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)

Armour Hills Home Sales Drop in June 2014

Posted on July 15, 2014 by Mary Hutchison

Here at the halfway mark of the year, It’s time to check the home sales stats for Armour Hills in Brookside. In June 2014, (similar to May) we had decrease in average sales price and fewer homes are selling. Let’s look at the specifics:

In June 2014, seven homes sold with a median sales price of $228,000 and a very short 22 days on market. One home was listed at $168K and sold for $199K–the result of a bidding war between rehabbers I’m sure.

In June 2013,thirteen homes sold with a median sales price of $249,000 and 51 days on market. The lowest sales price was $180,000 and the highest was $335,000.

The shorter days on market period shows us that buyers are snapping up the updated, newer listings as soon as they hit the market. The lower average price can be explained in the lower list price of the homes for sale and falling prices for the homes that were overpriced to begin with.

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

For the first six months of 2014, 34 homes sold with a median price of $240,000 and 51 days on market. These are virtually the same numbers as the first five months of the year.

For the first six months of 2013, 40 homes sold with a median price of $245,000 and 76 days on the market.

Overall, inventory has been lower than last year, reflected in the fewer number of homes sold. The $5000 price drop in average price is not something I am concerned about. Overall, prices are rising in Armour Hills. Currently there are 14 homes for sale, with a median sales price of $235,000. The lowest price home is listed at $179,950 and the highest is $499,900.

Now that we are past the July 4 holiday, I expect slower sales and fewer homes listed through the end of the year.

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

New CID Tax Proposed for Morningside Neighborhood

Posted on June 30, 2014 by Mary Hutchison

Recently I read that the Morningside Neighborhood Association plans to create a CID (Community Improvement District) to generate revenue for improvements to their Brookside neighborhood. The story in the Kansas City Star implied the proposed CID could be connected with bringing the streetcar route into Brookside. This sounded odd to me, so I met with association Vice President Ryan Loehr to learn more.

Morningside is a beautiful area of Brookside, with boundaries that run from 59th St to 65th St and Oak to Brookside Boulevard. Currently the $35 annual dues are voluntary, and Ryan says less than half the households pay the fee. The monies collected pay for regular neighborhood events, such as the September Sunset Supper and monthly Fly The Flag gatherings. However, the Association wants to have a reliable source of income to fund several other services that would benefit homeowners. The $125 fee per household would be collected by Jackson County and raise about $67,000 per year. In order for the CID to go into effect, a majority of homeowners need to sign a petition in favor of tax and each signature must be notarized. Ryan assured me there is absolutely no connection with their proposed CID and the possible future routes of the streetcar.

Checking the association’s website posting of the Spring 2014 newsletter, you’ll find an outline of how the money would be spent. Most of it -$33,000-would go towards regular yard waste pick up. About $10,000 would pay for landscaping and signage. (and of course the City of KCMO would collect earnings tax on this CID fee–sounds like double taxation to me). Overall, the $125 charge seems reasonable to keep up appearances in the nieghborhood, which helps keep property values up. The Morningside Neighborhood Association leaders are all volunterrs, and as a board member of the Armour Hills HOA, I know how much time and money it takes to maintain an older neighborhood with various islands and markers. Residents should be thankful the board has the foresight and initiative to create a CID in order to maintain the area with a more reliable funding source.

The Morningside CID is not a confirmed tax. Ryan says they are planning to invite homeowners to sign the petition at specific upcoming events yet to be determined. There will also be at least one public meeting later this summer. Watch the association’s website for details.

Armour Hills Homes for Sale – $279,000

Posted on June 9, 2014 by Mary Hutchison

The Armour Hills subdivision is a great place to buy a home in Brookside…there are many reasons that make it a desirable location. We have an active homeowners association that sponsors several neighborhood events throughout the year; we have scenic small islands and Arbor Villa Park, featuring a playground, kiddie pool and tennis courts in the middle of our boundaries; the neighbors are friendly and (for the most part) keep their properties updated and well maintained. And you will find homes price from under $200K to over $400K, all within the same few blocks.

Armour Hills home for sale

I have a new listing to brag about in this blog–located one block north of my home in Armour Hills. Look at this charming front porch–it immediately welcomes you to the home! Another big plus is the private drive and two car garage, rare for this area.

Step inside to find the living room with fireplace, hardwood floors, spacious dining room and a first floor bedroom with full bath. This is a perfect arrangement for guests–their own space and a sense of privacy. The kitchen is next to the den, which features french doors to the shady deck and backyard. It would be easy to ‘open up’ this space by removing part (or all) of this wall between the kitchen and den to create one large kitchen and family room. The master bedroom, third bedroom and a second full bath are on the second floor.

Contact me if you would like additional information about this home, or visit my website for more photos. Offered at $279,000. Perhaps you know someone who would like to be my neighbor in Armour Hills?

Brookside Home Sales Report – April 2014

Posted on May 22, 2014 by Mary Hutchison

The spring home buying market is in full swing and Brookside home values continue to rise over last year. Inventory of well maintained and updated homes is low, and demand is high. Here are the stats for the main Brookside zip code of 64113 for April 2014 and a year-to-date comparison:

In April 2014, 24 homes sold. Average median sales price was $345,000 and 58 days on market. The lowest sales price was $156,040 and the highest was $980,000.

In April 2013, 20 homes sold. The average median sales price was $285,000 and 84 days on market. The lowest sales price was $115,000 and the highest was $610,000.

We had a few more homes sell in April 2014 and a substantial uptick in average price- almost 22%. We have such a wide range of sales prices in Brookside that it really affects the average sales price when more higher priced homes sell. Days on market is also lower this year–meaning it takes less time for a property to go under contract.

Checking year to date figures:

From Jan-April 2014, 67 homes sold at a median sales price of $298,000 and 75 days on market.

From Jan-April 2013, 83 homes sold at a median sales price of $285,000 and 108 days on market.

The lower number of homes selling is affected by the lack of inventory, thus pushing prices up. I’ll share a personal story of what I experienced recently with a client. A property came on the market in an excellent Brookside location, nicely updated with good features and curb appeal. My buyer offered full price the same day it was listed. There were four offers total and the listing agent told me the winning bid was $10K OVER asking price. This same home sold two years ago for $317,000 and the current owner had not made any substantial improvements. I’ve heard the same story for homes in Prairie Village, Leawood and Overland Park. It is a true seller’s market for the ‘good’ homes.

Currently there are 89 single family homes for sale in the Brookside zip code of 64113 with an average median list price of $400,000 and 125 days on market. About one-third of the 89 homes are priced over $1million.

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

Brookside Two Story Home For Sale

Posted on May 12, 2014 by Mary Hutchison

You’ve often heard the phrase “if these walls could talk”. Oh how I wish it were true of these older Brookside homes! This new listing in Armour HIlls still has much of it’s original charm and detail, yet it can easily be updated to incorporate a more open kitchen and a true master bath for the next owner. I would love to know the backstory of each person who lived in this house!

Built in 1925, this two story home greets you with a large front porch–a great spot to spend some time chatting with the friendly neighbors or relaxing with a cocktail after work. Inside you’ll find hardwood floors and unpainted wood trim detailing. It is a center hall floor plan, with a spacious living room and dining room, plus half bath. The kitchen has some of the original cabinets (still useful and so charming!) and a cozy breakfast room with built-ins.

Upstairs are three bedrooms and a full bath; the master bedroom is large enough to add another full bath to make a master suite. There is a full basement, and half of it is finished, including two large closets, and another shower/toilet in the basement area.

The backyard is fenced with a deck, a private drive and a two car garage, plus a newer roof. The home is close to the Trolley Track Trail, Brookside shops, the MAX bus route and Arbor Villa Park. Located at 25 E 68 Terrace and offered at $269,500–contact me or visit my website for more details.

Check Out the New Spice Shop in Brookside

Posted on May 5, 2014 by Mary Hutchison

I finally stopped by the new spice shop in Brookside called Season + Square….and it’s great! It is everything we love about Brookside shops: locally owned, attractively decorated, friendly customer service and it sells goods you can’t find in a traditional boring shopping mall. Owner Andrea Joseph was working in corporate sales and desperately needed a change of pace. Inspired by what she told her teenage daughter about career choices (“you can do whatever you want to do”), she quit the corporate job and opened up her own shop.

Right now the store focuses on selling spices of all kinds, in neatly arranged recycled glass jars and in bulk. These are high quality spices, chemical-free, and Andrea knows where every item comes from. There are currently two original spice blends, Wild Weston Shake and Hyde Park Pork Rub. She also stocks eco friendly cleaners, olive oil and vinegar from Olive Tree, wildly popular finishing salts, Bittermilk products for cocktails, Morris Kitchen and Royal Rose syrups, Broadway Cafe coffee, Hugo Tea and Askinosie Chocolate. I bought the chocolate and used it in cookies and biscotti–so deliciously different from a bagged chocolate chip! I also purchased the Sugar Maple Smoked Salt which I am trying out the next time we grill.

Although the shop just opened in February, it’s already evolving into something more than Andrea imagined at first. She’s turning it into a general store for staple food items, where local produce, meat and eggs will be available for purchase (hopefully by early next month). She will be sponsoring creative cooking courses, the first one scheduled for May 22 on canning, and she plans to host farm to table dinners.

This is a really fun shop to browse–besides buying something for yourself, it’s a great place to shop for unique gifts. Support our locally owned Brookside businesses and stop by soon. Season + Square is open Tues, Wed, Thurs 11am-6pm and Sat and Sun 11am-5pm at 6205 Oak St.

Brookside Home Sales Report-March 2014

Posted on April 21, 2014 by Mary Hutchison

Ahhh….Spring in Brookside! The trees are blooming, flowers finally popping up and the homes look even more charming than usual surrounded with fresh green grass and bright floral colors. This is one reason why home sales surge in the warm weather months–curb appeal is best in spring and summer months.

Let’s examine Brookside single family home sales for March 2014. There was a lower number of homes sold, but average prices are up. These figures are for the main Brookside zip code of 64113:

In March 2014, 19 homes sold. Average median sales price was $322,500 and 103 days on market. The lowest sales price was $152,000 and the highest was $775,000.

In March 2013, 32 homes sold. The average median sales price was $313,000 and 131 days on market.

More homes sold in 2013, but in 2014 the average sales price was almost $10K higher. This market activity reflects the lack of inventory this spring–the demand is there, but not enough supply, pushing up prices.

Checking year-to-date figures:

From Jan-March 2014, 43 homes sold at a median sales price of $298,000 and 84 days on market.

From Jan-March 2013, 63 homes sold at a median sales price of $280,000 and 115 days on market.

You can see the trend continuing into the busy Spring buying season–prices are up 6% so far this year.

As of this writing, there are 77 single family homes for sale in the Brookside zip code of 64113 with an average median list price of $457,000 and 143 days on market. Of the 77 homes for sale, 30 homes are priced over $1million, which affects average list pricing.

The demand is quite high for updated Brookside area homes priced between $250-$400K. If you are thinking of selling this year–get your house spruced up and ready to take advantage of this hot market!

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

Welcome to Waldo: Second Best Coffee

Posted on March 24, 2014 by Mary Hutchison

How many coffee shops does it take to satisfy our craving for a cup ‘o joe or a creamy latte? Another locally owned coffee cafe opened January 31 called “Second Best Coffee” at 328 W 85th St–in the strip mall with Corner Cafe and Chelly’s. Owners Nathan and Leih Anderson felt other parts of KC are already saturated with many types of coffee shops and decided on Waldo for their location (and they live nearby). The space is cozy and comfortable, featuring an exclusive Slayer Expresso machine to prepare the drinks. They also offer breakfast burritos and Mexican Coke.

Nathan Anderson, co-owner of Second Best Coffee in Waldo

I asked Nathan what distinguished his shop from others in the area, and he said “Second Best Coffee is an espresso centric café that makes every drink to order. We focus on quality, yet value approachability. As we move forward, we will be offering coffee classes with varying topics from home brewing to coffee cupping.” His wife Leih added the espresso selections rotate daily, and Second Best Coffee focuses on bringing out of town blends to their shop as they feel local brews are already well represented. Indeed, a friend of mine stopped by their shop recently and was surprised to recognize a coffee from Michigan on the menu–where he is from! A couple of other unique things about Second Best Coffee: they make their own flavored syrups (including a lavender honey and chocolate) and offer whole and soy milk only, no 2% or skim. Hours are 6:30am-1pm Mon-Fri, and Sat 7:30am-2. One of my favorite aspects of this shop is the easy parking…you can always find a spot in the large lot!

Welcome to Waldo, Second Best Coffee…it’s the locally owned shops and businesses that make this neighborhood unique and special. Stop by and try a cup of Second Best Coffee soon!

February 2014 Home Sales Stats – Armour Hills, Brookside

Posted on March 17, 2014 by Mary Hutchison

How many people showed up for the Brookside St Patrick’s Day Warm Up Parade on Saturday? Hard to tell…thousands for sure, as it was a beautiful day! I saw so many neighbors and friends while walking around, watching kids pick up tossed candy and older adults comfortably seated on the sidelines to watch the festivities. This event shows off the diversity of Brookside residents and how we all come together for a good time in support of our neighborhood. Special thanks to Marti Lee and her team at Southtown Council for their hard work in pulling this event together every year, whatever the weather.

It’s that time of the month where I check monthly home sales stats for the Brookside area. This blog will focus on my neighborhood of Armour Hills–below see a summary of February 2014 sales with a comparison to February 2013:

Three homes sold in February 2014, with an average list price of $226,450 and an average sales price of $223,800. Average days on market: 32.

Four homes sold in February 2013, with an average list price of $261,238 and an average sales price of $257,375. Average days on market: 79.

Although we had one less sale last month than a year ago–look at the days on market. Less than half compared to Feb 2013. The average sales price was significanltly higher in 2013 because one home sold for $390K–an unusually high price for AH which skewed the numbers up.

Looking at year to date figures:

For the first two months of 2014, seven homes have sold at an average price of $239,333 and 22 days on the market. For the first two months of 2013, six homes sold at an average price of $245,250 and 62 days on market. Again, the $390K sale upped the 2013 average price, with days on market much shorter this year.

Currently there are 13 homes for sale in Armour Hills, with a median average list price of $244,000 and 98 days on market. I am using the median price as the house at 6625 Brookside Road is priced at $450,000–on the high end for our area.

Below I posted a few pictures from the parade on Saturday. Be safe today as you celebrate St Patrick’s Day! Watch for wobbly pedestrians. I’ve decided on a U2 music marathon today as I work at my desk. Turn it up!

(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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