Expect traffic delays in Brookside tomorrow, as Academie Lafayette’s Allez 5K run starts at 9am.
It starts at the school, 6903 Oak, and proceeds north on Oak, west on Meyer to Valley, then circles back. It will be difficult to cross Meyer–so plan an alternate route if you are headed north.
Avoid Oak St as well from Gregory north to Meyer.
Another great Brookside tradition happens on Thursday Oct 31- the Brookside Trick or Treat Street! Participating Brookside merchants will hand out goodies from 4-6pm on Thursday, along 63rd and neighboring side streets.
Special guest appearance this year from Cinderella and Ariel!
Even if you don’t have little goblins gathering treats, it’s fun to see the various costumes on kids and adults. Please be extra careful when driving through the Brookside shops area Thursday afternoon – there will be hundreds of children walking about.
Also, remember to see the uniquely carved pumpkins on display at the Crestwood Shops along 55th Street–courtesy of the students at the Kansas City Art Institute!
Brookside home values rise again! That is what I have to report today, after checking the September 2013 single family home sales for our zip code of 64113. Here are the details:
In September 2013, 26 homes sold. Average list price was $400,412 and average sales price was $387,771. Average days on market was 68.
In September 2012, 27 homes sold at an average price of $299,585 and 80 days on the market.
You see a huge jump in the average sales price – almost $100,000. Keep in mind that we have a wide spread of home prices in 64113–when the higher priced homes sell, the average prices jump. Last month, seven homes sold for over $500,000.
Now let’s compare to year-to-date figures:
From Jan-Sept 2013, 246 homes have sold at an average price of $359,384 and 86 days on market.
From Jan-Sept 2012, 227 homes sold at an average price of $318,735 and 106 days on market.
So far this year, average sales prices are up 12.75% over last year!
As of this writing, there are 87 homes for sale in the Brookside zip code of 64113 with an average list price of $647,137 and 123 days on market. Thirty four homes are priced over $500K, and eleven of those are priced at $1million and up, thus the high average list price.
(All figures taken from Heartland MLS and deemed reliable but not guaranteed).
Armour Hills subdivision in Brookside
Last week Heartland MLS released the September home sales statistics so it’s time to tell you about Armour Hills activity for last month. Fewer units sold, but average sales price is way up over last year:
In Sept 2013, 5 homes sold. The average list price was $273,180 and the average sales price was $271,260. Average days on market: 25.
In Sept 2012, 11 homes sold. The average list price was $194,870 and the average sales price was $189,610. Average days on market: 85.
That’s a huge jump in average sales price, and less days on market. Our neighborhood has had higher average sales prices overall this year; part of the reason this month for the big jump was in Sept 2012, the majority of the homes sold for under $200K–not normal for Armour Hills.
Let’s compare year-to-date figures:
In the first nine months of 2013, 61 homes sold with an average sales price of $261,468 and 62 days on market.
In the first nine months of 2012, 82 homes sold with an average sales price of $219,205 and 82 days on market.
Although fewer homes are selling this year, the average sales price is up 19% year to date over 2012–a huge increase! In addition, last year lower priced listings were more prevalent due to several short sales and foreclosures in the subdivision.
As of this writing, there are 18 homes for sale in Armour Hills, with an average price of $253,720 and 88 days on market.
If you would like specific sales figures from your neighborhood, contact me!
(All figures taken from Heartland MLS and deemed reliable but not guaranteed.)
“The Trail stays!”
This promise was made at the NextRail KC meeting last Wednesday night in Waldo. The meeting was open to residents of Brookside and Waldo, organized to discuss the topic of expanding the streetcar through our beloved neighborhood.
Attendance was strong–I counted approximately 75 people in the room. After an overview of the project by a representative from the BNIM architect firm, we broke up into small groups and discussed how the streetcar service would affect this area from three viewpoints: resident, business owner and visitor.
Rather than get into the details of what the various groups talked about (pros and cons of the Brookside service), I wanted to relate some new information I learned via the bullet points below:
*Vincent (from BNIM, didn’t hear his last name) emphatically stated ‘the trail stays’ if the streetcar is built here. The plan is to run the streetcar in the right of way along the Trolley Track Trail, so the trail and the streetcars coexist side by side. An easement of 100 feet would be enough space for both the streetcar and the trail.
*The “Country Club Right Of Way” route runs roughly from 47th St (Cleaver Blvd) at the Plaza south to 85th and then curves to the east through The Paseo.
*Four parking lots would be affected by this route: the lot between the tennis courts and The Brooksider/Blue Grotto retail strip and the lot between Shopgirls/Foos and Bank Midwest/Roasterie, plus the Metro Park and Ride lots at Gregory and Wornall plus Wornall and 74th St …just as the trail runs through those lots now.
*Could the trolley run along the elevated part of the trail,over the bridge east of Wornall along Brookside Road through Armour Hills? This is unknown.
*One car holds approximately 148 persons; they run on electricity but the ground rails will not be ‘hot’; each streetcar can move north or south, so there is no need for a ‘turn around’ area.
Other corridors besides the Country Club ROW are proposed, and you can read more about those at the NextRail KC website. (this website doesn’t look like it’s updated often, but it’s easy to navigate; there’s also a NextRail KC Facebook page.) The starter line first must be built from downtown to Crown Center (construction will start next year). The other routes will not be confirmed for a while as BNIM and NextRail KC conduct these neighborhood meetings for input from area residents and businesses.
Brookside/Waldo residents love the Trolley Trail–it’s one of our most prized amenities. It’s reassuring to know ‘the trail stays’ if the streetcar ever makes it south into our area.
22 E 68 St, Armour Hills
Quite simply, this is one of the nicest homes I’ve ever listed in Brookside. The owners have taken such care in remodeling it over the years, inside and outside. Buyers will appreciate all the quality updates they find here.
Outside, the entire exterior has been remodeled with high quality Hardie board siding, including the trim. The columns, front porch, walkway and steps have been redone.
Large chef’s kitchen with island and pantry
Inside, you’ll find a rare ‘open’ kitchen with lots of light from the tall windows and a large center island. So much granite counterspace here, including a gas stove, separate prep sink, stainless steel refrigerator and pantry. There’s a half bath in the hall leading to the finished basement area.
Custom built-ins in the living room, stain glass windows
This couple is using the traditional living room as a formal dining area–the space is so versatile! There’s a gas fireplace, custom built-ins and plantation shutters. Refinished hardwood floors throughout the first floor, plus a separate office area.
Upstairs you’ll find four bedrooms, one full bath and a master suite with it’s own full bath, double vanity, Jacuzzi tub and walk in closet. Outside, the deck and patio have been completely redone, and there’s a spacious loft above the garage — perfect for a kids’ hangout or separate office space.
New deck, patio, landscaping and drainage system
Come and be my neighbor in Armour Hills! Priced at $410,000 this home is move in ready on a block of families, single folks, and retired couples. Contact me for more information, or visit my website.
Two ‘firsts’ to tell you about in this blog…the Brookside Wine Walk and Armour Hills Movie Night!
Tomorrow night (Oct 3) is the first Brookside Wine Walk, with 50% of the proceeds benefiting Operation Breakthrough. This event is pretty self-explanatory: buy a ticket, walk to participating restaurants, enjoy $3 glasses of wine and mingle with your neighbors! Buy a ticket in advance for $5 or pay $10 day of event. These locally owned businesses are hosting the walk, starting at 6pm: Avenues Bistro, Blue Grotto, Brooksider, Carmen’s Café, Charlie Hooper’s and Michael Forbes.
On Saturday night, Armour Hills Homes Assn is presenting a Movie Night at Arbor Villa Park, showing the family friendly movie The Goonies. It should start around 7pm at dusk, popcorn will be available, and the event is free. Please bring lawn chairs or blankets.
Here’s your chance to enjoy a crisp Midwest Fall evening in Brookside with your neighbors, friends and family!
On this last day of September, I’m finally getting around to post the Brookside home sales stats for August 2013. It’s been a busy month! No surprises here: prices continue to rise, and homes are selling faster.
In Aug 2013, 33 homes sold. The average list price was $403,543 and the average sales price was $384,255. Average days on market: 84.
In Aug 2012, 31 homes sold. The average list price was $375,358 and the average sales price was $357,238. Average days on market: 95.
Continuing the trend this year, average sales prices are higher than last year, about a 7.5% increase over last August.
Let’s compare year-to-date figures:
In the first eight months of 2013, 220 homes sold with an average sales price of $356,029 and 88 days on market.
In the first eight months of 2012, 200 homes sold with an average sales price of $321,320 and 109 days on market.
So far, Brookside home prices have increased almost 11% this year over last!
Currently there are 83 homes for sale in zip 64113, with an average list price of $745,259. Twelve homes are priced over $1million, which pushes the average list price higher. As the calendar moves closer to cold weather and the holiday season, number of units sold per month will fall lower, as this is the time of year when there are not as many new listings popping on the market. However, we’ve had a strong 2013 so far for home sales and I think this year will beat last in terms of average sales price and number of homes sold.
If you would like sales figures from your neighborhood, contact me!
(All figures taken from Heartland MLS and deemed reliable but not guaranteed.)
Every month I post home sales statistics for Armour Hills and the Brookside zip code of 64113.
Starting this month, I’ve got a simple and easy to read chart for the stats, showing all the information I used to post in paragraph form (click on the chart to increase its size, then lick on your “back” button to return to this page).
Click on the chart to view full size, then click on your “back” button to return to the post.
I think this looks much better: As is the usual pattern, sales are slowing down as we head into the end of the year. The average list price in August is virtually unchanged from 2012, although the average sales price is up almost $10,000. Year-to-date shows the biggest change, as the average Armour Hills home sales price is way up over last year. Just about every month this year, prices are up in our neighborhood from 2012.
As of this writing, there are 15 homes for sale in Armour Hills, with an average list price of $245,206 and 48 days on market. Good news for home sellers and home buyers!
(All information taken from Heartland MLS; deemed reliable but not guaranteed)
Another big weekend for outdoor events coming up…just about everyone visits the Plaza Art Fair, now in it’s 82cd year. However, there are two local happenings in our area on Saturday to note. Even if you don’t participate, be aware as there will be streets blocked off and traffic re-routed at two key areas of Brookside and Waldo.
Strut Your Mutt, Brookside
Strutt Your Mutt, a benefit for Wayside Waifs, is Saturday Sept 21, starting at 8am. There are three ‘races’ — one 5K race with dogs, one without, and the traditional 3K walk. The center of the event is at 62cd Terrace and Brookside Plaza (near JULIAN, Foo’s Frozen Custard, etc), and the participants will be using Brookside Blvd from this area going north to 51st St and parts of Oak St. Expect traffic re-routing around Brookside Blvd. most of the morning. Brookside is a dog lover’s neighborhood, and this is a really fun day with music, contests and lots of folks just hanging out to people (and dog) watch!
(Between the Plaza Art Fair, Strutt Your Mutt and the Brookside Farmer’s Market traffic–plan to avoid Brookside Blvd on Saturday morning.)
Also on Saturday is the annual Waldo Fall Festival, at 75th St and Wornall (the parking lot near Aldi and CVS Pharmacy).
Waldo Fall Festival
From 10am-5pm, you can enjoy live music, a dog show, pancake breakfast, kids’ activities (moonwalk, train) and the ever popular food trucks. If you have a story to tell about Waldo, sign up in advance to participate in the Waldo oral history project here. Wornall Road and 75th St. is always a very busy intersection, and it will be even more congested on Saturday. Avoid the traffic back ups by parking a few blocks away and walking to the festivities.
It’s going to be a beautiful Fall weekend in our neighborhood…enjoy!
Inside Brookside (And Waldo) 