Waldo Home Sales Prices Higher in August 2014

Fall is here, home sales are slowing down, and it’s time to look at the August 2014 single family home sales stats for the Waldo neighborhood.  The area I am focusing on for this market report  is State Line east to Holmes, and Gregory south to 85th St.

In August 2014, 22 homes sold with a median sales price of $169,600 and 42 days on market.  The lowest home sale was $49,000 and the highest was $305,000.

In August 2013, 34 homes sold with a median sales price of $151,000 and 46 days on market.  The lowest home sale was $44,150 and the highest was $292,500.

Average sales price is higher  from one year ago and days on market, virtually the same.  The number of units sold is down by 35%.

Here are the year-to-date figures:

From January – August  2014, 224 homes have sold with a median price of $144,000 and 46 days on market.  HIghest sales price so far this year is $430,000; lowest is $23,000.

From January – August 2013, 255 homes sold with a median price of $147,000 and 49 days on market.

The average sales price is now trending a bit lower; the number of homes sold is down 12% year-to-date compared to last year at this time. Nationally, home sales are slower and in the Brookside area (zip 64113) — the trend is pretty  much the same as in the Waldo area.  As the holidays get closer and the weather cools down–sales are slower.  There aren’t as many new listings coming on the market, so buyers have less to choose from.

Currently there are 60 homes for sale in Waldo, with a median list price of $135,000 and 49 days on market.  (All information from Heartland MLS; numbers are deemed reliable but not guaranteed).

Brookside Wine Walk Oct 2, 2014

Don’t want to cook Thursday night?  You do like to enjoy these mellow autumn evenings? Then buy a ticket to the Brookside Wine Walk, this Thursday night, from 5-10pm starting at 63rd and Brookside.

brookside wine walkThis is a benefit for Operation Breakthrough, with half of the (very reasonable) ticket prices going toward the organization.  Your ticket gets you a glass of wine for $3 at participating restaurants, plus there are food specials, a drawing for gift certificates, and some shops are open late and offering discounts on purchases.

Tickets are $5 in advance (up to 3pm on Oct 2) or $10 night of the event.  Get tickets at any of these restaurants:

Avenues, Charlie Hoopers, Carmen’s Café, Jalapeno’s, Michael Forbes Grill.

Thank you for supporting Brookside..and Operation Breakthrough!

 

Brookside Modern Building Welcomes Alex G Public Relations

Have you noticed what is happening on 63rd St at Oak and to the east?  After years of being an eyesore (except for the NW corner), new businesses are moving in! The old Blockbuster building at 414 E 63rd St will house The Aveda Concept Store; the Hammersmith Community Workshop is operating next door to the east, and the Heirloom Bakery plans to open before the end of the year at 63rd and Oak.  I will  profile these companies on the blog in the upcoming months. 

The Brookside Modern building, on the south side of 63rd,  has also steadily increased occupancy over the past several months. Many professional and retail services are found here, including two dentists, a psychologist, architects, a workout space, hair salon and numerous others. Earlier this year, a Brookside resident relocated his company there:  AlexanderG Public Relations, located at 751 E. 63rd St. #213. 

Alex Greenwood and his staff

Alex Greenwood and his staff

Alex started the company out of his Rockhill Gardens home in 2010.  Specializing in public relations and social media strategy, Greenwood started with several local clients, then quickly added  national accounts. His firm works with manufacturers, musicians, authors, financial services firms, associations, and retailers. Recently he received an inquiry call  from a prospect in Dubai!

As his business grew, he needed to add employees and that meant office space. He looked in Midtown and the River Market area, finally settling in Brookside Modern.

“I like what I see here and wanted to help this end of Brookside expand and improve,” he said. “The neighborhood has many amenities and I can stay close to home.”

The Brookside Modern Building gives him a lot of space for the rent price and is backed by a quality management team. (Bonus: this building has covered parking–a great amenity for his employees and clients during hot summer days and inclement weather!).  Alex now has three employees on the payroll:  Noah Smith and Erica Tucker (Executive Consultants) and Amy Goldman (Office Administrator). Brookside enthusiastically welcomes small businesses, and being  in this central part of the metro  is one reason Alex and his staff love this office location.

“We needed a solid base of operations that’s easy for clients to visit, and Brookside certainly fits the bill,” Alex said. “We can meet at the office, or easily see clients at the Roasterie Cafe or one of the many great restaurants in Brookside.” 

As we talked, I asked him a few questions about what makes his company different from others – what sets them apart.  He says:  

“We’re a small firm, which is actually a plus for our clients because they have direct access to team members who have detailed knowledge of their account. We’re nimble–we work quickly with individuals and larger companies, and we’re affordable for a wide range of PR and social media needs,” he said.

“You may have read or heard on the news that public relations is one of the most stressful jobs in the USA–that can be true, but we thrive on the challenge!” Alex said. “We can deal with a last-minute crisis situation, create a fun, engaging social media campaign, organize a special grand opening and work to arrange interviews with various media outlets–every day is different and interesting.”

“Our clients especially appreciate the way we integrate social media into their PR and marketing programs. Your social media presence must involve a strategy that consistently promotes your brand online, responds quickly and decisively to questions or negative comments and reflect the overall tone of your company or brand. It’s extremely important that your PR and social media efforts work seamlessly.”

Alex offered this advice for small businesses seeking to hire a public relations firm: “It is very important that the firm you are interviewing listens to what you are saying. We interview prospective clients about their goals and ways of communicating as much as they interview us about our work practices, fees and references. If we don’t feel it’s a good fit, we will recommend another firm.”

Reach Alex at www.AlexGPR.com or call 816.416.8002. Or, just stop by his office at Brookside Modern!

 

 

Brookside Home Sales Slower in Aug 2014

Brookside sales continue to slow down as we head towards the end of the year.  The usual pattern follows strong sales in the spring and summer months; then fewer closings as the weather turns cooler.  Here are the August single family home sales  numbers for the Brookside area, using zip code 64113:

In August 2014, 23 homes sold.  Median sales price was $261,000 and 28 days on  market.  The lowest sales price was $222,250 and the highest was $355,000.  

In August 2013, 34 homes sold.  The  median sales price was $279,900 and 87 days on market.   The lowest sales price was $173,000 and the highest was $1.525 million.

An explanation for the drop in the median sales price would include the fact that the highest price sale this August was well under $1million. Most buyers purchased homes in Brookside  under $400K.  What is concerning is that fewer homes overall are selling, compared to last year. Checking year to date figures:

From Jan-August  2014, 186 homes sold at a median sales price of $311,000 and 36 days on market.

From Jan-August  2013, 216  homes sold at a median sales price of $291,000 and 47 days on market.  

Note that the days on market are fewer, for the month and year to date.  Buyers are snatching up the moderately priced homes in our zip code that are updated and move in ready.  The higher priced or overpriced homes that need updating continue to sit on the market.  

Currently there are 99 single family homes for sale in the Brookside zip code of 64113 with a median list  price of $409,857.  The lowest list price is $175,000; the highest is $4.445 million.  Average days on market:  86.  Note that 60 of the 99 homes are priced over $350,000.  There is still a strong demand for updated Brookside homes priced under $350K–if  you have one ready to sell!  

(All figures taken from Heartland MLS and deemed reliable but not guaranteed).

2014 Waldo Fall Festival on Saturday

Ah, September…a favorite month for outdoor festivals in Kansas City.  This Saturday, Sept 20 is the 22cd Annual Waldo Fall Festival from 10am-5pm at 75th and Wornall Road.

waldoI enjoy this event so much because it is very family friendly and neighborhood oriented. All ages have a good time here–there are so many things to do:

Live music, including a performance by Mr Stinky Feet; food trucks; dance show; KC Zoo Zoomobile; a rock wall and scavenger hunt; merchant booths; dog show and rides plus so much more.

Walk the Trolley Track Trail and wind up at the Waldo Fall Festival at 75th and Wornall on Saturday!

Wornall Road Closing Disrupts Traffic Through Brookside

road closed two

(Updated: Although the KCMO press release stated the street closure would be as described below, the south end of the closure is actually Wornall at 63rd. Found this out while driving by–get your facts straight KCMO!)

 

In Brookside…today is the first day of the Wornall Road closure from 58th St south to Huntington, in conjunction with the sewer and storm water pipe installation.  You’ve probably noticed the huge digging equipment along the sides of the road lately.  Supposedly this section of Wornall will reopen on Tuesday Sept 23, 2014 if all work is completed.

Note the Plaza Art Fair is happening this weekend, so there will be hundreds of cars trying to access the Fair by travelling along Wornall Road–then trying to find alternate routes due to the street closure.  

Also on Sunday Sept 21, Wayside Waifs is hosting the annual Strutt with Your Mutt event in Brookside.  Parts of Brookside Boulevard and Oak St (north of 63rd) will be closed Sunday morning for the walk and race.

Neighbors, be prepared for these street closures and plan alternate routes for the next several days!

What’s For Lunch or Dinner? Try This New Waldo Spot

Let’s be frank:  it’s a daily, often boring chore to plan and prepare fresh and healthy meals for one person or a family of five, even if you enjoy cooking.  My daughter used to work at Cosentino’s Brookside Market as a ‘utility clerk’ (she bagged groceries), watching busy, suited singles and parents with hungry kids rush in, grab whatever from the prepared food section and dash out. We want convenience!! When my family is scattered and it’s just me at 6pm–I’m fine with eating a bowl of cereal or steaming some edamame to munch on with a side of grapes.

bite logoThere’s a new Waldo ‘grab and go’ spot that’s a tasty and nutritious  alternative to the usual grocery store salad bar or pizza delivery.  Called Can I Have  A Bite?, owner Kathy Hale is preparing fresh food daily for your convenience with an emphasis on using local meat and produce.  (Longtime KC residents may remember her 1990s vegetarian restaurant called The Daily Bread).  But don’t think all the choices are vegetarian–what’s different here is Kathy offers four versions of her food:  “real” meaning no dietary restrictions; vegan, vegetarian and paleo.  Here’s a sample of the menu items when I stopped by last week:  vegan lasagna (one of her more popular dishes), chicken aioli wrap, a kale-apple-almond salad , lemon lentil soup, cashew meatloaf and pizza, plus a selection of spreads and desserts.  She also offers a couple of breakfast items each day and partners with Red Headed Philosopher Coffee (also local) for beverages. Note that this coffee vendor offers more than coffee, like homemade lemonade and an Iced Grasshopper drink –yummy!

Kathy Hale

Kathy Hale

Kathy wants her customers to “know the story behind your food” like she does–all of her vendors grow organic and don’t use pesticides or hormones.    She created all the recipes and cooks everything herself.  I asked her  if she had a calorie count and nutritional info for each item.  Her philosophy is not to focus on calories, but  on what you are eating–and make sure it’s fresh and free of chemical additives. Still, the portion sizes are reasonable and I don’t think any item would be unreasonable in the specific calorie count.

The point here is healthy convenience–the menu changes daily, and there are always several options.  The entrees are frozen so it’s easy to stop in, buy dinner  and heat up at home. Breakfast and lunch items are  easy to pick up prepared and ready to eat.  Check the Facebook page or website for what you want and text Kathy with your order.  Currently Can I Have A Bite? is open Tuesday through Friday from 6:30am-4:30pm, Saturday 7:30am-4:30pm and Sundays from 10am-2pm.  It’s located at 8011 Wornall (east side), across from the Autozone.  You can park right in front of the shop (easiest if you are heading north on Wornall) or turn on W. 80th Terrace for an off street spot.

Stop by and try something from Can I Have A Bite?. Spread the word to your friends who are on restricted diets.  Thank you for supporting locally owned Waldo and Brookside businesses!

It’s Outdoor Festival Time in Kansas City!

The Labor Day weekend traditionally kicks off a month of large, annual outdoor events in Kansas City. It is amazing how many options there are  — truly something for everyone, at all ages.   So if you are weary of spending the weekend cooling off at the pool or chilling inside a movie theatre–read on for some good alternatives happening over the next several weeks:

irish festKC Irish Fest, Aug 29-31 at Crown Center.  This party has grown so large in just twelve years, and that is a direct result of the local Irish community and volunteers who have made this event one of KC’s best outdoor parties.  Seven stages of entertainment, lots of children’s activities, a costume contest, Irish Fest Bingo and so much more.  I suggest taking the Max bus to avoid parking hassles.  Buy advance tickets online or at Hy-Vee.

Santa Cali Gon Days, Aug 29-Sept 1 at Independence Square.  This festival is in it’s 42cd year and offers a good, old fashioned county fair atmosphere.  There is a farmer’s market, lots of arts and crafts for sale, music, food–and it’s free!

The Kansas City Renaissance Festival opens August 30 and continues every weekend through October 13 in Bonner Springs.  Bring the kids and enjoy the various street theatre and medieval entertainment, interaction with the characters, animal rides; browse the craft booths and of course you gotta eat a turkey leg and caramel apples! There are also special packages for purchase, such as a Pub Crawl.  A great value for the price.

Two outdoor music events are happening September 6:  you can rock on with local bands at the 10th Annual Crossroads Music Festival at Crossroads KC or opt for a more mellow vibe at the Prairie Village Jazz Festival, starting at 2pm at Harmon Park, 77th and Mission Road.  Both have admission fees.

artwestport2014_westportsiteheader-1Now in it’s 35th year, the Westport Art Fair is Sept 5-7.  I love shopping at these booths because they showcase artists from the Kansas City area and I find the art more affordable (for my budget!) than  other art fairs.

The annual Fiesta Hispana happens downtown at Barney Allis Plaza Sept 12-14.  You’ll find great food here, local and national musical acts and a boxing tournament!

And finally..Kansas City’s biggest outdoor Fall event (unless the Royals win the World Series this year!) is the Plaza Art Fair.  It’s all here–art, music, food booths, usually perfect weather and the chance to chat with long lost friends you run into while strolling the streets.

Every weekend in September–low cost, local celebrations of interest to all ages, residents and visitors.  Why not experience one you haven’t been to before–there are so many choices! Finally, a special thank you to all the volunteers and local leaders work so hard to make these parties happen.  Our friendly Midwestern hospitality really shines at every event.

Neopolitan Style Pizza Comes to Waldo-Pizza Manifesto

I’ve been wanting to stop by this new pizza shop in Waldo, Pizza Manifesto, as it has been open a few months now.  Finally ate there last week,  along with my teen daughter and another (college aged) friend.  It was  Wednesday night, we arrived just after 6:30pm and we were the only people there during our stay.  There was one guy working behind the counter.  I expected to be busy during the dinner hour; perhaps it was just an off night!

 

Pizza Manifesto in Waldo

Pizza Manifesto in Waldo

Pizza Manifesto is Neapolitan style pizza–very different from a more traditional place  like Waldo Pizza  across the street.  The menu boasts “quality Naples-milled flour” and only water, yeast and sea salt are added to create the thin, chewy crust.  Ordering your pie is similar to the Chipotle concept:  you pick a base sauce of marinara, pesto or olive oil–and then customize your toppings from the display in front of you.  There is fresh and shredded mozzarella, various meats, veggies and several cheeses.  An average price for a pie with two toppings would cost $7.50–and there are a couple of specialty pizzas.  Two salads are available, and a selection of gelato, plus beverages.

The pizza is baked in under two minutes, in a very hot oven–so watch that first bite, it can burn  the inside of your mouth!  Most ingredients  are fresh and very basic and simple , as a Neapolitan pizza should be.  The décor is minimalist as well–concrete floors, metal chairs, small pictures on the wall, bags of flour on display.

Pizza SienaDaughter and friend enjoyed their selections–fresh mozzarella, chicken, arugula for the toppings. I liked my simple topping of plum tomatoes and mushrooms. I certainly felt this pizza was ‘healthier’ than a typical D’Bronx or Minsky’s slice–and they are totally different styles and flavor profiles. The pies are cut into four slices, and it’s easy to eat two and save two for lunch the next day.   The service was friendly and quick.  It seemed a little odd there weren’t more people in the place, and hopefully business is good overall as I understand it’s a locally owned spot. Reviews are generally  very positive on Yelp! and Urban Spoon.

Pizza ChristinaPizza Manifesto is located at 505 W 75th St, just west of Wornall and is open seven days a week.  Stop by and try it for yourself!  Thank you for supporting locally owned Brookside/Waldo businesses.

Armour Hills (Brookside) Home Sales Stats-July 2014

Time to check home sales stats for July in the Brookside subdivision of Armour Hills.  There was a drop in the median sales price … read on for my reasoning as to why that happened.  No need to panic fellow Armour Hills neighbors!  Let’s look at the specific statistics:

In July 2014, seven homes sold with a median sales price of $195,000 and 129 days on market.  The highest sale (the highest for this year so far) was $440,000.  With four of the seven homes sold below $200K, the average price drops way down.  This is unusual for our area–the median price is usually between $230-$260K most months.   

In July  2013, nine homes sold with a median sales price of $290,000 and 20 days on market.  The highest sales price that month was $410,000.

Now let’s compare year-to-date figures:

For the first seven months of 2014, 41 homes sold with a median price of $234,000 and 64 days on market.

For the first seven months of 2013, 49 homes sold with a median price of $250,000 and 66 days on the market.

We are falling behind in the number of homes sold this year compared to last, and prices are dropping. As has been the pattern this year, there is a lack of well priced, updated homes in Armour Hills–those sell the fastest.  When homes sit for a long time, the price continues to drop until a buyer feels the house is priced correctly and makes an offer.  I think prices will edge back up as we head towards the end of the year.

Currently there are 17 homes for sale in Armour Hills, with the lowest list price at $175K and the highest at $315K.

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