Gepsivos Ramos.  The Ramos team also owns El Plato in Lees Summit.  Alexa and Gepsivos told me they considered a few locations for Muy Caleinte, but decided on this spot because they “wanted to bring something to the community that’s homey and welcoming.  People in this area are very supportive  of small businesses”. The name they chose means very spicy and flavorful…and you’ll find some unique items on the menu that back up that claim.

The tamales are homemade, “made with love” as Alexa says, and come stuffed with chicken, pork, or rice and beans. You can also purchase them by the dozen.  Tacos are deep fried with meat inside and pinned together with toothpicks.  Margaritas, queso and guacamole are made in house and the huge, one pound Caliente burger is served on artisan bread imported from Mexico, with fried jalapenos and a special dressing. On weekends, you can order the quesabirra: shredded beef and cheese dipped in a special broth,  cooked inside  a crispy tortilla on the flattop grill.  Or try the menudo, a type of spicy soup with cow’s tripe and hominy.  Breakfast is served all day.  

Muy Caliente Mexican Grill and Cantina is currently open Monday through Saturday from 10am-9pm; eventually they will open Sundays and add happy hour specials.  Right now they are getting adjusted to the new space and working out the hundreds of details involved with opening a restaurant…still, Alexa and Gepsivos invite you to stop in soon and enjoy a meal on the patio or have a beverage at the bar.  Muy Caliente is at 751 E 63rd St; at the corner of 63rd and Rockhill.

Armour Hills Home Sales Report-July 2025

Posted on by
Reply

Wow this week went by quickly…I’d better get this blog posted before it’s officially September! Here are the July home sales stats for the Armour Hills subdivision in Brookside:

july 2025july 2024
Median list price:$595,000$425,000
Median sales price:$595,000$447,500
Days on market:118
No. of homes sold:26

Just two homes closed last month, both at the asking price. The two homes were priced well about the median list price for July 2024: 32% higher. Below are the year-to-date numbers:

jan-july 2025jan-julu 2024
Median list price:$469,950$432,122
Median sales price:$477.500$444,750
Days on market:32
No. of homes sold:3634

Home values are up a healthy 6.8% compared to last year at this time and the number of homes changing owners remains steady. The lowest closed price so far in 2025 is $340K and the highest is $740K. Currently there are six homes for sale in Armour Hills, with a median list price of $441,500 and 66 days on market.

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

Waldo Home Sales Report – July 2025

Posted on by
Reply

As we head into the second half of the year, the homebuying market typically slows down; notably around the end of August through Labor Day and again in November. Last month showed a healthy price increase over July 2024 as those spring/summer contracts closed. Here’s a detailed look:

july 2025july 2024
Median list price:$330,000$292,500
Median sales price:$334,500$304,750
No. of homes sold:53
Days on market:2824

The median house price is up 9.7% compared to a year ago, and a few more homes sold last month. The lowest closed price was $175K and the highest was $582,000. Here are the year-to-date numbers:

jan-july 2025jan-july 2024
Median list price:$289,000 $295,000
Median sales price:$295,410$300,000
No. of homes sold:33
Days on market:175156

Compared to the same time period last year, prices are off slightly–just about 1%. However, 12% more homes have changed owners. This is great news for buyers and sellers…Waldo continues to be a very desirable neighborhood for house hunters!

Currently there are 25 single family homes for sale, with a median price of $275,000 and 44 days on market. Prices range from $149K on the low end up to $495K.

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

Brookside Home Sales Report-July 2025

Posted on by
Reply

Sometimes, I just don’t know what to say about these house prices. When buyers go so far over the list price, it inflates the market, messes with the comps and pushes housing prices ever higher. Overall, it’s a positive sign that Brookside home prices are steadily increasing! Last month, there was a house listed at $725K that closed at $105K over that price: $830,000. Another home, on Walnut, was listed at $695K and closed at $825,000. Both were fabulous houses, yet still…you know the saying: a house is worth what the buyer is willing to pay for it. And some buyers have the means to pay whatever it takes. Let’s look at the details for Brookside home sales last month in the zip of 64113:

july 2025july 2024
Median list price:$657,000$650,000
Median sales price:$665,000$650,000
Days on market:22
No. of homes sold:2429

Prices were up 2.3% over last July, and most buyers paid around 1% over asking price. The lowest closed price was $295,000 and the highest was $2.2 million. Even that $2.2 million dollar sale closed at $100K over list price! Here are the year-to-date figures:

jan-july 2025jan-july 2024
Median list price:$630,000$549,000
Median sales price:$642,000$566,000
Days on market:33
No. of homes sold:148145

Here you can see how those bidding wars can lead to big gaps in list vs sales price. Compared to a year ago, the median sales price is up 13.4%! About the same number of homes are changing owners, and most houses go under contract within a couple of days of listing. So far this year, there have been 18 million dollar plus sales in Brookside.

Currently there are 18 single family homes in Brookside. The lowest list price is $375,000 and the highest is $1,050,000–for a house on the 5800 block of McGee!!

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

Cafe Corazon Offers New Tastes and Flavors in Brookside

Posted on by
Reply

There are many, many places to get coffee and other beverages in the Brookside/Waldo area, so what’s different about the newest spot, Cafe Corazon?   This is a cafe where you experience “cultural coffee”–a wide variety of blends and flavors based on the owner’s Latin American roots.  Here you can try unique, tasty drink combinations not available in the usual spots. We all love our homegrown coffee cafes in the neighborhood–here’s another one with a twist to try!

Dulcinea Herrer

Owner Dulcinea Herrer says the company chose Brookside for its third location (after Westport and the Crossroads) because the neighborhood supports locally owned businesses.  “The Morningside Shops have the same landlord as our Westport cafe, and when we found out about this spot we knew we would get a lot of neighborhood business.  And we wanted to bring something different to Brookside”.  One of those distinct drinks is the Yerba Mate–Dulcinea watched her grandfather drink it as she was growing up in Argentina.  The flavor comes from a loose leaf plant, often used for digestion.  It is served in a special cup with a specific way to drink it – using a spoon, and is served hot or cold.  Other frequently ordered items include a latte flight, the expresso martini, and the high tea service. Dulcinea notes that 100% of their coffee beans are ethically sourced, and are roasted on site at the Crossroads location.   Breakfast burritos are served all day, and the tamales and empanadas come from Pinole Blue, a Kansas based company.  You’ll also find breakfast sweets and cookies at the shop, plus a chocolate box based on a collaboration with Christopher Elbow chocolates and coffee; there are specialty cocktails and wine available too.   Cafe Corazon offers full service catering and an expresso cart that will travel to your location!

If you want to try something a little different than your normal coffee or cocktail routine, stop by Cafe Corazon at 5911 Main in the Morningside Shops.  They are open seven days a week.  “We want people to come by and experience something outside of normal…while you are here try something fun and new!” says Dulcinea. 

It’s An Eyesore Now — But Upscale Apartments Coming Soon!

Posted on by
Reply

You can’t miss the big gray box at the northeast corner of Broadway and 74th St–where The Well was located. Are windowless apartments going in there?!? Nope, that’s just the 5 story parking garage that confronts your eyes when driving by. The apartments, formerly known as 74 Broadway, will be wrapped around this garage. Interesting concept!

It’s been a very slow process getting the project moving along; if I remember correctly, the former building and car wash next to it were demolished in early 2024. Developer EPC Real Estate now says the complex will open in phases, with the first units available later next year. There will be 284 units: studios, one and two bedroom apartments, and 20% classified as “affordable”. Originally referred to as the 74 Broadway apartments; the official name now is Oberon. Upscale amenities will include a pool, pet spa, human steam room and sauna, whiskey and wine bar plus a fitness room. The Well plans to reopen on the ground level, with more space for additional retail and services. Estimated cost: around $90 million.

At the developer’s website, you can see a rendering of the exterior of the project. This is the same developer that recently opened Leawood Village on State Line Road across from Ward Parkway Shopping Center and several apartment buildings near downtown Overland Park. No pricing has been determined at this point. The area around 75th and Wornall, the heart of Waldo, is undergoing a totally new look with more parking, streetscaping, road paving and now, a high rise apartment building added to the view.

Armour Hills Home Sales Report-June 2025

Posted on by
Reply

We are at the halfway point for the year regarding home sales…and Armour Hills home prices are holding steady, with a healthy increase compared to last year at this time. Let’s take a detailed look:

june 2025june 2024
Median list price:$440,000$419,000
Median sales price:$440,000$442,500
Days on market:22
No. of homes sold:77

Compared to last June, sale prices are down slightly by .5%; list price increased. The lowest closed price last month was $345,000 and the highest was $585,000. Below are the year-to-date numbers:

jan-junejan-june
Median list price:$469,000$425,000
Median sales price:$470,000$437,000
Days on market:33
No. of homes sold:3325

Prices up for Armour Hills this year by a very healthy 7.5%, and most sellers getting asking price or more. Currently there are 4 homes for sale in Armour Hills, with an average list price of $462,500 and 53 days on market.

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