Brookside Sidewalk Sale – July 13 and 14

Posted on July 13, 2013 by Mary Hutchison

Brookside Sidewalk Sale

This is a perfect weekend to enjoy the annual Brookside Sidewalk Sale! Yes, it’s hot outside, but not unbearably humid and temperatures are under 95 degrees. I love the Sidewalk Sale because not only can you pick up a few bargains, but you usually run into neighbors for a chat and it’s a good excuse to go shopping and support our locally owned businesses.

The sale runs today and tomorrow, beginning on 63rd St east of Wornall and continues for several blocks. A list of Brookside merchants can be found at the website.

Brookside Home Sales Stats – May 2013

Posted on July 1, 2013 by Mary Hutchison

Every month so far this year, home prices in Brookside have risen. This month, the jump is quite high! Let’s look at the stats for May 2013 single family home sales in the main Brookside zip code of 64113:

In May 2013, 29 homes sold. The average list price was $413,645 and the average sales price was $395,684. Average days on market: 119.

In May 2012, 27 homes sold. The average list price was $313,144 and the average sales price was $303,025. Average days on market: 87.

The average sales price jumped about $100,000 compared to last year. Although prices are up, the large increase in May is due to a $1.7 million dollar home closing–the highest sale so far in our zip code this year. Also there were four sales over $500K. The average days on market is higher because it took many months to sell the million dollar home, thus pushing up the average days on market.

Let’s compare year-to-date figures:

In the first five months of 2013, 111 homes sold with an average sales price of $347,223 and 112 days on market.

In the first five months of 2012, 82 homes sold with an average sales price of $305,274 and 114 days on market.

You see that the average sales price is way up year-to-date, and average days on market is about the same. During the housing slump, the more expensive homes just sat on the market–this year they are selling!

Currently there are 91 single family homes for sale in zip 64113, with an average price of $761,256 and 94 days on market. The average sales price is high because 40 of the 91 homes for sale are priced over $500K; eleven of these are over $1 million.

If you would like specific sales numbers for your neighborhood, email me for a report tailored to your area!

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

Google Fiber Install – One Homeowner’s Experience

Posted on June 26, 2013 by Mary Hutchison

Carrie likes her Google Fiber service in Brookside!

About a week ago, my friends Carrie and Matt had Google Fiber installed in their Brookside home. I stopped by recently for an ‘in home’ demonstration of how it works, and to ask them about the installation process. Carrie and Matt did not sign up for the cable TV package, just the internet service. Here are some notes from our conversation:

*When the contractors came by to install the cable on the utility poles, they randomly chopped off tree branches and tossed them in the easement behind the garage. Very sloppy work. Also, there was no notice of when these guys would be in the yard doing the work.

*Within a few days after this was done, Carrie got an email to schedule the in home installation. All scheduling is done on line, and installers work seven days a week. At her home, the install took about 3-4 hours.

*Two men work on the installation process, and they were very polite and thorough. They mentioned it is easiest to install if your computer is stationed on an outside wall. The router should also be mounted on an outside wall for best signal strength. Carrie and Matt now have a small box on the exterior home and another one in the basement next to their electrical panel.

Google Fiber outside box on the right

*Carrie and Matt live in a three story home, with a desktop computer and Apple TV on the second floor. It was challenging to bring the wires up through the inside of the house and wire correctly, as the installers could not go through an attic because of the finished 3rd floor. Carrie remarked the workers were very conscientious of getting the install correct and took their time doing it. At one point they made a mistake drilling a hole through the wall from the first to the second floor — a contractor called Carrie the next day to schedule an appointment for repair.

*The neighbors to the west got Google Fiber service at the same time. They have the cable TV package, which is less than what they were paying for Direct TV. However, they report it takes several minutes to connect to the internet. Once connected, the service works great but they are having a few difficulties. They have contacted Google for help.

*Carrie raved about the customer service involved with her installation. And how does it work? There is a nifty online site that checks your connection speed. To get the fastest speed, your computer must be hardwired to the network box. I brought my laptop along to try it out. It took several minutes to connect to a wireless connection, and we ended up connecting through the neighbor’s wireless service using their password! I will say there was a noticeable difference in the service compared to what we have at home.

Wrapping it up, Carrie offers these remarks: “It is much faster than our old connection. It doesn’t change your life but it works like it’s supposed to and much less frustrating than our service with Time Warner. There is no buffering, reloading, waiting to upload or pixilating. When we sit down to watch something on Netfix, the service is virtually instant. I can see how gamers will really like it”.

Here in Armour Hills, in-home install should start in early September. Google Fiber recently hosted a two hour ice cream social in Arbor Villa park to answer questions about the service (but ran out of ice cream in 30 minutes–bad PR!!). At our house, we are signing up for the internet service only right now, and will add cable once Google adds the AMC and IFC cable channels. Thanks, Carrie and Matt, for sharing your Google Fiber install experience! More info on Google fiber can be found at this website.

Armour Hills Home Sales Stats – May 2013

Posted on June 24, 2013 by Mary Hutchison

Armour Hills Homes in Brookside

Wow, look at these average home sale prices for Armour Hills! We are in peak home buying season, and prices are way up compared to last year. Let’s examine May 2013 home sales for Armour Hills:

In May 2013, ten homes sold. Average list price was $266,420 and average sales price was $262,650. Average days on market was 52 days.

In May 2012, seven homes sold at an average price of $232,429 and 90 days on the market.

More homes are selling–that has been a steady trend all year. And as you can see, average sales prices are way up; days on market way down compared to one year ago.

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

From Jan-May 2013, twenty-six homes have sold at an average price of $251,445 and 89 days on market.

From Jan-May 2012, twenty homes sold at an average price of $217,048 and 93 days on market.

More homes are selling this year over last. Average prices are way up as inventory is low, demand is strong and sellers areoffering well maintained, attractive homes for buyers to consider. Also, there are not as many foreclosures and short sales this year. Our neighborhood continues to be a desirable location for homeowners, and the higher prices benefit both buyers and sellers. As of this writing, there are 14 homes for sale in Armour Hills, at an average list price of $$242,839.

(As a side comment, it is interesting how homeowners like to see strong average sales prices in their neighborhoods–yet when their Jackson County home is assessed with a higher value, they want to protest the tax hike!)

If you are thinking of selling your Armour Hills home…now is the right time to get it on the market!

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

Urban Farm Tour – June 22 & 23, 2013

Posted on June 20, 2013 by Mary Hutchison

One of the best things about summer…the delicious fresh fruit and vegetables we all enjoy from local farmers markets…oh, so tasty!!. When it’s hot and you can’t bear to use heat to prepare a meal, it’s easy to make a dinner out of berries and melons with a cool tomato and avocado salad tossed with a bit of olive oil and fresh basil. Are you thinking about growing your own small crops? If you want to start your own backyard produce department, spend some time at the Urban Grown Farms and Gardens Tour this weekend.

June 22-23, 2013

Sixty local growers are participating–some are larger farms, some are small backyard plots. . This tour offers farming tips, cooking demos, tastings, and conversations with the farmers themselves. It’s an excellent way to learn from those who are already farming land plots of all sizes in the area.

You can buy tickets in advance through the website–and the prices are reasonable: $8 for individuals, $20 per family. As for transportation, there are options other than driving in your car! Join a group bike ride each morning (a ten mile, three hour ride visiting several farms) or get an all day bus pass from KCATA.

The Urban Grown Farms and Gardens Tour–something different to do this weekend that’s definitely inspiring!

Brookside On The Beach?

Posted on June 17, 2013 by Mary Hutchison

While planning our recent vacation to Orlando, I asked my friend Mark for a beach recommendation. After visiting him and other friends in the area, we wanted to spend a couple of days at the ocean without driving too far. Mark immediately suggested New Smyrna Beach on the Atlantic side, about an hour east of Orlando. LOVED IT! It’s kind of like …visiting Brookside at the beach!

Partial New Smryna map

I describe New Smyrna this way because it’s all locally owned stores and restaurants along Flagler Ave. You’ll find over 50 small retail shops along a two lane road, with plenty of cross walks and no tall, imposing buildings or big box stores (although if you must visit Wal-Mart, there is one nearby). We saw a few bars (similar to the Brooksider) with live music at night. Many places to eat, from burgers at Breakers overlooking the ocean to a small, family run Italian deli that also serves breakfast, plus a few gourmet type places but still, a very casual atmosphere. We stayed at the Hampton Inn & Suites, which opened in December, and it was an easy five block walk directly to the beach, peering in the shop windows along the way. There are some larger condo buildings near the beach–we would check those out for our next visit, but the Hampton Inn was a nice hotel with a good location and a friendly staff.

Breakers on the beach!

The really impressive feature of New Smyrna was the local shop owners and residents. Everywhere we went, we were welcomed as tourists. Several people asked where we were from, how did we like the town, thanked us for visiting, offered suggestions–and it was a very sincere type of interaction, not at all like the generic ‘hi’ you get walking into The Gap. They were genuinely interested in talking with us. We’ve been to Destin, Sea Side, Clearwater Beach–all attractive communities with excellent beaches. But New Smyrna is really something special…it has that strong, local community feel just like Brookside. And it wasn’t too crowded either, perhaps because we were there on a Sunday and Monday. The tourists mix in well with the locals.

If you are thinking of a visit to New Smyrna, know there are two main shopping strips–one is along Canal Street, which is not closer to the beach. We walked along Canal on our way out of town, but it started pouring down rain so we didn’t get to explore it as much as Flagler Ave. On Canal there is an old fashioned drug store, The Little Drugstore, with a soda fountain where we had a tasty lunch. There is also a museum that tells the history of the area. I suggest you stay near Flagler for the better location if you want easy access to the unique little shops, eateries and the beach.

Visiting the theme parks in Orlando is fun, but let’s face it–very tiring as well! Take a couple of days to unwind at New Smyrna Beach before you head back home..especially if you like small, family owned and operated stores and restaurants that appreciate your business. It’s a very special place.

Spectacular Armour Hills Home For Sale! 205 E 68 St in Brookside

Posted on June 10, 2013 by Mary Hutchison

205 E 68 St in Armour Hills, Brookside

One of the most beautiful homes I have ever listed….205 E 68 St in Armour Hills. The owner is an architectural designer, and has won several awards for her work. The house is bigger than it looks from the exterior, with three bedrooms, two full and two half baths, a two car garage and private drive.

You will love this home from the minute you walk in. Built in 1926, it features arched doorways, hardwood floors, a spacious office with built-ins, a music room or second office, plus formal living and dining rooms and a cozy family room.

Living Room with Gas Fireplace

Updated Kitchen Leads to Shady Deck

The large eat in kitchen has classic white cabinets, stainless steel appliances, a dry bar and plenty of counter space, The kitchen leads to a private, shady backyard.

The bedrooms have custom closet systems, and the master can fit a king size bed. You will even enjoy doing laundry in the second floor laundry room!

Second Floor Laundry Room

A large finished basement area offers room for a game table, a half bath, and a partial kitchen.

Two Tiered Deck in Backyard with Privacy Fence

Outside the backyard area is fenced, and features a spectacular two – tiered deck with plenty of room for outdoor entertaining.

If you are looking for a well-maintained, updated Brookside home, this is the one to see!

205 E 68 St in Armour Hills, Kansas City MO priced at $399,000. Check out my website for more pictures and information.

Should You Purchase Water and Sewer Line Insurance in KCMO?

Posted on June 5, 2013 by Mary Hutchison

In yesterday’s Kansas City Star, there was a lengthy article explaining that KCMO homeowners can now purchase insurance for their water and sewer lines. A link to the article is here, I am not sure how long it will remain an active link.

Most of the older homes in Kansas City have clay tile pipes for sewer waste, dating back to when the house was built. These tiles, over the decades, can crack, collapse, and become blocked due to tree roots winding through the pipes. Many homeowners have to occasionally snake out their pipes to keep them free of clogs–but sometimes, they break and must be replaced. A broken sewer line is always an expensive repair–usually several thousands of dollars. As a real estate agent, I’ve had to deal with this situation many times.

Our household received the letter advertising the program, endorsed by the City of Kansas City, and I’m not going to comment about the fact that the City is endorsing a private company service, or that KCMO receives a monetary kickback from every warranty purchased by residents. What should be investigated by the potential customer is the level of service and reputation of Service Line Warranties of America, the company offering the insurance.

If you are thinking about purchasing a policy, here are some suggested questions to ask before signing up:

*Where do the pipes on your property connect to the main sewer line? Is it in the front of the house going into the street or in the back of the home along an easement?

*Do the lines run under concrete (such as a patio or driveway) or under a grassy area? (replacing pipes under concrete can cost much more)

*Which local companies does the insurer work with to replace the sewer lines?

*Is there a warranty after the work is done?

*What if you need to make a claim during the winter when several inches of snow cover your property and the ground is frozen? Are there extra charges?

*Will they provide a copy of the service contract for your review prior to committing to the policy?

The cost of the insurance seems reasonable, less than $150 per year if you sign up before June 27. If your sewer line connection breaks, you have a problem that must be dealt with immediately, so there is that peace of mind, knowing there’s someone to call that will provide emergency service. Still, it’s a good idea to ask these questions now if you are thinking of buying a policy. Any reputable local plumbing company has dealt with repairing a broken sewer line. Be sure Service Line Warranties of America provides you with plenty of information before you send that check!

Brookside Home Sales Stats April 2013

Posted on May 30, 2013 by Mary Hutchison

Fellow Brooksiders, our home values continue to rise this year! Let’s check the numbers for April 2013 single family home sales in the main Brookside zip code of 64113:

In April 2013, 20 homes sold. The average list price was $329,900 and the average sales price was $318,161. Average days on market: 71.

In April 2012, 15 homes sold. The average list price was $302,167 and the average sales price was $295,377. Average days on market: 53.

The average sales price jumped quite a bit compared to last year, although fewer homes sold.

Let’s compare year-to-date figures:

In the first four months of 2013, 82 homes sold with an average sales price of $323,316 and 82 days on market.

In the first four months of 2012, 55 homes sold with an average sales price of $306,528 and 91 days on market.

More homes are selling, at a higher average price, in about the same amount of time as last year.

Currently there are 83 single family homes for sale in zip 64113, with an average price of $815,047 and 123 days on market. The average sales price is high because 37 of the 83 homes for sale are priced over $500K. The highest priced home currently is at 55th and Ward Parkway, for sale at $5.4 million.

If you would like specific sales numbers for your neighborhood, email me for a report tailored to your area!

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

Armour Hills Home Sales April 2013

Posted on May 28, 2013 by Mary Hutchison

Armour Hills Homes in Brookside

Examining the Armour Hills home sales report for last month, I see a little glitch–a much lower average sales price than we’ve been experiencing recently. Let’s look at the details:

In April 2013, four homes sold. Average list price was $202,488 and average sales price was $207,643. Average days on market was 69 days.

In April 2012, six homes sold at an average price of $227,275 and 40 days on the market.

What happened? Why the big drop in average sales price? Why was the average list price lower than the average sales price? Here’s my theory: one foreclosure sold last month, and the list price was $66,000. I think there was a bidding war for the house, so the price was pushed up to $115,000. Because just four homes sold, this one deal really affected the stats for the month.

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

In 2013, sixteen homes have sold (January through April) at an average price of $244,442 and 103 days on market.

In 2012, thirteen homes sold the first four months of the year at an average price of $208,765 and 56 days on market.

More homes are selling this year over last. Overall, average prices are up and will continue to rise as inventory is low, pushing prices higher. This year, the overall days on market is longer than last year, but I think that will balance out as we continue to experience strong sales in the busy spring buying season. Already this year, several homes have been flipped by rehabbers, sending prices higher. As of this writing, there are 18 homes for sale in Armour Hills, at an average price of $267,300.