Armour Hills Home Sales Report-May 2020

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Interesting report here neighbors, for Armour Hills homes sales last month.  Prices are down, but buyers are still offering list price-or above! Here are the details:

May 2020                                                             May 2019

Median list price:      $352,500                         Median list price:       $365,000

Median sales price:   $352,500                         Median sales price:    $359,000

No. of homes sold:       19                                 No. of homes sold:        12

Days on market:          4                                     Days on market:             8

With the list and sales price being the same–you know most sellers are getting asking price. Three homes that sold in Armour Hills last month closed at $20,000 over list price-wow!  Here are the year-to-date numbers:

Jan-May 2020                                                          Jan-May 2019

Median list price:      $349,900                             Median list price:       $357,500

Median sales price:    $342,500                          Median sales price:    $355,500

No. of homes sold:      29                                     No. of homes sold:      34

Days on market:         10                                       Days on market:         24

Values are down almost 4% compared to last year; fewer homes sold, in a shorter amount of time. Our highest closed price in 2020 is $486,000 and lowest is $260,000.  Currently there are just two homes listed in Armour Hills, with a median price of $317,475 and 80 days on market.

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

 

 

 

Geo’s Cheese Now Open in Waldo

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Geo's Cheese outside

Geo’s Cheese in Waldo 221 E Gregory

During these warm, humid summer nights, it’s just too hot to cook.  It’s easy to make a light meal of cheese, fresh bread, salami and wine..does that sound tasty?   One of our new neighborhood shops is ready to help—Geo’s Cheese has opened at 221 E Gregory Blvd!

 

Spencer WoodardOwner Spencer Woodard is a wholesaler by trade, owning Geo’s Foods.  He’s been in the cheese business for fifteen years, was born and raise in Kansas City, and lives in Waldo.  Spencer says he’s always wanted to open a gourmet cheese place in Kansas City, and after looking at a few other locations, decided on this spot at the corner of McGee and Gregory.  “The word ‘cheese’ draws so many people” he explained.  “ I always thought Kansas City needed a cheese shop.  We love the neighborhood and being here, everyone is so supportive.”

Geo's cheese display

There are SO many kinds of cheese here.  Spencer says what sets this store apart is the unique assortment, including aged cheddar from 1-15 years, and the competitive prices.  I even saw chocolate cheese displayed (!?),  cheese curds, and imported cheeses from France, Brazil, Spain and Bulgaria.  The shop is full of other goodies too:  crackers, specialty mustards and nut mixes, summer sausages, olives, salsas and jellies,  chocolate.  Within the next several weeks, Spencer plans to add wine for sale and host wine tasting events.  Geo’s Facebook page hosts special cheese cooking challenges that have become quite popular!

Geo's cheese display 2As with just about every other locally owned Brookside/Waldo retail shop, there is an emphasis on personal service here.  Chances are Spencer’s longtime friend Gary Seabaugh will greet you at the door and offer his assistance.  If you call ahead, Geo’s will put together a special gift bag of cheeses, crackers, etc you can pick up ready to go.  Or just stop in and browse—bring something special home for that last minute meal on a warm night!

Geo’s Cheese   is open Monday through Saturday, 10:30am-6pm, at the SW corner of Gregory and McGee.

 

Brookside Home Sales Report-May 2020

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Three months into the pandemic and home sales in Brookside and Waldo are strong…for those updated homes priced under $400K.  Still, values have slipped since last year.  Let’s take a look at the specific numbers, using the main Brookside zip code of 64113:

May 2020                                                                May 2019

Median list price:     $368,000                             $424,900

Median sales price:   $371,500                            $422,500

No. of homes sold:      32                                         40

Days on market:          4                                            22

Several of the homes that closed last month were at or above list price; five homes priced over $500K sold quickly.  Still, prices were a little lower and fewer homes sold–probably because some sellers decided to stay put during the coronavirus emergency.

Checking year-to-date stats:

Jan-May 2020                                                          Jan-May 2019

Median list price:     $368,000                               $399,950

Median sales price:  $370,000                               $395,000

No. of homes sold:         92                                       123

Days on market:             13                                        34

Sellers are still getting very close to list price, even though values have dropped a bit. Homes are selling quickly after going on the market–again, those in the under $400K price range.  Currently there are 39 active listings in Brookside, with 25 homes priced over $500,000 and 13 of those over $1 million.

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

Bike Shop Changes Owners in Waldo

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I am SO glad to be back writing a blog about a new business in the Brookside/Waldo area!   There is another bike shop option in our neighborhood–offering electric bikes!

bike display

Pedego Kansas City opened in mid March, in the space of the former Family Bicycles at 7335 Broadway.  This is the second dealership for local Brookside resident Dan Cain, who has another store in Columbia MO along the Katy Trail.   Pedego is the number one brand of electric bikes in America, according to Navigant Research.

Bruce and Dan

Bruce Homstead, left and Dan Cain

When I stopped by the store recently, Dan explained that each bike is ordered, assembled and delivered to specifically fit its owner.  There are several designs:  cruisers, commuters, folding latch, fat tire, mountain and tandem–each style built to perform on a specific terrain. The shop also carries a full line of helmets, baskets/bags, and Pedego branded wear.    The bikes are powered by a line of lithium-ion batteries, with ranges of 20-70 miles per charge depending on the specific battery.  The bikes operate with pedal assist, throttle, or as a regular bike.   Each comes with a five year warranty.

Curious about riding an electric bike?  Give it a try—Pedego Kansas City offers rentals as well, starting at just $10 per hour.  There are group discounts and weekly rates.  You can also stop by the store and take a test drive in the large parking lot in front of the shop.  Dan noted that due to COVID-19, just two patrons are allowed in the shop at this time, and he regularly disinfects everything with a hospital grade disinfectant.

I also wanted to mention that long time bike repair expert Bruce Homstead is back at the shop, working on Pedego and regular bikes for repair—so feel free to bring your manually powered bike in when it needs a tune up or repairs.

Pedego Kansas City is open Tuesday through Saturday from 10am-6pm; Saturday 9-4 and Sunday 12-4. Stop in and try a new bike adventure!

Waldo Home Sales Report April 2020

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Waldo home prices have been rising fast–will the pandemic slow down the market?  Prices in the Brookside/Waldo area have taken a dip, but I still see strong demand for homes in these areas.  Let’s take a look at the numbers for Waldo, using the boundaries of State Line to Holmes and Gregory to 85th:

April 2020                                                       April 2019

Median list price:     $197,500                       $227,000

Median sales price:    $208,000                    $217,750

No. of homes sold:       26                                  32

Days on market:          5                                      9

Home prices down about 4.5% compared to April of last year. However, note that sellers were getting over list price for their properties.  This may be due to bidding wars as a result of lower inventory.  Below are the year-to-date comparisons:

Jan-April 2020                                                  Jan-April 2019

Median list price:      $209,450                          $225,000

Median sales price:    $210,750                         $219,900  

No. of homes sold:       90                                        93

Days on market:           21                                        19

Year-to-date, prices have fallen just over 4%.  Currently there are eleven active single family listings in Waldo, with an average price of $279,900 and 14 days on market.

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

 

Armour Hills Home Sales Report-April 2020

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It’s the last week of May 2020; have you noticed how much more daylight we have in the evening?  Many more people out walking and I often hear the bagpipe player here in Armour Hills.  We have a long summer ahead dealing with the coronavirus..but we persevere! Here are the home sales stats for Armour Hills, the largest subdivision in the Brookside area:

April 2020                                                                   April 2019

Median list price:    $340,000                                     $358,700

Median sales price:   $336,500                                  $366,250

No. of homes sold:      6                                                10

Days on market:        20                                                 2

Home prices were down 8% compared to the year prior.  Now let’s look at year-to-date numbers:

Jan-April 2020                                                           Jan-April 2019

Median list price:     $339,950                                    $347,500

Median sales price:    $337,500                                 $350,000

No. of homes sold:        13                                               23

Days on market:            32                                               31

Armour Hills home prices are down about 3.7% year to date; Brookside as a whole is off 5% YTD.  Notice fewer homes are selling.  This decrease cannot all be blamed on the pandemic.  Inventory is still low; currently there are 4 active listings in Armour Hills, with an average list price of $352,475 and 40 days on market.

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

 

Brookside Home Sales Report-April 2020

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Hello neighbors…I haven’t posted a blog in a few weeks, as I’m adjusting to working within the pandemic perimeters.  However, the home sales stats from April are here, so I’ll post those over the next few days and also have a couple of new Brookside/Waldo businesses to blog about-YEAH!  Below are the numbers, using the main Brookside zip code of 64113:

April 2020                                                            April 2019

Median list price:     $424,000                           $425,000

Median sales price:   $408,500                          $420,000

No. of homes sold:       22                                       31

Days on market:          9                                           9

The lowest sales price last month was $265,000 and the highest was $760,000.  A year ago, there were three $1,000,000+ sales in the month of April.  It was mid March when businesses started shutting down due to COVID 19, and most contracts take 30-45 days to close. So we see that fewer homes closed last month, and the median price was lower than a year ago. May’s numbers will tell us more about any real market slow down due to the pandemic. Let’s look at year-to-date figures:

Jan-April 2020                                                     Jan-April 2019

Median list price:     $369,000                             $395,000

Median sales price:  $370,000                             $390,614

No. of homes sold:      59                                          83

Days on market:          15                                          38

There’s a 5% decrease in prices YTD, and fewer homes sold. However, sellers are still getting practically list price for their homes.  Note that it’s the more moderately priced homes in Brookside that are selling the fastest, as reflected in the median sales price.

Currently there are 36 active listings in Brookside, with an average list price of $575,000 and 36 days on market.  Thirty two of the 36 homes are listed over $400K, five homes priced over $1,000,000.

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

 

Armour Hills Home Sales Report-March 2020

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Oh I am late posting these stats for Armour Hills!  When I’m not going to the office every day and working from home…easy to get distracted!!  In a couple of weeks I’ll have home sales reports for April.  In the meantime….here’s the information for Armour Hills in Brookside, for March 2020:

March 2020                                                             March 2019

Median list price:      $349,900                             Median list price:     $339,900

Median sales price:   $337,500                             Median sales price:   $327,000

No. of homes sold:      3                                         No. of homes sold:      7

Days on market:         10                                         Days on market:         69

So prices are up since last March, fewer homes sold in a shorter amount of time.  Let’s look at year-to-date numbers:

Jan-March 2020                                                         Jan-March 2019

Median list price:     $339,950                                 Median list price:     $339,900

Median sales price:    $337,500                               Median sales price:    $327,000

No. of homes sold:         7                                        No. of homes sold:     13

Days on market:          44                                         Days on market:        81

The list prices were virtually the same; we did see gain in the final sales price and fewer homes sold.  Currently there are six active listings in Armour Hills, with a median list price of $346,950 and 24 days on market.  

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

Waldo Home Sales Report-March 2020

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So how is everyone holding up?  Grateful that we have a beautiful Spring blooming in our neighborhood!  I’m still seeing new listings pop on the market in the Brookside/Waldo area–and selling quickly.  As the year goes on, there will probably be a slowdown as many sellers have decided to stay put for now.  In the meantime, here are the home sales stats for the Waldo area (State Line to Holmes; Gregory to 85th St) for last month. Keep in mind that these homes went under contract prior to the pandemic.

March 2020                                                                   March 2019

Median list price:    $229,000                                     Median list price:     $230,950

Median sales price:  $233,750                                    Median sales price:   $227,450

No. of homes sold:       32                                           No. of homes sold:       28

Days on market:          32                                              Days on market:         14

Sold prices increased over same period last year, and a few more homes sold.  The year-to-date numbers show a decrease in prices:

Jan-March 2020                                                              Jan-March 2019

Median list price:    $210,000                                      Median list price:     $225,000

Median sales price:   $210,750                                  Median sales price:    $219,900

No. of homes sold:         64                                          No. of homes sold:          61

Days on market:            28                                             Days on market:            20

Technically, home prices are down about 4% YTD, however sellers getting list

price or a little above.  There is still strong demand, and not as many sellers are listing due to COVID 19.  Currently there are just 11 homes for sale in Waldo, with a median list price of $212,500 and 44 days on market.

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

 

 

Brookside Home Sales Report-March 2020

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As I reviewed these stats, I noticed home sales were lagging behind 2019 during the same period.  Normally, April through June is very strong for home purchases–with the pandemic going on, I think we will see a slowdown in the coming weeks.  For now, here’s the single family home sales report for Brookside, using the zip code of 64113:

March 2020                                                             March 2019

Median list price:       $347,450                              $399,950

Median sales price:    $338,750                              $380,000

No. of homes sold:       15                                            29

Days on market:            12                                           69

About half as many homes sold last month than March 2019, but sellers were getting within 2% of list price. There were several homes that closed over $500K same time last year as compared to last month.  Below are the year-to-date numbers:

Jan-March 2020                                                      Jan-March 2019

Median list price:       $359,475                            Median list price:     $382,000

Median sales price:     $358,000                           Median sales price:    $368,375

No. of homes sold:        38                                     No. of homes sold:     52

Days on market:            40                                     Days on market:        75

Home prices down a bit this year, fewer sales, but sellers getting within 1% of list price.  I see homes still selling fast in Brookside if they are priced under $400K–will see how all of this shakes out over the next several months.

Currently there are 24 active listings in Brookside, with a median list price of $520,000 and 45 days on market. Prices range from $264,950 to over $7 million.  Over half the homes are priced over $500K.

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