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.)

The Never-Ending Street Construction in Brookside/Waldo

Hello and Happy 2021!! Hope everyone had a safe and enjoyable holiday break. Now we are in, to me, the most boring time of year. But, we have the Chiefs to cheer on in the playoffs!!!!

OK, down to business. I’m sure you’ve noticed all the construction along several streets in Kansas City:  63rd, Wornall, 75th and Gregory.  I travel these streets every day and have been dodging cones, workers, steel plates and weaving along trying to stay in one skinny lane with oncoming traffic!   What is happening??

How many cones are you dodging each time you drive through our neighborhood?

I called Sean Ackerson, Executive Director of the Southtown Council for more information.  He explained that Spire Gas and their subcontractors are doing utility work along these streets, replacing the 100 year old cast iron main gas lines.  This new high pressure system they are installing creates a more efficient distribution system.

The construction work is taking longer than usual because, well, these projects usually do!  There was a lot of exploratory work in the beginning to find and mark the water and sewer lines so they could map out the new gas pipes. This project started over two years ago—and there’s still several months to go before it’s finished.  And when the winter weather hits, everything stops as the crews can’t work in rain, snow and ice.  I asked Sean if there was a possible end date in sight, and he replied:  “We have the schedule they gave us, but it’s not reliable due to the unpredictability of weather and other scheduled breaks for holidays.”  After the gas lines are set, then the work moves to adjoin the adjacent business and residential properties along these streets to the new main lines.  This can involve moving gas meters outside of the properties as well.

Staging area for supplies along Brookside Road

Another big project planned for Brookside – which has the potential to be even more disruptive—is separating the storm and sanitary sewer lines underground.  This project was mandated by the EPA several years ago—and it’s one reason your water bills go higher and higher.  This will involve ripping up the streets once again.

It’s unfortunate that these major projects can’t be coordinated, so there isn’t so much disruption.  Just be careful and patient when travelling along these streets in Brookside, watching for the workers, cones and detours.  And make an extra effort to support those local businesses who’s storefronts are affected!  Whenever it’s all finished—one year, five years, it’s all needed infrastructure improvement for our neighborhood.

Armour Homes Home Sales Report-November 2020

The end of the year is almost here!! I’m ready for a long, quiet snow day! Will take several days after this last blog post of the year–unless some exciting urgent news pops up. I’m working on a couple of blog posts for January 2020. For now, let’s look at the home sales report for Armour Hills in Brookside:

November 2020November 2019
Median list price: $319,000$325,000
Median sales price: $319,000$323,000
No. of homes sold: 5 3
Days on market: 7 31

Once again last month, many sellers got asking price or more for their homes. A few more homes closed and houses are still going under contract very quickly after they come on the market. Here are the year-to-date stats:

Jan-Nov 2020Jan-Nov 2019
Median list price: $347,000$339,450
Median sales price: $344,500$340,000
No. sold: 84 80
Days on market: 5 18

Final sales prices holding steady compared to last year–although we’ve had months this year when this year’s median price far surpassed the same month in 2019. Next month I will post year over year comparisons. Currently there are no homes for in Armour Hills!

I hope everyone enjoys a safe, happy holiday season as we all look forward to next year and a more “normal” life at some point. Please remember to support locally owned Brookside/Waldo businesses as much as possible! And thank you for reading my blog.

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

Brookside Home Sales Report-Nov 2020

Here we are, closing in on the end of the year and home sales–and prices–continue to outpace 2019. Usually, this is the slower time of year for home buying and selling! Let’s look at the stats for Brookside, using the main zip code of 64113:

November 2020November 2019
Median list price: $475,000$425,000
Median sales price: $490,000$413,000
No. of homes sold: 25 23
Days on market: 7 49

Last month, fifteen listings sold at or over the asking price. We had three sales in Brookside at or over $1,000,000. About the same number of homes sold.

Here are the year-to-date numbers:

Jan-Nov 2020Jan-Nov 2019
Median list price: $415,000 $387,000
Median sales price: $415,000 $376,500
No. of homes sold: 287 278
Days on market: 8 23

I have a couple of comments on these year to date numbers: home values are up 10% for the year, and homes are going under contract in just over a week. Most sellers are getting top dollar for their homes. It’s been a very very busy homebuying market in 2020, despite the pandemic..and I don’t anticipate a slowdown next year!

Currently there are 18 active single family listings in Brookside, with a median price of $760,000 and 73 days on market. Of the active listings, 13 are priced over $500K; five of those are $1million or more. The strongest demand is in the under $500K price range.

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