New CID Tax Proposed for Morningside Neighborhood

Posted on June 30, 2014 by Mary Hutchison

Recently I read that the Morningside Neighborhood Association plans to create a CID (Community Improvement District) to generate revenue for improvements to their Brookside neighborhood. The story in the Kansas City Star implied the proposed CID could be connected with bringing the streetcar route into Brookside. This sounded odd to me, so I met with association Vice President Ryan Loehr to learn more.

Morningside is a beautiful area of Brookside, with boundaries that run from 59th St to 65th St and Oak to Brookside Boulevard. Currently the $35 annual dues are voluntary, and Ryan says less than half the households pay the fee. The monies collected pay for regular neighborhood events, such as the September Sunset Supper and monthly Fly The Flag gatherings. However, the Association wants to have a reliable source of income to fund several other services that would benefit homeowners. The $125 fee per household would be collected by Jackson County and raise about $67,000 per year. In order for the CID to go into effect, a majority of homeowners need to sign a petition in favor of tax and each signature must be notarized. Ryan assured me there is absolutely no connection with their proposed CID and the possible future routes of the streetcar.

Checking the association’s website posting of the Spring 2014 newsletter, you’ll find an outline of how the money would be spent. Most of it -$33,000-would go towards regular yard waste pick up. About $10,000 would pay for landscaping and signage. (and of course the City of KCMO would collect earnings tax on this CID fee–sounds like double taxation to me). Overall, the $125 charge seems reasonable to keep up appearances in the nieghborhood, which helps keep property values up. The Morningside Neighborhood Association leaders are all volunterrs, and as a board member of the Armour Hills HOA, I know how much time and money it takes to maintain an older neighborhood with various islands and markers. Residents should be thankful the board has the foresight and initiative to create a CID in order to maintain the area with a more reliable funding source.

The Morningside CID is not a confirmed tax. Ryan says they are planning to invite homeowners to sign the petition at specific upcoming events yet to be determined. There will also be at least one public meeting later this summer. Watch the association’s website for details.

Brookside Home Sales Stats – May 2014

Posted on June 23, 2014 by Mary Hutchison

Brookside home sales statistics are in, and there has been a slight change from one year ago as compared May 2013 to May 2014. Prices are still rising! I am checking single family sales for the main Brookside zip code of 64113, details below:

In May 2014, 36 homes sold. Median sales price was just under $300,000 and 102 days on market. The lowest sales price was $155,000 and the highest was $1.35 million. (That Sunset Hill property had been for sale since October 2012.)

In May 2013, 30 homes sold. The median sales price was $290,000 and 118 days on market. The lowest sales price was $180,000 and the highest was $1.7 million.

More homes sold in May 2014 and in a shorter amount of time, and the average sales price was about $10K higher this year.

Checking year to date figures:

From Jan-May 2014, 103 homes sold at a median sales price of $298,000 and 84 days on market.

From Jan-May 2013, 113 homes sold at a median sales price of $285,000 and 110 days on market.

A few less homes sold so far this year, probably due to a lack of well priced, updated inventory..and the average sales price continues to rise. The Brookside housing market is overall in good shape and on an upward trend for higher home values!

Currently there are 99 single family homes for sale in the Brookside zip code of 64113 with a median list price of $460,000 and 125 days on market. This high median list price is due to the large amount of upper bracket homes for sale at this time. There is still a strong demand for updated, well cared for homes priced from $250-350K in our area…those are the ones that seem to sell the fastest.

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

Armour Hills Home Sales Dip in May 2014

Posted on June 16, 2014 by Mary Hutchison

This Armour Hills Tudor sold in May for full list price!

It’s time to check the home sales stats for the Armour Hills subdivision in Brookside. In May of 2014, we had a little hiccup in the overall trend of higher average prices and shorter days on market. Let’s look at the numbers:

In May 2014, nine homes sold with a median sales price of $259,000 and 88 days on market. The lowest sales price was $155,000 and the highest sales price was $354,000.

In May 2013, eleven homes sold with a median sales price of $284,000 and 53 days on market. The lowest sales price was $180,000 and the highest was $335,000.

The average sales price dropped 8.8% compared to May of last year, and it took longer for homes to sell. I believe the reason for the drop is a lack of inventory–not as many homes on the market, and the ones that are for sale may not be priced right at the start or need some updating–that factors cause homes to sit on the market longer and prices to drop.

Now we will examine year-to-date figures:

For the first five months of 2014, 27 homes sold with a median price of $240,000 and 59 days on market.

For the first five months of 2013, 27 homes sold with a median price of $213,000 and 89 days on the market.

Average home sales price is up over 12% year-to-date in Armour Hills, and average days on market is trending lower. The drop we experienced in May 2014 is a small blip–overall, Armour Hills homes have been gaining value the past several months.

At this time there are 11 homes for sale in Armour Hills, with a median sales price of $260,000. The lowest list price is $195,000 and the highest is $474,000 (!). (I will be very curious about the final sales price of that home.) Average days on market is 52.

Buyers are actively looking and ready to buy…as always, those homes that are well maintained and move in ready sell the fastest.

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

Weekend Events for Kansas City – June 13-15, 2014

Posted on June 12, 2014 by Mary Hutchison

So…many….great events planned for the Kansas City area this weekend! Something for everyone! And the weather forecast is just about perfect. This is one reason I love living in KC–you can have a really good time on the cheap at so many different venues and festivals. Here are the brief details plus weblinks for more information:

*Boulevardia

It’s the first year for this three day festival featuring live music on two stages, plus plenty of food and beer (this event organized by the folks at Boulevard Brewery) and an ‘eco-expo’. It’s all happening in the West Bottoms Friday, Saturday and Sunday. www.boulevardia.com

*PorchFest KC

Another first time event for Kansas City: area musicians will play a variety of music from front porches along the streets in the West Plaza area on Saturday. Stroll, stop, listen, and donate a few bucks to support live music. www.porchfestkc.com

*Juneteenth Parade and Celebration

Happening in two places on Saturday: Big Eleven Lake in Kansas City KS (www.juneteenthkck.com) and in the Jazz District (www.juneteenthkc.com) at 18th and VIne. Different activities at each location so check the website for details.

*Parkville River Jam Jazz and Fine Arts Festival

In the scenic English Landing Park, you’ll hear great jazz and browse through various art booths. Friday and Saturday. www.parkvilleriverjam.com

*Pops In The Park

On the spectacular lawn of the Nelson-Atkins Museum of Art, celebrate Father’s Day with music and family games–and walk the very cool glass labyrinth temporary art exhibit. Sunday from 1-4, www.nelsonatkins.org

*World Cup Watch Parties

Through July 13, join the rest of the world watching the World Cup soccer matches at the Power and LIght District or The Yardhouse at Legends Shopping District. www.powerandlightdistrict.com www.yardhouse.com

Also note there is the Hope Challenge 5K run on Saturday morning that will affect traffic from the Plaza through 55th St in Brookside; the KC Century Ride features hundreds of bicyclists riding from the West Bottoms to Waldo on Saturday; and the Ride The Fountains Bike Tour is Sunday, which will close parts of Pershing Road around Crown Center with riders heading south through Waldo. Please be courteous and watch out for the bike and run participants!

Get outside and enjoy summer in the city this weekend!

Hale Cook Elementary – The First Year

Posted on May 29, 2014 by Mary Hutchison

The 2013-2014 school year is over, and I thought it would be a good time to check in with Hale Cook Elementary. This Waldo area school reopened last fall, pushed back into existence due to a grassroots effort from neighborhood activists and families. I recently met with Susan Stocking and Paul Bartel, two members of the Friends of Hale Cook group, who told me about the first year and what to expect in year two.

Hartman Elementary at 8111 Oak was host to the first classes of Hale Cook students. The kindergarten class was full (just under 20 students), and first grade had about ten students. For the 2014-2015 school year, classes will take place in the actual Hale Cook building at 7302 Pennsylvania. There will be two preschool classes (tuition based); two kindergarten classes, one or two first grade classes and one second grade class. (Enrollment for the coming school year is still open). Eventually the school will grow to 365 students up to the sixth grade. Over the past several months, the KCMO school district and parents been getting the building ready to open in September: there are new chairs and desks, mobile computer stations, a reconfigured secured entrance and a new HVAC system. Outside, the grounds have been cleaned up, plus fruit trees and a community garden have been planted. Organizers have sponsored several events to get neighbors and the community involved: Garden Planting Day, Kite Day, a bike/walk to school forum, etc. Anyone can pitch in and participate–not just parents and students!

Recently Julie Lynch was hired as the Hale Cook principal, and she will be involved with hiring teachers for the upcoming school year. Ms Lynch is very familiar with Hale Cook as she has been the key liaison between the school and the KCMO school district administrators. There is a reception for Ms Lynch tonight, Thursday May 29 at the school from 6-8pm–current and prospective school families are welcome to stop by and meet her.

It is amazing how far Hale Cook has come towards its goal of becoming a neighborhood school. The entire project was started by community volunteers and continues to thrive because of the dedicated parents and volunteers that make each step happen. Hale Cook offers just about everything a more ‘established’ school has: special classes for music, art, gym; social services such as speech therapy; a cafeteria, auditorium and bus services. Because the school is just getting started, the classes are small; access to information is easy, the sense of community is strong. Everyone seems to know everyone else. Hale Cook also has a defined mission and purpose, outlined in it’s School Culture Blueprint. This document outlines behavior policies, academic achievement goals, and parent engagement expectations.

Although my two girls are past elementary school age, I am very excited about Hale Cook. Having additional school choices for parents in our area is important to keeping residents for the long term. Successful schools can anchor a neighborhood–and Hale Cook is an important asset to Brookside/Waldo families. Read more about Hale Cook at their website or check out their Facebook page…or stop by the reception this evening.

Brookside Home Sales Report – April 2014

Posted on May 22, 2014 by Mary Hutchison

The spring home buying market is in full swing and Brookside home values continue to rise over last year. Inventory of well maintained and updated homes is low, and demand is high. Here are the stats for the main Brookside zip code of 64113 for April 2014 and a year-to-date comparison:

In April 2014, 24 homes sold. Average median sales price was $345,000 and 58 days on market. The lowest sales price was $156,040 and the highest was $980,000.

In April 2013, 20 homes sold. The average median sales price was $285,000 and 84 days on market. The lowest sales price was $115,000 and the highest was $610,000.

We had a few more homes sell in April 2014 and a substantial uptick in average price- almost 22%. We have such a wide range of sales prices in Brookside that it really affects the average sales price when more higher priced homes sell. Days on market is also lower this year–meaning it takes less time for a property to go under contract.

Checking year to date figures:

From Jan-April 2014, 67 homes sold at a median sales price of $298,000 and 75 days on market.

From Jan-April 2013, 83 homes sold at a median sales price of $285,000 and 108 days on market.

The lower number of homes selling is affected by the lack of inventory, thus pushing prices up. I’ll share a personal story of what I experienced recently with a client. A property came on the market in an excellent Brookside location, nicely updated with good features and curb appeal. My buyer offered full price the same day it was listed. There were four offers total and the listing agent told me the winning bid was $10K OVER asking price. This same home sold two years ago for $317,000 and the current owner had not made any substantial improvements. I’ve heard the same story for homes in Prairie Village, Leawood and Overland Park. It is a true seller’s market for the ‘good’ homes.

Currently there are 89 single family homes for sale in the Brookside zip code of 64113 with an average median list price of $400,000 and 125 days on market. About one-third of the 89 homes are priced over $1million.

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

Brookside Two Story Home For Sale

Posted on May 12, 2014 by Mary Hutchison

You’ve often heard the phrase “if these walls could talk”. Oh how I wish it were true of these older Brookside homes! This new listing in Armour HIlls still has much of it’s original charm and detail, yet it can easily be updated to incorporate a more open kitchen and a true master bath for the next owner. I would love to know the backstory of each person who lived in this house!

Built in 1925, this two story home greets you with a large front porch–a great spot to spend some time chatting with the friendly neighbors or relaxing with a cocktail after work. Inside you’ll find hardwood floors and unpainted wood trim detailing. It is a center hall floor plan, with a spacious living room and dining room, plus half bath. The kitchen has some of the original cabinets (still useful and so charming!) and a cozy breakfast room with built-ins.

Upstairs are three bedrooms and a full bath; the master bedroom is large enough to add another full bath to make a master suite. There is a full basement, and half of it is finished, including two large closets, and another shower/toilet in the basement area.

The backyard is fenced with a deck, a private drive and a two car garage, plus a newer roof. The home is close to the Trolley Track Trail, Brookside shops, the MAX bus route and Arbor Villa Park. Located at 25 E 68 Terrace and offered at $269,500–contact me or visit my website for more details.

Check Out the New Spice Shop in Brookside

Posted on May 5, 2014 by Mary Hutchison

I finally stopped by the new spice shop in Brookside called Season + Square….and it’s great! It is everything we love about Brookside shops: locally owned, attractively decorated, friendly customer service and it sells goods you can’t find in a traditional boring shopping mall. Owner Andrea Joseph was working in corporate sales and desperately needed a change of pace. Inspired by what she told her teenage daughter about career choices (“you can do whatever you want to do”), she quit the corporate job and opened up her own shop.

Right now the store focuses on selling spices of all kinds, in neatly arranged recycled glass jars and in bulk. These are high quality spices, chemical-free, and Andrea knows where every item comes from. There are currently two original spice blends, Wild Weston Shake and Hyde Park Pork Rub. She also stocks eco friendly cleaners, olive oil and vinegar from Olive Tree, wildly popular finishing salts, Bittermilk products for cocktails, Morris Kitchen and Royal Rose syrups, Broadway Cafe coffee, Hugo Tea and Askinosie Chocolate. I bought the chocolate and used it in cookies and biscotti–so deliciously different from a bagged chocolate chip! I also purchased the Sugar Maple Smoked Salt which I am trying out the next time we grill.

Although the shop just opened in February, it’s already evolving into something more than Andrea imagined at first. She’s turning it into a general store for staple food items, where local produce, meat and eggs will be available for purchase (hopefully by early next month). She will be sponsoring creative cooking courses, the first one scheduled for May 22 on canning, and she plans to host farm to table dinners.

This is a really fun shop to browse–besides buying something for yourself, it’s a great place to shop for unique gifts. Support our locally owned Brookside businesses and stop by soon. Season + Square is open Tues, Wed, Thurs 11am-6pm and Sat and Sun 11am-5pm at 6205 Oak St.

Brookside Shops Sold to Out of Town Company

Posted on March 27, 2014 by Mary Hutchison

The Kansas City Star reported this week that a large section of the Brookside shops have been sold to an out of state company. The area includes the commercial strip of the north side of 63rd St from Wornall to Brookside Blvd, plus Cosentino’s Market and other nearby locally owned businesses. My first reaction to the news was ‘oh no, there goes the neighborhood’.

I’ve lived in Kansas City long enough to see how the Country Club Plaza has changed since Highwoods Properties purchased it several years ago. There aren’t as many locally owned places as there once were, and the majority of the establishments are the same national chain retail and restaurants you find in just about every shopping mall. The Plaza is still a huge draw for tourists and residents, and Highwoods has done a good job maintaining the original charming architecture, beautiful landscaping and popular events such as the Plaza Art Fair. I enjoy walking around and shopping there. So what changes can we expect when Washington Realty Inc, based in Bethesda MD, owns a majority of the prime real estate in Brookside? No one knows, as the company is not commenting.

For now, George Gilchrist of BKS Real Estate will continue to manage the properties for Washington Realty. When I was shopping in Brookside yesterday, I asked Casey Simmons, co-owner of Stuff if she had any comments about the sale. She said when she and her sister moved Stuff to Brookside from Westport, their building was owned by (North Carolina based) Highwoods Properties. There may be some changes several months from now; eventually management may be switched to the Bethesda location and rents/lease terms could be altered. Like everyone else, she found out about the pending sale by reading it in a news report. She invited me to ‘come back in a year’ and ask then how things have changed under the new owners. Looking at the Washington Realty website, you see a list of the places they own properties, but you can’t tell if there is a mix of smaller, local businesses with the larger chain stores.

I’m going to be optimistic and believe that the new owners won’t eventually kick out the locals and bring in generic businesses. Brookside has succeeded and thrived for years specifically because of the unique, locally based shops and restaurants and popular, family oriented, community events. Isn’t that what attracted the out of town buyers in the first place?

Welcome to Waldo: Second Best Coffee

Posted on March 24, 2014 by Mary Hutchison

How many coffee shops does it take to satisfy our craving for a cup ‘o joe or a creamy latte? Another locally owned coffee cafe opened January 31 called “Second Best Coffee” at 328 W 85th St–in the strip mall with Corner Cafe and Chelly’s. Owners Nathan and Leih Anderson felt other parts of KC are already saturated with many types of coffee shops and decided on Waldo for their location (and they live nearby). The space is cozy and comfortable, featuring an exclusive Slayer Expresso machine to prepare the drinks. They also offer breakfast burritos and Mexican Coke.

Nathan Anderson, co-owner of Second Best Coffee in Waldo

I asked Nathan what distinguished his shop from others in the area, and he said “Second Best Coffee is an espresso centric café that makes every drink to order. We focus on quality, yet value approachability. As we move forward, we will be offering coffee classes with varying topics from home brewing to coffee cupping.” His wife Leih added the espresso selections rotate daily, and Second Best Coffee focuses on bringing out of town blends to their shop as they feel local brews are already well represented. Indeed, a friend of mine stopped by their shop recently and was surprised to recognize a coffee from Michigan on the menu–where he is from! A couple of other unique things about Second Best Coffee: they make their own flavored syrups (including a lavender honey and chocolate) and offer whole and soy milk only, no 2% or skim. Hours are 6:30am-1pm Mon-Fri, and Sat 7:30am-2. One of my favorite aspects of this shop is the easy parking…you can always find a spot in the large lot!

Welcome to Waldo, Second Best Coffee…it’s the locally owned shops and businesses that make this neighborhood unique and special. Stop by and try a cup of Second Best Coffee soon!

Inside Brookside (And Waldo)

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

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