IB High School Proposed for Brookside

southwest1Big news was recently announced for homeowners in Brookside:  Academie Lafayette and KC Public Schools want to form  a partnership to create an International Baccalaureate high school at Southwest High School, 6512 Wornall Road.   If all plans are approved, the first students would enroll in Fall 2015.

Why is this important news for all residents–not just those with school aged children?  Because a successful, well-maintained and respected public school in the heart of Brookside could raise property values and keep families in the neighborhood long term.  I’m very optimistic about this possible new partnership–but of course there are many details to sort out over the next few months.  I attended a  meeting  last week  for parents of current Southwest  students (although I do not have any children at the school) to find out more.  Here are a few things I learned, outlined in bullet points:

*Academie Lafayette would operate the school, hire staff and manage curriculum.  KCPS would retain ownership and maintenance of the building. It would not be a French immersion school, but would have several  foreign language options.

*Prospective students that do not graduate from Academie Lafayette would need to pass a test before enrolling at the school.

*The inaugural 9th grade class (2015-2016) is expected to have 100-150 students, split equally with AL and other grade school grads.  (Southwest has a capacity for over 1600 students; current enrollment is about 500 teens).  One additional class would be added each year through 12th grade.

*Students who  leave Southwest will meet with KCPS representatives, one on one, along  with their parent/guardian, to discuss placement in other schools.

*The proposed partnership has been approved by the MO Dept of Elementary and Secondary Education and the AL charter school sponsor, the University of Central MO. Students would be considered KCPS students.   A final decision is expected before the end of the year.

To learn more…attend a meeting!  If you are the parent/guardian of a current SW student,  the next Family Meeting is Thursday July 17, 6:30pm  at Paseo Academy. Two Public Meetings are scheduled for 6pm Tuesday July 8 and Tuesday July 22 at Paseo Academy.  Online resources:  www.kcpublicschools.org/alhs and the Mind Mixer forum  www.kcpsforum.org

New CID Tax Proposed for Morningside Neighborhood

Recently I read that the Morningside Neighborhood Association plans to create a CID (Community Improvement District) to generate revenue for improvements to their Brookside neighborhood.  The story in the Kansas City Star implied the proposed CID  could be connected  with bringing the streetcar route into Brookside.  This sounded odd to me, so I met with association Vice President Ryan Loehr  to learn more.

morningsideMorningside is a beautiful area of Brookside, with boundaries that run from 59th St to 65th St and Oak to Brookside Boulevard.  Currently the $35 annual dues are voluntary, and Ryan says less than half the households pay the fee.  The monies collected  pay for regular neighborhood events, such as the September Sunset Supper and monthly Fly The Flag gatherings.  However, the Association wants to have a reliable source of income to fund  several other services that would benefit homeowners.  The $125 fee per household would be collected by Jackson County and raise about $67,000 per year.  In order for the CID to go into effect, a majority of homeowners need to sign a petition in favor of tax and each signature must be notarized. Ryan assured me there is absolutely no connection with their proposed CID and the possible future routes of the streetcar.

Checking the association’s website posting of the Spring 2014 newsletter, you’ll find an outline of how the money would be spent.  Most of it -$33,000-would go towards regular yard waste pick up. About $10,000 would pay for landscaping and signage.  (and of course the City of KCMO would collect  earnings tax on this CID fee–sounds like double taxation to me).  Overall, the $125 charge seems reasonable to keep up appearances in the nieghborhood, which helps keep property values up.  The Morningside Neighborhood Association leaders are all volunterrs, and as a board member of the Armour Hills HOA, I know how much time and money  it takes to maintain an older neighborhood with various islands and markers.  Residents should be thankful  the board has the foresight and initiative to create a CID in order to maintain the area with a more reliable funding source.

The Morningside CID is not a confirmed tax.   Ryan says they are planning to invite homeowners to sign the petition at specific upcoming events yet to be determined. There will also be at least one public meeting later this summer.  Watch the association’s website for details.

Home Near UMKC For Sale – $150,000

front oneDo you know someone who wants to live near UMKC?  Or perhaps a parent who wants to invest in a home for student rental?  My new listing could be a good match!  This large home, located at 5831 Rockhill Road, is just south of the UMKC main campus, and is also close to Rockhurst University.  Priced right at $150,000–it’s a good investment.

This is a four bedroom, bungalow floorplan home.  There is a large living room and  dining room on the first floor, plus a kitchen and cozy breakfast room.  Two bedrooms and a full bath are on the main level.  The second floor has two more bedrooms and a half bath–which I think you could convert into a full bath by adding a shower.  Most all of the windows have been replaced, a new sewer line and furnace were recently installed, and all appliances stay including the refridgerator, washer and dryer. It also has many original architectural details: curved entry walls, built ins, crown molding, original subway tile in bathroom.   Outside you’ll find a charming front porch, fenced yard in back with a patio and a private drive with enough space for 2+ vehicles.liv frplc

The location is great–close to UMKC, Rockhurst, Brookside, and the Country Club Plaza–plus the Metro Bus runs along Rockhill. Click over to my website for more photos or contact me for additional information. 5831 Rockhill Road, just north of 59th St on the east side of Rockhill.

Brookside Home Sales Stats – May 2014

Brookside home sales statistics are in, and there has been a slight change from one year ago as  compared May 2013 to May 2014. Prices are still rising!  I am checking single family sales for the main Brookside zip code of 64113, details below:

In May 2014, 36 homes sold.  Median sales price was just under $300,000 and 102 days on  market.  The lowest sales price was $155,000 and the highest was $1.35 million.  (That Sunset Hill property had been for sale since October 2012.)

In May 2013, 30 homes sold.  The  median sales price was $290,000 and 118 days on market.   The lowest sales price was $180,000 and the highest was $1.7 million.

More homes sold in May 2014 and in a shorter amount of time, and the average sales price was about $10K higher this year.  

Checking year to date figures:

From Jan-May 2014, 103 homes sold at a median sales price of $298,000 and 84 days on market.

From Jan-May 2013, 113 homes sold at a median sales price of $285,000 and 110 days on market.  

A few less homes sold so far this year, probably due to a lack of  well priced, updated inventory..and the average sales price continues to rise.  The Brookside housing market is overall in good shape and on an upward trend for higher home values!  

Currently there are 99 single family homes for sale in the Brookside zip code of 64113 with a median list  price of $460,000 and 125 days on market.  This high median list price is due to the large amount of upper bracket homes for sale at this time.  There is still a strong demand for updated, well cared for homes priced from $250-350K in our area…those are the ones that seem to sell the fastest.

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

BBQ in Waldo – The Stack Restaurant

stacksignThere have been so many new businesses popping up in Waldo this year:  Tropical Sno Cone, Second Best Coffee, Kansas City Bier Company, Pizza Manifesto –and Waldo/Brookside residents love to support locally owned businesses.  I recently stopped at The Stack restaurant, 8920 Wornall Road, to satisfy a barbecue craving.   It reopened in April, and has seen a steady stream of customers since then.

BBQ is a an easy topic of discussion for KC residents–everyone has their favorite.  The Stack holds it’s own with the big guys (Oklahoma Joe’s, Jack Stack and Gates).  The restaurant is very casual, service is fast and friendly, and the portions are generous.  I’ve tried the ribs and the burnt ends–both very tasty and tender.  My daughter and I split the Stack Slab Platter and had enough left over for another meal!erin bbq

 

Jeff Hallier, partner

Jeff Hallier, partner

You’ll find a variety of appetizers here too:  fresh-sliced onion rings, BBQ potato skins, pig skin poppers and wings.  Partner Jeff Hallier told me they are also experimenting with a sausage stuffed pork loin, a special bread pudding dessert,  and want to add fish options on the weekends.   Right now you can only purchase bottled beer, but  Jeff is already planning an expansion to include a full bar, hopefully by the time football season kicks off.  The Stack also offers nightly specials, a catering menu and plenty of parking in front of the restaurant.

The next time you get a craving for BBQ–stop in The Stack.  It’s open Tuesday through Sunday at 10am.  Thank you for supporting locally owned Waldo businesses!

stackdiningroom

Armour Hills Home Sales Dip in May 2014

 

 

This Armour Hills Tudor sold in May for full list price!

This Armour Hills Tudor sold in May for full list price!

It’s time to check the home sales stats for the Armour Hills subdivision in Brookside. In May of 2014, we had a little hiccup in the overall trend of higher average prices and shorter days on market.  Let’s look at the numbers:

In May 2014, nine homes sold with a median sales price of $259,000 and 88 days on market.  The lowest sales price was $155,000 and the highest sales price was $354,000.

In May 2013, eleven homes sold with a median sales price of $284,000 and 53 days on market.  The lowest sales price was $180,000 and the highest was $335,000.

The average sales price dropped 8.8% compared to May of  last year, and it took longer for homes to sell.  I believe the reason for the drop is a lack of inventory–not as many homes on the market, and the ones that are for sale may not be priced right at the start or need some updating–that factors cause homes to sit on the market longer and prices to drop.

Now we will examine year-to-date figures:

For the first five months of 2014, 27 homes sold with a median price of $240,000 and 59 days on market.

For the first five months of 2013, 27 homes sold with a median price of $213,000 and 89 days on the market.

Average home sales price is up over 12% year-to-date in Armour Hills, and average days on market is trending lower.  The drop we experienced in May 2014 is a small blip–overall, Armour Hills homes have been gaining value the past several months.

At this time there are 11 homes for sale in Armour Hills, with a median sales price of $260,000.  The lowest list price is $195,000 and the highest is  $474,000 (!).  (I will be very curious about the final sales price of that home.)  Average days on market is 52.

Buyers are actively looking and ready to buy…as always, those homes that are well maintained and move in ready sell the fastest.

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

Weekend Events for Kansas City – June 13-15, 2014

So…many….great events planned for the Kansas City area this weekend!  Something for everyone!  And the weather forecast is just about perfect.  This is one reason I love living in KC–you can have a really good time on the cheap at so many different venues and festivals.  Here are the brief details plus weblinks for more information:

boulevardia*Boulevardia

It’s the first year for this three day festival featuring  live music on two stages, plus plenty of  food and beer (this event organized by the folks at Boulevard Brewery) and an ‘eco-expo’.  It’s all happening in the West Bottoms Friday, Saturday and Sunday.  www.boulevardia.com

*PorchFest KC

Another first time event for Kansas City: area musicians will play a variety of music from front porches along the streets in the West Plaza area on Saturday.  Stroll, stop, listen, and donate a few bucks to support live music.  www.porchfestkc.com

*Juneteenth Parade and Celebration

Happening in two places on Saturday:  Big Eleven Lake in Kansas City KS (www.juneteenthkck.com) and in the Jazz District (www.juneteenthkc.com)  at 18th and VIne.  Different activities at each location so check the website for details.

*Parkville River Jam Jazz and Fine Arts Festival

In the scenic English Landing Park, you’ll hear great jazz and browse through various art booths.  Friday and Saturday.  www.parkvilleriverjam.com

pops-in-park*Pops In The Park

On the spectacular lawn of the Nelson-Atkins Museum of Art, celebrate Father’s Day with music and family games–and  walk the very cool glass labyrinth temporary art exhibit. Sunday from 1-4,  www.nelsonatkins.org

 

*World Cup Watch Parties

Through July 13, join the rest of the world watching the World Cup soccer matches at the Power and LIght District or The Yardhouse at Legends Shopping District.  www.powerandlightdistrict.com  www.yardhouse.com

Also note there is the Hope Challenge 5K run on Saturday morning that will affect traffic from the Plaza through 55th St in Brookside; the KC Century Ride features hundreds of bicyclists riding from the West Bottoms to Waldo on Saturday; and the Ride The Fountains Bike Tour is Sunday, which will close parts of Pershing Road around Crown Center with riders heading south through Waldo. Please be courteous and watch out for the bike and run participants!

Get outside and enjoy summer in the city this weekend!

Armour Hills Homes for Sale – $279,000

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

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

 

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

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.

liv roomOne 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

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!

hale cook twoRecently 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.