Vegan Mattie’s Foods Opens in Brookside East

It all started with the queso…

Back in 2015, sisters  India Pernell and Arvelisha Woods went from being vegetarians to  vegan. But they craved cheese! So the pair created their own recipe for queso and brought some of it to  their hair salon in Independence.  Customers loved it—and they decided to start selling their creamy comfort food.    Eventually, they developed recipes for vegan nachos too and promoted their goodies at festivals and pop-ups.  More success!  In 2018, they bought a food truck and started catering out of a kitchen commissary, closing the hair salon to focus on their food full time.  Customers wanted a restaurant—India and Arvelisha listened and now you can visit Mattie’s Foods in east Brookside, at 633 E 63rd St.

LiLike every other small business owner, India and Arvelisha had to deal with the pandemic. The lease was signed in August.   “We’ve gone through so many trials and tribulations” Arvelisha explained, “that we knew how to work under pressure.  We just got creative and made it work”.  The restaurant  has been a hit—when  I visited last week after the lunch rush, there was still a steady stream of people coming in after 2pm for a meal.  “We have always loved Brookside and grew up near here.  Brookside has the entrepreneurial spirit and the locals support small business owners.”

So what else is on the menu?  Besides nachos and the infamous queso, Mattie’s offers breakfast, including a biscuit sandwich, pancakes and the popular Mattie bon—a cinnamon roll with fruit flavor options.  Popular lunch items are the brisket sandwich made with tofu, and various types of mac and cheese.  There are no fried foods in this place—and, most items can be made gluten free.  Mattie’s still caters for events and sells family meals, including special vegan meals with a Thanksgiving theme.

As you may  have guessed, Mattie’s is named after the sisters’ beloved grandmother.  They both grew up learning how to cook from Mattie, and as they created the vegan recipes, were inspired by those childhood food memories. 

Mattie’s Foods is open Wednesdays and Saturdays, 9am-3pm; Thursdays and Fridays, 9am-7pm. Stop in for a meal of “comfort food made smart”!

Sierra Winter Jewelry Now Open in Brookside

When strolling around art fairs, I always stop at the jewelry booths.  There are so many different styles and types of metals—and usually a wide range of prices. Due to the pandemic–no Brookside/Westport or Plaza art fairs this year…However, last week I stopped by Sierra Winter Jewelry, a unique shop at 7017 Oak next to Eclectics to get my jewelry fix. This showroom has been open for several months now, but somehow I missed it!

Owner Sierra Otto had the urge to make jewelry early—she started back in high school.  At KU, she studied metal smithing and jewelry design.  She spent several years designing for Silpada (a now-defunct KC company) and finally went out on her own.  She sells direct to consumer via her website and to wholesalers around the country.  Earlier this year she opened this showroom and now operates the business just a few blocks from her Armour Hills home, where she lives with her husband and young daughter.

Sierra Otto

Sierra explained her designs are “globally inspired”  and she releases a new collection two times a year that consist of about 15 pieces—her next one will debut in October.  I asked Sierra about her best selling pieces, and she says the simple and classic  “Eclipse”  is very popular, along with the “Easy Rider” horseshoe ring and the “Mama” collection, featuring rings, necklaces and bracelets often given to new Moms as shower and new baby gifts.  All of her pieces are sterling silver or 18K gold vermeil, and some feature precious stones such as turquoise, lapis and opal for a special focal point.  In addition to jewelry, the shop also sells specialty bandanas, candles, incense, cards and nail polish for sale.

Business has been brisk, despite the pandemic and Sierra plans to host private events and trunk shows once we return to a more ‘normal’ lifestyle.  In the meantime, stop by the store—or website.  Sierra Winter Jewelry is open Wednesday through Friday from 10am-5pm, and noon-4 on Saturday at 7017 Oak St. 

Armour Hills Home Sales Report-June 2020

I am a bit late posting the June stats for Armour Hills homes sales…it’s already August! Still, time is moving slowly these days…but home sales are still very strong in Brookside. Here’s the report:

June 2020June 2019
Median list price: $334,900$329,000
Median sales price: $347,750$329,000
No. of homes sold: 89
Days on market: 2224

Five homes closed at or over asking price in June 2020. One home sold —for $35,000 over the list price!!! Another sold for $22,600 over ask price. It’s an out of control bidding war at times in Brookside and Waldo these days. Now let’s look at year-to-date numbers:

Jan-June 2020Jan-June 2019
Median list price: $349,900$343,700
Median sales price: $342,500$343,325
No. of homes sold: 3744
Days on market: 1024

Median sales price is running just a smidge behind where we were last year at this

time. The number of homes sold is lower; homes going under contract quicker. There is still a lot of demand, despite the COVID-19 pandemic. Will home sales fall as we get into the colder months of the year as they usually do? I think so; it will be interesting to see if prices are lower as well. So much depends on the condition of the home, no matter what time of year.

Currently there are seven active listings in Armour Hills, with a median list price of $359,900 and 13 days on market. Contact me if I can help you with any real estate needs!

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

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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.)