Armour Hills Home Sales Report-May 2020

Interesting report here neighbors, for Armour Hills homes sales last month.  Prices are down, but buyers are still offering list price-or above! Here are the details:

May 2020                                                             May 2019

Median list price:      $352,500                         Median list price:       $365,000

Median sales price:   $352,500                         Median sales price:    $359,000

No. of homes sold:       19                                 No. of homes sold:        12

Days on market:          4                                     Days on market:             8

With the list and sales price being the same–you know most sellers are getting asking price. Three homes that sold in Armour Hills last month closed at $20,000 over list price-wow!  Here are the year-to-date numbers:

Jan-May 2020                                                          Jan-May 2019

Median list price:      $349,900                             Median list price:       $357,500

Median sales price:    $342,500                          Median sales price:    $355,500

No. of homes sold:      29                                     No. of homes sold:      34

Days on market:         10                                       Days on market:         24

Values are down almost 4% compared to last year; fewer homes sold, in a shorter amount of time. Our highest closed price in 2020 is $486,000 and lowest is $260,000.  Currently there are just two homes listed in Armour Hills, with a median price of $317,475 and 80 days on market.

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

 

 

 

Brookside Home Sales Report-May 2020

Three months into the pandemic and home sales in Brookside and Waldo are strong…for those updated homes priced under $400K.  Still, values have slipped since last year.  Let’s take a look at the specific numbers, using the main Brookside zip code of 64113:

May 2020                                                                May 2019

Median list price:     $368,000                             $424,900

Median sales price:   $371,500                            $422,500

No. of homes sold:      32                                         40

Days on market:          4                                            22

Several of the homes that closed last month were at or above list price; five homes priced over $500K sold quickly.  Still, prices were a little lower and fewer homes sold–probably because some sellers decided to stay put during the coronavirus emergency.

Checking year-to-date stats:

Jan-May 2020                                                          Jan-May 2019

Median list price:     $368,000                               $399,950

Median sales price:  $370,000                               $395,000

No. of homes sold:         92                                       123

Days on market:             13                                        34

Sellers are still getting very close to list price, even though values have dropped a bit. Homes are selling quickly after going on the market–again, those in the under $400K price range.  Currently there are 39 active listings in Brookside, with 25 homes priced over $500,000 and 13 of those over $1 million.

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

Brookside Home Sales Report-April 2020

Hello neighbors…I haven’t posted a blog in a few weeks, as I’m adjusting to working within the pandemic perimeters.  However, the home sales stats from April are here, so I’ll post those over the next few days and also have a couple of new Brookside/Waldo businesses to blog about-YEAH!  Below are the numbers, using the main Brookside zip code of 64113:

April 2020                                                            April 2019

Median list price:     $424,000                           $425,000

Median sales price:   $408,500                          $420,000

No. of homes sold:       22                                       31

Days on market:          9                                           9

The lowest sales price last month was $265,000 and the highest was $760,000.  A year ago, there were three $1,000,000+ sales in the month of April.  It was mid March when businesses started shutting down due to COVID 19, and most contracts take 30-45 days to close. So we see that fewer homes closed last month, and the median price was lower than a year ago. May’s numbers will tell us more about any real market slow down due to the pandemic. Let’s look at year-to-date figures:

Jan-April 2020                                                     Jan-April 2019

Median list price:     $369,000                             $395,000

Median sales price:  $370,000                             $390,614

No. of homes sold:      59                                          83

Days on market:          15                                          38

There’s a 5% decrease in prices YTD, and fewer homes sold. However, sellers are still getting practically list price for their homes.  Note that it’s the more moderately priced homes in Brookside that are selling the fastest, as reflected in the median sales price.

Currently there are 36 active listings in Brookside, with an average list price of $575,000 and 36 days on market.  Thirty two of the 36 homes are listed over $400K, five homes priced over $1,000,000.

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

 

Brookside Home Sales Report-Jan 2020

This is going to be a quick blog, as I start 2020 reporting home stats.  I will just be posting January numbers with comparisons to 2019–as there is no YTD figures until next month.

So, here are the figures for single family home sales in Brookside, using the zip code of 64113:

January 2020                                                               January 2019

Median list price:  $415,000                                         $350,000

Median sales price:  $400,000                                      $339,000

No. of homes sold:        7                                                  10

Days on market:          44                                                  31

Prices took a significant jump but with so few homes selling, I think the more expensive homes went under contract last month.  Fewer homes did close compared to last January, and they sat on the market longer.  As we get into the warmer weather, more listings will come on –and more sales will follow!

Currently there are 22 active listings, with a median list price of $519,450 and 87 days on market.  Prices range from $289,000 to $7.7 million.  Half of the homes for sale are at $500,000 or higher; six priced over $1 million.

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

Wornall House Improving Grounds with the “Learning Landscape”

Our first Brookside house was just a block away from the John Wornall House Museum—yet I never stopped in for a tour. I always admired the all brick, Greek Revival style home with the massive pillars in front, built in 1858.  Over the past few months, I noticed heavy bulldozers on the grounds facing Wornall, and decided to find out what was going on.

WH battleFirst, a little background on the house:  Richard  Wornall purchased the 500 acres of farmland in 1843,  stretching from State Line to Main St and 59th to 67th Streets, taking out a loan of $2500. (These days that amount isn’t even a down payment on a Brookside home!) He and his family first lived in a cabin on the homestead until the house was built.   They farmed the land, selling grain and animals in Westport. Eventually, Richard and Judith’s sons, John and Thomas, inherited the property.    Soldiers took over the house during the Civil War and used it as a field hospital as the Battle of Westport was taking place nearby (in present day Loose Park).  Pieces of land were sold off through the years, and finally,  John Wornall’s third wife, Roma, sold the remaining 150 acres to JC Nichols.  In 1963, the property was purchased by the Jackson County Historical Society and is now a free standing, non profit entity in conjunction with the Alexander Majors House at 8201 State Line Road.

WH SBK

Sarah Bader-King, Curator-The Wornall House

Sarah Bader King, Curator and Director of Public Events and Programming , explained during my recent visit that the grounds are now being prepped for the  “Learning Landscape”, an idea that’s been percolating for the past five years.  The Learning Landscape will reflect how the grounds outside the house were originally used:  there will be native, period accurate plants, a vegetable/herb garden, a firepit, an original cistern that was uncovered, apple trees and a Civil War encampment.  Extensive educational signage will be added along the new sidewalks, used for self guiding visitors anytime they want to stop and walk the grounds, learning how the area evolved from open frontier to the suburbs it is today. King says: “We are excited to have the opportunity to bring our mission outdoors and into the landscape that would have been so important to the Wornall family in the nineteenth century. It is not often that a small non-profit such as ours can undertake such an innovative and organization-changing project.”

King hopes the Learning Landscape will be completed in April, as the official Ribbon Cutting ceremony is planned for the first weekend of May.  And if you are a fan of the biannual Garden Tour the Wornall House arranges, this year it will involve Brookside homes all within walking distance of the house.

You can tour the Wornall House by making a reservation in advance; all tours last approximately 45 minutes.  Hours are Wednesday through Saturday 10am-4pm, and Sundays 1-4pm.

WH bulldozer

Brookside Home Sales Report-December 2019 and Year End Totals

Happy 2020 everyone!  What will the Brookside housing market be like this year??  I really like to track these stats because I think it does offer some perspective on the sales and demand.  Let’s examine the December stats first, then the YTD comparisons. I’m using the main Brookside zip code of 64113 for sales:

December 2019                                                     December 2018

Median list price:     $422,500                             Median list price:     $457,475

Median sales price:    $420,000                           Median sales price:    $437,000

No. of homes sold:      22                                      No. of homes sold:       20

Days on market:        25                                       Days on market:           37

These numbers show us that sellers are getting within just a few thousand dollars of list price, but overall, median prices were down 3.89% over 2018. The lowest sale last month was $270K and the highest was just over $1.2 million.

Here are YTD comparisons for the past five years:

Year                    Median sales price                No. of homes sold             DOM

2019                    $380,000                                         300                                   23

2018                    $397,000                                         285                                   18

2017                    $387,000                                         297                                   20

2016                    $350,000                                          327                                  34

2015                     $327,500                                         342                                  39

It is surprising to me that median home prices were 4.47% lower than 2018. Overall though, Brookside home values up 13.8% since 2015.  The number of homes sold has stayed pretty steady the past few years. There is still a lot of demand for Brookside homes, but in the $350K and less price range..that’s 2016/2015 prices!  As Brookside prices keep rising, lower priced buyers are going farther south and east–Waldo values are up over 2018, and way up since 2015.  Those figures will be posted within the next week.

Currently there are 21 homes for sale in Brookside, with a median list price of $500K and 90 days on market. Eleven homes are listed over $500K, with five on the market for over $1,000,000.  

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

 

Brookside Home Sales Report-Oct 2019

Home sales are slowing down as the holidays get closer–very typical trend for the housing market.  Right now in Brookside, more than half the homes for sale are priced over $500,000–several over one million dollars.  Let’s check the numbers for single family home sales, using the main Brookside zip code of 64113:

October 2019                                                      October 2018

Median list price:     $357,450                         Median list price:     $429,000

Median sales price:   $346,500                        Median sales price:   $430,000

No. of homes sold:       20                                 No. of homes sold:     26

Days on market:          24                                   Days on market:          3

That’s quite a drop in the median sales price but remember, we have such a huge range of prices in Brookside, when more expensive homes sell, the median price rises.  The highest closed sale last month was $911,500 and the lowest was $248,400.

Here are the year-to-date stats:

Jan-Oct 2019                                                         Jan-Oct 2018

Median list price:     $385,000                           Median list price:     $399,975

Median sales price:  $376,000                           Median sales price:    $394,500

No. of homes sold:      255                                 No. of homes sold:      250

Days on market:          21                                    Days on market:        15

Overall, median prices have dropped 4.6% compared to this time last year, however I think the year end totals will show an increase overall.  There are 36 active single family listings in Brookside, with a median list price of $527,000 and 58 days on  market.  Most of the homes are priced at $500K or above; ten are over $1,000,000. The most expensive listing is $7.7 million on the 1200 block of W 55th St–comes with a huge estate lot, a tennis court and pool..oh if only the walls could tell stories about that place!

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

Holiday Shopping Specials All Weekend in Brookside

Brookside season opener

Shop local!  It’s one of the best parts of living in Brookside and Waldo…so many locally owned shops and services, supported by the nearby residents and neighbors.  This weekend is the annual Brookside Holiday Season Opener–a chance for you to start shopping early while taking advantage of special discounts!

To get you in the spirit, festivities start Thursday Nov 14, 2019 at 5pm.  Stop by the Bank Midwest Plaza (63rd and Brookside) and pick up some refreshments while enjoying the Border Star Elementary School Choir and the tree lighting at 6:30.  Shops will be open late till 8pm.

Special deals continue through the weekend with many merchants offering discounts on food and gifts.  Check out the Brookside website for details.  

Shopping hours during the Brookside Holiday Season Opener are Thursday 5-8pm, Friday and Saturday from 10-6 and Sunday from 12-5.  Get your list together and spend some time in Brookside this weekend shopping the deals and supporting our local businesses!

Armour Hills Home Sales Report-May 2019

I’m still amazed at how quickly Armour Hills home values have shot up since the recession–home ownership is a good investment!  Houses are still selling very quickly at close to asking price.  Here are the numbers:

May 2019                                                                   May 2018

Median list price:     $365,000                                Median list price:     $325,000

Median sales price:   $359,000                               Median sales price:   $320,000

No. of homes sold:      12                                          No. of homes sold:    7

Days on market:           8                                           Days on market:       5

Most new listings went under contract within a week of hitting the market. The highest closed price last month was $460,000.  Below are year-to-date figures:

Jan-May 2019                                                          Jan-May 2018

Median list price:       $350,000                            Median list price:       $312,000

Median sales price:    $355,000                            Median sales price:    $310,000

No. of homes sold:      35                                        No. of homes sold:  29

Days on market:           26                                       Days on market:      5

At almost the halfway point in the year, Armour Hills home prices are up 14.5% over same period last year.  Are you surprised that your property tax assessment is climbing so quickly?? Currently there are 7 active listings, with a median price of $296,500 and 30 days on market.

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

 

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.