Brookside Home Sales Report – April 2016

Posted on May 18, 2016 by Mary Hutchison

We are in the peak of Spring home buying season…and I’m here to report demand is still very strong for our Brookside neighborhood. Still not enough inventory for sale, especially in the $500K and less price catagory. Here are the single family home sales stats for Brookside (zip code 64113) for last month, and comparisons to last year:

April 2016

Median list price: $375,000

Median sales price: $371,500

Average days on market: 41

Number of homes sold: 30

(Lowest sales price was $215,000;; highest sales price was $1.1 million.)

April 2015:

Median list price: $389,900

Median sales price: $380,000

Average days on market: 31

Number of homes sold: 27

Now let’s check year to date figures:

2016

Median list price: $384,000

Median sales price: $376,250

86 homes sold; average 38 days on market

2015

Median list price: $327,000

Median sales price: $322,500

72 homes sold; average 54 days on market

You can see how fast prices are rising year-to-date compared to last year, plus the median price is going up. When there aren’t many homes for sale, prices are pushed up and often there are multiple offers over asking price for new listings. It is definitely a sellers’ market right now.

Currently, there are 40 active single family home listings in the Brookside zip code of 64113. The median list price is $609,500! That’s because over half–24–of the homes for sale are priced over $500K. The homes listed priced under $450K are generally under contract very fast. (All figures taken from Heartland MLS; deemed reliable but not guaranteed)

Play With Clay at the KC Clay Guild

Posted on April 25, 2016 by Mary Hutchison

guild sign

You have probably driven by the KC Clay Guild in Waldo many times..it sits at the corner of 200 W 74th St at Wyandotte. . The long brick building may not catch your eye…but inside, there’s a buzz of activity going on as artists and amateurs create sculptured, colorful pieces out of dull gray clay blocks.

Josh Wood, VP at KC Clay Guild

I met with Vice President Josh Wood recently to find out more about the Guild. Wood says he ‘geeked out’ on ceramics in high school, then took a few classes in college and got hooked on the process. He’s been with the Guild nine years (plus has a full time job in Olathe) and is still actively creating ceramic works. He explained the KC Clay Guild was started by several local Kansas City potters in 1988. They wanted a studio to work in and have been at this location fifteen years. If you’ve ever been curious about playing around with clay–or just like to collect beautifully sculptured ceramic art — this is the place to be.

The KC Clay Guild is a non profit association with about 400 members. If you want to see what working with clay is like, Wood suggests attending a Communiversity class. Or you can check out one of their Family Fun Nights (Fridays and Saturdays) and experiment with the process. Membership fees are very reasonable, and you’ll meet all sorts of people here: professional potters, aspiring artists, hobbyists and even kids learning the process. All pieces are fired and glazed on site. They offer a variety of workshops and special events, plus summer camps for kids and there is a big fundraiser every October called Raku Night. This is a large street party where you can create a ceramic piece, have it fired and then glazed all at one time.

clay guild mobile

On April 30, 2016 the Clay Guild will host their first Spring Pottery Sale. Josh commented that there are always pieces for sale on site, and prices here are less than purchasing at an art fair. During the Spring sale there will be several artists displaying their work for sale — you may want to stop by and pick up something for yourself or as a gift!

The KC Clay Guild is open seven days a week—check out their website at www.kcclayguild.org for more information. And if you are looking for some unique clay art–stop by the sale on Saturday!

Golden and Pine Grand Opening Saturday in Brookside East

Posted on March 17, 2016 by Mary Hutchison

Let’s welcome a new business to the growing Brookside East neighborhood…Golden and Pine. This is a handmade home and garden goods store, having it’s Grand Opening Saturday March 19, 2016 from 1-5pm at 633 E 63rd St (south side of E 63rd, across from the new apartment construction).

Stephanie Agne, Owner Golden and Pine

Owner Stephanie Agne was a dietician for several years yet home decor was her passion. She worked for a while at a home store boutique in Maine, and when she and her husband moved back to hometown Kansas City, it was time to open her own place. After looking at various KC locations, she decided on Brookside East. She wanted a place with ‘good light’ and was excited about what was happening in the area. She found Butch Rigby’s vision ‘inspiring’ and signed a lease in one of his recently purchased buildings.

Golden and Pine has a warm and modern feel, with products made of natural materials like wood, cork and cotton. Stephanie knows the origin of each product she sells; most are unique to her shop and almost all are hand made. (You’ll find a story card beside each product.) Items for sale include some furniture, pillows, candles, soap, lotions, garden items, napkins, books–the perfect place to browse and find something to freshen up your home!

If you can’t stop by the Grand Opening on Saturday–come by during her regular business hours of Tuesday through Saturday, 10am-6pm. I’m excited about yet another unique, locally owned business opening in Brookside!

A Conversation with Sean Ackerson, Southtown Council’s New Exec Director

Posted on March 3, 2016 by Mary Hutchison

Marti Lee

After 29 years leading the Southtown Council organization, Marti Lee retired last year. This is my favorite picture of her–one I took while we were helping with traffic control at the Brookside Halloween Trick or Treat in 2013.

A new executive director, Sean Ackerson, joined Southtown Council earlier this year. He has an extensive planning and economic development background, most recently working for the City of Parkville. A graduate of Oklahoma State University,

Sean Ackerson, Executive Director of Southtown Council

Sean and his family live in Rockhill Gardens. I stopped by his office recently and we chatted about what the Southtown Council is working on.

Do you have any goals you want to accomplish this year?

The Southtown Council overseas seven organizations: the Southtown Council, the Southtown Council Foundation, the Brookside Business Assn and it’s CID; the Waldo Business Assn and it’s CID and the Troost Ave CID. My goals are to continue doing what we do well and evaluate what we can do better. What should we be doing that we aren’t doing? This is a strategic planning year. We want to end the year with a series of priorities for these seven organizations by looking at where we are and where we need to be.

Are there any current specific priorities?

We are working on more parking for Brookside; improving the entryway to Waldo, and improving the image of Troost Ave. We are also working on an art installation for the intersection of 85th and Wornall, the 75th and Wornall fountain improvements, and promoting the districts through public infrastructure improvements, not just through special events.

We are actively now working on the marketing aspect of the Troost Avenue district: most properties along 63rd St from Rockhill Road to Pener Plaza, and on Troost south from Emanuel Cleaver II Blvd. We are trying to overcome the negative perception of the area you see on news reports. There are more businesses moving in and the areas along 63rd and Troost provide comparable opportunities to Westport and the Crossroads, but are currently more affordable. There are some really great storefronts and buildings with great bones, all within walking distance of housing, two universities and on a major transportation corridor.

Can you address the situation with the panhandlers at 85th and Wornall?

Each CID has private security that patrol the areas–they make in store visits, walk along the sidewalks and watch the intersections. They look for maintenance issues, places that are being made into shelters and they reach out to panhandlers asking them to move along. Panhandling is a concern for personal safety, and at 85th and Wornall, because of the stoplights and islands, it’s easy to get close to the vehicles. We work through our private security and the police department to minimize panhandling.

Do you feel KCMO City Hall supports the efforts of Southtown Council?

It’s my understanding City Hall has been a good partner. We have always actively engaged with City Hall regarding infrastructure improvements, like the new stoplights at Wornall and 63rd/Meyer. Another example is Waldo partnered with the City on a study of the 75th and Wornall intersection. There are a number of issues in that area: the offset intersection, conflicts between pedestrian and vehicle traffic, and the gap in the Trolley Trail. A three day workshop held in 2015 considered alternatives for improvements, and a plan was selected for putting 75th St on a ‘road diet’ . This plan would reconfigure the parking between 74th and 75th streets and connect the Trolley Trail along the east side of Wornall while reducing the number of lanes on 75th St from 4 to 3. Right now we are finalizing engineering plans and pursuing financing and grants. If all goes as planned, the project could begin in 2017.

I’m very grateful to Sean for taking the time to talk to me for this blog! Southtown Council is a great organization for our area–if you want to know more about how they work, attend one of their monthly lunches, become a member, or just stop by their office at 6814 Troost. For a very small office (Sean and three staff people) — they accomplish a lot for Brookside/Waldo/Troost businesses.

Brookside Jan 2016 Home Sales Report

Posted on February 15, 2016 by Mary Hutchison

Home sales typically start off slow every year..that’s what is happening in Brookside as we kick off housing market reports for 2016. Why do sales drag early in the year? I’ll provide some answers after reporting Brookside home sales (using zip code 64113) for January 2016:

In January 2016, eight homes sold. The median list price was $369,500 and the median sales price was $367,500. Average days on market: 25. The highest sales was $441,500 and the lowest was $262,500.

In January 2015, nine homes sold. The median list price was $325,000 and the median sales price was $315,000. Average days on market: 24.

Stats were about the same as a year ago, as in number of homes sold and days on market. You’ll notice that median sales price jumped up. (Brookside home prices rose 11% from 2014 to 2015.) Prices can vary wildly in the Brookside zip code, so numbers can be skewed depending on how many higher priced homes close in any given month.

So why are home sales slow early in the year? A few reasons: the weather isn’t great the first few months of the year (homes always look better in the Spring!); home sellers are getting their homes ready to list (freshening up the inside, decluttering, making improvements); and many families want to move once school lets out for the year. There just isn’t much inventory for buyers to choose from in the first quarter–which can actually be an advantage for those sellers who have homes prepped and ready to market in February and March. Interestingly, there were ten homes that were listed–and then went under contract–last month. Demand is strong!

Currently there are 48 homes for sale in Brookside, with a median list price of $579,000 and 97 days on market. Sixteen homes are priced over $1,000,000. There is a lack of inventory in the $225-$300K price range. If you would like specific information about home selling in your area-contact me at mary.hutchison@kansascityhomes.com

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

New Juicery Opens in Brookside East

Posted on February 9, 2016 by Mary Hutchison

Yes, it’s another blog about a new business in the thriving Brookside East area! Unbakery and Juicery opened the last week of January at 634 E 63rd St. Not even one month old and the owner is talking of expansion!

Unbakery and Juicery owner Robin Krause

Nestled between the Brookside Gardens event space and the new apartment complex (63 Brookside) under construction, Unbakery and Juicery is owned and operated by Robin Krause, who spent twelve years as owner of The Filling Station. Walk into this place and you just feel healthier: everything is made on site, and all of her juices and tonics have medicinal properties, incorporating natural ingredients such as coconut oil, aloe, ginger, active charcoal and chlorella. To avoid waste, Robin takes the pulp from the fruit and veggies to make raw desserts, such as apple tarts and carrot cake. Food selections include gluten frees scones and cookies, coconut yogurt parfait and granola bars, plus a few raw lunch options (falafel wrap, kale caesar salad, pad thai); protein balls and crackers. She even makes her own almond milk!

When I visited Robin she was juicing away…she obviously loves her work yet you can see how very labor intensive this process is. It truly benefits the customer, as everything she serves is fresh and preservative-free. I asked Robin about her unconventional logo, and she explained it stands for ‘un’ — as in unprocessed, un- dairy, and unlock the nutrients of natural, raw foods.

For caffeine lovers, she serves coffee drinks featuring locally produced Messenger Coffee and…there is a drive thru window!!! (enter the drive just west of the building, north side of 63rd St). You can also purchase bone broth from Uncommon Stock. And Robin is so committed to her business and healthy eating that she will be offering detox workshops and nutritional classes. The expansion Robin mentioned is focusing on an off site location for more juice/food prep and cooler space.

Unbakery and Juicery is open Monday through Saturday from 7am-5pm, a website is in progress; there is a Facebook page. Another locally owned business for Kansas City folks to support…welcome to Brookside Unbakery and Juicery!

unbakery juices

New Traffic Signals Coming to Brookside

Posted on February 4, 2016 by Mary Hutchison

Looking west at Meyer and Wornall–new traffic signal coming soon!

Have you noticed the construction project underway at two key Brookside intersections? New traffic signals are being installed at Wornall and Meyer plus Wornall and 63rd St–the heart of Brookside and two of the busiest intersections in our neighborhood.

I stopped by today and spoke with one of the contractors about the scope of work. (Kansas City MO isn’t doing the job; the City has subcontracted the work.) The old traffic lights are coming out, and the new ones will have updated features: ‘talking’ signals for the deaf and lights suspended on ‘arms’ that hang over the intersections. New crosswalk lines will be painted as well.

If the weather cooperates, both intersections should be updated and work completed within a month. Your tax dollars at work…improving Brookside!

Example of an ‘arm’ traffic signal

New Townhomes & Apartments Planned for Brookside

Posted on January 28, 2016 by Mary Hutchison

New, updated housing in older, walkable neighborhoods…there is such a high demand for it. That’s why you see old houses torn down in Leawood and Prairie Village, replaced by multi-million dollar McMansions. Real estate…it’s all about location! But what if you don’t have a McMansion budget? Two new developments in Brookside East may be a good option for renters and homebuyers in our neighborhood.

John Hoffman, left and Lance Carlton of UCB Properties

John Hoffman and his son Lance Carlton own UCB Properties. You may have seen some of their hew housing along the 2700 block of Charlotte, or the townhomes going up at 27th and Campbell. They also built apartments at 2901 and 3630 Gillham. John and Lance have two projects in the works for Brookside East that should both be ready for occupancy later this year.

63 Brookside apartments planned for 63rd and Holmes

John says 63 Brookside is the first apartment complex built in Brookside in forty years. Located at 63rd and Holmes, it will be a three story building with 23 one and two bedroom units; rents ranging from $900-$1500. Each unit will have a balcony; pets are OK and tenants will have secured surface parking in the back. The exterior of the contemporary building will be made of brick and metal; interiors feature all electric appliances, quartz countertops and tiled baths, plus John is working with the KC Art Institute for some unique artwork in the common area and hallways. Pre-leasing should begin in March.

New Townhomes Planned for Brookside on 63rd East of Holmes

As of now, there is no official name for the townhomes project; perhaps 63 Oak Townhomes as these units are located directly east of Heirloom Bakery at 63rd and Oak. Each townhome will be three levels, with two bedrooms, three full baths, a ‘flex’ space on the lower level (that could be a third bedroom), a two car garage, and three private outdoor spaces (front patio, front deck off living room and back deck off the kitchen). The units will range from 1800-2000 SF and be priced in the low $400K price range with a to-be-determined monthly HOA fee. The exterior will feature a ‘modern, contemporary design’ according to John. They plan to break ground this spring and sell in the fall.

Newer home built on the 2700 block of Charlotte

John and Lance, both from the Brookside area, emphasize they don’t build ‘cookie cutter’ homes. They think hard about “the long term effect of what we do”. They use high quality construction materials and nicer interior finishes with high ceilings; the garages are not prominent and there are no front gutters. They want their buildings to blend in with the surrounding neighborhood and emphasize walkability for the residents…encouraging homeowners to get out and walk or bike to enjoy the unique shops and amenities found in Brookside.

Both of these developments are coming at the right time for the developing Brookside East area. Expect to see a lot of activity regarding new retail and services, plus the housing construction–happening along 63rd St east of Oak the next several months.

Armour Hills 2015 Home Sales Report

Posted on January 21, 2016 by Mary Hutchison

As I was reporting monthly stats on Armour Hills homes throughout last year, I knew the trend was rising prices. We’ve had a big increase in our home values–that’s good news for both sellers and buyers! Let’s take a look at the specific numbers:

In 2015:

*79 homes sold

*Median list price: $269,500

*Median sales price: $265,000

*Average days on market: 34

The highest sales price in Armour Hills was $461,000; the lowest was $139,000.

In 2014:

*70 homes sold

*Median list price: $239,950

*Median sales price: $236,500

*Averages days on market: 32

The highest sales price in Armour Hills that year was $474,000; the lowest was $125,000.

A few more homes sold in 2015 than 2014, and the median sales price jumped 12%!

It’s good news for both buyers and sellers because…buyers want to purchase in an area where home values are going up (not down); and sellers want to continue to gain equity in their homes. I expect 2016 to be a strong year for Armour Hills homes sales as well. If you are thinking of buying or selling this year…contact me for an even more detailed analysis of our neighborhood home sales (mary.hutchison@kansascityhomes.com).

Brookside Home Prices Up Over 10% in 2015

Posted on January 18, 2016 by Mary Hutchison

Here we go, Brookside neighbors….a recap of 2015 home sales for our area. The good news? Prices are up. The bad news? Not much desireable inventory in the critical $225-325K price range. I am reporting closed single family home sales for the Brookside zip code of 64113:

In 2015:

* 342 homes sold.

* The median list price was $337,750; the median sales price was $309,475.

* Average days on market: 39.

*Seven homes sold for over $1 million. Highest sales price was a $1.8 million home on West Meyer Blvd.

*53 homes sold for over $500K.

In 2014:

*289 homes sold.

*The median list price was $307,000; median sales price was $295,000.

*Average days on market: 41

*Two homes sold over $1 million.

*42 homes sold for over $500K.

These number show us that prices are going up, and more homes are selling. The days on market are virtually the same (days on market is how long a home sits before going under contract). Upper bracket buyers (for homes $500K and up) were more active in 2015 than the previous year.

Now let’s look at a few more figures to show trending home prices. Below are the median sales prices for each year and how many units sold:

2013: $295,000 median sales price; 307 homes sold.

2012: $277,000 median sales price; 296 homes sold.

2011: $249,000 median sales price; 210 homes sold.

In 2015, prices increased in Brookside 11% over the previous year.

Since 2011, we’ve seen a 32% increase in prices in our neighborhood!!!

We continue to have a thriving, desirable location for buyers of all price ranges here in Brookside. For those sellers who maintain their properties, keep them updated and move in ready–expect to have a quick sale, especially in the $225-$300K price range. Lower priced homes that need a lot of updating and repair also go under contract quickly–they are ‘flipped’ by investors.

Need more detailed information about home sales in your area? Contact me at mary.hutchison@kansascityhomes.com.

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

Inside Brookside (And Waldo)

What's Happening In Brookside and Waldo (Kansas City, Missouri)

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