Waldo Home Sales Report – October 2024

The housing values in Waldo are up and down in this report; overall, though, prices remain fairly steady. These stats are taken from single family home sales in Waldo from State Line to Holmes and Gregory to 85th St:

october 2024october 2023
Median list price:$279,250$280,000
Median sales price:$272,500$305,000
No. of homes sold:263
Days on market:2019

Home values are down just about 12% compared to October 2023; and many buyers paid less than the asking price; that’s unusual. It could be that sellers overpriced their properties as you can see many homes sat on the market longer–almost a month. Yet I think the YTD numbers show the trends better:

jan-oct 2024jan-oct 2023
Median list price:$299,000$285,000
Median sales price:$305,300$290,000
No. of homes sold:222219
Days on market:33

Overall, prices are up just over 5% for the year, and about the same number of homes have changed ownership. Waldo seems to be a very stable market, with homes gaining in value. Many buyers are paying asking price or just over. This shows that Waldo remains a hot place for homebuyers! Currently there are 36 single family homes in Waldo for sale, with a median list price of $274,975 and 53 days on market.

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

Armour Hills Home Sales Report – October 2024

I’m starting off this blog with an unusual fact about October home sales in Armour Hills–last month only one home closed, at a price of $385,000, In October 2023, three homes closed with a median closed price of $465,000. Are home prices in Brookside dropping? The answer is yes. Let’s take a quick look at the year to date stats:

Jan-oct 2024jan-oct 2023
Median list price:$435,000$427,500
Median sales price:$444,750$450,500
Days on market:22
No. of homes sold:5260

The numbers are showing us here that prices dropped slightly, 1.2% compared to last year at this time; and 13% fewer homes sold. Still, many buyers paying over asking price. Currently there are 3 homes for sale in Armour Hills, with a median list price of $479,000 and 54 days on market–two of the three homes have been sitting for a while.

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

Brookside Home Sales Report-October 2024

You may have heard that home prices are falling nationally; and that is true of Brookside as well as we look at last months single home sales stats. Here are the numbers; using the main Brookside zip code of 64113:

october 2024october 2023
Median list price:$475,000$562,500
Median sales price:$477,500$570,000
Days on market:63
No. of homes sold:2220

Looks like home prices dropped by 16% compared to October 2023; about the same number of homes changed owners. Why the drop? Some sellers are likely pricing more conservatively because fewer buyers are in the market – although several homes did sell more than the asking price, one closed at $65K over! There were also six homes that had significant price drops as well, lowering the median sales price. The lowest closed price was $310,000 and the highest was $1.3 million. Here are the year-to-date numbers:

jan-oct 2024jan-oct 2023
Median list price:$549,975$554,500
Median sales price:$568,000$575,000
Days on market:33
No. of homes sold:220212

These YTD numbers show a slight reduction in the median price-down just over 1%; yet many buyers still paying over the list price by over 3%. If you are a home seller–pricing is crucial!! The numbers are encouraging in that most homes are selling quickly and Brookside remains a very desirable place for homebuyers. Currently there are 24 single family homes for sale in Brookside, with a median price of $760,000 and 44 days on the market. Eighteen of those listings are priced over $500K; half of those are over $1,000,000.

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

New Waldo Shop Here to Pamper Your Dogs

Everyone likes to treat them…and now  there’s a new locally owned business in Waldo with special treats for your dog!  Callie Mae’s Barkery and Bath opened in September at 7140 Wornall, offering doggy delights made by hand right in the shop.

Owner Sarah Deters was the Corporate Executive Chef at Three Dog Bakery for 15 years when she decided to open her own place, along with her business partner Andy Wiltz (who owns several pet related services).  The focus at the store is using all natural ingredients–no artificial colors, refined sugars or preservatives; while adding in nutritional benefits with coconut oil, zucchini, sweet potatoes, pumpkin, apples, etc. Peek through the glass cases at the various offerings, and  you’ll see Sarah’s creativity on display:  best sellers like cheddar fish crackers,  bacon cheddar cupcakes, “Cake pawpsicles” and seasonal themed treats for Chiefs and holidays plus special doggy birthday or gotcha day cakes. 

Besides the  fresh baked options, Callie Mae’s sells dog food, chews, doggie  toys, collars, supplements, flea and tick products, shampoo and a few items for cats.  There are two self service dog  wash stations; priced at $16, all products needed to clean up your pup  are included.  

At Callie Mae’s, you’ll find the special personal service our locally owned businesses are known for.  (If you are walking by the shop with your pet, come in for a free sample treat!).  Sarah and her husband foster dogs and live nearby in Red Bridge on a large lot.   Callie Mae’s is named after one of their longtime pets.  “We lived in Waldo for eight years before moving south to have more space for our dogs.  I wanted to have a store in Waldo, because the people here are so welcoming and supportive.  We like to get to know our customers and give them great service plus guidance and advice when choosing products in our store”.  Sarah especially likes the location they have, close to Hemma Hemma and Betty Rae’s Ice Cream.

Callie Mae’s is located at 7140 Wornall, with a convenient parking lot next to the building.  They are open seven days a week. 

Brookside’s Holiday Season Opener Starts Today!

The holidays are almost here…time to get in the spirit! Brookside is here to help, with the annual Holiday Season Opener happening all weekend.

The festivities start tonight, November 14 at 5:30, with live music, a tree lighting ceremony, treats and a special visit from Santa. The Brookside website and poster does not indicate the location; however, in the past it’s been held at the grassy area on 63rd St just east of Brookside Blvd near the bus stop. (Just look for all the people!) All weekend, the Brookside shops along and around 63rd St will offer special deals, new holiday products, giveaways and food and drink specials at the restaurants. When you visit the Brookside Holiday Season Opener, you are supporting our locally owned businesses that make Brookside the special place it is. Get ready to enjoy some holiday cheer with your friends and neighbors this weekend in Brookside!

Vita’s Place is Your Place

There are locally owned bars in the Brookside/Waldo area that have a chummy, neighborhood vibe– similar to the Cheers TV sitcom where “everybody knows your name”. Perhaps you know the bartender or tend to run into a neighbor during the visit. I’m thinking of places like Charlie Hooper’s or The Brooksider; Walsh’s Corner Cocktails. For several months now, Brookside has a wine bar with that same atmosphere…tucked away on Oak St around the corner from the Crestwood Shops.

Vita’s Place, 5514 Oak St.
Ryan Sciara


Vita’s Place is owned by Brookside residents Ryan and Jenny Scaira; and is named after Ryan’s grandmother, an immigrant from Sicily who lived in Columbus Park. Vita was Ryan’s best friend, and as a kid, he practically grew up at her kitchen table, watching her cook and take care of family members and visitors. She inspired him: “If you take care of other people, it gives you a great feeling” says Ryan. So he went into the hospitality business, working at Teller’s in Lawrence; as the opening general manager and sommelier at 40 Sardines; then opened Cellar Rat Wine Merchants in the Crossroads. Eventually he left Cellar Rat to focus on he and Jenny’s young family; then decided to open another wine store, Underdog Wine Company in the Crestwood Shops.


Still, Ryan had the itch to start another business. After visiting several small wine bars in Brooklyn NY, he decided to open his own place. But where? He wanted to be close to his Brookside home and discovered this current spot would be available for rent (formerly Salon Latifa). He hired noted restaurant designer John O’Brian to design and build out the interior, incorporating custom wood paneling, antique furniture pieces, rich textured wall tile and comfortable cushioned booths. It’s the perfect spot to linger over a beverage enjoy a conversation with friends (or the bartender!).


Vita’s has an extensive wine collection, and Ryan changes most of the 40 wines by the glass quarterly. “The wine list is very personal to me”, he explains. “With my 31 years in the business, I have become friends with a lot of great winemakers, importers, winery owners;, distributors. The greatest compliment you can give any of them is to put their wines on your list. I like to showcase small production wines, made in an honest manner that pay tribute to where they are grown. We will let someone sample a small taste of any of our wines by the glass and offer them choices in 3 and 5 oz pours.” Every Monday Vita’s Place hosts wine classes, limited to 12 people and designed for those who want to gain knowledge and confidence in the various types of wine. There is a full cocktail bar (including a huge gin selection!) and non alcoholic hard liquor and beers. Ryan is especially proud of the food he offers too; chef Owen Manning developed a simple menu of selections, most using just 4 or 5 very fresh and high quality ingredients. Items offered change seasonally, and the plates come in various sizes and work well for a nosh or meal.


Naturally, Brookside has welcomed Vita’s with steady business. “I considered other parts of the city when looking for a spot, but it only made sense to do it here. There is really no where else I would have done it. Brookside needed this type of place”. Vita’s is the perfect spot to visit with friends for a pre dinner drink and appetizer; a light meal on Sunday evenings; or stop in to linger at the bar and chat with friends and the staff. Ryan says he has a knack for remembering names and faces so will likely greet you personally!

Vita’s Place is open Wednesday through Sunday at 5514 Oak St. Parking is available on the street. Reservations available via Tock.

Armour Hills – Home Sales Report September 2024

Home values in Armour Hills dropped a bit compared to September 2023; they are holding steady for the year. Let’s take a look at the specifics:

september 2024september 2023
Median list price:$439,000$457,500
Median sales price:$450,000$478,750
Days on market:22
No. of homes sold:96

The median sales price dipped 6% compared to a year ago; a few more homes sold last month and you can see many buyers paying over the asking price. The highest closed price was $720,000 and the lowest was $305,000. Below are the year-to-date numbers:

jan-sept 2024jan-sept 2023
Median list price:$435,000$425,000
Median sales price:$447,000$450,.000
Days on market:22
No. of homes sold:5157

You can see the closed sales prices are very similar to last year at this time; and most Armour Hills homes are going under contract very quickly. Currently, there are three listings in Armour Hills, with a median list price of $525,000 and 30 days on the market.

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

Waldo Home Sales Report – September 2024

Waldo had a large jump in the median sales price last month compared to September 2023; likely because more of the higher priced houses in Waldo closed. Let’s take a look at the details; I’m using single family home sales in the area of State Line to Holmes and Gregory to 85th St for these stats:

september 2024september 2023
Median list price:$324,950$228,500
Median sales price:$310,000$234,000
Days on market:38
No. of homes sold:2718

The median sales price last month jumped 32% over last year; of the 27 homes that closed, six of them were over $400K–a higher price point for Waldo. The lowest closed price was $180,000 and the highest was $620,000. Below are the year-to-date numbers:

jan-sept 2024jan-sept 2023
Median list price:$299,450$289,900
Median sales price:$310,000$290,000
Days on market:33
No. of homes sold:228231

The number of homes changing owners have remained steady; home values are up almost 7% this year and buyers are still paying over list price for many homes. Currently there are 25 single family homes listed in Waldo, with a median list price of $275,000 and 24 days on market.

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

Cosentino’s Brookside Market Undergoing Expansion

Big changes are coming to our Cosentino’s Brookside Market—you’ve likely noticed all the construction happening on the west side of the store. This is going to big a big improvement for a neighborhood! Recently I stopped by and spoke with Gary Arb, Store Director, to find out the details.


This is a huge expansion for the market—one that has been planned for a while. Gary explained the store is being built out 18 feet to the west, adding much more square footage for more food options and services. The old outdoor patio has been removed; the new plans include a large indoor eating area with public rest rooms. All of the refrigerated items, including the grab and go selections, will be in closed cold cases with doors—easier to keep these items chilled when storms cause electrical service disruption. There will still be a hot and cold food bar, plus a new Panini press for sandwiches, new islands, and the floral department will move to the new space. The current “center” of the store, displaying canned goods, snacks, bread, and other basic food items will not change. The wine department will expand, adding more varieties, and there will be a beer cold case in the liquor aisle. You;ll see new flooring in the entire store and there are no plans to change the entrance and parking lot. Gary also mentioned they are adding a couple of self service check out lanes for customers, “just out of necessity for those who have a couple of quick items to buy.”


Way back in 1948, two brothers started a small neighborhood grocery that eventually grew into Cosentino’s Food Stores. The same family still operates the company today, which includes the KC area Price Chopper and Sunfresh stores. Gary has been at this location for five years, after working at a few other Price Chopper locations including the Brookside store. He loves the job, describing himself as a “people person”, and especially likes greeting the same regular customers, watching the youngsters in the neighborhood grow up and continue to shop here. “My biggest joy in this job is the people; I’d be in trouble if I was in a cubicle! Our family owners are committed to the neighborhoods they are in—they know the area residents are what make us successful. We try our best to give back to them and improving this store is another way we can show our gratitude for their business.”

Gary Orb, Store Manager

Knowing that most large construction projects don’t finish on time, Gary is hopeful the construction is finished and customers can shop the new space by the busy Thanksgiving shopping season. Although the construction mess is a bit inconvenient and noisy–it will all be worth it in the end for a stylish, updated Brookside grocery!