Waldo Home Sales Report – May 2025

The busy Spring home buying season brought higher sales last month in Waldo; overall for the year, some numbers are up, some are down. Let’s dive into the details; I’m using the street boundaries of Gregory to 85th and State Line to Holmes for these stats, single family home sales:

may 2025may 2024
Median list price:$305,000$300,000
Median sales price:$320,000$326,000
Days on market:32
No. of homes sold:3125

Compared to May 2024, prices were down 1.8 and again, most buyers still paying over asking price. The number of homes increased a bit. The lowest closed price was $155,000 and the highest was $625,000. Below are the year-to-date figures:

jan-may 2025jan-may 2024
Median list price:$295,000$295,000
Median sales price:$291,000$299,500
Days on market:43
No. of homes sold:12396

Here we see prices dropped slightly, about 3% for the year. Still, home sales in Waldo are strong; we’ve had 22% more properties change owners this year. Currently there are 20 single family homes for sale in Waldo, with a median list price of $310,000 and 27 days on the market.

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

Brookside Home Sales Report – 2024 Stats and 5 Year Comparison

The 2024 Brookside home sales stats are in …so this is the time to see how much our home values are rising compared to years past. There is a reason owning a home is a good investment: because the value usually goes up, not down, and that is certainly the case for Brookside. Let’s take a look at the numbers; I’m using the main Brookside zip code of 64113 for the stats:

20242023202220212020
Median
list price:
$562,500$550,000$489,900$459,950$419,000
Median sales price:$575,000$572,500$500,000$475,000$415,000
Days on market:33338
# of homes sold: 264246295338327

Looking at 2024 as a whole, buyers paid about 2% over asking price, and most homes went under contract within a few days of listing. The number of homes changing owners was up 7.3% compared to 2023. The lowest closed price of 2024 was $260K and the highest was $5.78 million.

The five year trend shows us home values have risen 38% since 2020 and the number of homes up for sale has steadily gone down; people are choosing to live in their homes longer and hang on to the lower interest rates. Overall, there was a 7% increase in value between 2023 and 2024.

At this time there are 12 single family home listings in Brookside, with a median list price of $671,000. Five homes are priced over $1million; the lowest listed price is $309,900 and the highest is $2,79 million.

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

Brookside Home Sales Report – November 2024

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 2024november 2023
Median list price: $530,000$515,000
Median sales price:$537,500$485,000
Days on market:113
No. of homes sold:2519

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 2024jan-nov 2023
Median list price:$549,950$550,000
Median sales price:$560,000$570,000
Days on market:33
No. of homes sold:245231

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.)

Brookside Home Sales Report-October 2024

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 2024october 2023
Median list price:$475,000$562,500
Median sales price:$477,500$570,000
Days on market:63
No. of homes sold:2220

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 2024jan-oct 2023
Median list price:$549,975$554,500
Median sales price:$568,000$575,000
Days on market:33
No. of homes sold:220212

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.)

Vita’s Place is Your Place

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.

Cosentino’s Brookside Market Undergoing Expansion

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!

Brookside Sip & Shop Tonight AND Waldo Fall Fest on Saturday

One of the reasons people love to live in Brookside and Waldo…all the neighborhood free activities! Kick off your weekend early !

Tonight is the Fall Sip & Shop in Brookside! Centered around the intersection of 63rd St and Brookside Blvd, take your time and stroll around the locally owned shops and restaurants on this mild Fall evening. Stop in retail stores for beverage samples and in store specials while supporting our neighborhood.

And Saturday is the Waldo Fall Festival from 10am-8pm, at Gregory and Wornall on the east side.

Please remember to be extra careful when driving in these areas and watch for pedestrians, kids, bicyclers and families with strollers. Get out this weekend and enjoy the neighborhood!

Modern New Apartments Open on Gregory

New apartments with modern amenities–difficult to find in our Brookside/Waldo neighborhood.  Waldo’s 222 Flats just east of 75th and Wornall opened in 2021; now a few blocks north we have The Romanelli Reserve at 200 West Gregory, developed by longtime Kansas City resident Marshal Blount. 

Driving along Gregory you probably noticed this project took quite a while to finish–but it’s worth the wait.  The 9 unit building has several special features that show the extra thought and care Blount put into the apartments:  high density insulation for energy efficiency and sound absorption; exterior stone accents and Hardie siding;  high ceilings, dimmer lights, quartz counters, upgraded appliances and balconies for each unit. Blount even got KCMO to sign off on a new outdoor material called aluma board; this product looks like wood but is actually a powder coated aluminum that resists water and other weather elements.  The result is a sleek, modern building with open floor plan apartments in an older, walkable neighborhood. 

Units rent for $2195 per month, plus a $100 monthly fee to cover water and trash service.  The all electric apartments also  feature walk-in pantries, in unit washer and dryer, double closets in bedrooms,  tiled baths and surface parking behind the building.  Each unit is approximately 1100 square feet, with two bedrooms and two baths;   Pets are allowed.

Marshal Blount

Marshal has lived in the Brookside area since he was 7 years old, attending Visitation grade school and Rockhurst high school..  He is a commercial broker with Block and Company–you’ve probably seen their signs in the Waldo area.  Over the years he worked in the restaurant industry, trained as a chef, worked for a wine distributor and eventually got a license in the real estate industry to work for himself.  Marshal is very proud of his apartment baby, and really enjoys getting to know the new tenants.  “Brookside is a friendly place where neighbors like to know each other, support one another and the locally owned businesses here.  It’s exciting to provide such a high quality building in this walkable neighborhood for those that prefer to rent rather than own a home–there’s much less maintenance.”

Most of the building is leased; as of this writing there are a couple of apartments left. For more information and a personal tour, contact The Romanelli Reserve through their website.

Armour Hills Home Sales Report – June 2024

At the halfway point in the year, let’s take a look at June home sales for Armour Hills on this last day of July. In Brookside as a whole, prices are down from last year and fewer of properties have sold. That’s true for the monthly report but not year-to date! Let’s take a look:

JUNE 2024JUNE 2023
Median list price:$419,000$430,000
Median sales price:$442,500$476,250
Days on market:22
No. of homes sold:56

Last month, most buyers paid over the list price, around 5.6%. Home prices were down 7% compared to last June. The lowest closed price was $398,800 and the highest was $485,000. Look at these year to date figures– prices are up:

JAN-JUNE 2024JAN-JUNE 2023
Median list price:$432,122$415,000
Median sales price:$444,750$436,000
Days on market:22
No. of homes sold:2827

Unlike Brookside as a whole (prices dropped 4% first half of the year); Armour Hills prices were up 2%. Most homes are still selling within a few days of hitting the market and buyers continue to pay over list price. Currently there are three homes listed in Armour Hills, with a median list price of $375,000 and 40 days on market.

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

Brookside PatioFest Tomorrow Evening!

What a great idea….Brookside does it again! The first PatioFest is tomorrow night and everyone is welcome. Come out and celebrate the Summer Solstice with your neighbors and friends! The shops will be open till 7 as well.

There will be live music at several places in the core area of Brookside-including near Jalepeno’s, the Brooksider, Brookside Toy and Science and Foo’s. Check the website for details on who is performing where and exact showtimes.