Waldo Area January 2014 Home Sales Report

Posted on February 27, 2014 by Mary Hutchison

Wonderful Waldo!

I have started to report Waldo home sales stats in this blog each month as suggested by a reader. The geographic boundaries I am using are: 85th St to the south, Gregory to the north, State Line to the west and Troost to the east. There is a huge range of prices in this area, and already prices are up compared to one year ago. Let’s look at the numbers:

In January 2014, 16 single family homes sold. The median price was $120,000 and 112 days on market.

In January 2013, 23 single family homes sold. The median price was $97,500 and 70 days on market.

Although more units sold in January 2013 and in a shorter amount of time, the median price was higher this year. As I mentioned, the range of prices in this area is all over the board: last month the lowest sales price was $36,000 and the highest was $299,000.

Currently there are approximately 74 homes for sale in the Waldo area with a median sales price $130,000. The lowest list price is $29,900 and the highest is $374,900. I think we will see strong sales for Waldo once again in 2014!

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

Brookside Home Prices Rise in Jan 2014

Posted on February 24, 2014 by Mary Hutchison

January home sales stats for the Brookside zip code of 64113 are in, and already we are seeing an increase in home prices compared to last year. This is a good sign as we head into the busy spring buying season! Let’s look at the numbers for single family homes sales in January 2014:

In January 2014, 13 homes sold. One closed sale was for $1.445 million at 629 W 55th St. Taking that sale out of the math equation, the average list price was $312,942 and the average sales price was $308,111. Days on market: 62. Using a median sales figure, the average price was $295,000.

In January 2013, 17 homes sold. The average list price was $275,635 and average sales price was $257,767. Days on market: 70. Using a median sales figure, the average price was $263,000.

One reason for the lower number of units sold this January could be the severe winter weather we’ve had; also, there usually isn’t much inventory early in the year for buyers to choose from. Still, there was a healthy increase in average sales price compared to one year ago.

As of this writing, there are 63 single family homes for sale in the Brookside zip code of 64113 with an average list price of $767,850. Eleven of the homes for sale are priced over $1 milion. The average median price is $410,000.

Now that the snow is gone and the weather is warming up–buyers are actively looking for fresh product on the market. If you are thinking of selling your Brookside home–get it ready for the market as soon as possible to take advantage of the strong demand!

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

Brookside/Waldo Area Home For Sale

Posted on February 20, 2014 by Mary Hutchison

Many buyers me they want a house with ‘good bones’ — that is, a home with all the major expensive maintenance items completed. It’s especially important to first time buyers who have to make every dollar count towards a down payment or closing costs. They are often willing to remodel the inside of the home themselves.

Brookside/Waldo area home for sale

This new listing has been very maintained by it’s current owner, who has recently replaced all of the pricey mechanical items: the heating and air conditioning system and roof are newer; most all windows have been replaced; the electrical box was replaced and the foundation has been checked and braced. It has a charming Tudor design, with stone and brick exterior, an enclosed side porch and a private driveway.

Living Room

Inside, you’ll find a bedroom and full bath on the first floor, along with a spacious living room and dining room. The kitchen has a gas stove and refrigerator–those appliances stay, along with the washer and dryer. Upstairs are two large bedrooms and another full bath.

This house does need some updating — you could spend a lot of money for a total rehab of the kitchen and baths or plan a more moderately priced project with some fresh paint, countertops and décor. The location is very convenient–just off Holmes Road, on a bus route, within a mile or two of UMKC, the Plaza, Brookside/Waldo shops and restaurants.

For more details about 715 E 72nd St in Brownwood Park, contact me! Offered at $132,500.

Armour Hills Home Sales Report – January 2014

Posted on February 17, 2014 by Mary Hutchison

Armour Hills finished 2013 with a big increase in home values–over 10% compared to 2012. We are off to a strong start in 2014 as well. Here are the January 2014 home sales stats for Armour Hills:

Four homes sold in January 2014, with an average list price of $251,238 and an average sales price of $250,983. Average days on market: 15.

Two homes sold in January 2013, with an average list price of $235,000 and an average sales price of $221,000. Average days on market: 26.

Typically, home sales are slower in the beginning of the year. However, having four home sales in January, considering all of the cold weather and snow we’ve had, with the higher average sales prices –that’s a strong way to kick off the year! Two of the four homes that sold were updated and move in ready–those properties always tend to sell quickly.

Currently there are 11 homes for sale in Armour Hills, with an average list price of $257,641 and 102 days on market. One of these homes is a foreclosure, a few of them need updating, have some sort of oddity, and/or some of them are aggressively priced (in my opinion). These reasons explain why the homes haven’t sold yet, causing the longer average days on market statistic. I think 2014 will be another strong year for Armour Hills homes sales!

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

Track Crime in Brookside/Waldo Via These Websites

Posted on February 11, 2014 by Mary Hutchison

Seems like there has been an uptick in crime lately in the Brookside area–break-ins and thefts more often and during daylight hours. A regular blog reader sent me a couple of crime websites to check out, and this inspired me to write a blog post about them. It’s discouraging to hear about frequent burglaries, assaults, thefts and armed robberies so close to home…it will never totally go away but you can be more aware of what’s happening around your house.

Being a real estate agent, I often hear this phrase: “I want a safe neighborhood”. My reply is there is crime everywhere, and it’s best to check with the local police department for details. However if you want specific information on crime stats (and registered sex offenders) for Kansas City MO, check crimereports.com. KCPD reports incidents to this site, and you can sign up for weekly email recaps of what’s been happening in your area, block by block. I checked stats for January 2014 in the Brookside zone between 55th St. to Gregory, State Line to Holmes and there were 35 different types of theft crimes (breaking and entering, robbery, vehicle theft) and one sexual assault (described as a forcible rape). For the Waldo area (State Line to Holmes, Gregory to 85th), I counted 29 theft incidents and one sexual assault. To me, this indicates the police are kept pretty busy just in these two areas of Kansas City. Crime is more frequent farther east. Regarding home burglaries, KCPD does offer a free program that sends an officer to your home for a safety check, walking through the property with you and making suggestions on how to deter criminals from choosing your house for a burglary. I’ve had this done and it was very helpful–there are many preventative measures you can take that are pretty inexpensive.

Another website, spotcrime.com, also posts detailed crime information. The site is a ‘crime data aggregator’ pulling data from police, news reports and other sources. I didn’t find spotcrime.com as easy to read or navigate as crimereports.com. You can also get email alerts from this site.

There is one more site I want to mention called nextdoor.com. I just signed up to start using it today, so haven’t had a chance to monitor it on a regular basis. Nextdoor.com is a “private social network for your neighborhood”: you can post details about events, yard sales, lost pets, crime, for sale items, handyman inquiries, etc. I can see the benefit if more people join and share information. There are just ten Brookside area homes associations listed, and I’d like to see more added to the list to cover as much of the Brookside area as possible. This site would being especially useful as a quick email alert to notify neighbors of a crime occurrence or suspicious person in your immediate area.

Knowing your neighbors personally and having a block captain is one of the most effective ways to be aware of what’s happening on your street. Always be aware of your surroundings, especially in the dark when getting in and out of your car, going through your backyard or near your garage. And thanks Kelly for recommending these websites to share with my readers!

Top Ten Reasons I’m Grateful For Another Snow Day

Posted on February 5, 2014 by Mary Hutchison

Everything, everyone slows down on a snow day…I think it’s Mother Nature reminding us to stop and enjoy the extraordinary gift of another day, without worrying so much about work, deadlines, to do lists, numerous errands and the usual ordinary rush-rush of a typical week. It’s a welcome break in the usual routine. Here are my Top Ten Reasons I’m Thankful for Another Snow Day in Brookside:

10. The neighbors are out–shoveling snow, visiting in the street.

9. The kids are off school–they can sleep in late and goof off all day.

8. Imaginative snow sculptures!

7. A different form of exercise today: clearing the walkway and drive.

6. Homemade hot chocolate!

5. Walking to the grocery store for supplies, I hear the silent snow.

4. It’s OK to be lazy, watch movies, bake a tasty batch of cookies.

3. Everyone seems to be in a good mood and extra friendly.

2. Impromptu dinner with whoever is around.

1. Appreciating the beauty of winter– I love Midwest living with a full four seasons!

Enjoy your snow day!!

One of my favorite Brookside homes, covered in show

Buried bird bath

Our patio table, site of so many fun backyard dinners

Governor Stumpy’s – A Brookside Restaurant for Everyone

Posted on February 3, 2014 by Mary Hutchison

Kevin Ryan, owner of Gov Stumpy’s. Sitting beneath a picture of his kids!

One of the many charms of living in the Brookside/Waldo area are the locally owned shops and restaurants. Regular customers are greeted with a warm

Governor Stumpy’s in Brookside

welcome and a sincere desire to please. Newcomers are encouraged to return; their comments solicited. This is the atmosphere of Governor Stumpy’s at 321 E Gregory. And it’s all because of the owner/operator, Kevin Ryan.

Whenever I am driving potential homebuyers around the Brookside/Waldo neighborhoods, they always comment on how much they like the fact that residents can walk to various services. Governor Stumpy’s is perfectly situated on the corner of Gregory and Oak, within easy walking or biking distance from the nearby homes. I love to enjoy a meal on the outdoor deck during the warmer months. Plus, families with children are very comfortable here.

Kevin started out in the restaurant business working for Tippin’s. After working for years for someone else, he decided to open his own place in 1997. The Stumpy’s location was the site of the old Leonard’s restaurant. After an extensive renovation and opening with a more formal atmosphere–the place almost didn’t make it. Kevin soon learned the patrons wanted a casual restaurant, so he revamped the place to cater to what his customers wanted.

When you walk in Governor Stumpy’s, you get that “Cheers” (TV show) sort of feeling. Someone always says ‘hello’ and service is attentive. If you come in often, the staff will learn your name. You can sit at the bar and watch a game or strike up a conversation with the bartender. Slip into a comfortable booth and order from the reasonably priced food menu: pizza, pastas, appetizers, burgers, salads and sandwiches. Ryan says his best sellers include the baby back ribs, Posnanski’s Chicken Spedini Pasta and the Reuben.

Patrick Ryan, owner of Gov Stumpy’s. Sitting beneath a picture of his kids!

Ryan lives in Lees Summit with his wife and three kids. He loves the restaurant and has worked very hard to make it a success. He’s thought about opening additional locations but doesn’t want to give up his current ‘quality of life’. Sometimes he works days, sometimes nights, and he can arrange his schedule to be around for family events, sports practices, homework, etc. If he had another restaurant it would cut into his family time too much. He’s quite comfortable with the way it all balances out right now.

What’s next for Governor Stumpy’s? Ryan has plans to enclose the deck this year and wants to bring back the Celtic Block Party he used to host annually over the Memorial Day weekend. He’s looking for a benefactor for that event. The menu still features a quarterly special series of food items that benefit a local charity (currently Big Brothers and Big Sisters). Ryan is also participating in the local Dancing with the Stars competition to benefit Cristo Rey High School. He’s been practicing with a professional dancer and hopes to raise the most money during the event on March 29. (You can vote early here, and watch a short promo video below.)

The next time you think ‘let’s go out and grab a bite to eat’ –think about stopping by Governor Stumpy’s. Thank you for supporting locally owned Brookside/Waldo businesses!

University Academy – A Successful Brookside Charter School

Posted on January 30, 2014 by Mary Hutchison

University Academy

Because my older daughter is pursuing a teaching career after college, I try to keep up with local public school news and national educational issues. I’m closely watching the CEE-Trust proposal presented to the KCMO public school district, and I’ve blogged about Hale Cook Elementary. I’m aware of the excellent reputation Academie Lafayette has–so good there is a waiting list for entry. I didn’t know much about the University Academy at 6801 Holmes. So, last week I toured the school and had a lengthy talk with Executive Director and Superintendent Tony Kline.

UA Kindergarten Class

University Academy is a college preparatory charter public school, funded by KCMO tax dollars and sponsored by UMKC. This attractive brick building opened in 2004, and has 1050 students in kindergarten through 12th grade. It is an impressive facility–modern, clean, with lots of light, updated equipment and a beautiful theater. Eighty percent of the students receive a free or reduced lunch program,and 96% of the students are African American. I suspect these stats are similar to several Kansas City MO public schools but with one big difference – UA kids have much higher overall MAP test scores. The UA Upper School also received a Bronze Medal for the second consecutive year from U.S. News and World Report.

What is the key to University Academy’s success?

Tony Kline

The number one thing, Mr Kline told me, is this school does not engage in ‘social promotion’–they will not move a child to the next grade level until s/he has sufficiently mastered the current grade level. This school also emphasizes, from early grades on, that every child will attend college–and the teachers prepare the students accordingly. Junior and senior high students take ‘college seminar’: a daily class that teaches the kids how to research and apply to colleges, how to write entrance essays and pursue scholarships. These students receive intense tutoring for ACT tests and take field trips to various colleges and universities outside the KC area. Every acceptance letter is proudly displayed on classroom windows. In addition, all class sizes are small, averaging around 20 persons each, and teacher turnover is low. Behavior incidents are few (mostly “social media drama”, according to Mr Kline), and all students follow a dress code. There is an expectation here that every child can succeed academically, and the schoolwork it takes to make it happen will be done. Parental support is very important, as well as individual student motivation.

The kids here have some great extra-curricular activities too: UA boasts an accomplished athletic and performing arts program, and just launched a middle school/high school robotics team this year. I was impressed by the unique student-created ceramic art displayed around the school.

UA Library

Like Academie Lafayette, there is a spring lottery for entrance to the school. Demand is greater than the supply of spots available. And students should start UA as a kindergarteners –it is challenging to transfer here from another school as there are very few open slots and attrition is low. UA also offers on site dental and medical clinics, sponsored by UMKC and Children’s Mercy Hospital. And through the generosity of the school’s supporters, every graduate is eligible for ongoing scholarships each semester they are enrolled in college. The graduating class of 2013 received a combined $1.35 million in scholarships among the 40 students.

What’s the next goal for Mr Kline? He would like to someday add a preschool, but that would mean adding another building. He would also like to see the school more racially diverse. Kline is well aware that many Brookside area families jump the state line to attend Kansas public schools, or pay expensive tuition bills for private school due to serious issues with the Kansas City Public School system.

His challenge–even with the academic achievement recognition, college prep curriculum and a state of the art building in a convenient location–is finding incentives for parents to consider his school before making the decision to move or attend private school.

Waldo Home Prices Rise in 2013

Posted on January 27, 2014 by Mary Hutchison

As promised, this year I will begin reporting home sales stats for the Waldo area in the blog. The geographical area I’m tracking is: 89th St to the south, Gregory to the north, State Line to the west and Holmes to the east–these are the boundaries defined by the Waldo Business Association. Prices are up in Waldo for the 2013 year–let’s look at the numbers.

In 2013, 386 single family homes sold. The median price was $133,000 and 79 days on market.

In 2012, 335 single family homes sold. The median price was $121,500 and 110 days on market.

Overall, prices rose by 9.46% and days on market dropped by one month! Currently, there are 83 active homes for sale in Waldo, with a median price of $125,000 and 107 days on market. The lowest price home is $58,900 and the highest is $289,500.

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

Brookside (Kansas City MO) Home Values Up 9% in 2013

Posted on January 20, 2014 by Mary Hutchison

Another year completed…and what a year it has been for Brookside home values! Overall, a hefty increase in average selling price from 2012. Let’s first look at December 2013 figures, then move on to year-end statistics. The numbers below reflect single family home sales in the Brookside (Kansas City MO) zip code of 64113:

In December 2013, 21 homes sold. Average list price was $558,667 and average sales price was $508,900. Average days on market was 99.

In December 2012, 16 homes sold at an average price of $298,788 and 88 days on the market.

Obviously that is a huge jump in average sales price. That’s because a $3.65 million home closed in December (1217 W. 55th St), along with five other homes priced over $500K. These sales pushed the average sales price way up. Days on market were higher in December 2013 because generally it takes longer for the upper bracket homes to go under contract.

Now let’s compare 2012 to 2013 Brookside home sales:

From Jan-Dec 2013, 307 homes sold at an average price of $368,994 and 86 days on market.

From Jan-Dec 2012, 296 homes sold at an average price of $337,524 and 114 days on market.

There was a 9% increase in average sales prices between 2012 and 2013–excellent news for homeowners! Days on market was less as well. In 2013, I saw many more higher priced homes selling in our neighborhood, including several close and over the $1million mark. Brookside has successfully weathered the housing crash and is again a strong area of interest for buyers. Another indication of Brookside’s desirability as a neighborhood is the number of teardowns/new build jobs going up–I’ve seen three projects in varying stages of completion.

As of this writing, there are 69 single family homes for sale in the Brookside zip code of 64113 with an average list price of $729,282. The highest priced listing is at 5550 Ward Parkway, priced at $4.25 million. The lowest listed home price is on the 6400 block of McGee at $159,500. .

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

Upcoming Brookside/Waldo Events: Networking for Brookside/Waldo businesses is Wed Jan 22 from 8-9am at Spay and Neuter KC, 1116 E 59th St.

Inside Brookside (And Waldo)

What's Happening In Brookside and Waldo (Kansas City, Missouri)

Tag Archives: Mary Hutchison