Brookside’s Holiday Season Opener Nov 13, 2104

Posted on November 12, 2014 by Mary Hutchison

Even though you may still be scheduling your Thanksgiving plans, it’s time for Brookside’s Holiday Season Opener–tomorrow, Nov 13, 2014 from 6-9pm at 63rd St and Brookside Blvd. It may be a bit chilly but the atmosphere will be warm and festive..plus you’ll enjoy complimentary coffee and hot chocolate from the Roasterie and Michael Forbes Grill!

Choirs from area schools will serenade shoppers and bring out the holiday spirit as you stroll through the shops, checking out special deals and admiring the special seasonal window displays. Bring any gently used winter coats or sweaters you may have and drop them off at World’s Window–they are collecting outwear for Rose Brooks Center–and you’ll get a 20% off coupon to use in the store.

For a complete list of store specials and other goodies being offered, click on this site: www.brooksidekc.org. Remember, locally owned businesses generally offer the best customer service and the most interesting, eclectic gift choices. Support Brookside merchants and start your shopping tomorrow evening. You may even find a little something for yourself!

Four Bdrm Brookside Home for Sale – $219K

Posted on November 3, 2014 by Mary Hutchison

Armour Hills Gardens home for sale!

If you are looking for a four bedroom home in the Brookside area…you know they can be hard to find (unless you have a pretty high price range!). My new listing in Armour Hills Gardens offers a lot of space for the price, along with four true bedrooms!

Built in 1946, the home is located in Armour Hills Gardens, between Oak and Holmes on E 66st St. There are two bedrooms on the first floor, plus a full bath and this cozy living room with built-ins on either side of the fireplace.

The kitchen was completely remodeled a few years ago–check out the long granite countertop, new cabinets, plus stainless steel appliances and several windows that overlook the fenced backyard. The kitchen also leads into the dining room.

Here is one of my favorite features about the house: the screened-in porch! The doors are directly off the dining room–making it a perfect spot for entertaining guests or relaxing after a long day.

On the second floor…another two bedrooms and full bath, plus a rare family room! This area is large–approximately 22×15– it’s a great spot for a media/game room.

A few other features: one car attached garage and full walk out basement. This home is near St Peter’s Church/School, bus route, and Brookside shops and amenities. Asking price is $219,000. If you know someone who wants to live in Brookside–please link them up to this blog or have them contact me!

Armour Hills September 2014 Homes Sales Stats

Posted on October 31, 2014 by Mary Hutchison

Some interesting home sales statistics to report for Armour Hills in Brookside today–I am blogging information for September 2014 and year to date figures. Although we are in the typically slower season for home sales (after the spring/summer rush)– some new listings are going under contract very quickly. Let’s look at the numbers:

In September 2014, six homes sold with a median sales price of $272,000 and 4 days on market. The median list price was $275,000. The difference between list and sales price was just a bit over 1%. Three of the six homes we under contract within a day or two of hitting the market. What does this mean? There are buyers who are ready to buy now, if the house is well priced and move-in ready. It’s obvious these buyers were ready to jump on any new listing that fit their criteria. (In addition, we had our highest Armour Hills sale so far this year, at an eye popping $474,000-cash!).

In September 2013, five homes sold with a median sales price of $258,000 and 4 days on market. The median list price was $ 272,000. Again, three of the five homes were under contract within a day of going up for sale.

Now let’s compare year-to-date figures:

For the first nine months of 2014, 49 homes sold with a median price of $243,000 and 28 days on market.

For the first nine months of 2013, 62 homes sold with a median price of $250,000 and 20 days on the market.

We see a slip in average sales price and fewer numbers of homes selling in YTD numbers.

Currently there are 18 homes for sale in Armour Hills, at a median price of $225,000. The lowest list price at $160,000 and the highest at $375,000.

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

Brookside Home Sales Stats – September 2014

Posted on October 23, 2014 by Mary Hutchison

Interesting statistics to report regarding Brookside home sales last month. Prices are down for the month and year to date compared to 2013. Here’s the breakdown, using single family home sales for zip code 64113:

In September 2014, 32 homes sold. Median sales price was $289,950 and 45 days on market. The lowest sales price was $164,950 and the highest was $2,727,420 (that’s the highest MLS recorded sale so for this year). Seven homes sold at $500K or higher, and there were two sales over $1million.

In September 2013, 27 homes sold. The median sales price was $346,000 and 55 days on market. The lowest sales price was $180,000 and the highest was $750,000.

Although a few more homes sold this September and we experienced lower days on market, overall average price was way down. A partial reason for the drop is that in Sept 2013, four homes sold for over asking price, and more expensive homes sold a year ago.

Looking at year to date figures:

From Jan-September 2014, 219 homes sold at a median sales price of $306,000 and 37 days on market.

From Jan- September 2013, 248 homes sold at a median sales price of $299,900 and 47 days on market.

You can see that fewer homes are selling this year because inventory is lower and the homes that aren’t selling have issues of some kind (not updated, overpriced, poor location, etc). Average prices are higher showing there is still a demand for homes in the area, and buyers are willing to pay more to get what they want.

Currently there are 90 single family homes for sale in the Brookside zip code of 64113 with a median list price of $399,950 and 83 days on market. Thirty of the 90 homes are priced over $500K, while ten of those homes are priced over $1million. There is a definite shortage of updated, move in ready homes in the Brookside/Waldo area priced between $200-$250K right now. As we move into the holiday season, there will be few listings on the market and buyers may decide to wait until next year to look at a fresh crop of homes for sale.

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

Meyer Fest Happens This Weekend in Brookside

Posted on October 9, 2014 by Mary Hutchison

Our good neighbor St Peter’s Parish is hosting the first Meyer Fest this Saturday, Oct 9, 2014 on the parish grounds at 815 E Meyer Boulevard. Everyone is welcome!

On Saturday morning, enjoy a pancake breakfast from 8:30-10:30am, along with a Bike Parade and the KidSPOT carnival. Food trucks are also available from 10:30am-12:30pm. The festival then takes a break until the evening activities…

Starting at 6, there is the Indoor Wurst Party, featuring German food and a polka band. Outside, enjoy live music at the block party with The Elders, the Fritz Hutchison Band and The Zeros.

Although Meyer Fest is a fundraiser for the parish, another purpose for this event is to bring together the various and diverse residents we have in the area and build community for those not a part of the parish. So even if you are not a church member, you are welcome to join in the fun. Bring your family, neighbors and friends!

Learn more about pricing and details at MeyerFestKC. And a special thanks to The Roasterie, who is the festival’s main sponsor.

Brookside Wine Walk Oct 2, 2014

Posted on October 1, 2014 by Mary Hutchison

Don’t want to cook Thursday night? You do like to enjoy these mellow autumn evenings? Then buy a ticket to the Brookside Wine Walk, this Thursday night, from 5-10pm starting at 63rd and Brookside.

This is a benefit for Operation Breakthrough, with half of the (very reasonable) ticket prices going toward the organization. Your ticket gets you a glass of wine for $3 at participating restaurants, plus there are food specials, a drawing for gift certificates, and some shops are open late and offering discounts on purchases.

Tickets are $5 in advance (up to 3pm on Oct 2) or $10 night of the event. Get tickets at any of these restaurants:

Avenues, Charlie Hoopers, Carmen’s Café, Jalapeno’s, Michael Forbes Grill.

Thank you for supporting Brookside..and Operation Breakthrough!

Brookside Home Sales Slower in Aug 2014

Posted on September 22, 2014 by Mary Hutchison

Brookside sales continue to slow down as we head towards the end of the year. The usual pattern follows strong sales in the spring and summer months; then fewer closings as the weather turns cooler. Here are the August single family home sales numbers for the Brookside area, using zip code 64113:

In August 2014, 23 homes sold. Median sales price was $261,000 and 28 days on market. The lowest sales price was $222,250 and the highest was $355,000.

In August 2013, 34 homes sold. The median sales price was $279,900 and 87 days on market. The lowest sales price was $173,000 and the highest was $1.525 million.

An explanation for the drop in the median sales price would include the fact that the highest price sale this August was well under $1million. Most buyers purchased homes in Brookside under $400K. What is concerning is that fewer homes overall are selling, compared to last year. Checking year to date figures:

From Jan-August 2014, 186 homes sold at a median sales price of $311,000 and 36 days on market.

From Jan-August 2013, 216 homes sold at a median sales price of $291,000 and 47 days on market.

Note that the days on market are fewer, for the month and year to date. Buyers are snatching up the moderately priced homes in our zip code that are updated and move in ready. The higher priced or overpriced homes that need updating continue to sit on the market.

Currently there are 99 single family homes for sale in the Brookside zip code of 64113 with a median list price of $409,857. The lowest list price is $175,000; the highest is $4.445 million. Average days on market: 86. Note that 60 of the 99 homes are priced over $350,000. There is still a strong demand for updated Brookside homes priced under $350K–if you have one ready to sell!

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

What’s For Lunch or Dinner? Try This New Waldo Spot

Posted on September 8, 2014 by Mary Hutchison

Let’s be frank: it’s a daily, often boring chore to plan and prepare fresh and healthy meals for one person or a family of five, even if you enjoy cooking. My daughter used to work at Cosentino’s Brookside Market as a ‘utility clerk’ (she bagged groceries), watching busy, suited singles and parents with hungry kids rush in, grab whatever from the prepared food section and dash out. We want convenience!! When my family is scattered and it’s just me at 6pm–I’m fine with eating a bowl of cereal or steaming some edamame to munch on with a side of grapes.

There’s a new Waldo ‘grab and go’ spot that’s a tasty and nutritious alternative to the usual grocery store salad bar or pizza delivery. Called Can I Have A Bite?, owner Kathy Hale is preparing fresh food daily for your convenience with an emphasis on using local meat and produce. (Longtime KC residents may remember her 1990s vegetarian restaurant called The Daily Bread). But don’t think all the choices are vegetarian–what’s different here is Kathy offers four versions of her food: “real” meaning no dietary restrictions; vegan, vegetarian and paleo. Here’s a sample of the menu items when I stopped by last week: vegan lasagna (one of her more popular dishes), chicken aioli wrap, a kale-apple-almond salad , lemon lentil soup, cashew meatloaf and pizza, plus a selection of spreads and desserts. She also offers a couple of breakfast items each day and partners with Red Headed Philosopher Coffee (also local) for beverages. Note that this coffee vendor offers more than coffee, like homemade lemonade and an Iced Grasshopper drink –yummy!

Kathy Hale

Kathy wants her customers to “know the story behind your food” like she does–all of her vendors grow organic and don’t use pesticides or hormones. She created all the recipes and cooks everything herself. I asked her if she had a calorie count and nutritional info for each item. Her philosophy is not to focus on calories, but on what you are eating–and make sure it’s fresh and free of chemical additives. Still, the portion sizes are reasonable and I don’t think any item would be unreasonable in the specific calorie count.

The point here is healthy convenience–the menu changes daily, and there are always several options. The entrees are frozen so it’s easy to stop in, buy dinner and heat up at home. Breakfast and lunch items are easy to pick up prepared and ready to eat. Check the Facebook page or website for what you want and text Kathy with your order. Currently Can I Have A Bite? is open Tuesday through Friday from 6:30am-4:30pm, Saturday 7:30am-4:30pm and Sundays from 10am-2pm. It’s located at 8011 Wornall (east side), across from the Autozone. You can park right in front of the shop (easiest if you are heading north on Wornall) or turn on W. 80th Terrace for an off street spot.

Stop by and try something from Can I Have A Bite?. Spread the word to your friends who are on restricted diets. Thank you for supporting locally owned Waldo and Brookside businesses!

Neopolitan Style Pizza Comes to Waldo-Pizza Manifesto

Posted on August 25, 2014 by Mary Hutchison

I’ve been wanting to stop by this new pizza shop in Waldo, Pizza Manifesto, as it has been open a few months now. Finally ate there last week, along with my teen daughter and another (college aged) friend. It was Wednesday night, we arrived just after 6:30pm and we were the only people there during our stay. There was one guy working behind the counter. I expected to be busy during the dinner hour; perhaps it was just an off night!

Pizza Manifesto in Waldo

Pizza Manifesto is Neapolitan style pizza–very different from a more traditional place like Waldo Pizza across the street. The menu boasts “quality Naples-milled flour” and only water, yeast and sea salt are added to create the thin, chewy crust. Ordering your pie is similar to the Chipotle concept: you pick a base sauce of marinara, pesto or olive oil–and then customize your toppings from the display in front of you. There is fresh and shredded mozzarella, various meats, veggies and several cheeses. An average price for a pie with two toppings would cost $7.50–and there are a couple of specialty pizzas. Two salads are available, and a selection of gelato, plus beverages.

The pizza is baked in under two minutes, in a very hot oven–so watch that first bite, it can burn the inside of your mouth! Most ingredients are fresh and very basic and simple , as a Neapolitan pizza should be. The décor is minimalist as well–concrete floors, metal chairs, small pictures on the wall, bags of flour on display.

Daughter and friend enjoyed their selections–fresh mozzarella, chicken, arugula for the toppings. I liked my simple topping of plum tomatoes and mushrooms. I certainly felt this pizza was ‘healthier’ than a typical D’Bronx or Minsky’s slice–and they are totally different styles and flavor profiles. The pies are cut into four slices, and it’s easy to eat two and save two for lunch the next day. The service was friendly and quick. It seemed a little odd there weren’t more people in the place, and hopefully business is good overall as I understand it’s a locally owned spot. Reviews are generally very positive on Yelp! and Urban Spoon.

Pizza Manifesto is located at 505 W 75th St, just west of Wornall and is open seven days a week. Stop by and try it for yourself! Thank you for supporting locally owned Brookside/Waldo businesses.

Armour Hills (Brookside) Home Sales Stats-July 2014

Posted on August 21, 2014 by Mary Hutchison

Time to check home sales stats for July in the Brookside subdivision of Armour Hills. There was a drop in the median sales price … read on for my reasoning as to why that happened. No need to panic fellow Armour Hills neighbors! Let’s look at the specific statistics:

In July 2014, seven homes sold with a median sales price of $195,000 and 129 days on market. The highest sale (the highest for this year so far) was $440,000. With four of the seven homes sold below $200K, the average price drops way down. This is unusual for our area–the median price is usually between $230-$260K most months.

In July 2013, nine homes sold with a median sales price of $290,000 and 20 days on market. The highest sales price that month was $410,000.

Now let’s compare year-to-date figures:

For the first seven months of 2014, 41 homes sold with a median price of $234,000 and 64 days on market.

For the first seven months of 2013, 49 homes sold with a median price of $250,000 and 66 days on the market.

We are falling behind in the number of homes sold this year compared to last, and prices are dropping. As has been the pattern this year, there is a lack of well priced, updated homes in Armour Hills–those sell the fastest. When homes sit for a long time, the price continues to drop until a buyer feels the house is priced correctly and makes an offer. I think prices will edge back up as we head towards the end of the year.

Currently there are 17 homes for sale in Armour Hills, with the lowest list price at $175K and the highest at $315K.

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

Inside Brookside (And Waldo)

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