Waldo Home Sales Report – July 2025

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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

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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

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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!

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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

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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.)

Waldo Home Sales Report – June 2025

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We are at the halfway mark for home sales this year; and the busy Spring buying and selling season is slowing down. Home prices in Waldo were way up last month compared to a year ago; the YTD figures are a little different. Let’s take a look; the boundaries I am using for the stats are Gregory to 85th St and State Line to Holmes:

june 2025june 2024
Median list price:$364,500$302,000
Median sales price:$366,250$318,000
Days on market:44
No. of homes sold:2634

You can see the median sales price jumped up by 15%; even the list price is 20% higher than June 2024. The reason for this is more of the larger and more expensive homes towards the north and west part of Waldo changed owners. The number of homes sold dropped a bit; most homes sell quickly once they hit the market. The lowest closed price was $135K and the highest was $759,000! Here are the year-to-date figures:

jan-june 2025jan-june 2024
Median list price:$289,000$299,000
Median sales price:$296,000$305,000
Days on market:43
No. of homes sold:149129

These numbers tell a different story–the median sales price is down 3% for the year, yet the number of homes sold is up by15%! Waldo is still a pretty affordable area for first time buyers, which is one reason sales remain steady. Currently there are 29 single family homes for sale, with a median list price of $275,000 and 13 days on market.

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

KCMO Considering a “Road Diet” for Wornall Road

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Last night I stopped by the public meeting regarding proposed safety improvements along Wornall Road. The City is considering reconfiguring the lanes along Wornall Road from 63rd St to Gregory.

The “road diet” would shrink the lanes along this stretch of Wornall from four lanes to three–one lane going north, another south, and a center lane for turning. I believe bike lanes would be included. The graphics were not very specific in my opinion! The meeting room was packed with people, and the main speaker, Uday Manpalli of the KCMO Engineering Division, was not speaking with a microphone so it was difficult to hear the presentation and questions. However, I did get the impression many people were opposed to the road diet, saying it would reroute traffic to the residential streets, especially Brookside Road, and create delays when vehicles were following buses. The goal is to reduce vehicle crashes and improve traffic and pedestrian safety.

Mr Manpalli explained there are three options to consider:

*keep this stretch of Wornall Road as is.

*reduce the lanes as proposed.

*do either of those options AND improve pedestrian safety by installing more pedestrian crosswalks with flashing lights along the route.

You can find out more about the road diet proposal and give your feedback, it is a very short survey, at this link. Whatever is decided, this project is years away from completion!

Brookside Home Sales Report – June 2025

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Here we are, halfway through the year and Brookside home sales are not slowing down–every the million dollar plus properties go under contract quickly! Let’s take a look at the numbers; I’m using the primary Brookside zip code of 64113 for these stats:

june 2025june 2024
Median list price:$685,000$575,000
Median sales price:$725,000$585,000
Days on market:32
No. of homes sold:3325

The median sales price jumped up quite a bit: nearly 24%! We had seven homes sold last month over $1,000,000 which pushed up that median price; in June 2024, just one home closed over a million. The lowest closed price was $345,000 and the highest was $2,050,000. One home on McGee was listed at $685K; it sold for $725,000 sight unseeen.

Here are the year-to-date numbers:

jan-june 2025jan-june 2024
Median list price:$625,000$537,475
Median sales price:$635,000$553,500
Days on market:33
No. of homes sold:123116

Because there have been so many higher priced homes selling, the median sales price is up 14.7% compared to last year; 6% more homes have sold this year. Is this trend now the norm: most buyers pay list price or above….?

Currently there are 18 homes for sale in the Brookside zip of 64113; median list price is $567,000 and 38 days on the market.

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

The Brookside Sidewalk Sale Starts Today!

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July is one of the biggest months for sales–so plan on visiting the Brookside shops this weekend and pick up some deals!!!

The dates are July 10-12, and so many businesses are participating: A Store Named Stuff, LADYCO, EB&Co, The Grove Spa and Boutique, Homegrown, Brookside Toy and Science…and so many more! Part of the charm of this event is just wandering through the stores, finding that certain special something you didn’t know you needed but want to buy–for yourself or someone else…and at a discount!

In addition, on Saturday the paper shredding event is happening behind Jalapeno’s from 8-11am. You can bring up to two boxes (or paper bags) of shreddable paper for free disposal.

Thank you for supporting our locally owned Brookside Shops!

Armour Hills Home Sales Report – May 2025

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I’m a little late posting these stats for Armour Hills…have been busy and now looking forward to a long, easy holiday weekend! However, some interesting buyer activity in May for Armour Hills–you won’t believe how much one buyer went over the asking price to win in a bidding war! Details below:

may 2025may 2024
Median list price:$472,500$397,000
Median sales price:$510,000$400,000
No. of homes sold:54
Days on market:22

Home values were up 27.5% compared to last May…every single house closed over the list price. The largest variance was this: $539,000 sales price; buyer paid $650,000 cash. That’s $111,000 over the asking price! Even so, the highest closed price last month was even higher that $650K–it was $740,000. Here are the year-to-date numbers:

jan-may 2025jan-may 2024
Median list price:$471,250$434,343
Median sales price:$471,250$447,000
No. of homes sold:2623
Days on market:33

Home values are up a healthy 5% for the year so far, and most homes go under contract very quickly. The number of homes changing owners remains steady. However, there are currently 7 homes for sale in Armour Hills with a median list price of $495,000 and 18 days on market–a few more on the market at the same time as usual. Everyone–have a safe and happy Fourth of July holiday!

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