Two Story, Four Bdrm Brookside Home For Sale

22 E 68 St, Armour Hills

22 E 68 St, Armour Hills

Quite simply, this is one of the nicest homes I’ve ever listed in Brookside.  The owners have taken such care in remodeling it over the years, inside and outside.  Buyers will appreciate all the quality updates they find here.

Outside, the entire exterior has been remodeled with high quality Hardie board siding, including the trim.  The columns, front porch, walkway and steps have been redone.

Large chef's kitchen with island and pantry

Large chef’s kitchen with island and pantry

Inside, you’ll find a rare ‘open’ kitchen with lots of light from the tall windows and a large center island.  So much granite counterspace here, including a gas stove, separate prep sink, stainless steel refrigerator and pantry. There’s a half bath in the hall leading to the finished basement area.

Custom built-ins in the living room, stain glass windows

Custom built-ins in the living room, stain glass windows

This couple is using the traditional living room as a formal dining area–the space is so versatile! There’s a gas fireplace, custom built-ins and plantation shutters.  Refinished hardwood floors throughout the first floor, plus a separate office area.

Upstairs you’ll find four bedrooms, one full bath and a master suite with it’s own full bath, double vanity, Jacuzzi tub and walk in closet. Outside, the deck and patio have been completely redone, and there’s a spacious loft above the garage — perfect for a kids’ hangout or separate office space.

New deck, patio, landscaping and drainage system

New deck, patio, landscaping and drainage system

Come and be my neighbor in Armour Hills!  Priced at $410,000 this home is move in ready on a block of families, single folks, and retired couples. Contact me for more information, or visit my website.

Brookside Wine Walk/Armour Hills Movie Night

Two ‘firsts’ to tell you about in this blog…the Brookside Wine Walk and Armour Hills Movie Night!

Brookside Wine Walk

 

Tomorrow night (Oct 3) is the first Brookside Wine Walk, with 50% of the proceeds benefiting Operation Breakthrough.  This event is pretty self-explanatory:  buy a ticket, walk to participating restaurants, enjoy $3 glasses of wine and mingle with your neighbors!  Buy a ticket in advance for $5 or pay  $10 day of event. These locally owned businesses are hosting the walk, starting at 6pm:  Avenues Bistro, Blue Grotto, Brooksider, Carmen’s Café, Charlie Hooper’s and Michael Forbes. 

On Saturday night, Armour Hills Homes Assn is presenting a Movie Night at Arbor Villa Park, showing the family friendly movie The Goonies.  It should start around 7pm at dusk, popcorn will be available, and the event is free.  Please bring lawn chairs or blankets.

Here’s your chance to enjoy a crisp Midwest Fall evening in Brookside with your neighbors, friends and family!

Weekend Events for Kansas City – Sept 6-8, 2013

With the Labor Day weekend behind us, now we jump into what I call ‘festival season’ here in Kansas CIty. Besides the over-the-top  fun of the Renaissance Festival , this weekend brings us Art Westport, the Greek Fest and the famous Waldo Crawldo, plus a run that will tie up traffic on Sunday in the downtown/Crown Center area.  Below are the details:

Art Westport – Friday (5-9pm), Saturday (10-9pm), Sunday (11-5pm)

This is the 34th year for Art Westport, an art fair exclusive to Kansas City artists–which makes the art more affordable (for me!) compared to the Plaza Art Fair.   Be prepared to park along a side street and walk to the booths, lined up along Westport Road west of Broadway.

Falldo Waldo Crawldo – Saturday 6pm-midnight                             

A benefit for the Pancreatic Cancer Action Network, the Falldo Waldo Crawldo  is a wild night of bar hopping and crazy costumes, centered around the 75th and Wornall area of Waldo.  There are drink specials, really good prizes (tickets to the Mumford and Sons concert, a  mountain bike, Royals and Chiefs tickets)  and all the participating bars are within walking distance of the 75th and Wornall corner.  Save a few bucks and get a ticket in advance for $7, or pay $10 night of the event. And watch for wobbly pedestrians in this area Saturday night.

Prairie Village Jazz Festival – Saturday 3-11pm

Don’t look to the website for details on this festival–it still states ‘more information coming soon’.  It’s a free event, held at Harmon Park, 7700 Mission Road from 3-11pm with headliner Bobby Watson. Always crowded–get their early and bring your own lawn chairs!

GreekFest – Friday (6-10pm), Saturday (noon-10pm),  Sunday (noon-6pm)

  The Annunciation Greek Orthodox Church sponsors this festival, now in its 52nd year. Located at the church at 120th and Wornall, there’s plenty of tasty Greek food and pastries, entertainment, and fun for the kids.  The Greeks know how to have a good time–this is a happy and lively event!

I’m also mentioning the Broadway Bridge Run because it will cause traffic delays on Sunday.  This event is actually three races:  a 5 and 10K, plus a half marathon.  It starts in the City Market area, goes around the downtown airport, and travels south using Main and Walnut to the Liberty Memorial area.  Be aware of road closures if you will be in this area on Sunday.

Temperatures this weekend are forecast for  the mid-upper 90s, with lots of sunshine–so don’t put away  sunscreen and shorts just yet if you plan to visit these outdoor events!

Brookside Home Sales Report – August 2013

Today is September 1..I’m a bit late getting out the home sales stats for the Brookside zip code of 64113!  My apologies, time just slipped away.  I’m happy to report that the upward trend of increasing home values/units sold for our neighborhood continues, as it has all year.  Here are the details:

In July 2013, 36  homes sold.  The average list price was $437,803 and the average sales price was $429,464.  Average days on market: 65.

In July 2012, 34  homes sold.  The average list price was $341,804 and the average sales price was $330,384.  Average days on market: 98.

You can see there was a huge jump in the average sales price. Why?  Because in this zip code we have home prices ranging from $150K-$1million+.  In July of this year, three home sales were over $1million.  This skews the average sales price way up.

Let’s compare year-to-date figures:

In the first seven months of 2013, 187  homes sold with an average sales price of $351,048 and 88 days on market.

In the first seven months of 2012, 169 homes sold with an average sales price of $314,732 and 112 days on market.

Again we see average prices up from the same time period in 2012. We’ve had four $1million+ sales this year so far, and 21 sales over $500K. Last year, in January -July there were two million dollar plus sales and 19 homes sold over $500K.  There seems to be more upper bracket home buyers in the market this year.

Currently there are 88 homes for sale in zip 64113, with an average list price of $697,636.  Eleven homes are priced over $1million. The most expensive home for sale in our zip code is the old “Applebee’s” house at 5550 Ward Parkway, priced $50 shy of $5 million.

If you would like sales figures from your neighborhood, contact me!

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

Armour Hills Home Sales Stats – July 2013

Armour Hills in Brookside

Armour Hills Homes in Brookside

Sometimes I wonder if  readers are getting tired of me reporting every month that home sales are UP in Brookside!  Oh, not really,….it’s even good news for buyers.  Yes, you may be paying a bit more than two years ago but as a homeowner, you want to feel confident you are making a good investment!

For Armour Hills, the average sales price is way up for the month of July.  Here are the details:

In July 2013, nine homes sold.  Average list price was $296,517 and average sales price was $292,000.  Average days on market was 20.  

In July 2012,  nine  homes sold at an average price of $224,111  and 53 days on the market.

Wow, that is quite a jump in the average sales price!  Almost $72,000!  Here’s why:  in July, three sales closed with sales prices over $300,000, including one $410,000 sale. Prices way over $300K are not the average for our neighborhood.  It’s good to see the average days on market way down–less than three weeks from list to contract!

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

From Jan-July 2013, 49  homes have sold  at an average price of $263,011 and 66 days on market.

From Jan-July 2012, 44  homes sold at an average price of $220,406 and 89 days on market.

As of this writing, there are 22 homes for sale in Armour Hills, with an average list price of $252,361 and 60 days on market.

Sales prices are up, number of units sold is up, and days on market is lower than  last year. This has been a consistent trend since the beginning of the year. Armour Hills should finish up 2013 as the strongest  for home sales in the past  few years!

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

Brookside Area Home for Sale

First time buyers often want a home with ‘good bones’ as the saying goes:  newer HVAC, roof, windows, as those items are expensive to replace.  I have a listing in the Brookside area with ‘good bones’ — lots of space for the price, just needs a new owner to add decor!

Brookside Area Home for Sale

Brookside Area Home for Sale

This home has new windows, new HVAC, new hot water heater, new 100 amp electrical service and new bracing on the basement walls.  It’s a Tudor style home, with a living room, dining room, enclosed side porch, kitchen and cozy breakfast room, plus a bedroom and full bath on the first floor.  The second floor has two bedrooms, another full bath and  a large dormer for storage. There is a private driveway and fenced backyard. Built in 1935, it has many charming details: crown molding, fireplace, brick exterior, built-ins…and all appliances stay!

Conveniently located near a bus route, this home is within a couple of miles of UMKC, the Country Club Plaza, Stowers Institute, and the Brookside/Waldo shops and restaurants.

It’s a great deal priced at $119,000.  If you are currently renting, your payment could be lower than your monthly rent!  The address is 715 E 72nd St, just east of Holmes.

For more information on this home, contact me.  It will be a fine house for the next owner.

Waldo’s 75th St Brewery Celebrates 20 Year Anniversary

For twenty years now, the 75th Street Brewery  (520 W 75th St, just west of Wornall) has been serving locally brewed beer and tasty made-from-scratch foods to Waldo and Brookside residents.  This Saturday they are kicking off a week-long celebration of their anniversary, with daily food and drink specials.

I’ve been a fan of this place for a long time..even though I’m not a beer drinker, we eat there often because the food and service are good, and they welcomed our kids for dining when they were smaller.  I appreciate their 600 calories or less menu selections, the tasty sweet potato fries and the pizzas are delicious!

With so many beer pubs popping up in the metro area, it’s important to note  the 75th Street Brewery started it all as they claim to be KC’s first brewpub.  Although Saturday’s  Summer Beer Fest is sold out , you can still stop by at 3pm and meet the original brewmaster, Tom Richer and try the 20th anniversary beer, Imperial Stout.  On Monday August 19, the menu will feature throwback pricing to 1993, and on Thursday you can buy 75 cent pints of any of their flagship brews.  For other specials during the week–check out their Facebook page, as unfortunately, there is no mention of the big anniversary celebration on their website (as of this writing).

The 75th Street Brewery is part of the KC Hopps restaurant chain, locally owned and operated. Other restaurants in the group include The Blue Moose, 810 Zone and Barley’s Brewhaus.  Happy Anniversary to the 75th Street Brewery.. one of Waldo’s best casual restaurants!

Want $5 To Spend in Waldo?

I know you like to spend your hard earned money supporting Waldo (and Brookside) businesses!  The Waldo Area Business Association has a  promotion through August 31, called the “Waldo Summer Passport”…and they make it very easy to earn $5 to spend in Waldo!

Waldo Passport

Waldo Passport

Here’s how it works:  Pick up a ‘passport’ at any of the participating businesses.  Get it stamped at ten Waldo businesses.  Turn in the completed passport at the Becky Beck Agency or Family Bicycles.  You’ll get $5 in Waldo Bucks and be entered into a drawing for $100 Waldo Bucks.  Pretty easy..and there’s no purchase necessary.  But hey, how often do you stop at Euston’s Waldo Hardware or The Well or Coffee Girls  or Waldo Pizza in a month?? Just keep the passport in your pocket for reference and in no time you’ll have the ten stamps..and a free $5!

Here’s a list of the participating businesses.  Thank you for supporting Waldo!

Almar Printing, 7735 Wornall Rd  – Center of Life Chiropractic, 336 W 75th St  – Coffee Girls, 7440 Washington St  – Cottman Transmission, 8401 Wornall Rd  – Euston’s Waldo Hardware, 126 W 75th St.  – Family Bicycles, 7410 Wornall Rd  – Jerry Singer Automotive, 311 W 74th St. – Kansas City Veterinary Care, 7240 Wornall Rd –  Lew’s, 7539 Wornall Rd  – One More Cup, 7408 Wornall Rd –  Pampered Paws Grooming Salon, 7719 Wornall Rd  – Papparico’s Mexican Restaurant and Catering, 8314 Wornall Rd  – Patricks Bar and No Grill, 8251 Wornall Rd –  Pistachios Monograms & Gifts, 205 E Gregory Blvd  – Planet Sub, 115 W 75th St  – Studio 213, 213 E Gregory Blvd –  Swyden Cleaners, 329 E Gregory Blvd  – The Well, 7421 Wornall Rd –  Waldo Grain, 7801 Wornall Rd  – Waldo Pizza, 7433 Broadway St  – Walgreens, 7500 Wornall Rd.  Here’s the website for more info:  www.waldokc.org

Charming Home for Sale in Brookside!

6947 Oak in Brookside

6947 Oak in Brookside

I have a great new listing in Brookside to tell you about.  Perhaps you know someone looking for a home in the area?  Inventory is low for nice, move-in ready homes and this one has many great features, plus a prime location north of Gregory.

Located on the northeast corner of Oak at 70th St, it’s a bungalow floor plan with a stucco exterior. Rare private drive (at this price!) and one car attached garage.  The garage is attached to the home with a lovely breezeway–a perfect area for outdoor dining (without the bugs!) or relaxing in the morning with a cup of coffee.

Unique corner fireplace

Unique corner fireplace

Inside, this home features two bedrooms on the first floor with a full bath, plus a living room, dining room, breakfast nook and galley kitchen.  The bath and kitchen are updated, and in the kitchen you’ll find original built-ins, including a fold out spice rack–so charming!  There are some original light fixtures too. Neutral wall colors throughout the home.

On the second floor, the master bedroom is large, also with built-ins, with a full bath that leads to a huge walk-in closet.  There is a full stone basement, newer HVAC, hardwood floors and stone fireplace.

Original built ins

Original built ins

The Trolley Track Trail, Brookside/Waldo shops and amenities are nearby, and the Metro bus stops along Oak for easy public transportation access to UMKC, Westport, The Plaza, or downtown Kansas City. This home is priced to sell at $179,000!  Contact me if you know someone who may be interested in this home~!

Master bedroom

Master bedroom

Brookside On The Beach?

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

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!

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.new flagler

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.