Saturday’s KC Marathon Shuts Down KCMO Traffic for Several Hours

Out of all the races that run through Kansas City MO, and most of them do, this is the one that shuts traffic down for several hours.  The Kansas City Marathon happens Saturday Oct 18, starting downtown, continuing through the heart of the city south  through 75th St in Waldo.

It is extremely difficult and time consuming to try and navigate through the race route.  Police generally will not let vehicles through, and this causes auto back up for several blocks. Street closures begin at 7:30am and last until after 1pm.

Travelling along Main St, Wornall Road, Brookside Blvd and Ward Parkway will be virtually impossible during race hours.  Don’t try to go west to Kansas as you won’t be able to cross any of these major north-south routes.  This race should be moved to Sunday.  So many businesses, restaurants and retail outlets loose thousands of dollars due to customers not being able to reach the destination.  Having the race on Sunday would eliminate some of the losses. Or–move the race outside of the Kansas City MO limits.

More details at the race website: www.waddellandreedkansascitymarathon.org

 

Peek Inside This Armour Hills Landmark Home

Armour Hills Landmark Home

Armour Hills Landmark Home

If you’ve ever walked, biked or driven past this house at 48 E 68 St in Armour Hills…it  surely  made you stop and gaze at it’s stunning curb appeal.  This is the home of my neighbors Jackie and Dave, and I’ve been wanting to write a short blog about this house for a long time.  Every time I am driving home potential homebuyers around Armour Hills, they comment on how uniquely beautiful this house is as we go by.

Original tile work on back patio

Original tile work on back patio

Built in 1925 in the Spanish Mission style, this house was a model home for JC Nichols as he was developing the Armour Hills subdivision.  The exterior is all stone, with a red clay tile roof.  It features a wrap around porch, a tile walkway and a basement garage. This photo is original tile work laid into the back yard patio.

Dave has done some research on the original owners.  Ernest and Zanah Portley lived here, and Mr Portley was an owner of the Wakefield Mantel and Tile Company located in downtown Kansas City. It was the largest tile importer in the US, and employees installed tile in the Phillips and Muehlebach Hotels, as well as Fairyland and Electric Park.  (I wonder if the company had anything to do with the elaborate tile work on the Country Club Plaza–could not confirm that hunch.)

Original tile work, cabinet and lighting from 1925

Original tile work, cabinet and lighting from 1925

What is so fascinating about the inside of this house is that so much of the original tile work has been preserved.  The bathrooms had tile all the way to the ceiling!

Other photos pictured below  are from the breakfast room.  Having a breakfast nook is common in this area–what is different here is the tile mural on the wall, the tile on the shelves above the radiators, and the large fireplace in this room.  Also note that original black and mustard colored tile floor.

Tile work on top of the breakfast room radiator

Tile work on top of the breakfast room radiator

 

 

Fireplace in breakfast room

Fireplace in breakfast room

On wall of breakfast room

On wall of breakfast room

Ernest died before Zanah, who lived in the house until 1984.  Their son went to Rockhurst High School and College, and died tragically at age 25.  Jackie and Dave bought the house in 1999, and have remodeled and/or updated each room, taking care to preserve the original craftsmanship when possible.  If tile work and light fixtures needed to be replaced, Dave purchased specially made replacements that matched the original decor.

Fireplace in Living Room

Fireplace in Living Room

This photo shows the large fireplace in the living room–just look at the detail in the stonework!

My estimate as to the market value of this home?  Priceless!

Meyer Fest Happens This Weekend in Brookside

meyer fest threeOur good neighbor St Peter’s Parish is hosting the first Meyer Fest this  Saturday, Oct 9, 2014 on the parish grounds at 815 E Meyer Boulevard.  Everyone is welcome!

On Saturday  morning, enjoy a pancake breakfast from 8:30-10:30am, along with a Bike Parade and the KidSPOT carnival.  Food trucks are also available from 10:30am-12:30pm.  The festival then takes a break until the evening activities…

Starting at 6, there is the Indoor Wurst Party, featuring German food and a polka band.  Outside, enjoy live music at the block party with The Elders, the Fritz Hutchison Band and The Zeros.

Although Meyer Fest is a fundraiser for the parish, another purpose for this event is to bring together the various and diverse residents we have in the area and build community for those not a part of the parish.  So even if you are not a church member, you are welcome to join in the fun.  Bring your family, neighbors and friends!

Learn more about pricing and details at MeyerFestKC.  And a special thanks to The Roasterie, who is the festival’s main sponsor.

 

Waldo Home Sales Prices Higher in August 2014

Fall is here, home sales are slowing down, and it’s time to look at the August 2014 single family home sales stats for the Waldo neighborhood.  The area I am focusing on for this market report  is State Line east to Holmes, and Gregory south to 85th St.

In August 2014, 22 homes sold with a median sales price of $169,600 and 42 days on market.  The lowest home sale was $49,000 and the highest was $305,000.

In August 2013, 34 homes sold with a median sales price of $151,000 and 46 days on market.  The lowest home sale was $44,150 and the highest was $292,500.

Average sales price is higher  from one year ago and days on market, virtually the same.  The number of units sold is down by 35%.

Here are the year-to-date figures:

From January – August  2014, 224 homes have sold with a median price of $144,000 and 46 days on market.  HIghest sales price so far this year is $430,000; lowest is $23,000.

From January – August 2013, 255 homes sold with a median price of $147,000 and 49 days on market.

The average sales price is now trending a bit lower; the number of homes sold is down 12% year-to-date compared to last year at this time. Nationally, home sales are slower and in the Brookside area (zip 64113) — the trend is pretty  much the same as in the Waldo area.  As the holidays get closer and the weather cools down–sales are slower.  There aren’t as many new listings coming on the market, so buyers have less to choose from.

Currently there are 60 homes for sale in Waldo, with a median list price of $135,000 and 49 days on market.  (All information from Heartland MLS; numbers are deemed reliable but not guaranteed).

Brookside Wine Walk Oct 2, 2014

Don’t want to cook Thursday night?  You do like to enjoy these mellow autumn evenings? Then buy a ticket to the Brookside Wine Walk, this Thursday night, from 5-10pm starting at 63rd and Brookside.

brookside wine walkThis is a benefit for Operation Breakthrough, with half of the (very reasonable) ticket prices going toward the organization.  Your ticket gets you a glass of wine for $3 at participating restaurants, plus there are food specials, a drawing for gift certificates, and some shops are open late and offering discounts on purchases.

Tickets are $5 in advance (up to 3pm on Oct 2) or $10 night of the event.  Get tickets at any of these restaurants:

Avenues, Charlie Hoopers, Carmen’s Café, Jalapeno’s, Michael Forbes Grill.

Thank you for supporting Brookside..and Operation Breakthrough!

 

Armour Hills Home Sales Drop – Aug 2014

Here we are at the end of September…and I’m just finding time to post the August homes sales stats for Armour Hills!  Let’s get right to the numbers:

In August 2014, two homes sold with a median sales price of $227,000 and 4 days on market.  Both homes sold within a couple of days of being listed.  Why? Because they were priced right and updated–totally ready for new owners.

In August 2013,eight  homes sold with a median sales price of $246,750 and 52 days on market.  The highest sales price that month was $282,000.

That’s a pretty large drop for number of homes sold in one month.  Usually, sales do slow down in the second half of the year.  There are plenty of homes for sale in Armour Hills–the issue is that buyers are very picky and will wait for what they really want to buy.

Now let’s compare year-to-date figures:

For the first eight months of 2014, 43 homes sold with a median price of $239,950 and 31 days on market.

For the first eight months of 2013, 57 homes sold with a median price of $250,000 and 24 days on the market.

We are falling behind in the number of homes sold this year compared to last, and prices are dropping. The move in ready homes sell first, and the homes that need updating, or have an odd floor plan or poor location tend to sit on the market with several price drops–which causes the lower median sales price.

Currently there are 20 homes for sale in Armour Hills, with the lowest list price at $170,000 and the highest at $369,950. Days on market:  43

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

Brookside Modern Building Welcomes Alex G Public Relations

Have you noticed what is happening on 63rd St at Oak and to the east?  After years of being an eyesore (except for the NW corner), new businesses are moving in! The old Blockbuster building at 414 E 63rd St will house The Aveda Concept Store; the Hammersmith Community Workshop is operating next door to the east, and the Heirloom Bakery plans to open before the end of the year at 63rd and Oak.  I will  profile these companies on the blog in the upcoming months. 

The Brookside Modern building, on the south side of 63rd,  has also steadily increased occupancy over the past several months. Many professional and retail services are found here, including two dentists, a psychologist, architects, a workout space, hair salon and numerous others. Earlier this year, a Brookside resident relocated his company there:  AlexanderG Public Relations, located at 751 E. 63rd St. #213. 

Alex Greenwood and his staff

Alex Greenwood and his staff

Alex started the company out of his Rockhill Gardens home in 2010.  Specializing in public relations and social media strategy, Greenwood started with several local clients, then quickly added  national accounts. His firm works with manufacturers, musicians, authors, financial services firms, associations, and retailers. Recently he received an inquiry call  from a prospect in Dubai!

As his business grew, he needed to add employees and that meant office space. He looked in Midtown and the River Market area, finally settling in Brookside Modern.

“I like what I see here and wanted to help this end of Brookside expand and improve,” he said. “The neighborhood has many amenities and I can stay close to home.”

The Brookside Modern Building gives him a lot of space for the rent price and is backed by a quality management team. (Bonus: this building has covered parking–a great amenity for his employees and clients during hot summer days and inclement weather!).  Alex now has three employees on the payroll:  Noah Smith and Erica Tucker (Executive Consultants) and Amy Goldman (Office Administrator). Brookside enthusiastically welcomes small businesses, and being  in this central part of the metro  is one reason Alex and his staff love this office location.

“We needed a solid base of operations that’s easy for clients to visit, and Brookside certainly fits the bill,” Alex said. “We can meet at the office, or easily see clients at the Roasterie Cafe or one of the many great restaurants in Brookside.” 

As we talked, I asked him a few questions about what makes his company different from others – what sets them apart.  He says:  

“We’re a small firm, which is actually a plus for our clients because they have direct access to team members who have detailed knowledge of their account. We’re nimble–we work quickly with individuals and larger companies, and we’re affordable for a wide range of PR and social media needs,” he said.

“You may have read or heard on the news that public relations is one of the most stressful jobs in the USA–that can be true, but we thrive on the challenge!” Alex said. “We can deal with a last-minute crisis situation, create a fun, engaging social media campaign, organize a special grand opening and work to arrange interviews with various media outlets–every day is different and interesting.”

“Our clients especially appreciate the way we integrate social media into their PR and marketing programs. Your social media presence must involve a strategy that consistently promotes your brand online, responds quickly and decisively to questions or negative comments and reflect the overall tone of your company or brand. It’s extremely important that your PR and social media efforts work seamlessly.”

Alex offered this advice for small businesses seeking to hire a public relations firm: “It is very important that the firm you are interviewing listens to what you are saying. We interview prospective clients about their goals and ways of communicating as much as they interview us about our work practices, fees and references. If we don’t feel it’s a good fit, we will recommend another firm.”

Reach Alex at www.AlexGPR.com or call 816.416.8002. Or, just stop by his office at Brookside Modern!

 

 

Brookside Home Sales Slower in Aug 2014

Brookside sales continue to slow down as we head towards the end of the year.  The usual pattern follows strong sales in the spring and summer months; then fewer closings as the weather turns cooler.  Here are the August single family home sales  numbers for the Brookside area, using zip code 64113:

In August 2014, 23 homes sold.  Median sales price was $261,000 and 28 days on  market.  The lowest sales price was $222,250 and the highest was $355,000.  

In August 2013, 34 homes sold.  The  median sales price was $279,900 and 87 days on market.   The lowest sales price was $173,000 and the highest was $1.525 million.

An explanation for the drop in the median sales price would include the fact that the highest price sale this August was well under $1million. Most buyers purchased homes in Brookside  under $400K.  What is concerning is that fewer homes overall are selling, compared to last year. Checking year to date figures:

From Jan-August  2014, 186 homes sold at a median sales price of $311,000 and 36 days on market.

From Jan-August  2013, 216  homes sold at a median sales price of $291,000 and 47 days on market.  

Note that the days on market are fewer, for the month and year to date.  Buyers are snatching up the moderately priced homes in our zip code that are updated and move in ready.  The higher priced or overpriced homes that need updating continue to sit on the market.  

Currently there are 99 single family homes for sale in the Brookside zip code of 64113 with a median list  price of $409,857.  The lowest list price is $175,000; the highest is $4.445 million.  Average days on market:  86.  Note that 60 of the 99 homes are priced over $350,000.  There is still a strong demand for updated Brookside homes priced under $350K–if  you have one ready to sell!  

(All figures taken from Heartland MLS and deemed reliable but not guaranteed).

2014 Waldo Fall Festival on Saturday

Ah, September…a favorite month for outdoor festivals in Kansas City.  This Saturday, Sept 20 is the 22cd Annual Waldo Fall Festival from 10am-5pm at 75th and Wornall Road.

waldoI enjoy this event so much because it is very family friendly and neighborhood oriented. All ages have a good time here–there are so many things to do:

Live music, including a performance by Mr Stinky Feet; food trucks; dance show; KC Zoo Zoomobile; a rock wall and scavenger hunt; merchant booths; dog show and rides plus so much more.

Walk the Trolley Track Trail and wind up at the Waldo Fall Festival at 75th and Wornall on Saturday!

Wornall Road Closing Disrupts Traffic Through Brookside

road closed two

(Updated: Although the KCMO press release stated the street closure would be as described below, the south end of the closure is actually Wornall at 63rd. Found this out while driving by–get your facts straight KCMO!)

 

In Brookside…today is the first day of the Wornall Road closure from 58th St south to Huntington, in conjunction with the sewer and storm water pipe installation.  You’ve probably noticed the huge digging equipment along the sides of the road lately.  Supposedly this section of Wornall will reopen on Tuesday Sept 23, 2014 if all work is completed.

Note the Plaza Art Fair is happening this weekend, so there will be hundreds of cars trying to access the Fair by travelling along Wornall Road–then trying to find alternate routes due to the street closure.  

Also on Sunday Sept 21, Wayside Waifs is hosting the annual Strutt with Your Mutt event in Brookside.  Parts of Brookside Boulevard and Oak St (north of 63rd) will be closed Sunday morning for the walk and race.

Neighbors, be prepared for these street closures and plan alternate routes for the next several days!