GIRLS

Posted on February 4, 2013 by Mary Hutchison

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

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!

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

Posted on January 31, 2013 by Mary Hutchison

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

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

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

Posted on January 28, 2013 by Mary Hutchison

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

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

Posted on January 24, 2013 by Mary Hutchison

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

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

Posted on January 21, 2013 by Mary Hutchison

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

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

Posted on January 18, 2013 by Mary Hutchison

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!

Posted on January 14, 2013 by Mary Hutchison

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

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

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!

Five Real Estate Trends For 2013

Posted on January 7, 2013 by Mary Hutchison

I’ve been thinking about writing on this topic for the past couple of weeks as I look ahead to 2013 business. As a real estate agent, I see some real trends emerging with clients. All real estate is local, and here are the five consistant features I hear buyers talk about on a regular basis:

1. Buyers want a home within walking distance of amenities. Younger couples and empty nesters are constantly telling me they want to be able to walk and/or bike to shops, restaurants, a grocery store and park area. Gas prices are rising; walking is a pleasurable exercise and having nearby, locally owned stores give a neighborhood a cozy, friendly vibe. Check the pricing: homes within an easy walking distance of services generally have a higher list price.

2. Empty nest buyers want two master suites on the main level. Retiring baby boomers are generally very active–they want to downsize from the current 3500 SF house to something smaller and more manageable. At the same time, these boomers have aging parents who do not want to live in typical senior independent or assisted living housing. By having two master suites on the main level, boomers can age in place and have their older parents (often in their 80s or 90s) also living in the home if necessary.

3. Buyers want nicely updated, well maintained homes. Today’s first time buyers are often spending thousands of dollars in their down payment just to get into a house; they don’t have an extra $10-20K to update the home’s interior or replace a roof, remodel a kitchen, etc. The same applies to downsizing boomers: they want to sell their current larger home and pay cash for the new, smaller home, with perhaps some leftover equity going towards decor or simple updates. A well-priced, nicely furnished and decorated home with newer mechanicals will always sell faster than one that needs a new roof, HVAC, bath remodel, etc.

4. Everyone wants an open floor plan in an older neighborhood. Older neighborhoods remain desirable because the homes tend to be well built with charming architectural details and close, easy access to services and amenities. However, most older homes are not ‘opened up’, with a large kitchen attached to a family room (like all suburban homes are). Those older homes that have been modified with a more spacious feel for an easy entertaining flow and oversized modern kitchen sell fast. Everybody congregates in the kitchen anyway, right?

5. Buyers want a backyard with room for a garden. The popular trend of growing your own vegetables, fruits and herbs won’t go away anytime soon. Having a bit of space in the yard for a few vegetable plants, berry bushes and an herb garden is a practical and enjoyable benefit to homeowners. You save on groceries and have a pretty , topical feature to compliment the home!

These are a few of the items on the ‘wish list’ of buyers I’ve been working with. If you are a buyer, do any of these features appeal to you? Your comments are welcome!

Reflecting Back on 2012 Clients–Grateful for New Friends!

Posted on January 2, 2013 by Mary Hutchison

Although we’re just into 2013, I want to take a few minutes to look back at 2012 from a business point of view. I’m proud to say that 2012 was my most successful year in real estate so far! I attribute that to my hard work and love of the job, a somewhat better economy, and motivated, educated clients who understand the current market we’re in.

As I look back on last year’s business, one of my favorite things to do is think about all the new fun friends I’ve made as a result of helping them buy or sell a home. Through many shared conversations about topics other than the business at hand, friendships have formed and will last long after the deal is done. It is by far the best benefit of being a real estate agent!

Pictured below are a few of the homes I’ve sold with a little bit of information about the owners, and what I appreciate about each of them:

Dave and Anna’s Armour Hills Gardens home

Dave and Anna bought their first home in Armour Hills Gardens almost a year ago. I knew when I saw this home pop on the market that it was a house they would like. Anna appreciates modern, clean design and it shows in her decorating. Dave is a musician on the side, and the finished basement is perfect for his hobby.

Carrie and Matt’s Brookside home

Matt and Carrie found me through the internet. They moved here with their 3 year old daughter from Detroit. They were not very familiar with Kansas City and fell in love with Brookside. Their larger home is perfect for visiting family and they love walking to Brookside shops and restaurants. Carrie and Matt are especially appreciative of their new friendly neighbors!

Matt and Leila’s Waldo home

Have you heard about the trend toward smaller homes? Matt and Leila bought this smaller home in Waldo because of the lower price, energy-saving features and walking distance to Waldo services. Matt recently finished an energy audit of his home and is installing even more upgrades to lower his monthly utility bills.

Lisa and Keith’s Leawood home

Lisa and Keith almost bought the wrong house. We searched for a long time and thought we had found ‘the one’ — but after careful consideration, they decided against it. I’m glad–I had a gut feeling it wasn’t the right house for them. Then this beautiful Leawood home came on the market and they snapped it up. It’s a house they plan to live in for many, many years, and a perfect house for raising a family.

Jim and Kelly’s home on Central

Jim and Kelly have lived in the Middle East, and I enjoy hearing stories about their world travels. Now they’ve settled in Kansas City as Jim accepted a job teaching at Rockhurst University and Kelly sells medical equipment. Jim bikes to work or takes his scooter. Kelly is taking full advantage of that welcoming front porch with warm, inviting decor!

Jeff and Diann’s home in Overland Park

I had kept in touch with Jeff and Diann for about two years before they finally made the move to Kansas City from Wichita. They bought a patio home in Overland Park close to the Town Center shopping area. Diann has done a fantastic job remodelling the kitchen/hearth room–I should write a blog on that transformation alone! Jeff was transferred to the local office of his law firm, and both are enjoying being closer to family in the area. Diann and I never seem to run out of things to talk about when we meet for lunch.

This blog would be way too long for me to list all of the other people I worked with in 2012. Charlie and Pim, Chris and Erin, Jeff and Michelle, Peter and Allison, Adam and Liana, Brandi and Anthony and so many more–all wonderful folks that I loved working with and look forward to staying in touch with as the years go on. And who are the new friends I’ll be blogging about in 2014 at this time? I’m looking forward to meeting you soon!

New Year’s Eve 2012 in Brookside/Waldo

Posted on December 28, 2012 by Mary Hutchison

If you plan to go out on the town to celebrate New Year’s Eve, there are so many places to choose from this year–starting at the River Market, stretching all the way south through Waldo. I find that as I get older, I prefer a smaller, more relaxed gathering. Years ago when I worked at the Hyatt Regency Crown Center, every employee worked the huge New Year’s Eve party. It was a very long but fun evening, looking at all the dressed up guests and crazy dancing. I saw some wild behavior on those nights!

Back to what’s happening in the Brookside/Waldo area. Here’s a few options to consider:

Julian is serving dinner at 5,7 and 9pm with a pre-set menu. Call for reservations.
Avenues Bistro has a special menu, reservations recommended.
Charlie Hooper’s is a good spot to stop in for a casual bite to eat and New Year’s toast. If you live in Brookside, you’ll probaby run into someone you know while you are there!

Bier Station will be open! First night of service is December 29, so no special packages are planned for December 31. Be one of the first to check out this new, locally owned specialty beer bar.

The hot new restaurant Louie’s Wine Dive features live music and appetizers for $20 per person. The Well will be packed with partiers; for $20, dance to three DJ’s and enjoy a champagne toast at midnight.

Finally, everyone is welcome to watch the ball drop at the Waldo monument, 75th and Wornall. Meet there just before midnight and ring in the new year with your Waldo/Brookside nieghbors!

If you do plan to party on Monday night…be safe!

Inside Brookside (And Waldo)

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