Waldo’s Most Unique Coffee Shop

Posted on July 29, 2013 by Mary Hutchison

“It’s our love letter to the neighborhood”

One More Cup in Waldo

Do I really need to write any more in this blog about One More Cup? That sentence, from the website, says it all. I recently visited with Stacy Neff, who co-owns One More Cup with her husband Jeremy. You are about to read why this coffee shop stands out from all the others in the Brookside/Waldo area.

One More Cup has an interesting backstory. In 2008, the Neffs decided to buy the building, which was a Mexican restaurant at one point and, for a short while, a coffee shop. They had the financing in order and started working on the interior. In the fall, the stock market crashed, the recession slammed the economy and the consumers were in a panic, cutting back on spending. One More Cup opened in February 2009. It was a rough start but they’ve seen steady growth every year since, and they attribute their success to strong support from the neighborhood.

Outside Patio at One More Cup

When you walk into One More Cup, it doesn’t feel like a typical coffee shop (like a Starbucks, Roasterie, LatteLand). It’s smaller and more eclectic–almost like stepping into an art friend’s living room. That’s because Stacy graduated from the Kansas City Art Institute and decorated the interior herself on a budget. All the essentials are here: comfortable chairs, wi-fi, local artwork, home baked goodies. Outside, behind the shop, there is a shady patio with plenty of seating. They serve only organic, fair trade coffee, Shatto milk products and the fresh pastries and sandwiches made nearby. They also offer gluten-free and dairy-free foods. Stacy herself bakes treats to serve using the on site ovens and prep area.

I think these two features of One More Cup really make it special: their employees are paid better than many other places and the Neffs offer health insurance for their full timers. Those two management policies alone make it worth your while to support the shop. They also compost / recycle 95% of the waste created. Stacy explained that’s what they do at home, teaching their kids good environmental habits, and they feel the shop is an extension of their home and what they believe in. And their prices are reasonable!

The whole vibe of One More Cup can be described in this quote from Stacy: “We want to be a happy spot in someone’s day”. You can feel the warmth and friendliness when you walk in. And it all starts from the owners. Thanks, Stacy and Jeremy, for bringing your unique coffee shop to Waldo!

Stacy Neff

Brookside Home Sales Stats – June 2013

Posted on July 24, 2013 by Mary Hutchison

Checking the Brookside home sales statistics for June 2013 (single family homes in zip code 64113), there’s been a bit of a bump in the road compared to the previous months of this year. Unit sales and average price is down, reversing the trend we’ve seen since January. Let’s look at the numbers in detail:

In June 2013, 38 homes sold. The average list price was $313,949 and the average sales price was $308,499. Average days on market: 45.

In June 2012, 53 homes sold. The average list price was $329,457 and the average sales price was $319,169. Average days on market: 117.

Last month (May 2013), the average sales price in Brookside was $395,684. Why the large drop? In this zip code, we have home prices ranging from $150K-$5million. When several of the upper bracket homes sell in one month (those priced over $500K), the average sales price is pushed way up. That’s what happened in May. In June, the highest sales price was $545K. In May 2013, there were four sales over $500,000, including one well over $1million. So we had a much lower average sales price in June.

Let’s compare year-to-date figures:

In the first six months of 2013, 150 homes sold with an average sales price of $333,141 and 94 days on market.

In the first five months of 2012, 135 homes sold with an average sales price of $310,790 and 116 days on market.

Overall, prices are up this year, and it’s taking less times for homes to sell. That’s a good trend!

Currently there are 82 single family homes for sale in zip 64113, with an average price of $769,058. The average sales price is high because 35 of the 82 homes for sale are priced over $500K. As of this writing, the highest priced home is at 5550 Ward Parkway, priced at $50 shy of $5,000,000.

If you would like specific sales numbers for your neighborhood, email me for a report tailored to your area!

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

Armour Hills Home Sales Stats – June 2013

Posted on July 22, 2013 by Mary Hutchison

Every month I check home sales stats in Armour Hills, and for the past few months the numbers are the same–prices are up! We are in peak homebuying season right now; as we head into the cooler months, sales will slow down. Still, this has been an excellent year for home sales in our neighborhood.

In June 2013, thirteen homes sold. Average list price was $272,511 and average sales price was $266,188. Average days on market was 51.

In June 2012, fifteen homes sold at an average price of $222,660 and 106 days on the market.

Although two fewer homes sold this year, you can see that the average sales price is way up over last year. In addition, the average days on market is less than half of last year.

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

From Jan-June 2013, forty homes have sold at an average price of $256,488 and 76 days on market.

From Jan-June 2012, thirty-five homes sold at an average price of $219,453 and 98 days on market.

Year to date, sales prices are way up as well. As of this writing, there are 17 homes for sale in Armour Hills at an average list price of $251,353.

If this trend continues, I think we will end up with the highest average home sales price for Armour Hills in the past 5 years! There are still plenty of active buyers looking for Brookside homes, and I predict sales will be strong for the next couple of months.

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

Charming Home for Sale in Brookside!

Posted on July 16, 2013 by Mary Hutchison

6947 Oak in Brookside

I have a great new listing in Brookside to tell you about. Perhaps you know someone looking for a home in the area? Inventory is low for nice, move-in ready homes and this one has many great features, plus a prime location north of Gregory.

Located on the northeast corner of Oak at 70th St, it’s a bungalow floor plan with a stucco exterior. Rare private drive (at this price!) and one car attached garage. The garage is attached to the home with a lovely breezeway–a perfect area for outdoor dining (without the bugs!) or relaxing in the morning with a cup of coffee.

Unique corner fireplace

Inside, this home features two bedrooms on the first floor with a full bath, plus a living room, dining room, breakfast nook and galley kitchen. The bath and kitchen are updated, and in the kitchen you’ll find original built-ins, including a fold out spice rack–so charming! There are some original light fixtures too. Neutral wall colors throughout the home.

On the second floor, the master bedroom is large, also with built-ins, with a full bath that leads to a huge walk-in closet. There is a full stone basement, newer HVAC, hardwood floors and stone fireplace.

Original built ins

The Trolley Track Trail, Brookside/Waldo shops and amenities are nearby, and the Metro bus stops along Oak for easy public transportation access to UMKC, Westport, The Plaza, or downtown Kansas City. This home is priced to sell at $179,000! Contact me if you know someone who may be interested in this home~!

Master bedroom

Brookside Sidewalk Sale – July 13 and 14

Posted on July 13, 2013 by Mary Hutchison

Brookside Sidewalk Sale

This is a perfect weekend to enjoy the annual Brookside Sidewalk Sale! Yes, it’s hot outside, but not unbearably humid and temperatures are under 95 degrees. I love the Sidewalk Sale because not only can you pick up a few bargains, but you usually run into neighbors for a chat and it’s a good excuse to go shopping and support our locally owned businesses.

The sale runs today and tomorrow, beginning on 63rd St east of Wornall and continues for several blocks. A list of Brookside merchants can be found at the website.

Brookside Home Sales Stats – May 2013

Posted on July 1, 2013 by Mary Hutchison

Every month so far this year, home prices in Brookside have risen. This month, the jump is quite high! Let’s look at the stats for May 2013 single family home sales in the main Brookside zip code of 64113:

In May 2013, 29 homes sold. The average list price was $413,645 and the average sales price was $395,684. Average days on market: 119.

In May 2012, 27 homes sold. The average list price was $313,144 and the average sales price was $303,025. Average days on market: 87.

The average sales price jumped about $100,000 compared to last year. Although prices are up, the large increase in May is due to a $1.7 million dollar home closing–the highest sale so far in our zip code this year. Also there were four sales over $500K. The average days on market is higher because it took many months to sell the million dollar home, thus pushing up the average days on market.

Let’s compare year-to-date figures:

In the first five months of 2013, 111 homes sold with an average sales price of $347,223 and 112 days on market.

In the first five months of 2012, 82 homes sold with an average sales price of $305,274 and 114 days on market.

You see that the average sales price is way up year-to-date, and average days on market is about the same. During the housing slump, the more expensive homes just sat on the market–this year they are selling!

Currently there are 91 single family homes for sale in zip 64113, with an average price of $761,256 and 94 days on market. The average sales price is high because 40 of the 91 homes for sale are priced over $500K; eleven of these are over $1 million.

If you would like specific sales numbers for your neighborhood, email me for a report tailored to your area!

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

Google Fiber Install – One Homeowner’s Experience

Posted on June 26, 2013 by Mary Hutchison

Carrie likes her Google Fiber service in Brookside!

About a week ago, my friends Carrie and Matt had Google Fiber installed in their Brookside home. I stopped by recently for an ‘in home’ demonstration of how it works, and to ask them about the installation process. Carrie and Matt did not sign up for the cable TV package, just the internet service. Here are some notes from our conversation:

*When the contractors came by to install the cable on the utility poles, they randomly chopped off tree branches and tossed them in the easement behind the garage. Very sloppy work. Also, there was no notice of when these guys would be in the yard doing the work.

*Within a few days after this was done, Carrie got an email to schedule the in home installation. All scheduling is done on line, and installers work seven days a week. At her home, the install took about 3-4 hours.

*Two men work on the installation process, and they were very polite and thorough. They mentioned it is easiest to install if your computer is stationed on an outside wall. The router should also be mounted on an outside wall for best signal strength. Carrie and Matt now have a small box on the exterior home and another one in the basement next to their electrical panel.

Google Fiber outside box on the right

*Carrie and Matt live in a three story home, with a desktop computer and Apple TV on the second floor. It was challenging to bring the wires up through the inside of the house and wire correctly, as the installers could not go through an attic because of the finished 3rd floor. Carrie remarked the workers were very conscientious of getting the install correct and took their time doing it. At one point they made a mistake drilling a hole through the wall from the first to the second floor — a contractor called Carrie the next day to schedule an appointment for repair.

*The neighbors to the west got Google Fiber service at the same time. They have the cable TV package, which is less than what they were paying for Direct TV. However, they report it takes several minutes to connect to the internet. Once connected, the service works great but they are having a few difficulties. They have contacted Google for help.

*Carrie raved about the customer service involved with her installation. And how does it work? There is a nifty online site that checks your connection speed. To get the fastest speed, your computer must be hardwired to the network box. I brought my laptop along to try it out. It took several minutes to connect to a wireless connection, and we ended up connecting through the neighbor’s wireless service using their password! I will say there was a noticeable difference in the service compared to what we have at home.

Wrapping it up, Carrie offers these remarks: “It is much faster than our old connection. It doesn’t change your life but it works like it’s supposed to and much less frustrating than our service with Time Warner. There is no buffering, reloading, waiting to upload or pixilating. When we sit down to watch something on Netfix, the service is virtually instant. I can see how gamers will really like it”.

Here in Armour Hills, in-home install should start in early September. Google Fiber recently hosted a two hour ice cream social in Arbor Villa park to answer questions about the service (but ran out of ice cream in 30 minutes–bad PR!!). At our house, we are signing up for the internet service only right now, and will add cable once Google adds the AMC and IFC cable channels. Thanks, Carrie and Matt, for sharing your Google Fiber install experience! More info on Google fiber can be found at this website.

Armour Hills Home Sales Stats – May 2013

Posted on June 24, 2013 by Mary Hutchison

Armour Hills Homes in Brookside

Wow, look at these average home sale prices for Armour Hills! We are in peak home buying season, and prices are way up compared to last year. Let’s examine May 2013 home sales for Armour Hills:

In May 2013, ten homes sold. Average list price was $266,420 and average sales price was $262,650. Average days on market was 52 days.

In May 2012, seven homes sold at an average price of $232,429 and 90 days on the market.

More homes are selling–that has been a steady trend all year. And as you can see, average sales prices are way up; days on market way down compared to one year ago.

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

From Jan-May 2013, twenty-six homes have sold at an average price of $251,445 and 89 days on market.

From Jan-May 2012, twenty homes sold at an average price of $217,048 and 93 days on market.

More homes are selling this year over last. Average prices are way up as inventory is low, demand is strong and sellers areoffering well maintained, attractive homes for buyers to consider. Also, there are not as many foreclosures and short sales this year. Our neighborhood continues to be a desirable location for homeowners, and the higher prices benefit both buyers and sellers. As of this writing, there are 14 homes for sale in Armour Hills, at an average list price of $$242,839.

(As a side comment, it is interesting how homeowners like to see strong average sales prices in their neighborhoods–yet when their Jackson County home is assessed with a higher value, they want to protest the tax hike!)

If you are thinking of selling your Armour Hills home…now is the right time to get it on the market!

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

Urban Farm Tour – June 22 & 23, 2013

Posted on June 20, 2013 by Mary Hutchison

One of the best things about summer…the delicious fresh fruit and vegetables we all enjoy from local farmers markets…oh, so tasty!!. When it’s hot and you can’t bear to use heat to prepare a meal, it’s easy to make a dinner out of berries and melons with a cool tomato and avocado salad tossed with a bit of olive oil and fresh basil. Are you thinking about growing your own small crops? If you want to start your own backyard produce department, spend some time at the Urban Grown Farms and Gardens Tour this weekend.

June 22-23, 2013

Sixty local growers are participating–some are larger farms, some are small backyard plots. . This tour offers farming tips, cooking demos, tastings, and conversations with the farmers themselves. It’s an excellent way to learn from those who are already farming land plots of all sizes in the area.

You can buy tickets in advance through the website–and the prices are reasonable: $8 for individuals, $20 per family. As for transportation, there are options other than driving in your car! Join a group bike ride each morning (a ten mile, three hour ride visiting several farms) or get an all day bus pass from KCATA.

The Urban Grown Farms and Gardens Tour–something different to do this weekend that’s definitely inspiring!

Brookside On The Beach?

Posted on June 17, 2013 by Mary Hutchison

While planning our recent vacation to Orlando, I asked my friend Mark for a beach recommendation. After visiting him and other friends in the area, we wanted to spend a couple of days at the ocean without driving too far. Mark immediately suggested New Smyrna Beach on the Atlantic side, about an hour east of Orlando. LOVED IT! It’s kind of like …visiting Brookside at the beach!

Partial New Smryna map

I describe New Smyrna this way because it’s all locally owned stores and restaurants along Flagler Ave. You’ll find over 50 small retail shops along a two lane road, with plenty of cross walks and no tall, imposing buildings or big box stores (although if you must visit Wal-Mart, there is one nearby). We saw a few bars (similar to the Brooksider) with live music at night. Many places to eat, from burgers at Breakers overlooking the ocean to a small, family run Italian deli that also serves breakfast, plus a few gourmet type places but still, a very casual atmosphere. We stayed at the Hampton Inn & Suites, which opened in December, and it was an easy five block walk directly to the beach, peering in the shop windows along the way. There are some larger condo buildings near the beach–we would check those out for our next visit, but the Hampton Inn was a nice hotel with a good location and a friendly staff.

Breakers on the beach!

The really impressive feature of New Smyrna was the local shop owners and residents. Everywhere we went, we were welcomed as tourists. Several people asked where we were from, how did we like the town, thanked us for visiting, offered suggestions–and it was a very sincere type of interaction, not at all like the generic ‘hi’ you get walking into The Gap. They were genuinely interested in talking with us. We’ve been to Destin, Sea Side, Clearwater Beach–all attractive communities with excellent beaches. But New Smyrna is really something special…it has that strong, local community feel just like Brookside. And it wasn’t too crowded either, perhaps because we were there on a Sunday and Monday. The tourists mix in well with the locals.

If you are thinking of a visit to New Smyrna, know there are two main shopping strips–one is along Canal Street, which is not closer to the beach. We walked along Canal on our way out of town, but it started pouring down rain so we didn’t get to explore it as much as Flagler Ave. On Canal there is an old fashioned drug store, The Little Drugstore, with a soda fountain where we had a tasty lunch. There is also a museum that tells the history of the area. I suggest you stay near Flagler for the better location if you want easy access to the unique little shops, eateries and the beach.

Visiting the theme parks in Orlando is fun, but let’s face it–very tiring as well! Take a couple of days to unwind at New Smyrna Beach before you head back home..especially if you like small, family owned and operated stores and restaurants that appreciate your business. It’s a very special place.

Inside Brookside (And Waldo)

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