A Brooksider Walks Into The Starbucks…

There’s been a lot of discussion between Brookside/Waldo neighbors about the new Starbucks setting up shop in the heart of the shopping district.  So many passionate remarks against a national chain moving in; others seem to welcome the homegrown USA company that treats its employees well and produces a quality product.  Does there have to be a feud between Starbucks and Roasterie patrons? Can’t we all just get along?

Starbucks inside

 

Starbucks mural

I visited the Starbucks earlier this week.  It wasn’t very busy, probably because it was over 90 degrees outside at 4 in the afternoon!  It’s a spacious store, with plenty of seating and a large counter, plus plenty of windows to people watch the pedestrians. I like the drawing on the west side of the building, and the inviting tables and chairs outside. 

Coffee at this level is very much a personal preference — I find Roasterie coffee tastes smoother, and it’s hard to find another coffee spot that so expertly creates  the foam latte topping as well.  Roasterie offers a wide assortment of locally made snacks, chocolates and pastries, and at both thank you Brooksideplaces you can order ahead so you don’t have to talk to a human. But I do enjoy Starbucks coffee, generally the servers are friendly (excluding airport Starbucks in my experience!)  and it can be less expensive than Roasterie.  For example, a 16 oz bag of beans at Starbucks runs $14-$15; at Roasterie the 12 oz bag of beans start at $14.  Lattes, straight gray coffee, expresso and teas are competitive in pricing. 

There is definitely a ‘vibe’ difference between the two stores.  Roasterie is more industrial, gray;  it has the big  open windows, a patio and games for the kids. Starbucks is a brand new store, all prettied up and organized with wood accents and sleek long counters.  Roasterie feels comfortable, local and unique, partly because I’ve been going there since it opened. The Roasterie logo is unique to KC; I can walk into any USA Starbucks and know I’m in a national chain shop. 

My first choice is to support Roasterie.  Brooksider Danny O’Neil took that ugly corner that was once an abandoned gas station (where I got carjacked) and turned it into one of Brookside’s most beloved and popular hang out spots. This was the first Roasterie Cafe location  in Kansas City, and now there are  at least six Cafes around the metro area…indeed it is a locally based chain.   The company does a lot to support local kids’ sports teams and donates coffee to community organizations.  They mix up special blends for area restaurants and organizations. Will Starbucks do the same?   

I’m sure I’ll stop in the Starbucks at times too. It seems the idea of Starbucks coming to Brookside is worse than their actual presence.  If the local and national landlords that rent Brookside space on both sides of 63rd St are smart, they will keep the area primarily locally based owned and operated businesses.  That is what keeps our neighborhood so special–the one of a kind stores & restaurants, the personal service, the unique items you can buy here in Brookside and Waldo. Not every local business can afford the pricey rent in this highly trafficked area, and sometimes local Brookside businesses lose their lease (for example, Shopgirls).  If the landlords want to make the focus all about how much money they can make by courting only national chains, the area may not thrive as it does now.  I don’t think that will happen.  Brookside has changed over the years, and various services and restaurants will continue to open and close.  So, now we have yet another chain, to go with Jimmy Johns, Panera Bread, Baskin Robbins/Topsy’s, CVS, Tuesday Morning, etc.  Brookside/Waldo residents are known for patronizing home grown businesses–for now, the mix between local/national stores seems to work. 

 

Armour Hills Home Sales Report-April 2018

Interesting home sales stats for the Armour Hills subdivision last month, and year to date comparisons.  Armour Hills remains a very popular area for homebuyers, due to it’s charming 1920s homes, various price range and styles and location near Brookside and Waldo shops.  First let’s look at the monthly figures:

April 2018                                                           April 2017

Median list price:     $318,500                         Median list price:     $299,950

Median sales price:  $339,500                         Median sales price:  $310,000

No. of homes sold:       8                                  No. of homes sold:      6

Days on market:           6                                  Days on market:        13

Both months show final sales price over list price, and homes going under contract in less than two weeks.  Last month, five homes sold over asking price; one was $38K over and another was $31K over…almost unbelievable, but I see this same thing happening in other parts of the metro area. Compared to April 2017, prices are up 9.5%.

Jan-April 2018                                                               Jan-April 2017

Median list price:     $300,000                                    Median list price:    $314,750

Median sales price:  $300,000                                    Median sales price;  $312,250

No. of homes sold:       21                                           No. of homes sold:     20

Days on market:          7                                              Days on market:         16

Year to date, prices are down just under 4%.  However, note that so far this year, homeowners are getting asking price or over, for the most part.  It’s definitely a strong market favoring sellers. Currently there are 8 homes listed in Armour Hills, with a median price of $342,000 and 31 days on market.

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

Rockhill Gardens Home For Sale!

Rockhill Gardens is one of the most popular Brookside/Waldo area subdivisions..and I just listed a terrific home here!  It’s located at 400 E 71st Terrace, on the corner of 71st Terrace and Oak. Check out this curb appeal!

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What’s so special about this Tudor style home is that it retains the original charming details yet is updated for today’s buyer! Featuring a popular  two story, center hall floorplan, it has three bedrooms and two full baths, plus a partially finished basement.  The living room features a wood burning fireplace, and the French door opens to a cozy side room–perfect for small playroom or reading nook.

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The kitchen was recently updated, with new flooring, paint, cooktop and fridge.  Extra bonus–a spacious pantry!  The attached garage is just off the kitchen.

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Note the large, light filled dining room with original arched windows!

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The sellers have transformed the backyard since ownership, adding a patio, fresh sod and privacy fence.

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Other important updates:  newer roof, HVAC, exterior paint and sewer line.  You can’t beat this location–walk to Waldo shops, services, restaurants and Bier Station!  The address is 400 E 71st Terrace, offered at $315,000. Contact me at mary.hutchison@kansascityhomes.com if you would like more detailed information.

Brookside Home Sales Report – April 2018

Another month of strong home sales for Brookside, as we are right in the middle of the busy Spring home buying season.  The strongest demand is for the under $300K price range, however most homes in Brookside’s  main zip code of 64113 are priced higher (and in fairness, these higher priced homes are much larger, justifying a higher price). Here are the stats, followed by YTD comparisons:

April 2018                                                                             April 2017

Median list price:     $409,000                                      Median list price:    $399,000

Median sales price:  $397,000                                      Median sales price:  $384,000

No. of homes sold:       21                                             No. of homes sold:    28

Days on market:           6                                               Days on market:       17

The lowest sales price last month was $221,000 (closed at $3K over list price) and the highest was $1.2 million.  

Jan-April 2018                                                                    Jan-April 2017

Median list price:        $404,900                                 Median list price:     $399,000

Median sales price:     $387,000                                 Median sales price:  $393,461

No. of homes sold:       72                                           No. of homes sold:     79

Days on market:           16                                           Days on market:       34

Year to date, median prices have decreased just under 2% from last year, however, part of that decrease is due to the fact the higher priced homes ($500K+) rarely sell for list price.  We’ve had four sales this year over $1 million.  Currently there are 47 active listings in 64113, with just 15 of those homes priced under $400K; highest list price is $4.5 million. Median list price is $535,000 and 33 days on market.

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

Romanelli West 4 Bdrm House for Sale

It can be a challenge to find a true four bedroom home in Brookside…however my new listing fits that criteria!  Another bonus to this house–two master suites!

Jeremy front

There are several special features to this home.  Start with the floor to ceiling windows in the open living room and dining room–overlooking the patio and landscaped yard.  These rooms are filled with natural light!  There is a bonus flex room just off the dining room that also leads to the yard.

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The spacious kitchen has classic white cabinets, a pantry, gas cooktop and eat in area.  Just off the kitchen is the laundry area, second master suite with full bath and office with built in desk and cabinets. 

jeremy kitchen

Another feature of this house is the size of the bedrooms–large!  There are three full baths total, and the master bath has the charming, original built-in dressing area. 

jeremy master bedroom

Note the stone patio with plenty of space for entertaining–there is a large fenced yard as well.  

jeremy patio

Drive by and check it out if you are looking for a Brookside home!  1241 W 67th St, offered at $465,000.  Contact me at mary.hutchison@kansascityhomes.com if you would like a tour.

2018 Brookside Art Fair This Weekend-May 4-6!

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I always felt like the Brookside Art Annual really starts  off the summer season of festive outdoor events, even though technically it’s still Spring!  This is the 33rd year for the art fair. Here are the details:

Hours are Fri 5-9pm; Sat 10am-9pm; Sun 11am-5pm.  Free activities for kids on Saturday and Sunday;  music in the evening, and local Brookside businesses (Carmen’s Cafe, Charlie Hooper’s, Avenue Bistro, Sweet and Simple)  will have food booths for noshing and drink.  Please do not bring pets!

The Art Annual is set up between 63rd St and Meyer Blvd, just east of the tennis courts.  Watch for extra pedestrians, strollers and children in the area this weekend. It is easiest to park a few blocks away and walk to the tents.  Be sure to stop in one of Brookside’s many shops/restaurants/services while you are in the neighborhood!  We appreciate our local business owners and the Brookside Business Assn that coordinates this popular event every year.

 

 

New Community Space Opens in Brookside

If your Brookside/Waldo home has a front porch—you know how relaxing and welcoming the space can be.  For those of us without that amenity, please enjoy the new front porch at HJ’s Youth and Community Center, 6425 Wornall.  The sleek new building joins the campus of St Andrew’s Episcopal Church at Meyer and Wornall.  HJ’s gathering place is open to all area residents, not just members of the church.

Fr JohnFather John Spicer, Rector, at St Andrew’s, has been watching the construction go on the past several months.  He’s so excited about the new space, and eager to show it off to the Brookside/Waldo residents. As he explained to me, “We want this building to be a place of intersection between the church and the community.”  St Andrew’s Youth Ministry will meet here, along with Boy Scout Troup 16 (here for more than 90 years!).  Other groups are welcome:  community meetings, business associations, classes for couples and parenting, financial seminars.  Special events like wedding receptions, anniversary and birthday parties can be hosted in the space; there is a catering prep space/kitchen (alcohol permitted) and there will be a staffed coffee/snack bar with a special Roasterie Blend coffee named for the church.  So if you are weary of working from home, or need a break while walking the trail, stop in the lobby of HJ’s, grab a beverage and relax on the patio!

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east wall

 

A lot of dedicated, design conscious thought went into the appearance and amenities of the outside of the building so as to engage the neighborhood residents and passers-by.  On the east side, there is a fire pit on a patio (pictured at left) and a water station. A bike repair area will soon be installed for those who use the Trolley Track Trail.  Father John hopes to host summer movie nights on the building’s east wall.  The front porch will have Adirondack chairs and a bike rack.  And notice the large steel WELCOME sign on the west and south side of the building!

HJ’s Youth and Community Center will host an Open House for the neighborhood this Saturday, April 28 from 1-3pm.  Please stop by and see this beautiful space that everyone is welcome to use and enjoy.  Oh—and if you are wondering about the pumpkin and Christmas tree sales, they will still take place here! For more information, call the church at 816 523 1602.  Online space reservations will soon be available at www.hjsbrookside.org

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Brookside Home Sales Report-March 2018

The busy spring home buying season is here and buyers are hungry for fresh listings, especially those priced at $350K or less.  Let’s take a look at the Brookside home sales report for March 2018, using the main Brookside zip code of 64113:

March 2018                                                                 March 2017

Median list price:       $429,000                                Median list price:       $395,000

Median sales price:    $394,000                               Median sales price:    $395,000

No. of homes sold:         23                                       No. of homes sold:        23

Days on market:             14                                       Days on market:           34

Notice the median sales price is virtually the same as a year ago, and number of homes sold is the same.  Homes this year went under contract in a shorter amount of time–just two weeks. The lowest sales price last month was $255,000 and the highest was $1.1 million.

Year to date figures below:

Jan-March 2018                                                           Jan-March 2017

Median list price:      $387,450                                   Median list price:       $397,000

Median sales price:   $373,000                                 Median sales price:    $394,000

No. of homes sold:         52                                        No. of homes sold:      50

Days on market:            25                                          Days on market:          37

Although the median sales price is lower YTD this year compared to last, I don’t think that signals an overall slump in sales prices.  We have such a wide range of prices in Brookside–I think the lower median number reflects more ‘lower’ priced homes selling, and that’s where the demand is (not for $500K and over).  Also, note the trend of more homes closing and going under contract in a shorter amount of time compared to 2017 YTD.

Currently there are 33 active listings in zip code 64113.  The median list price is $529,950 and 33 days on market. Prices range from $$249,000 up to $2.89 million.  Sixteen homes are priced over $500K.

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

Bella Napoli Changes It’s Coffee Bar

You may have heard Bella Napoli is ‘closing’ it’s coffee bar. Not true!  It’s the concept and  hours that are changing!

JakeStarting today, Monday April 16, the coffee bar will open at 10am, along with the deli and market.  You can get coffee (or expresso, latte, etc) but no pastries or drinks with syrup.  Owner Jake Imperiale says he’s changing the concept to “do it the Italian way” –meaning no coffee ‘to go’.  Come in, order your beverage; it will be served on china  and then you can sit down at a table  and take the time to really enjoy your beverage.  (And if you’ve ever been to Italy, you know that is the true Italian way to have a coffee.  Linger  and appreciate your drink, take the time to chat with your companion or sit and contemplate the day.)

BellaNapoliBella Napoli has been a Brookside fixture since April 2001.  It’s here you will find fresh Italian deli meats, cheeses and sandwiches, along with imported wines, olive oil, vinegar, pastas, olives and other treats.  Lunch and dinner are also offered, in a cozy, comfortable, space.  There are plenty of places to get a ‘grab and go’ coffee in Brookside–now when you want to relax and savor the real Italian experience, come to Bella Napoli. New hours are 10am-9pm Monday though Thursday; Friday and Saturday 10am-10pm; closed on Sunday.

Thank you for supporting locally owned Brookside/Waldo businesses!

 

 

Brookside Farmers’ Market Opens Saturday

farmerAnother sign of Spring!  The Brookside Farmers’ Market opens this weekend, Saturday April 14, 2018 for the season.  Location is the same:  southeast corner of 63rd and Wornall, at Border Star elementary school.  

There are many farmers’ markets in the metro area; what makes this one a bit different is that all vendors live within 100 miles of the market and the goods they sell are “organic and sustainable”.  Besides fresh herbs, vegetables and flowers, there are various meats for sale, baked goods, snacks, and some vegan/gluten free items.  The market accepts KS Vision and MO SNAP forms of payment.  It’s helpful if you bring your own bag to the market!

With the crazy weather we’ve had, there may not be an abundance of fresh produce on opening day. However, there is always something tasty to purchase!

Thank you for supporting our local Brookside Farmers’ Market. Hours are 8am-1pm every Saturday through October.