Waldo Home Sales Report – February 2025

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Good news for homebuyers..it looks like home prices are dipping down somewhat in Waldo compared to 2024. Still, this is the busy homebuying season and there is still quite a bit of demand. Let’s take a look at the numbers:

february 2025february 2024
Median list price:$284,000$275,000
Median sales price:$282,450$281,000
Days on market:186
No. of homes sold:1219

Prices were slightly higher this year, by .5 percent–last month, homes sat on the marekt a bit longer before going under contract. The lowest closed price was $210K, the highest was $585,000. Below are the year-to-date numbers:

jan-feb 2025jan-feb 2024
Median list price:$283,000$280,000
Median sales price:$277,500$283,000
Days on market:234
No. of homes sold:3330

So far this year, prices are running about 2% lower than 2024, a few more units have closed. And again, some homes linger on the market longer. There is a positive aspect to that: buyers can take a little more time to look around and decide if a house feels right to them, rather than having to immediately jump into a bidding war.

Currently there are 13 single family homes for sale in Waldo, with a price range of $160K on the low side to $515 tops. The median asking price is $275,000 and 60 days on market.

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

Brookside Home Sales Report – February 2025

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Overall, Brookside home sales so far this year are consistent with the same period as 2024. However, we did see a dip in the median sold price last month compared to last February. I’ll explain below; these stats are for single family home sales in the main Brookside zip code of 64113:

february 2025february 2024
Median list price:$470,000$638,000
Median sales price:$460,000$630,000
Days on market:2211
No. of homes sold:1711

You can see the 26% drop in the median sales price; however, note that last February, there were three mutli-million dollar closed sales; last month there were none. Higher priced homes raise the overall median price. More homes changed hands as well. Here are the year-to-date numbers:

jan-feb 2025jan-feb 2024
Median list price:$529,000$515,000
Median sales price:$525,000$515,000
Days on market:239
No. of homes sold:2827

Overall, the median sales price is up almost 2% since last year, and homes have sat on the market a little longer before going under contract. The number of sales remains steady.

Currently there are eight homes listed in Brookside, with a median list price of $557,900 and 49 days on the market. Six of the homes are priced over $500K; and three of those are over $1,000,000. The higher priced homes sit on the market longer, lengthening the days on market without a contract.

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

Brookside St Pat’s Parade Happening Tomorrow!

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One of Brookside’s most cherished events is happening tomorrow-the annual St. Patrick’s Day Warm Up Parade. I believe this is the 43rd year for the parade–and every year, it seems more and more people participate. The parade kicks off at 2pm.

Dreaming of Green is this year’s theme, and yes, there are prizes for participants! You’ll see huge colorful floats, an assortment of dogs, drill teams, crazy cars and local vendors, services and schools walking the route. Note: the streets around the parade route will be shut down starting early in the afternoon (parts of Wornall, Meyer, 63rd St and Brookside Road) so be aware and plan accordingly. The residential streets will be clogged with extra parked cars and traffic; watch for pedestrians, bikes, strollers, wagons and general merriment as the neighborhood gets out to celebrate.

Remember to stop in one of our local businesses for a beverage or shopping while you are in the area!…and thank you for supporting Brookside!

Another Dining Choice in Brookside: Cru Bistro and Bottles Now Open

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One of life’s greatest pleasures is to share a good meal with friends. There are so many options: invite a few people over for burgers on the grill, or order take out and bring it to a homebound friend. Or…set a date to meet up at “the new place that just opened in Brookside”…which would-be Cru Bistro and Bottles at 128 W. 63rd St. Try a new dish, catch up with another couple, no screens for a few hours…just good conversation and tasty food, priceless!


So if you haven’t been to Cru yet, here’s a taste: the interior has been completely remodeled from the former Michael Forbes decor. Warm and inviting, the room is anchored by a long wall of wine bottles and white tablecloths on the tabletops. The large windows that overlook the streetscape will open during warm weather. The bar is still there, up the steps on the east side if you just want a drink and a nosh. Owners Hannah Koenig and Avery Bailey have extensive restaurant and hospitality experience (Avery was the GM at Bella Napoli), and when this space was vacant, somehow Avery convinced his wife to open Cru. Hannah told me “He was so excited when the space became available. We live within walking distance and love the community here, we love the neighborhood. We are both passionate and driven and we wanted to open this nice spot where people could connect over wine and good food in a relaxed atmosphere.”


The Cru name comes from that part of the vineyard where the best grapes are grown. And if wine is your thing, Cru offers some very unique varieties. They have bottles from Greece and Switzerland; Avery and Hannah work with small family producers and know the people behind the wine. Craft cocktails feature local spirits such as Tom’s Town. But what about the food?? This is a “bistro” but not solely French focused. You’ll find plenty of cheeses and a charcuterie on the menu, plus salads, a fish and chicken option and the very popular pork schnitzel and risotto. Some menu items will change seasonally.


Cru is open for lunch and dinner Tuesday through Sunday; weekends are the most popular so you may want to stop in during the week to have a more leisurely experience. Reservations can be made via their website.

Avery Koenig, center and some of her crew, ready to serve you at Cru

Armour Hills Home Sales Report – January 2025

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This will be a brief blog! A quick recap of the home sales in Armour Hills for last month, usually a slow month for home sales due to weather.

January 2025january 2024
Median list price:$475,000$425,000
Median sales price:$472,000$425,000
Days on market:94
No. of homes sold:14

To kick off 2025, just one home closed in Armour Hills in January. It was on the market for a little over a week, and closed a bit below the asking price. Compare that to January 2024, when 4 homes closed for a median price of $425,000.

Currently there are two homes listed in Armour Hills, with a median price of $545,000 and two days on the market. Interesting note before signing off: 9 homes have been listed in Armour Hills since January 1, and each of them went under contract within 2 days. Most Armour Hills homes go under contract within a few days of listing–another reason there isn’t much inventory. Gotta act fast!

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

Waldo Home Sales Report – January 2025

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There are some interesting home sales stats to start off the new year in Waldo: more homes sold, yet average price is down. Hopefully the market is becoming a bit more normal and balanced. Let’s take a look at the details; I am citing single family home sales from State Line to Holmes and Gregory south to 85th St:

january 2025january 2024
Median list price:$274,950$272,500
Median sales price:$270,000$283,500
Days on market:235
No. of homes sold:2112

Compared to a year ago, home prices are down 4.7%, yet 42% more properties changed owners. For those who can buy, they have accepted the higher interest rates. The lowest closed price last month was $118,000 and the highest was $643,000. Currently there are 16 active single family listings in Waldo, with a median price of $272,500 and 44 days on market.

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

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Brookside Home Sales Report – January 2025

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A new year and possibly…a new home?! Most buyers want a property well under the 1 million dollar price tag; however Brookside had several high dollar properties close last month, which pushed up the median list price. Let’s take a look at the numbers:

january 2025january 2024
Median list price:$799,000$437,500
Median sales price:$793,000$445,000
Days on market:394
No. of homes sold:1116

Some perspective on that median sales price approaching $800K–of the eleven homes that closed last month, five homes were over the million dollar mark. That’s why the median price is 78% higher than last year. The highest closed price was $2.6 million and the lowest was $378,000. The longer days on market also reflects the fact that the $1 million plus homes can often take longer to go under contract.

Currently there are 11 homes for sale in the Brookside zip code of 64113; five of those are asking over 1.2 million dollars. That brings the median list price way up to $679,000. Just two homes are listed under $500K.

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

Waldo Week Starts Tomorrow Through Feb 28

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It’s time to celebrate our wonderful and unique Waldo neighborhood with the 10th Annual Waldo Week, starting tomorrow and running through Friday Feb 28. You are also welcome to stop by the kick off event tonight at 75th St Events, from 5-8pm.

Several businesses are participating this year, including Pizza Tascio, Eclectic’s Gallery, Genter Pest Management and Hemma Hemma. Find the complete list at Waldokcevents.com. These locally owned businesses are offering special discounts and deals for you –just ask about the specifics when you visit the vendor. Also a portion of all proceeds this year will go towards D.A.V.E.’s Place, a community impact center with a food pantry, counseling and education services.

Thank you for supporting Waldo–one of KC’s most unique and interesting neighborhoods!

Armour Hills Home Sales – 2024 Wrap Up and Five Year Comparison

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Before we get too far into February, I wanted to post this blog recapping Armour Hills home sales for 2024 and the five year comparison. Armour Hills one of the largest homes associations in Brookside–and one of the most popular! See below:

20242023202220212020
Median list price:$439,000$432,500$399,000$365,000$345,000
Median sales price:$450,000$450,500$427,000$380,000$344,000
Days on market:32337
No. homes sold:6370847099

The highest sales price last year was $722,000 and the lowest was $260,000. Overall, the stats from 2023 to 2024 are virtually the same–steady prices, fewer homes sold. Comparing 2024 to 2020, prices are up 30.81% and fewer homes are going on the market each year to sell. Armour Hills is such a nice place to live–people don’t want to leave! That may be part of it but also–overall, fewer homes come up for sale because many owners do not want to move or feel they can’t afford to–want to hang on to a lower interest rate, or perhaps have no mortgage at all. What will happen in 2025? Watch this space to find out!!

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

Chic and Stylish Condo for Sale Near KC Art Institute

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So many people want to buy homes..and yet inventory is very low. Here’s an option: consider a condo! I just listed this beautiful, move-in ready in the Berkeley Condominiums near the KC Art Institute, Nelson Atkins Museum of Art, the Kemper Museum and…just two blocks from the Southmoreland streetcar stop, scheduled to open later this year!

The one bedroom, one bath condo is on the first floor, measuring 718 square feet. The vintage exposed brick wall and hardwood floors give the place a warm, inviting atmosphere, plus lots of sun pours into the space from the three sides of the sunroom.

Other features and benefits include top down/bottom up shades, new in-unit washer/dryer, new fridge and dishwasher, large pantry plus a dedicated extra storage space in the basement.

The bedroom fits a king size bed with extra space for a dresser.

The HOA fee includes water, snow removal, building insurance, exercise and party room in lower level. This is city living at it’s best–just lock the door and go! So many amenities outside the front door: museums, restaurants, the Country Club Plaza is just a few blocks south and once the streetcar stop opens two blocks away–that’s free transportation to Crown Center, Union Station, and the River Market area. Contact me for more details. 200 E 43rd St Unit 102, Kansas City MO. Offered at $169,000.