Armour Hills Home Sales Report-April 2024

Although when I check Armour Hills sales stats, it is a smaller group of homes than Brookside as a whole; about 900 homes in the subdivision. But it is a highly desirable area for many reasons, and sometimes buyers go way, way over list price to live here. And that affects all of Brookside. You’ll see in this report:

APRIL 2024APRIL 2023
Median list price:$445,000$427,000
Median sales price:$515,000$430,000
Days on market:24
No. of homes sold:76

Compared to last April, prices rose almost 20%! And buyers were paying well over asking price, median was 15.7%. Just seven homes closed, but note: one home sold $50K over asking price; a second sale was $70K over asking price and the 3rd was $40K over asking price. When buyers drive up prices so drastically, it really skewers the comparable homes for pricing and in turn, drive prices much higher than normal. The lowest closed price was $660,000 and the lowest was $430.

Here are the year-to-date numbers:

JAN-APRIL 2024JAN-APRIL 2023
Median list price:$445,000$385,000
Median sales price:$475,000$405,000
Days on market:36
No. of homes sold:1917

Home values are running 17% higher than last year in Armour Hills; about the same number of homes are changing ownership and homes still sell in under a week. Currently there are three homes listed in Armour Hills, with a median price of $489,000 and 12 days on market.

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

Brookside Home Sales Report-April 2024

Smell the fresh cut grass, admire the colorful flowers, sleep with the windows open and a cool breeze at night…Spring is here in Brookside! For Sale signs are stuck in front yards, advertising homes on the market. Let’s take a look at the April sales stats for single family homes in Brookside:

APRIL 2024APRIL 2023
Median list price:$497.250$519,000
Median sales price:$523,000$516,000
Days on market:23
No. of homes sold:2217

Most buyers paid over the list price by about 5%; a few more contracts closed and prices were up a modest 1.3% compared to April 2023. The lowest closed price was $300K and the highest was $1,050,000. Here are the year-to-date numbers:

JAN-APRIL 2024JAN-APRIL 2023
Median list price:$499,950$550,000
Median sales price:$517,500$537,250
Days on market:37
No. of homes sold:6662

Here we see something unusual; prices were down 3.6% YTD over 2023; yet most buyers paying over list price. A few more homes changed owners this year. Currently there are 19 homes listings in Brookside with a median asking price of…..$920,000!! Most homes are priced over $500K, including 7 homes over a million. The lowest priced home is $450,000 and the highest is $8.5 million.

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

Armour Hills Home Sales Report – March 2024

Why are home prices rising so fast? I think I will write a blog about that topic within the next couple of weeks. Because when I see how far some buyers are paying over list price for a home, I think the general public would appreciate comments on price fluctuation! Armour Hills, one of the largest subdivisions in Brookside, continues to be a very desirable location, one that some buyers will pay just about anything to live here. More details follow! Here are the stats:

MARCH 2024MARCH 2023
Median list price:$450,000$365,000
Median sales price:$480,000$390,000
Days on market:225
No. of homes sold:55

Prices shot up 23% compared to March 2023; the same number of homes closed. Of the five homes that changed owners, one home sold for $55,050 over the asking price of $459,950 and another sold for $100,000 over the asking price of $475,000–and that house had just one and a half baths! The price of $575K is the highest so far this year in Armour Hills; there was another home that closed at that price in February–and yes, that one was way over the list price by $60K.

Let’s look at the year-to-date numbers:

JAN-MARCH 2024JAN-March 2023
Median list price:$439,950$365,000
Median sales price:$439,950$390,000
Days on market:36
No. of homes sold:1211

Home values are up over 12% compared to last year, and a few more homes have sold–I think some sellers/buyers are getting used to the fact that interest rates are not going to fall dramatically and they are now ready to move forward with moving plans. In Armour Hills, new listings do not stay on the market over a week; there are no active listings as of this writing.

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

Armour Hills Home Sales Report – January 2024

Home values in Armour Hills are rising fast..it just amazes me how much some of this homes sell for in bidding wars! I think demand will remain strong through the end of the year. Here’s a quick look at Armour Hills home sales stats for last month:

january 2024january 2023
Median list price:$425,000$349,900
Median sales price:$425,000$351,400
Days on market: 4 92
No. of homes sold: 4 3

Last month all but one home in Armour Hills sold at or above list price. Compared to a year ago, home values are up almost 21%!! The lowest closed price in January was $400K and the highest was $515,000. Currently there are just two homes for sale in Armour Hills, with a median price of $554,450.

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

Waldo Home Sales Report – January 2024

It seems a little odd to be reporting January home sales stats when the temperature on this February day is in the 70s! I’m remembering the weeks of very frigid temps just last month. Grateful for the warm sunshine today! OK, getting down to business, here are the single family home sales stats for Waldo last month, using the boundaries of State Line to Holmes and Gregory to 85th St.

january 2024january 2023
Median list price: $285,000$260,253
Median sales price: $299,000$249,875
Days on market: 3 33
No. of homes sold: 11 14

Buyers paid about 5% over list price for their homes and values are up 19.6% over January 2023 numbers!! Homes are still selling within a couple days of going up for sale. The lowest sales price last month was $180,000 and the highest was $277,250.

Currently there are six single family homes listed in Waldo, with a median price of $262,250 and 40 days on market.

Brookside Home Sales Report – September 2023

Prices going up, fewer homes are selling, that is the story for Brookside/Waldo home sales this year. Here are the stats for single family homes in Brookside last month, using sales in the main Brookside zip code of 64113:

september 2023september 2022
Median list price:$450,000$439,900
Median sales price:$471,000$437,900
Days on market: 2 19
No. of homes sold: 13 25

Just under 50% fewer homes sold last month compared to a year ago; prices up 7.5% and buyers still paying over asking price. This is the time of year when home sales typically slow down, however that’s a pretty steep drop in a year. The lowest closed sale was $360,000 and the highest was $808,000. Here are the year-to-date numbers:

jan-sept 2023jan-sept 2022
Median list price:$554,500$489,700
Median sales price:$576,000$500,000
Days on market: 3 3
No. of homes sold: 192 236

So far this year, home values up just over 15% and the number of homes sold is down 18%. Currently there are 21 active listings in Brookside, with a median price of $550,000 and 35 days on the market. The lowest price is $385K and the highest is $9.35 million.

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

New Children’s Consignment Shop Opens in Waldo

Several of the new businesses that have opened in Brookside and Waldo over the past few months are women owned (Ampersand, Roots and Branches, LADYCO has expanded); the new Executive Director of the Waldo Business Assn is also female.   Women are getting it done!!  Today I’m writing about Sharing Sunshine, another female owned business that actually started a few years ago online and recently opened a storefront in Waldo.

Kristen Moon and Kristen Sayers, Sharing Sunshine

Kristen Moon and Kristen Sayers met several years ago while working in the NICU at Children’s Mercy Hospital.  They also live across the street from each other in Prairie Village.  Having seven young children between them, Kristen and Kristen decided to start an online consignment store focusing on high end children’s clothing (think Hannah Anderson, Beaufort and Bonnet, Bailey Boys, Boden, Pink Chicken, Burberry).  In 2022, they began the business with 100 items online and then moved to doing pop up events and selling via Instagram.  There was so much demand for the clothes and the inventory was filling up their homes, so last fall they started looking for a physical store to open.  This space in Waldo at 407 W Gregory (next to new Pizza Tascio) is the perfect spot: just the right size, no renovation was needed and it’s close to their homes.  As a bonus, the  majority of their clients live within 15 minutes of the shop.

Part of the inspiration for Sharing Sunshine came from their experience of going to the huge warehouse consignment sales.  “They were so large, so tiring to get through the inventory and you had to pay extra to get in early for the best selection.  We knew there was a better way—especially since so many parents want to recycle these clothes that are often worn just a few times before the kids outgrow them” says Moon. They have over 200 active consigners, and sell gently used clothing ranging from infant through size 16 –through the early teen years. Sometimes they receive items with the original tags that have never been worn! 

Kristen and Kristen love getting to know their customers and provide a very high level of service.  If they know a particular customer is looking for a specific item or brand,  they will watch for those items to come through.  They also offer personal shopping, occasional 20% off promotions and there are racks of sale items  in the store—inventory comes in almost every day!  And of course, any unsold items will be returned to the seller or donated to charity. Note-the shop is usually always in need of more boys’ clothes.

Right now Sharing Sunshine doesn’t have set hours however, you can check Google for weekly hour updates.  Also, follow them on Instagram (sharingsunshinekc)  for up to the minute information. Welcome to Waldo Sharing Sunshine

Discussions Underway for a New Waldo Library

The Waldo branch of the Kansas City Public Library system, at 201 E 75th St, would like more space to serve local residents. It’s currently the second busiest location; the Plaza branch has the top spot.  Preliminary talks are underway between the library and the Kansas City Public School district about a move to the old Bingham school site, at  7618 Wyandotte (77th and Wornall, behind the Firestone Tire building).

I recently spoke with Eric Gunderson, President of the Waldo Tower Neighborhood Association to find out more.  Last November, he hosted a public meeting at the library to start a dialogue with neighbors about possible plans.  Shannon Jaxx from KCPS and library consultants were present. The site of the former school is 7.5 acres, and a new library building would use up just part of the empty lot.  The current building on 75th St has 14,000 SF; a new building would ideally be between 22-25,000 SF and include useable outdoor space for patrons.  Inside, there would be a larger, dedicated children’s area; a computer lab, an array of different sized meeting rooms and more storage space. The library and consultants feel that with the current building maintenance issues (leaky roof, space constrictions, etc), it would be less expensive to build a brand new building.  Currently the library is funded by a portion of KCMO  resident property taxes; it was stated in the meeting that no new taxes would be needed to fund a new structure.  No building plans have been drawn up; at this stage, it’s all talk and figuring out various options.  Eric says if the relocation does happen, it would be at least five years, probably more, before the new library opened.  He reports that there wasn’t any opposition to a new building; the challenge would be some increased traffic in the residential area, as the entrance to the site is off Wyandotte and not Wornall.

I also asked Eric about other significant happenings in Waldo; we talked about all the new locally owned businesses that chose Waldo as their home—so many in just the past couple of years, despite the pandemic.  The biggest changes are happening in the streetscapes:  along Gregory from Wornall to Oak, you’ve seen the construction workers and detours as KCMO installed “traffic calming” elements like curb extensions and a dedicated bike lane, .all of these improvements will make this area more pedestrian/bike friendly.  In the near future, major changes are coming along Wornall from 74th-79th St, especially in the busy area in front of Waldo Pizza.  Plans include new streetlights, water main replacement, a new roadway, parking lot improvements, and more.  You can read more details about these plans at the Waldo neighborhood website under Resources. And you can keep up with other Waldo news/meetings at the site as well.

Updated Brookside Bungalow for Sale-Close to Streetcar/Whole Foods

This house is a rare find….a four bedroom bungalow, just over 2000 SF and move in ready! As you can see, very attractive curb appeal!

5618 Cherry St, Kansas City MO FOR SALE

Step inside to the first floor, featuring hardwood floors, living room with fireplace, spacious dining room, two bedrooms and full bath.

Living Room with Fireplace
Dining Room

The kitchen…is spectacular! Recently renovated, sellers have added all new appliances, marble backsplash, quartz counters, custom hood over gas stove and a separate beverage fridge.

Newly Remodeled Kitchen, with Plenty of Countertops and Cabinets

Surrounded by windows, the breakfast nook is full of natural light and leads to a large deck overlooking the back yard.

So much space in this upstairs primary suite! Vaulted ceilings, a walk in closet with laundry, and bathroom with shower and tub. The smaller bedroom on the second floor could be used as office space.

Plenty of grassy area in the fenced backyard for pets or garden; easy access to the lower level garage too!

5618 Cherry St…just a few blocks from Whole Foods, the future streetcar stop; close to Brookside, Crestwood Shops, Loose Park and the Trolley Track Trail! Offered at $419,000. Contact me for more information-Mary Hutchison, Better Homes and Gardens-Kansas City Homes.

Waldo Home Sales Report – June 2022

Halfway through the year for Waldo home sales and the stats are showing a bit of a slowdown to what we’ve been experiencing for the past several months: buyers are still paying over the asking price, and newly listed homes going under contract within 48 hours. Yet the number of units sold — big drop. Here are the details for single family homes in Waldo; I use the street boundaries of Gregory to 85th St and State Line to Holmes:

June 2022June 2021
Median list price:$240,000$255,000
Median sales price:$250,000$270,000
No. homes sold: 27 49
Days on market: 2 2

There was a 7.4% drop in median sales price compared to June 2021 and fewer homes sold. Part of the reason for this could be the interest rate hikes that started this Spring–that can have an affect on buyers’ budgets. Here are the year-to-date numbers:

Jan-June 2022Jan-June 2021
Median list price:$250,000$255,000
Median sales price:$275,000$265,000
No. homes sold: 149 195
Days on market: 2 2

This chart shows us the number of units closed is down 23% compared to last year, and prices are up 3.7%. Fewer units available for sale pushed the closed price higher as some houses are still experiencing multiple offers for the well maintained, well priced properties.

Currently there are 13 homes listed in Waldo, with a median list price of $314,900 and six days on the market.

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