Brookside Home Sales Report-March 2022

The number of available homes for sale in Brookside keeps shrinking. New listings priced under $500K are barely on the market for 48 hours. And with rising interest rates, some potential sellers may decide to stay put instead of buying something else with a much higher monthly payment due to rising rates. So, let’s take a look at the numbers:

March 2022March 2021
Median list price:$481,000$427,400
Median sales price:$512,500$430,000
No. homes sold: 20 26
Days on market: 2 2

The lowest closed price last month was $276,000 and the highest was $1,075,000–and that was $25K over the list price! Prices are up 19% compared to March 2021.

Here are the year-to-date stats:

Jan-March 2022Jan-March 2021
Median list price:$500,000$400,000
Median sales price:$535,000$410,000
No. homes sold: 49 55
Days on market: 4 2

There have been five $1,000,000+ sales this year so far; 30 homes sold over $500K. Buyers regularly pay over asking price and values are up 30% over 2021. Currently there are only seven listings in the main Brookside zip code of 64113, and four of those homes are priced over $1,000,000..so the average list price is $1,099,000!

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

Brookside Home Sales Report-February 2022

Last month’s snow storms seem so far away, as Spring is here! I hear the birds chirping in the early morning hours–wake up everyone! Home prices aren’t falling like the snow did, interest rates creeping up like the tempertures–it’s going to be another hectic spring for homebuyers and sellers. Here are the stats for single family home sales in Brookside, using the main zip code of 64113:

FEbruary 2022February 2021
Median list price:$550,350$380,000
Median sales price:$538,575$392,350
No. homes sold: 16 16
Days on market: 54 2

Last month there were two $1,000,000+ sales; one of those homes had sat on the market for almost a year. There were several homes that closed over $500K+ last month, so that accounts for the big jump in median sales price and longer days on market. Here are the year to date numbers:

Jan-Feb 2022Jan-FEb 2021
Median list price:$570,800$395,000
Median sales price:$550,000$397,200
No. homes sold: 29 29
Days on market: 46 3

Just looking at the numbers, you could say home prices are up 38% over last year. But the several, higher closed sales prices in February pushed the median price up. The same number of homes sold; days on market longer as a few of the homes took a while to go under contract.

Currently there are just five homes for sale in Brookside’s zip code of 64113, at a median price of $1.1 million! Two of the homes are just over one million dollars; one is $4,000,000. Those new, moderately priced listings that go on the market every week are getting snapped up so fast in bidding wars. Hence, not enough inventory for buyers.

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

Celebrate St Patrick’s Day Early in Brookside This Saturday

*UPDATE!* Due to weather conditions, the Parade has been rescheduled for Saturday March 19 at 1pm. The route remains the same.*

It’s been two years since the parade happened in Brookside (and you know why) so this year’s celebration will be extra special: people want to get outside and socialize! Plus this is the 40th anniversary of the event, officially called the St. Patrick’s Day Warm Up Parade.

One of the things I like best about this parade is you can get pretty close to see all the floats, musicians, dancers, cars and participants along the route. Over 100 businesses and organizations are participating, so there is a lot to see! This is a family affair and everyone is welcome. The parade starts at 2pm Saturday March 12; be aware that several Brookside streets will be blocked off before 2pm for staging and crowd control. Watch for strollers and pedestrians! I’m posting the parade route below.

Plan on spending Saturday in Brookside! Support our local businesses by coming early for breakfast or lunch; stay after for a beverage, dinner or shopping. It will surely be a festive atmosphere all day Saturday in Brookside!

Feel Like A Massage? Try Crossing Paths Massage Therapy

“Treat yo’self” – one of the memorable lines from the TV series Parks and Recreation.  We all feel the need to pamper ourselves every so often, and there’s a new massage therapy studio in Brookside that will do just that!  Crossing Paths Massage Therapy opened recently in east Brookside,  at 751 E 63rd St.

When I heard about Crossing Paths, I had tto indulge in a massage for myself—research for the blog of course! I had the basic 60 minute relaxation massage, and it was…wonderful!  A couple of days later I called Stephanie Cross, the owner, for more information about her and her business.

Stephanie Cross

Stephanie started as a nail technician, yet always had it in the back of her mind that she also wanted to do massage therapy.  She enrolled at WellSpring School of Allied Health (massage therapy is their main program) and graduated in September 2019.  While working at The Elms Hotel  and Spa, she decided to open her own studio as well after seeing a friend’s space in the building—“I really like the vibe of Brookside”.  She also wanted to make more of a personal connection with her clients, as the people she sees at the Elms are more transient.  “I have seen the change massage therapy can make in your life and wanted to offer those services to regular customers”. 

Stephanie offers 60, 90 and 120 minute relaxation and therapeutic massages.  All include hot towels and aromatherapy.  She offers add-ons including  foot and back scrubs, CBD  and cupping therapy.  Services are offered Saturday through Tuesday, and gift certificates are available (still looking for a Valentine’s day gift??).  The studio entrance is on the south side of the building, easily accessible on the ground floor and right next to the covered (free) parking garage.  The best way to reach Stephanie is via text (417 894 2456) or  her Facebook or Instagram (@crossingpathslmt) page.  Mention this blog post and get $10 off your first massage, valid through June 1st.

Next time you need to treat yo’self, try Crossing Paths—another locally owned and operated Brookside business!

Armour Hills Home Sales Report-2021

Hi Neighbors! Our subdivision had a healthy increase in home values last year, with most properties going under contract within a couple of days. Prices will not be going down in 2022–that’s a pretty safe prediction! Here are the numbers:

Year20212020201920182017
Median list price365000345000339450315000314500
Median sales price380000344000340000315000312500
Days on market372197
No. homes sold7099828093

The increase in value from 2020 to 2021 was 10.4%, and the increase from 2017 to 2021 was 21.6%. I find it interesting that fewer homes sold; homeowners are staying put in our beautiful neighborhood! The highest sales price last year was a whopping $703,000, and the lowest was $212,000. Note most buyers are paying over list price.

The busy buying and selling season is just a few weeks away–if you plan to be a buyer / seller, now is the time to plan and plot strategy!

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

Waldo Welcomes Back Price Chopper Grocery Store at 85th and Wornall

Have you stopped in the newly remodeled Price Chopper grocery store in Waldo?  It’s worth a visit! We now have a large, full service grocery with all the extras to serve our neighborhood…just like the suburbs.

The new Waldo Price Chopper at 8430 Wornall
David Bardwell

After a complete remodel, this store at 8430 Wornall reopened December 8.  Inside you’ll see new coolers and freezers, updated  lighting and flooring and peppy pop music piped through the speakers.  There’s a bakery, deli, liquor dept, large meat counter, pharmacy (COVID shots available!)  and prepared food section next to a café.  I recently spoke with David Bardwell, Store Director, about the special features of the remodel.  “We have a very nice meat department, and the butchers will do special cuts for customers in advance.  Our sushi counter is unique to this area—it’s owned and operated by a privately owned company that rents the space.  The bakery department takes special orders and I think our liquor department offers the lowest prices around”.  And in the check out area…seven self check out stands and four staffed stands. I also like the new grocery carts with a few storage areas instead of one large basket.

Part of the fresh Produce Section

David grew up in the grocery business-his father was a grocer with Payless Grocery.  Unlike the Price Chopper in Brookside and the one on 103rd off Wornall (both owned by the Cosentino family), this store is owned by Balls Foods, which will celebrate it’s 100th anniversary next year.  David says prices can vary from store to store, but the weekly ad specials are always the same at every Price Chopper. You’ll experience a very friendly staff when you visit; if you are looking for a particular item, someone will walk you  to the exact spot in the aisle that has your item!  During the many months this store was closed, David had a van and drove several  carless teammates to work in the  Bannister and Grandview stores.  Of the 83 current employees, 30 worked at the store previously and came back so you may see some familiar faces.  The Ball’s Food Stores vision is “To be the best run, friendliest supermarkets in town where teammates are passionate about providing excellent customer service and where customers love to shop.”

Large Selection of Wine, Beer and Spirits!

I asked David if he was having any supply chain issues regarding keeping the store stocked during the pandemic.  He explained they have approximately 4000 items delivered per week, and there are a few things are in short supply:  paper products, children’s drinks and canned pet food.  But overall, he can get everything needed to keep the shelves full.

It’s easy to run in and out of this store if you just need a couple of things; or stock up with a big load of groceries.  There’s plenty of parking out front; and you can create orders online to pick up in the store later or have delivered to your car.  Stop in and check out the new Waldo Price Chopper! The store is open seven days a week from 7am-10pm.

Make Reservations Now for Kansas City Restaurant Week

During this rather boring time of year (unless the Chiefs keep winning!)….we have KC Restaurant Week to break the monotony! This is the time to check out some eateries you haven’t been to before…and there are so many to choose from. Over 180 restaurants are participating in this year’s event!

Kansas City Restaurant Week is happening January 14-22, 2022. A portion of the earnings will be donated to the Guadalupe Centers–KC’s largest Hispanic association, providing education, health care and other social services in our area for over 100 years now. Reservations fill up fast, especially on weekends, so make your plans now if you plan to dine in. Some places are offering delivery and carry out options.

Below is a list of the participating restaurants in Brookside and Waldo. The fixed lunch price is $15; dinner price is $35 or $45. Not all of the special menus are posted yet–check the website or the KCRW app for updates.

Aixois French Restaurant * Charlie Hoopers * Michael Forbes * Red Door Grill

Boru Asian Eatery * Lews Grill and Bar * South of Summit Taqueria * Summit Grill* The Well * Waldo Pizza.

Note that most of the restaurants are locally owned..and we know how much local businesses have suffered during the COVID pandemic. Thank you for supporting our locally owned restaurants and please tip generously!!!

World’s Window–A Unique Brookside Shop Still Going Strong!

This is the time of year when many people focus on gift giving…and often think “where can I buy something that’s a little out of the ordinary?”.  For many shoppers, the answer could be World’s Window in Brookside.

I wanted to write a blog about Worlds Window because this is one of the oldest, locally owned stores in the Brookside shops, serving our neighborhood for the past 23 years! Stopping by the shop recently, I chatted with owner Jan Buerge.  She explained how World’s Window came to be.

 Before Brookside, World’s Window was located in Westport—the shop started off in a small stall off Pennsylvania.   When Westport started focusing on bars and eateries, Jan and her husband decided to move the store to Brookside—close to their home.  They focus on “folk art and fine design”, says Jan.  “We like to sell interesting, well made things, from companies that commit to Fair Trade principles.”.  Jan  values talking directly to many of her suppliers and artisans based around the world.   

Of course like so many other retailers, World’s Window has been affected by the COVID pandemic.  The shop was closed for several weeks, and Jan quickly pivoted to online sales.  One unique way she kept sales going via the web was by publishing a newsletter every day, with the theme  Around the World in 80 Days.  Jan wrote about individual vendors  and told their very personal stories.    “The resilience and creativity of the human spirit is amazing” she explained, regarding how her contacts throughout the world were dealing with the pandemic and yet kept going. You can read the 80 days of stories at the World’s Window website.

Jan hopes to resurrect her annual Rose Brooks “Flipping Favorites”  fundraiser next year, where shop patrons bring in gently used clothing to donate to Rose Brooks, in exchange for a discount coupon for the store.  Throughout the holidays, you  can still donate to Rose Brooks (a domestic violence emergency shelter) when shopping in the store by donating $5 through a “dip jar” as your purchases are festively wrapped for the season.  “Of course you can dip your credit card in the jar as many times as you would like”, says Jan.  “What a great way to share in celebrating this Season of Joy”.

There are just so many fun things to explore in this store: you’ll find comfortable and festive clothing,  colorful scarves, stocking stuffers, candles, jewelry and even jeans!  There’s all kinds of folk art, candles, ZUM products, socks and gloves, tree ornaments and a large section of children’s items in the back of the store. 

World’s Window is sure to have something unique and special for that hard to buy for person—and for yourself!  Stop in the shop at 332 W 63rd St; hours are 10-6 Monday through Saturday and 12-5 on Sunday.

Armour Hills Home Sales Report-February 2021

Armour Hills is blooming! Along with the rest of the city. Springtime brings out the buyers for our neighborhood, so expect more home sales in the warm months ahead. Even the cold weather though didn’t slow down the market–sales are up compared to last year at this time. Let’s look at the stats:

February 2021February 2020
Median list price: $335,000$339,900
Median sales price: $358,775$332,000
No. of homes sold: 5 3
Days on market: 2 49

Buyers paid about 7% over list price and home values are up 8% over February 2020. Below are the year-to-date numbers:

Jan-Feb 2021Jan-Feb 2020
Median list price: $347,000$339,925
Median sales price: $361,888$338,000
No. of homes sold: 8 4
Days on market: 2 46

Twice as many homes closed this year compared to last; and you can see how quickly new listings are going under contract: two days instead of a few weeks! Home prices are running about 7% over last year. Currently there is just one listing for sale in Armour Hills, priced at $425,000 and four days on market.

If I can provide you with more detailed information on Brookside or Waldo home sales, contact me!

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

Brookside Home Sales Report-January 2021

A new year brings a new batch of Brookside homes for sale! Although there are many buyers ready to buy today, we don’t have the inventory to match demand. January was a busy month for closings; let’s take a look at the numbers. I’m using the main Brookside zip code of 64113 for this report:

January 2021January 2020
Median list price: $399,000$415,000
Median sales price: $432,000$400,000
No. of homes sold: 13 7
Days on market: 6 44

Home values are up over 8% compared to last January, and again, most homes that are going under contract sell at or over the list price.

Here’s a fun fact..as I write this blog, there are just six homes for sale in Brookside, with a median price of $2,645,000! Every home is priced well over $1,000,000! As we know, most buyers do not have the budget for a multi-million dollar home. This is the time when sellers are starting to prep their homes for sale, so we will have more inventory as the weeks go on and the weather warms up.

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