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.

Bramble and Stem –Now Open in Waldo

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Valentine’s Day is almost here…and if you plan on getting a special gift for your partner…consider stopping in Brookside and Waldo’s newest florist and gift shop, Bramble & Stem, 410 E. Gregory.  The shop opened in November and has lots of unique gifts and lovely floral arrangements to inspire you!

Owner Katherine Bramble Taylor

Owner Katherine Bramble Taylor had been operating her own floral business out of her home as Studio 421, where weddings were her main source of business.  . As  a stay at home Mom–she was juggling the home business and family, yet  always had an interest in operating a storefront  floral shop.  Her  father was a small business owner and kept encouraging her  to take the big step.  When he passed away in 2023, she finally decided to follow his advice.  Katherine says “I knew I would only open a storefront in Brookside. The welcoming and supportive community here is what sets it apart”.

The “Happier Hour” gift box

Living with her family nearby  in Brookside, this location is convenient for her and her customers.  Katherine creates her arrangements with a loose yet modern vibe and a garden aesthetic: colorful and attractive yet natural, just like a garden full of blooms.  Besides weddings and special events, Bramble & Stem sells plants and offers subscription services for residential and office use.  Inside the shop you’ll also see fun extras available for purchase:  small books, earrings, cards, chocolates, candles–even wine and snacks. Katherine can put together a special unique package for your or check out one of her special  Valentine’s Day gift boxes for around $100.  Delivery is available.

Bramble & Stem is available to rent for private events, and there is a separate room for the special seasonal workshops offered to the public.    You can also stop by the special Valentine’s celebration featuring local  pop up vendors happening this Saturday February 8 from 1-3pm at 410 E. Gregory.

Waldo 2024 Home Sales Report – And 5 Year Comparison

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Numbers tell a story….and Waldo home prices have remained remarkably steady compared to 2023. Of course, looking over the past five years-they have increased, which is what homeowners want!. In addition, the number of homes changing owners rose as well last year, and that’s a positive sign for those that want to buy. Let’s take a closer look, using the street boundaries of State Line to Holmes and Gregory to 85th St for the stats:

20242023202220212020
Median list price:$295,000$295,000$265,000$250,000$224,950
Median sales price:$299,500$298,000$278,000$260,000$230,000
Days on market:43334
# of homes sold:300263289397371

Many buyers are still paying over the asking price by about 1.5%, and homes don’t usually linger on the market longer than a few days. That has been the norm for a few years now. Buyers have accepted the higher interest rates, and 14% more properties sold in 2024 than 2023. Last year, the lowest closed price was $85K and the highest was $675,000 (a new build on Main St). Still, the number of homes changing owners has fallen 32% since 2021, when interest rates were much lower and houses more affordable. Since 2020, home values have gone up 30% in Waldo.

Currently there are 21 single family homes for sale in Waldo, with half of those priced over $300K. The lowest list price is $155,000 and the highest is $515,00.

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

Brookside Home Sales Report – 2024 Stats and 5 Year Comparison

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The 2024 Brookside home sales stats are in …so this is the time to see how much our home values are rising compared to years past. There is a reason owning a home is a good investment: because the value usually goes up, not down, and that is certainly the case for Brookside. Let’s take a look at the numbers; I’m using the main Brookside zip code of 64113 for the stats:

20242023202220212020
Median
list price:		$562,500$550,000$489,900$459,950$419,000
Median sales price:$575,000$572,500$500,000$475,000$415,000
Days on market:33338
# of homes sold: 264246295338327

Looking at 2024 as a whole, buyers paid about 2% over asking price, and most homes went under contract within a few days of listing. The number of homes changing owners was up 7.3% compared to 2023. The lowest closed price of 2024 was $260K and the highest was $5.78 million.

The five year trend shows us home values have risen 38% since 2020 and the number of homes up for sale has steadily gone down; people are choosing to live in their homes longer and hang on to the lower interest rates. Overall, there was a 7% increase in value between 2023 and 2024.

At this time there are 12 single family home listings in Brookside, with a median list price of $671,000. Five homes are priced over $1million; the lowest listed price is $309,900 and the highest is $2,79 million.

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