Tag Archives: brookside homes for sale

Armour Hills Homes Assn Meeting Sept 2012 Recap

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Here’s a brief recap of the Armour Hills homes association meeting last night.  You can always check out our Facebook page and website for the more updates!

*The tree trimming project (for younger trees in easements) will begin in late fall when all leaves are fallen.  Our vendor will start with trees on the north side of our boundary and work south.  After this project is done, we’ll work with the city on a plan to trim the older, taller trees in the neighborhood.  PIAC funds have been approved for this project!

*Residents should watch for a survey that will come out in the next Clarion (due in October) and be sent to our email list.  The board really wants your feedback on a few issues as we plan for future projects in Armour Hills.

*The Ice Cream Social was a big success, and the board will consider having this event on Sunday (instead of Friday) from now on.

*New landscaping has been approved for parts of the Trolly Track Trail that runs through Armour Hills.  Tiffany Moore is working with the ATA on this project.

*Remember our Annual Meeting is November 15–more details about the agenda will be published in next month’s Clarion.

This is just a brief recap of some of the issues we discussed.  All residents are welcome to our meetings–the next one is October 16, 7pm at Country Club Congregational Church.

This Weekend: Caffeine Crawl and Waldo Crawldo

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Here’s an event I was not aware of in Kansas City:  The Caffeine Crawl.  I saw a postcard for it when I stopped by The Roasterie a week or so ago.  And it’s just what it sounds like:  a bus tour of local coffee shops tasting various coffees. Mmmm…sounds like fun!

Caffeine Crawl Kansas City 2012

Kansas City has a good number of locally-owned coffee shops and roasters.  The 2012 KC Caffeine Crawl runs over two days this weekend, and covers 14 different venues.  Not only do the stops include the obvious spots, like The Roasterie, LatteLand and the Broadway Cafe, but also places I’m not familiar with:  Revo Cup Coffee Roasters in Overland Park and Oddly Correct Coffee Roasters on Main in midtown. (I’m making a visit to the Oddly Correct coffee shop just because the name sounds so inviting!).   The Caffeine Crawl is sold out, but anyone is welcome to the free after party Sept 15  at About the Coffee, 3185 Terrace.  This is a family friendly event featuring the ‘baristalympics’ and an organic BBQ food truck (with vegetarian options!).  The Caffeine Crawl happens in a few other cities as well, watch the website for details on the 2013 Kansas City event.

Another event happening this weekend is the 8th annual Waldo Crawldo to benefit the Pancreatic Cancer Action Network.  Starting at 6pm, all seven venues participating are within walking distance of 75th and Wornall.  A great way to check out several different bars, meet new friends and not have to worry about driving from place to place.  There are prizes and drink specials, too!  Order your tickets on line, just $5 in advance–visit www.waldocrawldo.com to order.  (For some reason the link isn’t working, so I am printing the website address for reference).

Why I Recommend Using a Local Mortgage Lender

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Regular readers of this blog will know that I champion local businesses, especially those in the Brookside/Waldo area.  Recently I had a client who decided to use a large, national lender for his mortgage loan to purchase an Armour Hills home.  I advised him that it would probably not close on time and recommended he contact Michael Kauffman at the Brookside Bank Midwest location.  He did contact Michael, but decided to use Bank X (I won’t name the bank, but you would know it!) because of a previous transaction with them.

“Jeff,” I said, “here’s what’s going to happen.  Your local contact will provide excellent service.  She will tell you that everything is going well.  She will say all of your paperwork is submitted and the loan should go through, no problems.  Then, a few days before closing, your local contact will get a message from a processor in some other city, requiring you to submit more paperwork and demanding other conditions be met before underwriting approves the loan.  You will have to scramble to meet the requirements,  and it will cause you, and the seller, a lot of stress.  And your closing will be delayed.”

And that is exactly what happened. Two days before closing, the lender demanded repairs be made to the property, even though no repairs were negotiated (we negotiated a price reduction).  The lender had the inspection well over three weeks prior to closing to review it–the required repair list was sent two days before closing.  Why?  Because I think the  out-of-town processors don’t even review the file until 48 hours before closing, and then raise the red flag.

My buyer was very upset.  We had to drop everything and get repair bids, schedule contractors and submit receipts.  Which we did. But yet..the closing was STILL delayed by five days!  My buyer had to pay additional rent and the seller (who, fortunately, had moved out and was not purchasing another home), generously let my buyer move in prior to close.  Of course, when Jeff found out about the delay, he called Michael to see if he could switch the loan to Bank Midwest–but it was too late.

Next chapter in this story….poor customer service follow-up!  My buyer wrote a long letter to his Bank X contact, outlining step by step the problems caused by the delay.  He politely asked for a lender credit on the HUD to reimburse him for the rent money he had to pay.  Bank X refused, saying “it would set a precedent “ for other customers who experience similar problems.  Sadly, the local lender contact didn’t even go to bat for her client, pushing for some sort of compensation with her manager.  And I know  Bank X has given lender credit before in other delayed deals. ( I’ve heard plenty of stories about that from my fellow agents.)  There’s the  true reflection of how  much they ‘care’ about their customers. The letter was ignored.  Not even a written response back to the buyer.

So, lesson learned once again, about the benefits of spending your money with  locally owned businesses.  Most of the time you will get better service and keep your  money in the community.  Buy local!

She’s Leaving Brookside

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My first-born, Erin, is leaving home Saturday for Truman State University.  On my way to being an empty nester!  If you have a Facebook account..it seems like all of the postings the past few weeks are pictures of the college bound kids on their way out the door. This blog isn’t going to be about how much I’ll miss her, or advice I want to share with her..it’s about Erin leaving Brookside.  She’s spent here whole life here so far…how has it influenced her?

As Erin grew up, she realized what a special place this is…..she played in the nearby parks, biked the trail, friended the neighbors, babysat for families, attended  three different schools.  She learned to appreciate the uniqueness of the homes here, inside and out. (Whenever she would come home from visiting a new friend’s home, she would  tell me about it –the original charming features, the curb appeal, the lush finished basements.)  She enjoyed supporting locally owned businesses. Her first job was at The New Dime Store, and she always had stories about various customers and family friends that stopped by.  She learned a lot there about working with the public!

Erin at The New Dime Store

Of course she will ‘come home to Brookside’ for holidays and summers, but she won’t be really living here as before.  Her carefree childhood as a Brookside kid is over.   As she flies away, I know she will get a warm, nostalgic  feeling every time she drives back here through our streets, visiting with old  friends at  63rd and Brookside  for drinks, a meal or Foos Frozen Custard.   When she’s older, ready to choose her own home,  will she be influenced by her Brookside childhood?  Will she chose an urban, walkable, neighborhood full of older homes and locally owned restaurants and shops?  Will she want to come back and live in Brookside??

It’s a small community here, and Erin is leaving to explore the world.  Her Brookside roots will stay strong.  I know her Brookside home will always be with her, wherever in the world she ends up.

Armour Hills Home Sales Statistics- July 2012

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Time for our monthly review of home sales in Armour Hills! Homes are selling quickly in our neighborhood. Let’s review the stats:

 
In July 2012, 9 single family homes sold.  The average list price was $225,422 and the average sales price was $224,111.  Average days on market:  53.

In July 2011, 5 single family homes sold.  The average list price was $226,460
and the average sales price was $224,470. Average days on market:  80.

Almost twice as many homes sold this year, although the average sales price is virtually unchanged. Days on market is shorter, which is good news for sellers. Also, notice how the average sales price is just about $1000 less than the list price.

Now let’s look at year-to-date figures:

From January-July 2012, 44 single family homes sold.  Average sales price was $220,406.  Average days on market: 89.

From January-July 2011, 30 single family homes sold. Average sales price was $210,151.  Average days on market: 137.

Year-to-date, average sales price has jumped up $10,000 from last year, more homes have sold and days on market has shortened by almost seven weeks! In addition, we had a home sell last month for $382,500–a very robust sales price for Armour Hills.

It will be interesting to see if these trends continue in the Fall, a  traditionally slower time for sales. Currently there are 18 homes for sale in Armour Hills, with an average list price of $245,975 and 126 days on market. If you would like moer specific information on home sales in the Brookside area, contact me!

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

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Average Price of Brookside Homes..Going Up!

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Yes, home prices in Brookside are going up…and that is good news for both buyers and sellers!  I’ll explain why after we get through the stats.  All figures are for single family homes in zip code 64113, the main Brookside zip code:

In June 2012, 53 homes sold.  Average list price was $329,457 and average sales price was $319,169.

In June 2011, 34 homes sold.  Average list price was $305,192 and average sales price was $289,060.

That’s a 10% increase!  Let’s compare year-to-date:

From January-June 2012, 135 homes sold, with an average sales price of $310,790.

From January-June 2011, 107 homes sold, with an average sales price of $298,802.

That’s a 4% increase from last year.  Notice the number of homes sold increased for each period as well.

Higher average sales prices can be explained a number of ways:  fewer foreclosures and short sales dragging prices down; pent-up demand from buyers who finally decide to buy; less inventory pushes prices higher; continued record-low interest rates.  The higher average prices favor sellers who make more money from the sale of their home.  This year’s buyers are paying more than last year, however, they can feel more confident about purchasing in a still desireable location where homes are gaining, not losing, value.  I’m predicting the overall sales and average price for 2012 will be  higher than 2011.

If you would like home sales statistics for your particular location, email me!

(Note:  all figures taken from Heartland MLS, deemed reliable but not guaranteed)

 

 

 

 

Armour Hills Homes Assn Board Meeting June 2012

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Hi neighbors!

Here’s a brief recap from the Armour Hills homes association board meeting on June 19, 2012:

*Mark your calendar for July 18, we are hosting a special security meeting for residents at the Country Club Congregational Church at 6pm.

*We will also host the annual Armour Hills Freedom Parade on the Trolley Track Trail July 4.  Gather at the south end of the trail near Gregory at 9:30, parade begins at 10am.  Prizes and refreshments included!

*Troy Schulte, Kansas City MO City Manager, will be our featured speaker at the Annual Meeting in November.

*Our tree planting project will begin in the Fall.

*We are applying for new PIAC funds to make improvements in Arbor Villa park.

*Melissa Saubers is working on improved communication via social media for our residents.  She is working on a Facebook page, the Clarion and our website.

*Remember the annual Ice Cream Social is September 7.

Our next meeting is July 17, 7pm, at the Church.  All residents welcome!

The Bike Shop–A Midtown Treasure

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The  Bike Shop at 5100 Troost..this is an example of how someone can take their passion and turn it into a thriving community service!  You’ve probably noticed more and more bicyclists along the road during these warmer days, especially on Saturday mornings.  Thanks to Kansas City resident Elizabeth Bejan and her bike store, a good quality used bike is now available for anyone.

The Bike Shop, 5100 Troost

The Bike Shop is part of RevolveKC, a non-profit group Elizabeth started a few years ago.  Here, anyone can ‘earn a bike’ by taking a bike safety course and passing a simple skills test or by volunteering at the Bike Shop.  You can also get information on how to use your bike for commuting, donate old bicycles for refurbishing or buy a used bike.

One of the coolest aspects of the Bike Shop is its building at 5100 Troost.  Formerly a gas station, this all brick building is easily accessible by bike and has a comfortable retro vibe.  It sits next to the Green Impact Zone, a 150 block area patched with urban blight and decay.  Elizabeth offers a special deal on bikes to residents of this Zone.

Elizabeth Bejan

Interested in joining a weekly bike ride group?  The Bike Shop has that covered as well.  Elizabeth’s business partner, Theresa Van Ackeren, owns Family Bicycles in Waldo.  Every Monday night,  Theresa hosts a moderately paced  bike ride around Kansas City  The ride departs at 6:30pm from the Family Bicycles location at 7410 Wornall.

If you’ve been thinking of using your bike more often–or need a bike for yourself, a friend or a child–stop by The Bike Shop (or Family Bicycles).  You’ll find friendly information and advice, along with encouragement to get you started!  Both businesses have  Facebook page.

Impressions of Celebration, Florida

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The second half of my recent Florida vacation was spent in Celebration, Florida.  I’ve always been fascinated by this city, ever since I read about it back in the late 1990s.  My Orlando hosts, Mike and Julie Neal, write The Complete Walt Disney World guidebook and live in Celebration.  I spent one morning just walking around the various homes and main streets, getting a feel for this master planned community.

Developed by the Walt Disney Company almost 20 years ago, Celebration is a town of about 7500 persons. An example of “New Urbanism”, Celebration was modeled after a small town that has everything residents would want and need:   its own schools, golf course, fitness center, hospital, pool, parks and downtown retail/restaurant area.  When it was created, 5000 buyers entered a lottery for a chance to buy one of the first 350 homes for sale.  A totally planned and managed community from just about every aspect of everyday life, Celebration is like a Disney park—frees of litter everything just so, with coordinated colors and architectural styles, extensively landscaped and perfectly plotted homes pleasing to the eye.  Disney hired famous architects to design some of the public buildings:  Phillip Johnson, Michael Graves, and Robert M. Stern.  It is a very pretty town to tour —with everyone abiding by the very strict HOA rules and regulations.  It is reminiscent of another Florida town featured in the movie “The Truman Show” called Seaside.

As I walked through the streets, I saw neighbors chatting, golfers riding on the course, kids tossing a ball in the street island, residents biking along the sidewalks.  I kept thinking, ‘this is just like Brookside, isn’t it?’  Well….not quite.  The goal is the same: homes and shops in a centralized area, parks and paths nearby, foot traffic encouraged. Celebration is too new and controlled. It’s inviting in a perfect way.  This is not a criticism, but a comment.  I can see the strong appeal of living in Celebration, especially now as it’s more affordable because of the housing crash. The stores are mostly locally owned, and it’s small enough so you can easily walk or bike everywhere, get to know the merchants, participate in the neighborhood events.  There is virtually no violent crime here. Yet I doubt you would ever find anything out of place …there would be an instant citation from the homes association.   Keeping the exterior landscape and house coloring to particular types of plants, shrubs, paint shades gives each street a certain amount of pretty blandness.  That same strong codes enforcement control  keeps the property values high and establishes the atmosphere.  It also squashes some individual expressions of homeowners. Is that necessarily a bad thing?

On my walk, I did find one small, subversive expression high up in a second floor window.  There was a naked baby doll, lying on its side; eyes wide open, looking out on the street.  It made me smile.

Celebration offers the best of Brookside in many ways—the walkability, the close-by shops and amenities, the pretty porches and various home sizes.  It is comfortable, beautiful, safe, desirable, and friendly.  But can the heart and soul of a community be master-planned?  I suppose so, if all the residents agree to what the planners have established.  But if you want to color outside the lines, this isn’t the place for you.  I think I  could live in Celebration…I would have the house with the doll peeking out of the window!

Brookside Area Home Sales Statistics

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Hi fellowBrooksiders …. here are home sales statistics for the main Brookside zip code of 64113, from February 2012:

Eleven single family homes sold in February.  The highest sales price was $650,000; the lowest was $169,275.  The average list price was $315,266, and the average sales price was $296,289.  Average days on market:  144.

In February 2011, ten homes sold.  The highest sales price was $630,000, the lowest was $152,000.  The average list price was $362,830, and the average sales price was $341,545.  Average days on market:  183.

Currently there are approximately 103 homes for sale in zip 64113, with an average list price of $489,046.  The high average price reflects several more expensive homes on the market in the Hampstead Gardens/Sunset Hill areas.  (Note all figures are taken from Heartland MLS, deemed reliable but not guaranteed.)

There certainly is quite a bit of activity as far as showings and open house attendance in Brookside–I’m optimistic for a strong spring buying season!

If you would like home sales statistics for your particular neighborhood, email me!