Tag Archives: brookside blog

Brookside Home Sales Report-Nov 2020

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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.)

Armour Hills Home Sales Report-Oct 2020

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Here we are at the very end of November 2020–this year is almost over! And despite the pandemic, Armour Hills homes continue to sell quickly and, quite often, for over the list price. Take a look at last month’s stats, and how they compare to October 2019:

October 2020October 2019
Median list price: $407,000 $349,950
Median sales price: $426,250$340,000
No. of homes sold: 6 7
Days on market: 2 42

Yes, that’s a very big increase in median price–25%!–but it’s an aberration. The year-to-date numbers give you a better picture of how much Armour Hills home values are increasing. There’s no doubt though that homes are going under contract faster this year, and sellers are getting top dollar for their properties:

Jan-Oct 2020Jan-Oct 2019
Median list price: $349,000$345,000
Median sales price: $345,000 $340,000
No. of homes sold: 79 77
Days on market: 5 15

The YTD numbers show an increase of just under 1.5% for the year. The lowest priced sale so far in 2020 was $238,000 and the highest was $535,000.

As of this writing, there are no active listings in Armour Hills! That is rare, but also shows you how quickly listings sell! There are 17 homes under contract, waiting to close.

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

Jovito’s Italian Cafe Now Open in Waldo

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There are many food take out options in the Brookside / Waldo area.  Choices include traditional fast food and local eateries offering salads, sandwiches, burgers, tacos, etc.  Last month, Jovito’s Italian Café &Deli opened in the former One More Cup space on Wornall—filling a niche in the area for those wanting something a little different. And who doesn’t like Italian food??

You may remember  Jovito’s at their old location on State Line at 123rd St.  Last summer, the owners decided not to renew the lease and move to Waldo, focusing completely on take out services.  It’s still the same tasty food (and some of the same décor)—long time Kansas Citians may remember Mario’s in Westport, which closed several years ago.  Jovito’s owners bought the business and recipes for the State Line shop.  Popular items include their signature Grinder, stuffed with meatballs or sausage, and the Italian Steak sandwich.  They also have cold sandwiches, several kinds of pasta, salads with homemade dressing and a few dessert selections.  The food has that good, homecooked taste – as the recipes were handed down over the years from an Italian grandma’s kitchen!

Owner Leasa Caron says business has been very , very good!  “I wasn’t aware there was a void for an Italian sandwich shop in this area.  I’ve lived in Waldo 22 years and it’s nice to be back in the neighborhood, close to my home.  The community has made us feel very welcome.” All items are served to go, and in the warmer months there will be a few outdoor tables available to enjoy your meal in the fresh air.  At this time, it’s best to call in your order by phone—Jovito’s does work with some delivery apps but because their food is so fresh and daily specials can sell out quickly—best to call and talk to a human about your order, especially on Fridays and Saturdays.  Service is fast and friendly. Hours are Tuesday-Saturday, 10am-7pm, with convenient parking in front of the store at 7408 Wornall or in the back parking lot off Washington St.  There’s a small alley off the back lot that takes you to the front of the restaurant. 

Welcome to Waldo, Jovito’s Italian Café and Deli—stop in soon to support yet another locally owned business!

Brookside Home Sales Report-Sept 2020

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Hi neighbors! Interesting stats to report regarding Brookside home sales last month. In September, prices were way up compared to Sept 2019; however, the year to date numbers are holding steady. Here are the numbers for Brookside single family home sales, using the zip code 64113:

September 2020September 2019
Median list price: $417,499$347,500
Median sales price: $409,000$350,000
No. of homes sold: 38 18
Days on market: 7 4

One reason the median sales price was so high compared to last September was we had two million dollar plus closings last month. And the lowest closed price was $267,000. More than twice as many homes sold as well. Here are the TYD numbers:

Jan-Sept 2020 Jan-Sept 2019
Median list price: $395,000 $389,000
Median sales price: $400,500$380,000
No. of homes sold: 228235
Days on market: 8 21

Overall, home values are up 1.5% compared to last year at this time. The homes that are on the market are selling quicker though; approximately the same amount of turnover. Currently there are 27 active single family homes for sale in Brookside, with a median list price of $450,000 and 25 days on market. The lowest home price is $250,000 and the highest is $7.29 million. There are eight homes for sale in Brookside over the $1million mark. If you would like additional information regarding Brookside residential real estate–contact me! Happy to help.

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

New Floral Shop Opens in Waldo

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Flowers!  Can’t help but smile when you walk by a colorful floral garden, a unique centerpiece or receive a blooming arrangement that fills your space with a soft, fresh scent.  Waldo has a new flower shop, Botanica Flower Studio at 7443 Broadway—and I stopped by last week to find out more.

Heather Coones

Owner Heather Coones has been a florist for eighteen years.  Back in her college days at K State, she would walk the campus dreaming of owning her own shop.  She earned a degree in geography as she loves to travel—and eventually got a job at The Fiddly Fig.  After a while, she struck out on her own, doing wedding and special events out of her Leawood home.  Finally, she just fulfilled her dream and opened the small shop, sandwiched between Hiles Two and Soap Station, a couple of storefronts south of Waldo Pizza.  Heather grew up in Brookside, and explained why she picked this Waldo spot: “ I love this area.  It’s a good location and I know the community supports local businesses.  There is easy access to many special event locations.  And I like to connect with people on a daily basis—flowers make people happy!”.

I asked Heather what makes her bouquets and arrangements different from others.  Her approach is to offer a “really good value. When you order from me, I look at what flowers and greenery are at their best at the time, and I get my product from local growers as well as wholesalers.  I like unique color combinations; I use lots of different textures, incorporating greens and herbs.  I like to use flowers and greens that you don’t always see in a shop.   The trend  in arrangements now  is the loose, gathered garden look —not a tight, stiff, rounded  arrangement.  I like to work with my customers to create something different that still looks fresh, eye catching and expressive.”

Botanica Flower Studio also has several kinds of vases and potted plants for sale; Heather plans to add Cedar Street Toffee treats for sale if you want to add sweets to your bouquet!  Behind the store is a shady, cozy, open air patio that’s available for small private wedding showers.  Current hours at the shop are 12-5 Monday through Friday; delivery is available.  The best way to order a single special bouquet or arrangement right now is to email Heather from the website—however, walk ins are welcome! 

Botanica Flower Studio is located at 7443 Broadway in wonderful Waldo!

Brookside Home Sales Report-July 2020

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We are in the dog days of summer, my friends, and I’m still busy helping buyers and sellers with residential real estate! Usually, mid August to mid September is a slow period, with late summer vacations, back to school preparations, the Labor Day holiday. But this is not a normal year and so many homes in our area continue to go under contract within a few days of listing. Here’s the stats for July 2020 for single family homes in Brookside, and a year-to-date comparison:

July 2020 July 2019
Median list price: $425,000$377,500
Median sales price: $425,000$370,000
No. of homes sold: 33 36
Days on market: 5 20

Last month, a buyer paid over asking price for a $1million+ home! Usually the more expensive properties sit for several weeks; this one went for $115K over asking price! As you can see, sellers were getting at or above asking price for their homes.

And here’s where we are YTD:

Jan-July 2020Jan-July 2019
Median list price: $387,475$389,950
Median sales price: $393,750$382,500
No. of homes sold: 152 190
Days on market: 8 24

Although fewer homes have sold so far this year (partly due to the pandemic, I’m sure–sellers deciding not to move); homes are selling faster and running about 1.6% over list price compared to last July. We’ve had two $1million+ homes close this year, and overall, prices are up almost 3%.

Currently there are 22 homes for sale in Brookside, with an average list price of $974,000 and 65 days on market. That average price is so high because half of the homes for sale are priced at over one million dollars.

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

Brookside Shops Host Summer Sale Today Through Saturday

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It’s a bonus sale!  You may remember that Brookside hosted it’s annual Sidewalk Sale last month–starting today, there is another sale you can take advantage of:  the Brookside Summer Sale!

Brookside Summer SaleBeginning today, Aug 20, 2020 through Saturday–many shops and restaurants are offering special discounts, clearance items and some dining deals.  Participating stores include COCO, LEOPOLD Gallery, LadyBye, Brookside Toy and Science, Brookside Party Warehouse, The Roasterie and Michael Forbes.  Check www.brooksidekc.org for a complete list, and details on the coloring contest.

Remember to wear your mask and respect each store’s social distancing policy.  Thank you for supporting our locally owned Brookside and Waldo businesses!

South of Summit Taco Joint (has been) Open in Waldo

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One of my favorite Waldo restaurants is Summit Grill.   In the Before Times, I would often take clients there for lunch, or meet friends for happy hour.  They have an extensive menu, prepare their own salad dressings on site (very important to me!) and have the best French Dip sandwich I’ve tasted in KC.  The food is always fresh and the service is good. Hubby and I went there recently for an early dinner.

summit front

 

Anyway,  I was excited to hear the same owners opened up South of Summit Taqueria and Tequila right next door, in the former Summit Grill events space.  I visited this new taco spot in early March, all ready to post a blog about it–then BAM, the Shutdown. Posting it now!

 

summit inside

South of Summit is a smaller  space than Summit Grill, with an open and casual vibe.  The servers wear tee shirts that state Viva Waldo! printed on the back–gotta love the Waldo pride!  After examining the menu, there are a couple of things to point out:  all tacos are priced under $4, and sides are just $2-$4.  The taco shells are made fresh in house, and can include a crispy melted cheese, grilled on the flat top. There are larger main dish items as well, including an enchilada and burrito. I appreciate the smaller portions–so you can  have just one taco and a side–as well as a larger, full meal.  If you are a tequila lover– South of Summit has a huge selection !  Happy hour happens every day  from 3-6, featuring $4 house margaritas, $3 beers and a several  half price appetizers plus discounted tacos.  Dine in service is back; there is also a shaded outdoor patio. And you can order online for pick up. 

South of Summit is open seven days a week, at 516 W 75th St, just west of 75th and Wornall.

summit patio

 

Brookside Home Sales Report-June 2020

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We are halfway through 2020, and despite the ongoing pandemic, Brookside home values are up–and down. Looking at monthly comparison (June 2020 to June 2019), prices are higher. There was a dip in the YTD figures. Here are the details, checking single family home sales in the main Brookside zip code of 64113:

June 2020June 2019
Median list price: $424,900$369,000
Median sales price: $420,000$370,000
No. of homes sold: 2731
Days on market: 811
  

Last month, prices were up 13.5% over June 2019. Eleven homes listed at over $500,000 closed, and just a few less homes sold this year. Let’s take a look at the year-to-date numbers:

Jan-June 2020Jan-June 2019
Median list price: $379,000$395,000
Median sales price: $378,000$389,807
No. of homes sold: 119154
Days on market: 1028
  

Home values are down 3% compared to 2019. Note, however, during the first half of 20919 there were seven $1million+ homes that closed; this year just one so far. Also, 22% fewer homes sold but I think that’s because of COVID 19. Many sellers decided to delay, or not list during the usually busy spring season. We are seeing more homes hit the market now. Interest rates are so low –below 3%!–that I think sales in the $500K and under category could be very strong for the next few months.

Currently there are 30 active single family homes for sale in Brookside; 13 of those are priced over $1,000,000.

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

 

Geo’s Cheese Now Open in Waldo

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Geo's Cheese outside

Geo’s Cheese in Waldo 221 E Gregory

During these warm, humid summer nights, it’s just too hot to cook.  It’s easy to make a light meal of cheese, fresh bread, salami and wine..does that sound tasty?   One of our new neighborhood shops is ready to help—Geo’s Cheese has opened at 221 E Gregory Blvd!

 

Spencer WoodardOwner Spencer Woodard is a wholesaler by trade, owning Geo’s Foods.  He’s been in the cheese business for fifteen years, was born and raise in Kansas City, and lives in Waldo.  Spencer says he’s always wanted to open a gourmet cheese place in Kansas City, and after looking at a few other locations, decided on this spot at the corner of McGee and Gregory.  “The word ‘cheese’ draws so many people” he explained.  “ I always thought Kansas City needed a cheese shop.  We love the neighborhood and being here, everyone is so supportive.”

Geo's cheese display

There are SO many kinds of cheese here.  Spencer says what sets this store apart is the unique assortment, including aged cheddar from 1-15 years, and the competitive prices.  I even saw chocolate cheese displayed (!?),  cheese curds, and imported cheeses from France, Brazil, Spain and Bulgaria.  The shop is full of other goodies too:  crackers, specialty mustards and nut mixes, summer sausages, olives, salsas and jellies,  chocolate.  Within the next several weeks, Spencer plans to add wine for sale and host wine tasting events.  Geo’s Facebook page hosts special cheese cooking challenges that have become quite popular!

Geo's cheese display 2As with just about every other locally owned Brookside/Waldo retail shop, there is an emphasis on personal service here.  Chances are Spencer’s longtime friend Gary Seabaugh will greet you at the door and offer his assistance.  If you call ahead, Geo’s will put together a special gift bag of cheeses, crackers, etc you can pick up ready to go.  Or just stop in and browse—bring something special home for that last minute meal on a warm night!

Geo’s Cheese   is open Monday through Saturday, 10:30am-6pm, at the SW corner of Gregory and McGee.