Armour Hills Home Sales Stats January 2013

Armour Hills, a Brookside area subdivsion

Armour Hills, a Brookside area subdivsion

You’ve heard it in the media…now read about it in your own neighborhood. Home prices are up! Let’s check the January home sales stats for Armour Hills:

In January 2013, two homes sold. Average list price was $235,000 and average sales price was $221,000. Average days on market…just 26 days!

Now let’s compare to Jan 2012 and Jan 2011:

In January 2012, two homes sold. Average list price was $224,500 and average sales price was $215,000. Average days on market…43 days.

In January 2011, one home sold. The list price was $145,000 and the sales price was $146,777. Average days on market for the one sale was 158 days.

There is no doubt that home prices are on the rise in Armour Hills. I track the sales every month, and 2012 finished with more homes sold than 2011, a higher average sales price and less time on the market. I expect this trend to continue in 2013.

Currently there are nine homes for sale in Armour Hills, with an average price of $235,089, Overall, there is a lack of good inventory in the Brookside area. If you’ve been waiting for the market to change in the seller’s favor…now is the time to list your home! If it’s been well maintained, priced correctly and updated, you may have competing offers.

Contact me if you would like more details on the current state of the home sales market in Brookside.

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

Last Minute Valentine’s Day Shopping in Brookside

OK guys, have you waited until the last-minute to pick up a gift for your sweetheart?  I’ve got the answer:  head to 63rd and Brookside, park the car and follow this plan. Bring a small shopping bag with you. You’ll have a personalized, wrapped gift in about 30 minutes!

*First stop is 5B&Co candlemakers.  Pick out a small votive or jar candle with a special scent: perhaps cashmere or jasmine. (Better yet–call ahead and ask their friendly staff to pick out a few for you and have them ready to be picked up.) Take the free brown paper bag with you to use as your gift bag.

*Just around the corner, stop at Fiddly Fig. Chose one fresh flower–a stargazer lily, long stemmed rose.  Wrap it up!

*Head west on 63rd to Stuff.  Ask one of their knowledgeable staff people to help you pick out one or more of the following items: scented soap/lotion/earrings/necklace.  If you don’t know your girl’s taste in jewelry, stick with the soap and lotion–although you can exchange items at Stuff.  Stuff will gift wrap your items, and politely ask if the 5B candles can be wrapped as well. 

You’re done! For extra points, if you have time and want to spend more, stop by Carmen’s Cafe or JULIAN for a gift card, and Berbiglia for a bottle of wine. 

Enjoy your Valentine’s evening..and remember next year to shop ahead of time…

What’s Next for the Wal-Mart/Bingham Controversy

I’ve been following the Walmart-Bingham school controversy and decided to  drive the area, examining for myself how this section of Waldo  would be impacted by the increased traffic. There was a story recently in the Kansas City Star outlining some of the issues, but no photos! If you are like me, it helps to see pictures of the area to get a true perspective.

Bingham School in Waldo

Bingham School in Waldo

Wal-Mart is proposing to purchase the school and turn it into a ‘neighborhood market’, open from 6am-midnight. Bingham school sits at 77th and Wyandotte, just south of the CVS Pharmacy and Planet Sub. Wornall Road is close to the west side of the property.

One of the major issues to deal with for any project moving into this location is the Trolley Track Trail: it  runs between Wornall Road and the school property. The Kansas City Area Transportation Authority does not want the trail interrupted for a vehicle entrance. A proposed alternative for this problem is building a bridge for the trail that cars would drive under at 77th St. Awkward!

77th St and Wornall. A bridge here for Trail users??

77th St and Wornall. A bridge here for Trail users??

Another issue of concern is 18 wheeler truck access for deliveries. The access road for these trucks is actually a private road.  Again, it is so close to the always busy 75th and Wornall intersection. I can’t imagine 18 wheeler trucks trying to turn into the drive from 75th Street. It would be a very tight turn.

The blacktop private road behind the mnumnet  is used for access to this shopping area--trucks would use it for deliveries to Wal-Mart.

The blacktop private road behind the monument is used for access to this shopping area–trucks would use it for deliveries to Wal-Mart.

Nothing is confirmed regarding Wal-Mart purchasing this site. There is a quite a bit of neighborhood opposition to the proposal. The final decision to sell (or not sell) the school site to Wal-Mart will be made by the Kansas City MO Public School board. There is a facebook page for those who object to this plan, http://waldoniansforwaldo.com. No more proposals for this site will be entertained unless a decision is made against the Wal-Mart plan.

(As I was researching this blog, I learned Wal-Mart may be interested in putting the grocery at 85th and Wornall in the current Price Chopper store. That makes the most sense –because it’s already a grocery store in a commercial development strip with plenty of parking and major road access. If that site was chosen by Wal-Mart, KCMO Public Schools would have to find another buyer for the Bingham school.)

A large, commercial grocery store is the wrong fit for the Bingham school site, primarily because of the access for the huge delivery trucks and disruption of our beloved Trolley Track Trail. Any business that moves into this location will bring more vehicles to the area. But I don’t want to see daily truck traffic trying to access this mostly residential area.  I already avoid the intersection of 75th and Wornall–just too busy to navigate with no separate turn lanes.  Can you imagine what it would be like with large heavy trucks in this area several times a day?  What do you think?

GIRLS

Girls..no, this isn’t a blog about the popular HBO series GIRLS. It’s about teenage girls, specifically my daughter and all the emotional ground she travelled this past weekend.

Ed Sheeran

Ed Sheeran

Any parent with a 15 year old daughter knows the extreme feelings and mood swings teenagers experience–often within a matter of minutes! My daughter had been looking forward to this past weekend for a long time: she and a good friend had tickets to the Ed Sheeran concert; she participated in a Project Runway type contest at school; and a teen friend she had met online was coming to KC with her dad, specifically for the concert.

There was drama: as parents, we were concerned about Siena meeting up with someone she had met online; she had “no idea what I’m wearing this weekend!”; there was homework and her dog-walking job to fit in..and this stress was all  in the days leading up to the weekend. It started well: on Friday night she and her team won the ‘People’s Choice’ award for the fashion show–not the top prize but recognition from the audience. She was thrilled!

The winning outfit!

The winning outfit!

Saturday she met her friend Brittany, from Orlando, for the first time. They were so excited and happy, they started crying when they met! We met Brittany’s father, really liked him and soon he was inviting our family to Orlando this summer. The girls spent the day on the Plaza and the evening at our house–talking, laughing, singing and joking around, like they had known each other for years.

Sunday was the big day, the concert date had finally arrived. Brittany and her dad drove by the Midland Theater late morning and found a line forming to wait for entry–at 7pm! In a mad rush, the girls got their tickets and exchanged them for wristbands to ensure a timed entrance with no rushing and crushing of bodies. Still, they showed up early to wait in line before the show, in the cold, even though it wasn’t necessary. Once inside, their home-made poster for Ed was heckled and ripped, the ‘mean girls’ making fun of them. There was no time for Siena to get a souvenir as the lines were too long. The show was ‘fantastic’, as Ed bantered with the crowd and played up to his fans. Siena arrived home late, crying again because she had to say goodbye to Brittany–she said it was like ‘leaving your best friend’. It was a long time before she calmed down enough to get some sleep.

As parents, you try your best to create a stable, secure, loving environment for your kids. There may be occasional disagreements but most of the time, it’s a mellow place here at home. Watching Siena go through the extreme experiences she had this weekend was something I …envied, in a way. I remember the magic thrill of seeing a favorite performer in concert; the mind-meld excitement of meeting a new friend you instantly click with; the shocking realization that some people are so mean; the all-important peer recognition for a school (fashion!!) project you worked on with a team. All the emotions, high, low and in-between, are what make the teenage years so important, so fun. Every day, you step ahead, you stumble, you cry from joy and pain. You grow in all different directions, inside and out. You are loving life, in all its extremes.

Armour Hills Gardens 2012 Home Sales Report

Brookside is always an attractive neighborhood for first time buyers who are on a limited budget.  One of my favorite more affordable areas in Brookside is Armour Hills Gardens.  Buyers can usually purchase a three bedroom, two bath home with a one or two car garage  in a price range of $210-$230K, depending on condition and location.

Anna and Dave bought an Armour Hills Gardens house in 2012

Anna and Dave bought an Armour Hills Gardens house in 2012

Armour Hills Gardens is bounded by E 65th St to the north, Oak to the west, Holmes to the east and E 69th St to the south.  Unlike its’ neighbor Armour Hills to the west  (where I live), Armour Hills Gardens homes were generally built in the 1940s and don’t have some of the older architectural charm of its’ western neighbor.  Still, characteristics of these homes include a stone or brick front, screened in porch, private driveway, and sometimes an attached garage.  The location is convenient, close to nearby schools and St Peter’s Catholic Church, UMKC, Brookside shops and the Plaza/Westport area.  Frequent city service runs along Oak St.

Here are year end single family home sales stats for Armour Hills Gardens in Brookside:

In 2012, 20 homes sold, with an average list price of $224,624 and an average sales price of $220,025.  The lowest sale was $122,000 and the highest was $345,000.

In 2011, 13 homes sold, with an average list price of $237,427 and an average sale price of $230,469.

Armour Hills Gardens home with stone front

Armour Hills Gardens home with stone front

Note there were more homes sold in 2012, reflecting a stronger housing market coming back from the recession.  The average sales price was almost $10K lower.  This can be explained by more lower priced (foreclosure/short sales included) homes sold in 2012, which brings down the average sales price.  Armour Hills Gardens is a very desirable area, and if a home goes on the market that is priced well and updated, it sells quickly.

Currently there are seven homes for sale in the subdivision with an average price of $197,000. Inventory  is low! If you are considering a home purchase in the Brookside area, check out Armour Hills Gardens. I’ve sold several homes in the subdivision and my clients love the neighborhood!

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

4th Winter Film Festival Happening Now at Family Bicycles in Waldo

As I write this blog, it’s like Spring in Brookside– 73 degrees and sunny! I actually put some laundry on the line this afternoon to dry in the fresh air. This weather also brings out the bicycles, so I am reminding readers to support our locally owned Family Bicycles in Waldo.

Family Bicycles is having a special through March 15: bring in your bike for a complete overhaul and check up for $180, and receive a 30% discount on any needed parts and accessories. All work is done in the shop by qualified shop workers. Just like tuning up your HVAC or car every year, you should treat your bike with the same care and maintenance so it will last longer. Schedule your tune-up now, take advantage of the special and avoid the spring rush!

Family Bicycles in Waldo

Family Bicycles in Waldo

Also want to mention the 4th Winter Film Festival is underway at Family Bicycles. (Their first film this year, Rushmore, is one of my favorite movies!). Tonight you can see Flashdance at 6:30pm, in the store at 7100 Wornall. Bring your own chair and lap blanket; Theresa (the owner) is providing snacks and beverages. Upcoming movies include Pee Wee’s Big Adventure on February 11, Butch Cassidy and the Sundance Kid on February 25 and The Goonies on March 11.

Family Bicycles is at 7410 Wornall, and is open seven days a week. Thank you for supporting locally owned Brookside/Waldo businesses!

Brookside Home Sales Report for 2012

Brookside home

Brookside’s $2.5 mil home sold in 2012

You’ve probably heard recent national news reports on how much better the housing market did in 2012 over 2011.  Figures for the Kansas City area are up as well.  This blog will focus on sales stats for the Brookside area, zip code  64113.  Good news all around!

In 2012, 296 single family homes sold.  The average list price was $354,974 and the average sales price was $337,524.  Average days on market: 114.

In 2011, 211 single family homes sold.  The average list price was $321,574 and the average sales price was $303,076.  Average days on market:  139.

It’s worth noting six homes sold for over $1,000,000, in 2012, with the highest sales price at $2.5 million.  The lowest sold home price was $72,000. In 2011, four homes over $1 million sold, with the highest sales price being $1.6  million.

Figuring the percentages, home sales were up in Brookside 30% over 2011, and the average sales price was up 10%.

The higher priced home sales push up the average price, and it’s encouraging to see so many more homes sold.  Brookside is back on the upward curve for increasing home values!  This is important for sellers as well as buyers.  Sellers are recouping more of the equity lost in the housing crash, and buyers can be confident they are purchasing a home in a desirable area with increasing home values.

Brookside's $70K home sold in 2012

Brookside’s $70K home sold in 2012

There is a lack of inventory right now, and buyers are actively searching for properties.  If you are thinking of selling your Brookside home…prepare it now for the busy spring market!

And if you would like detailed information on sales in your area, contact me (mary.hutchison@kansascityhomes.com) for a personalized report.

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

Armour Hills 2012 Home Sales Market Report

Now that we are a few weeks into the new year, it’s time to look back at 2012 home sales statistics for Armour Hills. When I checked the stats each month last year, the trend was more homes sold and at a higher average price than 2011. I think the worst of the housing crisis is over for our Brookside neighborhood!

Armour Hills Homes in Brookside

Armour Hills Homes in Brookside

Here are the figures for 2012 single family home sales in Armour Hills:

In 2012, 78 homes sold. The average list price was $225,465 and the average sales price was $219,338. Average days on market: 83.

In 2011, 59 homes sold. The average list price was $220,551 and the average sales price was $212,088. Average days on market: 119.

In summary, 25% more Armour Hills homes sold in 2012 than 2011, and with a higher average sales price of almost 5%–very healthy numbers!

Something else I want to point out: the lowest sold price in 2012 was an $80,000 short sale. However, we had two homes sell over $400K–one at $485,000 and another at $417K. The highest sales price in 2011 was $350K. Both of these higher priced homes were total rehabs. This shows our neighborhood is desirable for more affluent buyers and we have a good area for rehabber /homeowner improvement investing.  Finally, with the average home price in the $220s, Armour Hills is still very affordable for most first time buyers, despite the two over $400K sales.

I’ll continue to track monthly sales for 2013 in this blog. The upward trend in number of homes sold and increasing average sales prices should continue this year.

Interested in home prices and sales trends in your area? Email me and I’ll provide the information. In a few days I will post home sales stats for the Brookside zip code of 64113–also showing better sales activity than last year.

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

Brookside/Waldo Eateries Celebrating KC Restaurant Week

Kansas City Restaurant Week 2013

Kansas City Restaurant Week 2013

Is there a new local restaurant you’ve been wanting to try?  This is the time to do it, during the 2013 Kansas City Restaurant Week, January 18-23.  Created by the Kansas City Convention and Visitors Authority and the Greater Kansas City Restaurant association, this special ten-day event showcases our locally owned restaurants while supporting Harvesters-The Community Food Network at the same time.

 
Each participating restaurant offers a pre-sent lunch and/or dinner menu at a $15 and $30 price respectively.  A portion of all profits goes to Harvesters.  It’s the perfect opportunity to try a new spot while supporting the food bank  and our locally owned businesses.

I’m listing Brookside/Waldo restaurants that are offering special pricing during Restaurant Week; I am not linking to individual websites because the best site to view the menus is www.kcrestaurantweek.com.  Reservations are recommended; there’s a link to Open Table on most listings.

Such a simple pleasure, and a privilege, to dine out with friends!  Make plans now to enjoy Restaurant Week, and thanks to our local Brookside/Waldo restaurants for participating:

Louie’s Wine Dive                     The Well
75th St Brewery                          Michael Forbes Grill
JULIAN                                          Lew’s Grill & Bar                  

You can also download the mobile app at VisitKC.com

All Aboard for Bier Station in Brookside!

I love Bier Station.  I don’t like beer.  But I will support this new local business in Armour Hills by drinking a brew there every so often…and my husband will be a frequent visitor!  When we stopped by on New Year’s Eve to check it out, the bartender poured me a beer sample that I actually liked, after I told him I wasn’t a beer drinker.   Now that’s customer service!

John Couture (left) and beer manager Brad Isch

John Couture (left) and beer manager Brad Isch

All of Brookside is welcoming this new bar at 120 E Gregory.  Business has been great, especially on the weekends.  Local owner (and Rockhill Gardens resident) John Couture is very excited about his new beer crib and so thankful for the enthusiastic reception from the neighborhood. It’s not a huge bar, but that works to it’s advantage–just the right size to mingle with those you don’t know, strike up new friendships and talk about the ever-changing beer product. I think eventually it will be like Target–every time you stop in, you see someone you know!

This is a craft beer/tasting bar/bottle shop operation where the big attraction is the rotating inventory.  Sign up for their updates on Twitter and Facebook to stay on top of what’s new and fresh–it changes daily, several times a day.  The bar offers 21 taps, including a ‘wild’ tap that specializes in sours and wild ales.  John has hired people who know the product and you might recognize their faces:  employees  from SRO Video and Waldo Pizza.  Sitting at the bar, you’ll see many style of glasses, each one suited for the individual beer’s character, so it’s served in the correct glass for maximum flavor.  Brad Isch is the full-time beer manager. 

There are a couple of things I really appreciate about Bier Station–and I suppose this comes from my female perspective.  The first is the place isn’t overrun with televisions.  There are two posted on either end of the bar–enough to keep up with the game, not too distracting.   In the upstairs beer garden–no TVs!  Just long picnic tables with a relaxed feeling, perfect for conversation (check out the wall mural–it’s a photo  of the Heim Brewery in Electric Park, in KC’s East Bottoms, circa 1900).  During the warmer months, John will open up the large windows, creating an open air second story patio.  And the second thing I like is the vibe:  John or his staff greets everyone, asks patrons for their opinions, children are welcome before 8pm (yep, he stocks juice boxes!) and it has that true neighborhood small bar feel…almost like a corner pub in England or Chicago.  You’ll find beer drinkers of all ages here–John says he sees customers range in age from  25-65, and all fit in.

Upstairs beer garden with mural

Upstairs beer garden with mural

A few other quick notes:  local business Farm to Market supplies the fresh pretzels — they are delicious!  Customers can create their own 4 or 6 pack of beer to go from the huge cooler that takes up a full wall–allow plenty of time to check out the selection before you buy.

Welcome Bier Station, to Brookside!  Another home-grown, local business we look forward to supporting!