Brookside Based Diaper Delivery Service– The Diaper Society

There are so many decisions to make when a baby is on the way…and so many preparations.  It’s tempting to follow the crowd and plan to use disposable diapers… most people do. Here’s an option: a new Brookside business, The Diaper Society, now offers you a convenient alternative to consider. Why fill your home with boxes of disposables when you can have cloth diapers picked up, laundered, and delivered back to your home?

Justine Richard and her youngest daughter

Justine and Ryan Richard started The Diaper Society this year as a side business; both work full time and have two children ages 4 months and 3 years.  When pregnant with their first child, Justine was very interested in using cloth diapers.  Both are environmentally conscious and research shows that the average child uses 5000-7500 disposable diapers during the first few years of life.  After using a small local cloth diaper service, they decided to open their own and spread the word about this convenient disposable diaper alternative.   Justine spent a full year researching cloth materials, soaps, cleaning supplies, e-commerce and route optimization.  “When you are an expectant mother, so many products are pushed at you for the baby.  Many of them contain forever chemicals.  I wanted to do all the legwork so we could operate a service that is convenient for parents yet using safe products for the child.“  This process includes a “closed loop” for cleaning the diapers:  each soiled load is washed separately so that your child’s laundry is  individually washed and not with another child’s soiled diapers. 

Cloth diapers have changed quite a bit since the old days. Design innovations have done away with sharp pins!  Cloth diapers are now easily fastened with hooks; and the plastic pants worn over the diapers come in adjustable sizes to fit a growing bottom.  Also offered are separate pad “inserts” to for extra absorbing.   The Diaper Society offers  three levels of service to choose from, all described on their website.  They can provide the diapers, inserts, cloth wipes and delivery service; or if you have your own diapers, they will launder them for you.  There is a rental option available as well.  If you are interested in learning exactly how the program works, Ryan will come to your home and give you a demonstration of how the diapers fit and the service options. 

Cloth diaper fastener and adjustable plastic pants

Another couple of services to note here:  Ryan and Justine participate in the TerraCycle program: this is a company that recycles certain items that can’t be recycled (check the website for details).    They also have an online shop, full of various all natural baby products you can order and have delivered with your diapers. Gift cards are available!

During our visit in their Brookside home (diapers are not laundered here FYI), I was impressed with this operation and how it works.  Most families with two full time working parents and two young children do not have time for a side hustle!  However, Ryan has always had an “entrepreneurial bent” and both of them want to do what they can for the environment. Using the cloth diapers for their own children turned out to be pretty easy and at a similar cost to disposables. Starting The Diaper Society is one way this couple can have an impact and bring along others with them.  Find them on their website and Instagram. 

Armour Hills – Home Sales Report September 2024

Home values in Armour Hills dropped a bit compared to September 2023; they are holding steady for the year. Let’s take a look at the specifics:

september 2024september 2023
Median list price:$439,000$457,500
Median sales price:$450,000$478,750
Days on market:22
No. of homes sold:96

The median sales price dipped 6% compared to a year ago; a few more homes sold last month and you can see many buyers paying over the asking price. The highest closed price was $720,000 and the lowest was $305,000. Below are the year-to-date numbers:

jan-sept 2024jan-sept 2023
Median list price:$435,000$425,000
Median sales price:$447,000$450,.000
Days on market:22
No. of homes sold:5157

You can see the closed sales prices are very similar to last year at this time; and most Armour Hills homes are going under contract very quickly. Currently, there are three listings in Armour Hills, with a median list price of $525,000 and 30 days on the market.

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

Brookside Home Sales Report-Sept 2024

Home sales in Brookside are not slowing down…last month, prices rose quite a bit compared to September 2023. Let’s take a look–using single family home sales in the main Brookside zip code of 64113:

september 2024september 2023
Median list price:$575,000$450,000
Median sales price:$585,000$471,000
Days on market:72
No. of homes sold:2313

There was a jump of 24% in the median sales price; partly driven by three $1,000,000 homes selling last month; the highest closed price was $1,070,000 and the lowest was $305,000. Below are the year-to-date numbers:

jan-sept 2024jan-sept 2023
Median list price:$550,000$554,000
Median sales price:$575,000$576,000
Days on market:33
No. of homes sold:198192

You can see the YTD stats are very similar to 2023..many homes selling for almost 5% over asking price and the number of homes changing owners remains steady. Currently there are 26 homes for sale in Brookside with a median list price of $629,000 and 47 days on market. Twenty of the homes for sale are priced over $500K; 9 are over $1,000,000.

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

Armour Hills Home Sales Report – July 2024

The stats for Armour Hills in this report reflect what you may have heard is going on with the home buying market: fewer sales, prices dropping. Yet overall, Brookside home values are still holding strong! Let’s take a look at the numbers:

JULY 2024JULY 2023
Median list price:$425,000$425,000
Median sales price:$447,500$501,280
Days on market:82
No. of homes sold:615

Compared to July 2023, home prices were down about 12%, yet still most buyers paying over list price. Fewer homes sold last month as well. The lowest closed price was $400,000 and the highest was $535,000. Here are the year-to-date figures:

JAN-JULY 2024JAN-JULY 2023
Median list price:$432,122$425,000
Median sales price:$444,750$445,500
Days on market:22
No. of homes sold:3442

These YTD stats show us that Armour Hills home values are holding steady; the number of homes changing owners down a bit but most homes still go under contract quickly and often over list price. Currently there are 4 active listings, with a median list price of $382,500 and 44 days on market.

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

Modern New Apartments Open on Gregory

New apartments with modern amenities–difficult to find in our Brookside/Waldo neighborhood.  Waldo’s 222 Flats just east of 75th and Wornall opened in 2021; now a few blocks north we have The Romanelli Reserve at 200 West Gregory, developed by longtime Kansas City resident Marshal Blount. 

Driving along Gregory you probably noticed this project took quite a while to finish–but it’s worth the wait.  The 9 unit building has several special features that show the extra thought and care Blount put into the apartments:  high density insulation for energy efficiency and sound absorption; exterior stone accents and Hardie siding;  high ceilings, dimmer lights, quartz counters, upgraded appliances and balconies for each unit. Blount even got KCMO to sign off on a new outdoor material called aluma board; this product looks like wood but is actually a powder coated aluminum that resists water and other weather elements.  The result is a sleek, modern building with open floor plan apartments in an older, walkable neighborhood. 

Units rent for $2195 per month, plus a $100 monthly fee to cover water and trash service.  The all electric apartments also  feature walk-in pantries, in unit washer and dryer, double closets in bedrooms,  tiled baths and surface parking behind the building.  Each unit is approximately 1100 square feet, with two bedrooms and two baths;   Pets are allowed.

Marshal Blount

Marshal has lived in the Brookside area since he was 7 years old, attending Visitation grade school and Rockhurst high school..  He is a commercial broker with Block and Company–you’ve probably seen their signs in the Waldo area.  Over the years he worked in the restaurant industry, trained as a chef, worked for a wine distributor and eventually got a license in the real estate industry to work for himself.  Marshal is very proud of his apartment baby, and really enjoys getting to know the new tenants.  “Brookside is a friendly place where neighbors like to know each other, support one another and the locally owned businesses here.  It’s exciting to provide such a high quality building in this walkable neighborhood for those that prefer to rent rather than own a home–there’s much less maintenance.”

Most of the building is leased; as of this writing there are a couple of apartments left. For more information and a personal tour, contact The Romanelli Reserve through their website.

Brookside Home Sales Report – June 2024

Halfway through the year, fewer homes in Brookside are selling, and prices have cooled somewhat. Yet most buyers still paying list price or above. What does this mean? I have some comments at the end of the blog; first let’s take a look at the stats. I’m using the main Brookside zip code of 64113 for the report:

JUNE 2024JUNE 2023
Median list price:$550,000$580,000
Median sales price:$567,500$593,250
Days on market:22
No. of homes sold:2440

The lowest closed price last month was $395K and the highest was $1,235,000. Buyers paid about 3% over list price; yet home prices dropped 4.3% from a year ago–that’s practically a wash right there. Fewer homes changed owners as well.

Here are the year-to-date numbers:

JAN-JUNE 2024JAN-JUNE 2023
Median list price:$535,000$575,000
Median sales price:$553,500$578,500
Days on market:33
No. of homes sold:115130

The YTD stats reflect the monthly data for June: buyers paying around 3% over list price and home prices dropped 4%; homes are still selling within a few days of listing. In my opinion, the lower prices reflect the impact of higher interest rates–sellers more aware of pricing correctly and buyers more aware of their budgets. Fewer home sales indicate more owners prefer to stay put; those that do sell still have an eager pool of buyers wanting to purchase in the neighborhood.

Currently there are 24 single family homes for sale in Brookside, with a median list price of $691,000–a high number because the majority of homes are priced over $500K with 7 homes asking over $1,000,000. The lowest asking price is $350K and the highest is $8.5 million.

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

Brookside Has It’s Own Bagels Now!

If you are a bagel lover as I am, you know how challenging it can be to find a bagel like the kind you can buy in New York City.  The situation is similar to  pizza:  so many different kinds and ways to make them; buying  frozen bagels or pre packaged bags at the grocery store – NOT even worth the money in my opinion.  So I was very excited to learn about Brookside Bagels, available at the Brookside Farmers’ Market…and lovingly made nearby at a Brookside home kitchen.

Owner James Holler would visit NYC a few times a year and loved the bagel sandwiches he bought there; however he was discouraged that he could not find a comparable bagel here in KC.  Along with his wife Carley, he started to bake them at home, tinkering with various recipes. His home based CPA job originates in Phoenix, so  due to his later business hours, James spent early mornings watching YouTube videos for inspiration.   He started giving samples to friends, getting good feedback and kept on baking, finally settling on a recipe using only organic flour, yeast, salt, water and barley malt syrup.  In April, James and Carley opened their stand at the market… and now sell  out every week. 

James and Carley Holler started Brookside Bagels

If you’ve ever tried to make bagels  from scratch, you know it is a time consuming process.  James mixes and preps the dough on Friday, and gets up at 4am on Saturday to start baking hundreds of bagels.  He hand rolls and boils  each one and even makes his own “everything” seasoning–the everything bagel is his top seller; he also sells sea salt, sesame seed, poppy seed, blueberry and chocolate chip flavors. Customers can order ahead and pick up at the market; on rare Saturdays Carley can’t operate the booth, she will deliver the bagels to your Brookside area home–that is rare, dedicated customer service!!!

At this time, there are no plans to expand to a commercial bakery operation or retail storefront; James likes controlling the quality and output from his Armour Fields kitchen. “We are relatively new to the Brookside area and really feel the love from our customers.  We are excited to stay here, grow as a family and keep providing high quality bagels to Brookside” says James.  As the website states, the mission is to “craft each bagel with care, using traditional techniques and high quality ingredients” for the customer.  And if you are a bagel lover, you’ll agree these are very high quality bagels!

Find out more about Brookside Bagels at their website or Instagram page (brookside.bagels) –or just stop by their booth on Saturdays at the Brookside Farmers’ Market!

Brookside Home Sales Report-April 2024

Smell the fresh cut grass, admire the colorful flowers, sleep with the windows open and a cool breeze at night…Spring is here in Brookside! For Sale signs are stuck in front yards, advertising homes on the market. Let’s take a look at the April sales stats for single family homes in Brookside:

APRIL 2024APRIL 2023
Median list price:$497.250$519,000
Median sales price:$523,000$516,000
Days on market:23
No. of homes sold:2217

Most buyers paid over the list price by about 5%; a few more contracts closed and prices were up a modest 1.3% compared to April 2023. The lowest closed price was $300K and the highest was $1,050,000. Here are the year-to-date numbers:

JAN-APRIL 2024JAN-APRIL 2023
Median list price:$499,950$550,000
Median sales price:$517,500$537,250
Days on market:37
No. of homes sold:6662

Here we see something unusual; prices were down 3.6% YTD over 2023; yet most buyers paying over list price. A few more homes changed owners this year. Currently there are 19 homes listings in Brookside with a median asking price of…..$920,000!! Most homes are priced over $500K, including 7 homes over a million. The lowest priced home is $450,000 and the highest is $8.5 million.

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

Bryant School Proposed for Teacher Housing

Last month I attending a public meeting at Hale Cook Elementary, hosted by the Kansas City Public Schools.  KCPS is proposing turning the former Bryant School into housing for teachers. Bryant was built 1915-1938 on just over four acres of land at 319 Westover, and has been vacant since 2009.  Whatever happens to this property, it will affect home values and the immediate neighborhood.  As a Realtor, I wanted to find out more about the plans….and share them with you!

Jesse Lang and Shannon Jaxx, who both work in “repurposing” closed schools for the district, moderated the event; Superintendent Dr Jennifer Collier kicked it off by talking about increased enrollment in the district schools and the recent hike in teacher salaries.  When KCPS conducted a survey of first year teachers, one of the questions was about housing. The survey indicated teachers are having trouble finding affordable housing and would prefer rents of $800-$1000 per month close to the schools they work in.  KCPS feels converting Bryant to teacher housing would help some of these staff people. Several school districts around the country have built apartments specifically for teachers; California is “leading the way”, also Chicago and Newark.  Locally, the Guadeloupe Center recently broke ground on a 50 unit apartment complex near their elementary school.

Bryant Elementary School, 319 Westover

In addition to the proposed renovation of Bryant, Dr Collier talked in detail about the $650 million in deferred maintenance of the district’s current schools, which they hope to address via COP Bonds and a spring 2025 General Obligation (GO) Bond, which would require voter approval. These measures would not fund the Bryant project.

Approximately 50 persons were present at the meeting and overall, there didn’t seem to be any strong objections to the teacher housing proposal.  I jotted down several notes and have summarized the information in quick bullet points below.  You can also find slides from the presentation here.

*The land Bryant sits on is divided into four tracks, currently zoned for single family or school use.  KCPS would need to have the neighborhood “restrictive covenants” changed to allow the apartments.  KCPS will also apply to have Bryant on the National Register of Historic Places to qualify for tax credits. 

*Approximately 27-40 units would be built, with the possibility of a few single family homes (at market sale rate) on the eastern track.

*No projected cost was mentioned for the project.  Several for profit and nonprofit developers have expressed interest in submitting a proposal.  Philanthropic support will be needed to keep rents below market value. KCPS needs to decide if the land would be a long term lease or sale to the developer.

*Other alternatives for this property are:  demolish the building and KCPS keeps the site as a vacant lot; or sell it to a developer for new, market rate single family homes.

*It was also mentioned that KCPS is “evaluating” the current Southwest High School building for a third middle school location. It is not being considered for teacher housing.

The next steps are this:  over the next several months, KCPS will solicit feedback from the community, make a recommendation to the school board and in the Fall, “proceed with critical actions”. KCPS promises to “participate in good faith negotiations with the property owners” and will “solicit community feedback prior to choosing a developer” if the teacher housing proposal goes through.

KCPS wants your feedback!  You can complete a survey online by May 17.  I’ll plan on attending other public meetings related to this topic and keep you updated via the blog—thanks for reading!!

Brookside Home Sales Stats-November 2023

Such a busy time of year and I haven’t been posting as much as usual…there are a few new local businesses to highlight as well as the monthly home sales stats; however work and social events are crowding the calendar!! Will start with the Brookside home sales stats for last month and post Waldo/Armour Hills next week. Here we go!

november 2023november 2022
Median list price:$515,000$475,000
Median sales price:$485,000$472,500
Days on market: 3 8
No. of homes sold: 19 19

Compared to a year ago, the median sales price rose just over 2.5%; the same number of homes changed hands and it looks like sellers were in a bargaining mood to get properties sold before the holidays as buyers paid less than list price. The lowest closed sale last month was $300K and the highest was $2.399,000. Here are the year to date numbers:

jan-nov 2023jan-nov 2022
Median list price:$550,000$489,900
Median sales price:$570,000$500,000
Days on market: 3 3
No. of homes sold: 231 273

And the year to date trend is consistent…most buyers pay over list price, most homes go under contract quickly and fewer homes have sold (by 15% compared to 2022). Home values are up 14%. Currently there are 19 homes for sale in the 64113 Brookside zip code, with a median price of $550,000 and 74 days on market.

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