The Brookside home sales stats I have to report today are all over the place…down for the month of April and way up for year-to-date. Let’s see what’s happening here; I am using the main Brookside zip code of 64113 for these stats, single family home sales.
april 2025
april 2024
Median list price:
$544,500
$497,250
Median sales price:
$527,000
$523,000
Days on market:
3
2
No. of homes sold:
16
22
With these numbers, you see buyers were paying just over 3% under the list price for homes, and prices were up less than 1% compared to April 2024. Most homes are still selling quickly once they hit the market; although 27% fewer homes sold last month. The lowest closed price was $304,000 and the highest was $1,300,000–$40K over asking price, and buyer purchased it “sight unseen”. The year-to-date numbers are quite different:
jan-april 2025
jan-april 2024
Median list price:
$555,000
$499,950
Median sales price:
$585,000
$517,500
Days on market:
4
3
No. of homes sold:
65
66
So far this year, home values are up 11.5%, and most buyers are paying over list price–averaging around 5%. The number of homes sold compared to last year remains steady. We are right in the middle of the busy spring buying season–if you are in the market for a Brookside home, it’s still very competitive for the nicer, updated homes. Currently there are 15 single family homes for sale in Brookside, with a median asking price of $660,000. Five homes are priced over $1,000,000 — the price range is $309,900-$2,695,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
There were some big dollar home sales in Brookside last month, pushing up the median sales price quite a bit. I remember when million dollar home sales in Brookside were rare! Let’s take a look at the details–these are the stats for single family home sales in the main Brookside zip code of 64113:
march 2025
march 2024
Median list price:
$615,000
$475,000
Median sales price:
$625,000
$520,000
Days on market:
2
2
No. of homes sold:
21
17
Last month five homes closed over $1,000,000–the highest sale was $1,999,000; the lowest was $359,000. That pushed the median sales price up 20% from last year, and a few more homes sold in March 2025. Here are the year-to-date numbers:
jan-march 2025
jan-march 2024
Median list price:
$585,000
$510,000
Median sales price:
$590,000
$517,000
Days on market:
4
3
No. of homes sold:
49
44
So far this year, home values are up 14% over last year…sellers are, for the most part, getting list price or more. The number of homes changing owners remains steady.
Currently there are 8 single family homes for sale in Brookside, with a median price of $595,000. The lowest price home is $440k and the highest is $1.2 million.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Overall, Brookside home sales so far this year are consistent with the same period as 2024. However, we did see a dip in the median sold price last month compared to last February. I’ll explain below; these stats are for single family home sales in the main Brookside zip code of 64113:
february 2025
february 2024
Median list price:
$470,000
$638,000
Median sales price:
$460,000
$630,000
Days on market:
22
11
No. of homes sold:
17
11
You can see the 26% drop in the median sales price; however, note that last February, there were three mutli-million dollar closed sales; last month there were none. Higher priced homes raise the overall median price. More homes changed hands as well. Here are the year-to-date numbers:
jan-feb 2025
jan-feb 2024
Median list price:
$529,000
$515,000
Median sales price:
$525,000
$515,000
Days on market:
23
9
No. of homes sold:
28
27
Overall, the median sales price is up almost 2% since last year, and homes have sat on the market a little longer before going under contract. The number of sales remains steady.
Currently there are eight homes listed in Brookside, with a median list price of $557,900 and 49 days on the market. Six of the homes are priced over $500K; and three of those are over $1,000,000. The higher priced homes sit on the market longer, lengthening the days on market without a contract.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Last month, Brookside had it’s highest closed sales price for the year–over $5,000,000! Read on for the full breakdown of the stats. Higher interest rates have not slowed down home sales in our neighborhood-I think buyers have accepted that an above 6% rate is the norm now. Who knows what will happen next year? Let’s take a look at the numbers; I’m using the primary zip code of 64113 for these stats:
november 2024
november 2023
Median list price:
$530,000
$515,000
Median sales price:
$537,500
$485,000
Days on market:
11
3
No. of homes sold:
25
19
The lowest closed price last month was $315,000 and the highest was just under $5.8 million–cash purchase!! It was a house in the Sunset Hill area. Sales prices were up 10.8% compared to last November, and more homes closed. Below are the year-to-date numbers:
jan-nov 2024
jan-nov 2023
Median list price:
$549,950
$550,000
Median sales price:
$560,000
$570,000
Days on market:
3
3
No. of homes sold:
245
231
Overall, prices are down almost 2% for the year; 6% more homes have changed owners and — many buyers still paying over the list price. It’s difficult for me to type these words: the median price of a Brookside home is now over half a million dollars! But remember, there are no “formal” boundaries for Brookside; I use the 64113 zip code to check numbers, and the boundaries for 64113 are: 55th St to Gregory; State Line to Oak.
Currently there are 17 listings in Brookside, ranging in price from $329K-$4,950,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
I’m starting off this blog with an unusual fact about October home sales in Armour Hills–last month only one home closed, at a price of $385,000, In October 2023, three homes closed with a median closed price of $465,000. Are home prices in Brookside dropping? The answer is yes. Let’s take a quick look at the year to date stats:
Jan-oct 2024
jan-oct 2023
Median list price:
$435,000
$427,500
Median sales price:
$444,750
$450,500
Days on market:
2
2
No. of homes sold:
52
60
The numbers are showing us here that prices dropped slightly, 1.2% compared to last year at this time; and 13% fewer homes sold. Still, many buyers paying over asking price. Currently there are 3 homes for sale in Armour Hills, with a median list price of $479,000 and 54 days on market–two of the three homes have been sitting for a while.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
You may have heard that home prices are falling nationally; and that is true of Brookside as well as we look at last months single home sales stats. Here are the numbers; using the main Brookside zip code of 64113:
october 2024
october 2023
Median list price:
$475,000
$562,500
Median sales price:
$477,500
$570,000
Days on market:
6
3
No. of homes sold:
22
20
Looks like home prices dropped by 16% compared to October 2023; about the same number of homes changed owners. Why the drop? Some sellers are likely pricing more conservatively because fewer buyers are in the market – although several homes did sell more than the asking price, one closed at $65K over! There were also six homes that had significant price drops as well, lowering the median sales price. The lowest closed price was $310,000 and the highest was $1.3 million. Here are the year-to-date numbers:
jan-oct 2024
jan-oct 2023
Median list price:
$549,975
$554,500
Median sales price:
$568,000
$575,000
Days on market:
3
3
No. of homes sold:
220
212
These YTD numbers show a slight reduction in the median price-down just over 1%; yet many buyers still paying over the list price by over 3%. If you are a home seller–pricing is crucial!! The numbers are encouraging in that most homes are selling quickly and Brookside remains a very desirable place for homebuyers. Currently there are 24 single family homes for sale in Brookside, with a median price of $760,000 and 44 days on the market. Eighteen of those listings are priced over $500K; half of those are over $1,000,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
There are locally owned bars in the Brookside/Waldo area that have a chummy, neighborhood vibe– similar to the Cheers TV sitcom where “everybody knows your name”. Perhaps you know the bartender or tend to run into a neighbor during the visit. I’m thinking of places like Charlie Hooper’s or The Brooksider; Walsh’s Corner Cocktails. For several months now, Brookside has a wine bar with that same atmosphere…tucked away on Oak St around the corner from the Crestwood Shops.
Vita’s Place, 5514 Oak St.
Ryan Sciara
Vita’s Place is owned by Brookside residents Ryan and Jenny Scaira; and is named after Ryan’s grandmother, an immigrant from Sicily who lived in Columbus Park. Vita was Ryan’s best friend, and as a kid, he practically grew up at her kitchen table, watching her cook and take care of family members and visitors. She inspired him: “If you take care of other people, it gives you a great feeling” says Ryan. So he went into the hospitality business, working at Teller’s in Lawrence; as the opening general manager and sommelier at 40 Sardines; then opened Cellar Rat Wine Merchants in the Crossroads. Eventually he left Cellar Rat to focus on he and Jenny’s young family; then decided to open another wine store, Underdog Wine Company in the Crestwood Shops.
Still, Ryan had the itch to start another business. After visiting several small wine bars in Brooklyn NY, he decided to open his own place. But where? He wanted to be close to his Brookside home and discovered this current spot would be available for rent (formerly Salon Latifa). He hired noted restaurant designer John O’Brian to design and build out the interior, incorporating custom wood paneling, antique furniture pieces, rich textured wall tile and comfortable cushioned booths. It’s the perfect spot to linger over a beverage enjoy a conversation with friends (or the bartender!).
Vita’s has an extensive wine collection, and Ryan changes most of the 40 wines by the glass quarterly. “The wine list is very personal to me”, he explains. “With my 31 years in the business, I have become friends with a lot of great winemakers, importers, winery owners;, distributors. The greatest compliment you can give any of them is to put their wines on your list. I like to showcase small production wines, made in an honest manner that pay tribute to where they are grown. We will let someone sample a small taste of any of our wines by the glass and offer them choices in 3 and 5 oz pours.” Every Monday Vita’s Place hosts wine classes, limited to 12 people and designed for those who want to gain knowledge and confidence in the various types of wine. There is a full cocktail bar (including a huge gin selection!) and non alcoholic hard liquor and beers. Ryan is especially proud of the food he offers too; chef Owen Manning developed a simple menu of selections, most using just 4 or 5 very fresh and high quality ingredients. Items offered change seasonally, and the plates come in various sizes and work well for a nosh or meal.
Naturally, Brookside has welcomed Vita’s with steady business. “I considered other parts of the city when looking for a spot, but it only made sense to do it here. There is really no where else I would have done it. Brookside needed this type of place”. Vita’s is the perfect spot to visit with friends for a pre dinner drink and appetizer; a light meal on Sunday evenings; or stop in to linger at the bar and chat with friends and the staff. Ryan says he has a knack for remembering names and faces so will likely greet you personally!
Vita’s Place is open Wednesday through Sunday at 5514 Oak St. Parking is available on the street. Reservations available via Tock.
Big changes are coming to our Cosentino’s Brookside Market—you’ve likely noticed all the construction happening on the west side of the store. This is going to big a big improvement for a neighborhood! Recently I stopped by and spoke with Gary Arb, Store Director, to find out the details.
This is a huge expansion for the market—one that has been planned for a while. Gary explained the store is being built out 18 feet to the west, adding much more square footage for more food options and services. The old outdoor patio has been removed; the new plans include a large indoor eating area with public rest rooms. All of the refrigerated items, including the grab and go selections, will be in closed cold cases with doors—easier to keep these items chilled when storms cause electrical service disruption. There will still be a hot and cold food bar, plus a new Panini press for sandwiches, new islands, and the floral department will move to the new space. The current “center” of the store, displaying canned goods, snacks, bread, and other basic food items will not change. The wine department will expand, adding more varieties, and there will be a beer cold case in the liquor aisle. You;ll see new flooring in the entire store and there are no plans to change the entrance and parking lot. Gary also mentioned they are adding a couple of self service check out lanes for customers, “just out of necessity for those who have a couple of quick items to buy.”
Way back in 1948, two brothers started a small neighborhood grocery that eventually grew into Cosentino’s Food Stores. The same family still operates the company today, which includes the KC area Price Chopper and Sunfresh stores. Gary has been at this location for five years, after working at a few other Price Chopper locations including the Brookside store. He loves the job, describing himself as a “people person”, and especially likes greeting the same regular customers, watching the youngsters in the neighborhood grow up and continue to shop here. “My biggest joy in this job is the people; I’d be in trouble if I was in a cubicle! Our family owners are committed to the neighborhoods they are in—they know the area residents are what make us successful. We try our best to give back to them and improving this store is another way we can show our gratitude for their business.”
Gary Orb, Store Manager
Knowing that most large construction projects don’t finish on time, Gary is hopeful the construction is finished and customers can shop the new space by the busy Thanksgiving shopping season. Although the construction mess is a bit inconvenient and noisy–it will all be worth it in the end for a stylish, updated Brookside grocery!
Home sales in Brookside are not slowing down…last month, prices rose quite a bit compared to September 2023. Let’s take a look–using single family home sales in the main Brookside zip code of 64113:
september 2024
september 2023
Median list price:
$575,000
$450,000
Median sales price:
$585,000
$471,000
Days on market:
7
2
No. of homes sold:
23
13
There was a jump of 24% in the median sales price; partly driven by three $1,000,000 homes selling last month; the highest closed price was $1,070,000 and the lowest was $305,000. Below are the year-to-date numbers:
jan-sept 2024
jan-sept 2023
Median list price:
$550,000
$554,000
Median sales price:
$575,000
$576,000
Days on market:
3
3
No. of homes sold:
198
192
You can see the YTD stats are very similar to 2023..many homes selling for almost 5% over asking price and the number of homes changing owners remains steady. Currently there are 26 homes for sale in Brookside with a median list price of $629,000 and 47 days on market. Twenty of the homes for sale are priced over $500K; 9 are over $1,000,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
The home sales stats for this month–and year to date–capture the idiosyncratic market we are in. Home prices are down, yet buyers still paying over asking price. Interest rates have trickled down, yet not enough inventory for those who want to buy. Let’s take a look at the details; I’m using the main Brookside zip code of 64113 for the numbers:
august 2024
august 2023
Median list price:
$582,000
$637,500
Median sales price:
$602,500
$645,000
Days on market:
2
2
No. of homes sold:
30
20
You can see that the median sales price dropped 6.5% from last August; yet buyers paying about 3% over the asking price. More homes changed owners as well and still go under contract quickly. There were five $1,000,000+ sales last month; the lowest closed price was $350,000. Here are the YTD figures:
jan-aug 2024
jan-aug 2023
Median list price:
$550,000
$575,000
Median sales price:
$575,000
$582,000
Days on market:
3
3
No. of homes sold:
175
179
So far this year, prices are down slightly, just 1.2% and the number of homes sold remains steady. We are still experiencing some bidding wars! Buyers are paying about 4% over list price. Currently there are 23 homes for sale in Brookside, with a median price of $635K; eight homes are listed at over $1,000,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Inside Brookside (And Waldo) 