Armour Hills Homes for Sale – $279,000

Posted on June 9, 2014 by Mary Hutchison

The Armour Hills subdivision is a great place to buy a home in Brookside…there are many reasons that make it a desirable location. We have an active homeowners association that sponsors several neighborhood events throughout the year; we have scenic small islands and Arbor Villa Park, featuring a playground, kiddie pool and tennis courts in the middle of our boundaries; the neighbors are friendly and (for the most part) keep their properties updated and well maintained. And you will find homes price from under $200K to over $400K, all within the same few blocks.

Armour Hills home for sale

I have a new listing to brag about in this blog–located one block north of my home in Armour Hills. Look at this charming front porch–it immediately welcomes you to the home! Another big plus is the private drive and two car garage, rare for this area.

Step inside to find the living room with fireplace, hardwood floors, spacious dining room and a first floor bedroom with full bath. This is a perfect arrangement for guests–their own space and a sense of privacy. The kitchen is next to the den, which features french doors to the shady deck and backyard. It would be easy to ‘open up’ this space by removing part (or all) of this wall between the kitchen and den to create one large kitchen and family room. The master bedroom, third bedroom and a second full bath are on the second floor.

Contact me if you would like additional information about this home, or visit my website for more photos. Offered at $279,000. Perhaps you know someone who would like to be my neighbor in Armour Hills?

Waldo Area Home for Sale – $109,000

Posted on June 2, 2014 by Mary Hutchison

Rent prices have risen so much the past few years that in some areas, your monthly mortgage payment can be less than your rent payment! I have a new listing in Waldo, bargain priced at $109,000, that would be a great home for a first time buyer (or investor).

106 E 79th St in Waldo

Located at 106 E 79th St, this home welcomes you with a cozy front porch–the perfect place to relax with a cup of coffee or cocktail after work! Inside there is a spacious living room with hardwood floors; two bedrooms, one full bath and a full basement. Bonus: separate dining area, hard to find in this price range! And the house is wired for Google Fiber.

Outside there is a large deck — a comfortable spot for grilling and entertaining friends. The private driveway leads to a one car garage, and the yard is fenced.

One of the best features of this house is the more expensive items have been replaced within the past 5 years: newer windows, roof and HVAC. Desirable location–just down the street you’ll find the Waldo Farmer’s Market, Habitat ReStore, and The Bier Garden. Also nearby are the Trolley Track Trail, grocery, Trader Joe’s, Ward Parkway Shopping Center, Waldo bars/restaurants and a bus route to the downtown/UMKC area.

Contact me for more information about this great little Waldo home. You can see more photos at my website. If you are currently renting, it may be time to consider becoming a homeowner!

Hale Cook Elementary – The First Year

Posted on May 29, 2014 by Mary Hutchison

The 2013-2014 school year is over, and I thought it would be a good time to check in with Hale Cook Elementary. This Waldo area school reopened last fall, pushed back into existence due to a grassroots effort from neighborhood activists and families. I recently met with Susan Stocking and Paul Bartel, two members of the Friends of Hale Cook group, who told me about the first year and what to expect in year two.

Hartman Elementary at 8111 Oak was host to the first classes of Hale Cook students. The kindergarten class was full (just under 20 students), and first grade had about ten students. For the 2014-2015 school year, classes will take place in the actual Hale Cook building at 7302 Pennsylvania. There will be two preschool classes (tuition based); two kindergarten classes, one or two first grade classes and one second grade class. (Enrollment for the coming school year is still open). Eventually the school will grow to 365 students up to the sixth grade. Over the past several months, the KCMO school district and parents been getting the building ready to open in September: there are new chairs and desks, mobile computer stations, a reconfigured secured entrance and a new HVAC system. Outside, the grounds have been cleaned up, plus fruit trees and a community garden have been planted. Organizers have sponsored several events to get neighbors and the community involved: Garden Planting Day, Kite Day, a bike/walk to school forum, etc. Anyone can pitch in and participate–not just parents and students!

Recently Julie Lynch was hired as the Hale Cook principal, and she will be involved with hiring teachers for the upcoming school year. Ms Lynch is very familiar with Hale Cook as she has been the key liaison between the school and the KCMO school district administrators. There is a reception for Ms Lynch tonight, Thursday May 29 at the school from 6-8pm–current and prospective school families are welcome to stop by and meet her.

It is amazing how far Hale Cook has come towards its goal of becoming a neighborhood school. The entire project was started by community volunteers and continues to thrive because of the dedicated parents and volunteers that make each step happen. Hale Cook offers just about everything a more ‘established’ school has: special classes for music, art, gym; social services such as speech therapy; a cafeteria, auditorium and bus services. Because the school is just getting started, the classes are small; access to information is easy, the sense of community is strong. Everyone seems to know everyone else. Hale Cook also has a defined mission and purpose, outlined in it’s School Culture Blueprint. This document outlines behavior policies, academic achievement goals, and parent engagement expectations.

Although my two girls are past elementary school age, I am very excited about Hale Cook. Having additional school choices for parents in our area is important to keeping residents for the long term. Successful schools can anchor a neighborhood–and Hale Cook is an important asset to Brookside/Waldo families. Read more about Hale Cook at their website or check out their Facebook page…or stop by the reception this evening.

Waldo Home Prices Up During Spring Buying Season

Posted on May 26, 2014 by Mary Hutchison

Good news to report regarding Waldo area home sales–prices are up! Let’s check the April 2014 single family home sales stats and also compare year-to-date figures to one year ago. The boundaries I’m using for Waldo are: State Line to Holmes and Gregory to 85th St,

In April 2014, 26 homes sold with a median price of $143,000 and 62 days on market. The lowest home sale was $55,510 and the highest was $428,000.

In April 2013, 30 homes sold with a median price of $120,500 and 119 days on market.

Prices were way up this April and the days on market were much less.

Here are the year-to-date figures:

From January – April 2014, 81 homes have sold with a median price of $136,000 and 86 days on market.

From January – April 2013, 80 homes sold with a median price of $110,000 and 95 days on market.

So far, Waldo home prices are up 23% from last year, and selling faster…good news for home sellers. Note the $428K sale this year is a rare higher price for a Waldo area home.

Currently there are 69 homes for sale in Waldo, with a median list price of $135,000 and 83 days on market. (All figures taken from Heartland MLS; deemed reliable but not guaranteed).

Brookside Home Sales Report – April 2014

Posted on May 22, 2014 by Mary Hutchison

The spring home buying market is in full swing and Brookside home values continue to rise over last year. Inventory of well maintained and updated homes is low, and demand is high. Here are the stats for the main Brookside zip code of 64113 for April 2014 and a year-to-date comparison:

In April 2014, 24 homes sold. Average median sales price was $345,000 and 58 days on market. The lowest sales price was $156,040 and the highest was $980,000.

In April 2013, 20 homes sold. The average median sales price was $285,000 and 84 days on market. The lowest sales price was $115,000 and the highest was $610,000.

We had a few more homes sell in April 2014 and a substantial uptick in average price- almost 22%. We have such a wide range of sales prices in Brookside that it really affects the average sales price when more higher priced homes sell. Days on market is also lower this year–meaning it takes less time for a property to go under contract.

Checking year to date figures:

From Jan-April 2014, 67 homes sold at a median sales price of $298,000 and 75 days on market.

From Jan-April 2013, 83 homes sold at a median sales price of $285,000 and 108 days on market.

The lower number of homes selling is affected by the lack of inventory, thus pushing prices up. I’ll share a personal story of what I experienced recently with a client. A property came on the market in an excellent Brookside location, nicely updated with good features and curb appeal. My buyer offered full price the same day it was listed. There were four offers total and the listing agent told me the winning bid was $10K OVER asking price. This same home sold two years ago for $317,000 and the current owner had not made any substantial improvements. I’ve heard the same story for homes in Prairie Village, Leawood and Overland Park. It is a true seller’s market for the ‘good’ homes.

Currently there are 89 single family homes for sale in the Brookside zip code of 64113 with an average median list price of $400,000 and 125 days on market. About one-third of the 89 homes are priced over $1million.

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

Armour Hills (Brookside) Home Prices Up-April 2014

Posted on May 19, 2014 by Mary Hutchison

Brookside is in full bloom and home buyers are out, admiring our neighborhood! I’m happy to report that Armour Hills homes sales for the month of April were up compared to one year ago. Let’s examine the numbers:

Eight homes sold in April 2014, with an average median sales price of $235,000. Average days on market: 73.

Four homes sold in April 2013, with an average median sales price of $196,285. Average days on market: 69.

Twice as many homes sold this April than last, and at a higher average sales price. The homes that sold a year ago were in the lower priced category for our area. In April of this year, the highest price sale was on Brookside Road for $425,000 and the lowest sale was $162,900 on E Winthrope. The days on market change isn’t significant.

Looking at year to date figures:

For the first four months of 2014, 18 homes have sold in Armour Hills at an average median price of $243,000 and 65 days on the market.

For the first four months of 2013, 16 homes sold at a median average price of $233,450 and 113 days on market.

Homes are selling faster this year, and at a higher average sales price…so far prices are up 4.9% this year! As of today, there are 11 homes for sale in AH, with a median average price of $217,000 and 94 days on market. Five of those homes are priced under $200K, the lower end for our area. The spring home buying season is off to a strong start for Armour Hills!

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

Brookside Two Story Home For Sale

Posted on May 12, 2014 by Mary Hutchison

You’ve often heard the phrase “if these walls could talk”. Oh how I wish it were true of these older Brookside homes! This new listing in Armour HIlls still has much of it’s original charm and detail, yet it can easily be updated to incorporate a more open kitchen and a true master bath for the next owner. I would love to know the backstory of each person who lived in this house!

Built in 1925, this two story home greets you with a large front porch–a great spot to spend some time chatting with the friendly neighbors or relaxing with a cocktail after work. Inside you’ll find hardwood floors and unpainted wood trim detailing. It is a center hall floor plan, with a spacious living room and dining room, plus half bath. The kitchen has some of the original cabinets (still useful and so charming!) and a cozy breakfast room with built-ins.

Upstairs are three bedrooms and a full bath; the master bedroom is large enough to add another full bath to make a master suite. There is a full basement, and half of it is finished, including two large closets, and another shower/toilet in the basement area.

The backyard is fenced with a deck, a private drive and a two car garage, plus a newer roof. The home is close to the Trolley Track Trail, Brookside shops, the MAX bus route and Arbor Villa Park. Located at 25 E 68 Terrace and offered at $269,500–contact me or visit my website for more details.

Check Out the New Spice Shop in Brookside

Posted on May 5, 2014 by Mary Hutchison

I finally stopped by the new spice shop in Brookside called Season + Square….and it’s great! It is everything we love about Brookside shops: locally owned, attractively decorated, friendly customer service and it sells goods you can’t find in a traditional boring shopping mall. Owner Andrea Joseph was working in corporate sales and desperately needed a change of pace. Inspired by what she told her teenage daughter about career choices (“you can do whatever you want to do”), she quit the corporate job and opened up her own shop.

Right now the store focuses on selling spices of all kinds, in neatly arranged recycled glass jars and in bulk. These are high quality spices, chemical-free, and Andrea knows where every item comes from. There are currently two original spice blends, Wild Weston Shake and Hyde Park Pork Rub. She also stocks eco friendly cleaners, olive oil and vinegar from Olive Tree, wildly popular finishing salts, Bittermilk products for cocktails, Morris Kitchen and Royal Rose syrups, Broadway Cafe coffee, Hugo Tea and Askinosie Chocolate. I bought the chocolate and used it in cookies and biscotti–so deliciously different from a bagged chocolate chip! I also purchased the Sugar Maple Smoked Salt which I am trying out the next time we grill.

Although the shop just opened in February, it’s already evolving into something more than Andrea imagined at first. She’s turning it into a general store for staple food items, where local produce, meat and eggs will be available for purchase (hopefully by early next month). She will be sponsoring creative cooking courses, the first one scheduled for May 22 on canning, and she plans to host farm to table dinners.

This is a really fun shop to browse–besides buying something for yourself, it’s a great place to shop for unique gifts. Support our locally owned Brookside businesses and stop by soon. Season + Square is open Tues, Wed, Thurs 11am-6pm and Sat and Sun 11am-5pm at 6205 Oak St.

This Weekend: Brookside Art Annual May 2-4, 2014

Posted on April 30, 2014 by Mary Hutchison

Now in it’s 29th year…the Brookside Art Annual happens this weekend! After last year’s record cold temperatures kept attendance low, this year’s forecast is just about perfect! Here are the details you need to know:

Hours are Friday 5pm-9pm, Saturday 10am-9pm, and Sunday 11am-5pm. The booths are set up between 63rd St and Meyer Blvd at the south end of Brookside Blvd. It’s best to park along a residential street and walk to the fair. Food will be available from local vendors (Michael Forbes Grill, Brookside Market, the Brooksider and Avenues Bistro) and free children’s activities take place on Saturday and Sunday afternoons.

There are so many reasons why I love this art fair above all others, but the primary one is that I feel the artwork is more affordable than, for example, the Plaza Art Fair. Many regional artists display their work, and you can still buy a unique piece of jewelry or wall art for under $100.

You can find a list of artists and other details at www.brooksidekc.org. Remember, please leave pets at home as the booths will be very crowded with humans!

Brookside Home Sales Report-March 2014

Posted on April 21, 2014 by Mary Hutchison

Ahhh….Spring in Brookside! The trees are blooming, flowers finally popping up and the homes look even more charming than usual surrounded with fresh green grass and bright floral colors. This is one reason why home sales surge in the warm weather months–curb appeal is best in spring and summer months.

Let’s examine Brookside single family home sales for March 2014. There was a lower number of homes sold, but average prices are up. These figures are for the main Brookside zip code of 64113:

In March 2014, 19 homes sold. Average median sales price was $322,500 and 103 days on market. The lowest sales price was $152,000 and the highest was $775,000.

In March 2013, 32 homes sold. The average median sales price was $313,000 and 131 days on market.

More homes sold in 2013, but in 2014 the average sales price was almost $10K higher. This market activity reflects the lack of inventory this spring–the demand is there, but not enough supply, pushing up prices.

Checking year-to-date figures:

From Jan-March 2014, 43 homes sold at a median sales price of $298,000 and 84 days on market.

From Jan-March 2013, 63 homes sold at a median sales price of $280,000 and 115 days on market.

You can see the trend continuing into the busy Spring buying season–prices are up 6% so far this year.

As of this writing, there are 77 single family homes for sale in the Brookside zip code of 64113 with an average median list price of $457,000 and 143 days on market. Of the 77 homes for sale, 30 homes are priced over $1million, which affects average list pricing.

The demand is quite high for updated Brookside area homes priced between $250-$400K. If you are thinking of selling this year–get your house spruced up and ready to take advantage of this hot market!

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

Inside Brookside (And Waldo)

What's Happening In Brookside and Waldo (Kansas City, Missouri)