What’s Next for the Wal-Mart/Bingham Controversy

Posted on February 11, 2013 by Mary Hutchison

I’ve been following the Walmart-Bingham school controversy and decided to drive the area, examining for myself how this section of Waldo would be impacted by the increased traffic. There was a story recently in the Kansas City Star outlining some of the issues, but no photos! If you are like me, it helps to see pictures of the area to get a true perspective.

Bingham School in Waldo

Wal-Mart is proposing to purchase the school and turn it into a ‘neighborhood market’, open from 6am-midnight. Bingham school sits at 77th and Wyandotte, just south of the CVS Pharmacy and Planet Sub. Wornall Road is close to the west side of the property.

One of the major issues to deal with for any project moving into this location is the Trolley Track Trail: it runs between Wornall Road and the school property. The Kansas City Area Transportation Authority does not want the trail interrupted for a vehicle entrance. A proposed alternative for this problem is building a bridge for the trail that cars would drive under at 77th St. Awkward!

77th St and Wornall. A bridge here for Trail users??

Another issue of concern is 18 wheeler truck access for deliveries. The access road for these trucks is actually a private road. Again, it is so close to the always busy 75th and Wornall intersection. I can’t imagine 18 wheeler trucks trying to turn into the drive from 75th Street. It would be a very tight turn.

The blacktop private road behind the mnumnet is used for access to this shopping area--trucks would use it for deliveries to Wal-Mart.

The blacktop private road behind the monument is used for access to this shopping area–trucks would use it for deliveries to Wal-Mart.

Nothing is confirmed regarding Wal-Mart purchasing this site. There is a quite a bit of neighborhood opposition to the proposal. The final decision to sell (or not sell) the school site to Wal-Mart will be made by the Kansas City MO Public School board. There is a facebook page for those who object to this plan, http://waldoniansforwaldo.com. No more proposals for this site will be entertained unless a decision is made against the Wal-Mart plan.

(As I was researching this blog, I learned Wal-Mart may be interested in putting the grocery at 85th and Wornall in the current Price Chopper store. That makes the most sense –because it’s already a grocery store in a commercial development strip with plenty of parking and major road access. If that site was chosen by Wal-Mart, KCMO Public Schools would have to find another buyer for the Bingham school.)

A large, commercial grocery store is the wrong fit for the Bingham school site, primarily because of the access for the huge delivery trucks and disruption of our beloved Trolley Track Trail. Any business that moves into this location will bring more vehicles to the area. But I don’t want to see daily truck traffic trying to access this mostly residential area. I already avoid the intersection of 75th and Wornall–just too busy to navigate with no separate turn lanes. Can you imagine what it would be like with large heavy trucks in this area several times a day? What do you think?

Armour Hills Gardens 2012 Home Sales Report

Posted on January 31, 2013 by Mary Hutchison

Brookside is always an attractive neighborhood for first time buyers who are on a limited budget. One of my favorite more affordable areas in Brookside is Armour Hills Gardens. Buyers can usually purchase a three bedroom, two bath home with a one or two car garage in a price range of $210-$230K, depending on condition and location.

Anna and Dave bought an Armour Hills Gardens house in 2012

Armour Hills Gardens is bounded by E 65th St to the north, Oak to the west, Holmes to the east and E 69th St to the south. Unlike its’ neighbor Armour Hills to the west (where I live), Armour Hills Gardens homes were generally built in the 1940s and don’t have some of the older architectural charm of its’ western neighbor. Still, characteristics of these homes include a stone or brick front, screened in porch, private driveway, and sometimes an attached garage. The location is convenient, close to nearby schools and St Peter’s Catholic Church, UMKC, Brookside shops and the Plaza/Westport area. Frequent city service runs along Oak St.

Here are year end single family home sales stats for Armour Hills Gardens in Brookside:

In 2012, 20 homes sold, with an average list price of $224,624 and an average sales price of $220,025. The lowest sale was $122,000 and the highest was $345,000.

In 2011, 13 homes sold, with an average list price of $237,427 and an average sale price of $230,469.

Armour Hills Gardens home with stone front

Note there were more homes sold in 2012, reflecting a stronger housing market coming back from the recession. The average sales price was almost $10K lower. This can be explained by more lower priced (foreclosure/short sales included) homes sold in 2012, which brings down the average sales price. Armour Hills Gardens is a very desirable area, and if a home goes on the market that is priced well and updated, it sells quickly.

Currently there are seven homes for sale in the subdivision with an average price of $197,000. Inventory is low! If you are considering a home purchase in the Brookside area, check out Armour Hills Gardens. I’ve sold several homes in the subdivision and my clients love the neighborhood!

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

4th Winter Film Festival Happening Now at Family Bicycles in Waldo

Posted on January 28, 2013 by Mary Hutchison

As I write this blog, it’s like Spring in Brookside– 73 degrees and sunny! I actually put some laundry on the line this afternoon to dry in the fresh air. This weather also brings out the bicycles, so I am reminding readers to support our locally owned Family Bicycles in Waldo.

Family Bicycles is having a special through March 15: bring in your bike for a complete overhaul and check up for $180, and receive a 30% discount on any needed parts and accessories. All work is done in the shop by qualified shop workers. Just like tuning up your HVAC or car every year, you should treat your bike with the same care and maintenance so it will last longer. Schedule your tune-up now, take advantage of the special and avoid the spring rush!

Family Bicycles in Waldo

Also want to mention the 4th Winter Film Festival is underway at Family Bicycles. (Their first film this year, Rushmore, is one of my favorite movies!). Tonight you can see Flashdance at 6:30pm, in the store at 7100 Wornall. Bring your own chair and lap blanket; Theresa (the owner) is providing snacks and beverages. Upcoming movies include Pee Wee’s Big Adventure on February 11, Butch Cassidy and the Sundance Kid on February 25 and The Goonies on March 11.

Family Bicycles is at 7410 Wornall, and is open seven days a week. Thank you for supporting locally owned Brookside/Waldo businesses!

Brookside Home Sales Report for 2012

Posted on January 24, 2013 by Mary Hutchison

Brookside’s $2.5 mil home sold in 2012

You’ve probably heard recent national news reports on how much better the housing market did in 2012 over 2011. Figures for the Kansas City area are up as well. This blog will focus on sales stats for the Brookside area, zip code 64113. Good news all around!

In 2012, 296 single family homes sold. The average list price was $354,974 and the average sales price was $337,524. Average days on market: 114.

In 2011, 211 single family homes sold. The average list price was $321,574 and the average sales price was $303,076. Average days on market: 139.

It’s worth noting six homes sold for over $1,000,000, in 2012, with the highest sales price at $2.5 million. The lowest sold home price was $72,000. In 2011, four homes over $1 million sold, with the highest sales price being $1.6 million.

Figuring the percentages, home sales were up in Brookside 30% over 2011, and the average sales price was up 10%.

The higher priced home sales push up the average price, and it’s encouraging to see so many more homes sold. Brookside is back on the upward curve for increasing home values! This is important for sellers as well as buyers. Sellers are recouping more of the equity lost in the housing crash, and buyers can be confident they are purchasing a home in a desirable area with increasing home values.

Brookside’s $70K home sold in 2012

There is a lack of inventory right now, and buyers are actively searching for properties. If you are thinking of selling your Brookside home…prepare it now for the busy spring market!

And if you would like detailed information on sales in your area, contact me (mary.hutchison@kansascityhomes.com) for a personalized report.

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

Armour Hills 2012 Home Sales Market Report

Posted on January 21, 2013 by Mary Hutchison

Now that we are a few weeks into the new year, it’s time to look back at 2012 home sales statistics for Armour Hills. When I checked the stats each month last year, the trend was more homes sold and at a higher average price than 2011. I think the worst of the housing crisis is over for our Brookside neighborhood!

Armour Hills Homes in Brookside

Here are the figures for 2012 single family home sales in Armour Hills:

In 2012, 78 homes sold. The average list price was $225,465 and the average sales price was $219,338. Average days on market: 83.

In 2011, 59 homes sold. The average list price was $220,551 and the average sales price was $212,088. Average days on market: 119.

In summary, 25% more Armour Hills homes sold in 2012 than 2011, and with a higher average sales price of almost 5%–very healthy numbers!

Something else I want to point out: the lowest sold price in 2012 was an $80,000 short sale. However, we had two homes sell over $400K–one at $485,000 and another at $417K. The highest sales price in 2011 was $350K. Both of these higher priced homes were total rehabs. This shows our neighborhood is desirable for more affluent buyers and we have a good area for rehabber /homeowner improvement investing. Finally, with the average home price in the $220s, Armour Hills is still very affordable for most first time buyers, despite the two over $400K sales.

I’ll continue to track monthly sales for 2013 in this blog. The upward trend in number of homes sold and increasing average sales prices should continue this year.

Interested in home prices and sales trends in your area? Email me and I’ll provide the information. In a few days I will post home sales stats for the Brookside zip code of 64113–also showing better sales activity than last year.

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

Brookside/Waldo Eateries Celebrating KC Restaurant Week

Posted on January 18, 2013 by Mary Hutchison

Kansas City Restaurant Week 2013

Is there a new local restaurant you’ve been wanting to try? This is the time to do it, during the 2013 Kansas City Restaurant Week, January 18-23. Created by the Kansas City Convention and Visitors Authority and the Greater Kansas City Restaurant association, this special ten-day event showcases our locally owned restaurants while supporting Harvesters-The Community Food Network at the same time.

Each participating restaurant offers a pre-sent lunch and/or dinner menu at a $15 and $30 price respectively. A portion of all profits goes to Harvesters. It’s the perfect opportunity to try a new spot while supporting the food bank and our locally owned businesses.

I’m listing Brookside/Waldo restaurants that are offering special pricing during Restaurant Week; I am not linking to individual websites because the best site to view the menus is www.kcrestaurantweek.com. Reservations are recommended; there’s a link to Open Table on most listings.

Such a simple pleasure, and a privilege, to dine out with friends! Make plans now to enjoy Restaurant Week, and thanks to our local Brookside/Waldo restaurants for participating:

Louie’s Wine Dive                     The Well
75th St Brewery                          Michael Forbes Grill
JULIAN                                          Lew’s Grill & Bar

You can also download the mobile app at VisitKC.com

Five Real Estate Trends For 2013

Posted on January 7, 2013 by Mary Hutchison

I’ve been thinking about writing on this topic for the past couple of weeks as I look ahead to 2013 business. As a real estate agent, I see some real trends emerging with clients. All real estate is local, and here are the five consistant features I hear buyers talk about on a regular basis:

1. Buyers want a home within walking distance of amenities. Younger couples and empty nesters are constantly telling me they want to be able to walk and/or bike to shops, restaurants, a grocery store and park area. Gas prices are rising; walking is a pleasurable exercise and having nearby, locally owned stores give a neighborhood a cozy, friendly vibe. Check the pricing: homes within an easy walking distance of services generally have a higher list price.

2. Empty nest buyers want two master suites on the main level. Retiring baby boomers are generally very active–they want to downsize from the current 3500 SF house to something smaller and more manageable. At the same time, these boomers have aging parents who do not want to live in typical senior independent or assisted living housing. By having two master suites on the main level, boomers can age in place and have their older parents (often in their 80s or 90s) also living in the home if necessary.

3. Buyers want nicely updated, well maintained homes. Today’s first time buyers are often spending thousands of dollars in their down payment just to get into a house; they don’t have an extra $10-20K to update the home’s interior or replace a roof, remodel a kitchen, etc. The same applies to downsizing boomers: they want to sell their current larger home and pay cash for the new, smaller home, with perhaps some leftover equity going towards decor or simple updates. A well-priced, nicely furnished and decorated home with newer mechanicals will always sell faster than one that needs a new roof, HVAC, bath remodel, etc.

4. Everyone wants an open floor plan in an older neighborhood. Older neighborhoods remain desirable because the homes tend to be well built with charming architectural details and close, easy access to services and amenities. However, most older homes are not ‘opened up’, with a large kitchen attached to a family room (like all suburban homes are). Those older homes that have been modified with a more spacious feel for an easy entertaining flow and oversized modern kitchen sell fast. Everybody congregates in the kitchen anyway, right?

5. Buyers want a backyard with room for a garden. The popular trend of growing your own vegetables, fruits and herbs won’t go away anytime soon. Having a bit of space in the yard for a few vegetable plants, berry bushes and an herb garden is a practical and enjoyable benefit to homeowners. You save on groceries and have a pretty , topical feature to compliment the home!

These are a few of the items on the ‘wish list’ of buyers I’ve been working with. If you are a buyer, do any of these features appeal to you? Your comments are welcome!

Reflecting Back on 2012 Clients–Grateful for New Friends!

Posted on January 2, 2013 by Mary Hutchison

Although we’re just into 2013, I want to take a few minutes to look back at 2012 from a business point of view. I’m proud to say that 2012 was my most successful year in real estate so far! I attribute that to my hard work and love of the job, a somewhat better economy, and motivated, educated clients who understand the current market we’re in.

As I look back on last year’s business, one of my favorite things to do is think about all the new fun friends I’ve made as a result of helping them buy or sell a home. Through many shared conversations about topics other than the business at hand, friendships have formed and will last long after the deal is done. It is by far the best benefit of being a real estate agent!

Pictured below are a few of the homes I’ve sold with a little bit of information about the owners, and what I appreciate about each of them:

Dave and Anna’s Armour Hills Gardens home

Dave and Anna bought their first home in Armour Hills Gardens almost a year ago. I knew when I saw this home pop on the market that it was a house they would like. Anna appreciates modern, clean design and it shows in her decorating. Dave is a musician on the side, and the finished basement is perfect for his hobby.

Carrie and Matt’s Brookside home

Matt and Carrie found me through the internet. They moved here with their 3 year old daughter from Detroit. They were not very familiar with Kansas City and fell in love with Brookside. Their larger home is perfect for visiting family and they love walking to Brookside shops and restaurants. Carrie and Matt are especially appreciative of their new friendly neighbors!

Matt and Leila’s Waldo home

Have you heard about the trend toward smaller homes? Matt and Leila bought this smaller home in Waldo because of the lower price, energy-saving features and walking distance to Waldo services. Matt recently finished an energy audit of his home and is installing even more upgrades to lower his monthly utility bills.

Lisa and Keith’s Leawood home

Lisa and Keith almost bought the wrong house. We searched for a long time and thought we had found ‘the one’ — but after careful consideration, they decided against it. I’m glad–I had a gut feeling it wasn’t the right house for them. Then this beautiful Leawood home came on the market and they snapped it up. It’s a house they plan to live in for many, many years, and a perfect house for raising a family.

Jim and Kelly’s home on Central

Jim and Kelly have lived in the Middle East, and I enjoy hearing stories about their world travels. Now they’ve settled in Kansas City as Jim accepted a job teaching at Rockhurst University and Kelly sells medical equipment. Jim bikes to work or takes his scooter. Kelly is taking full advantage of that welcoming front porch with warm, inviting decor!

Jeff and Diann’s home in Overland Park

I had kept in touch with Jeff and Diann for about two years before they finally made the move to Kansas City from Wichita. They bought a patio home in Overland Park close to the Town Center shopping area. Diann has done a fantastic job remodelling the kitchen/hearth room–I should write a blog on that transformation alone! Jeff was transferred to the local office of his law firm, and both are enjoying being closer to family in the area. Diann and I never seem to run out of things to talk about when we meet for lunch.

This blog would be way too long for me to list all of the other people I worked with in 2012. Charlie and Pim, Chris and Erin, Jeff and Michelle, Peter and Allison, Adam and Liana, Brandi and Anthony and so many more–all wonderful folks that I loved working with and look forward to staying in touch with as the years go on. And who are the new friends I’ll be blogging about in 2014 at this time? I’m looking forward to meeting you soon!

New Year’s Eve 2012 in Brookside/Waldo

Posted on December 28, 2012 by Mary Hutchison

If you plan to go out on the town to celebrate New Year’s Eve, there are so many places to choose from this year–starting at the River Market, stretching all the way south through Waldo. I find that as I get older, I prefer a smaller, more relaxed gathering. Years ago when I worked at the Hyatt Regency Crown Center, every employee worked the huge New Year’s Eve party. It was a very long but fun evening, looking at all the dressed up guests and crazy dancing. I saw some wild behavior on those nights!

Back to what’s happening in the Brookside/Waldo area. Here’s a few options to consider:

Julian is serving dinner at 5,7 and 9pm with a pre-set menu. Call for reservations.
Avenues Bistro has a special menu, reservations recommended.
Charlie Hooper’s is a good spot to stop in for a casual bite to eat and New Year’s toast. If you live in Brookside, you’ll probaby run into someone you know while you are there!

Bier Station will be open! First night of service is December 29, so no special packages are planned for December 31. Be one of the first to check out this new, locally owned specialty beer bar.

The hot new restaurant Louie’s Wine Dive features live music and appetizers for $20 per person. The Well will be packed with partiers; for $20, dance to three DJ’s and enjoy a champagne toast at midnight.

Finally, everyone is welcome to watch the ball drop at the Waldo monument, 75th and Wornall. Meet there just before midnight and ring in the new year with your Waldo/Brookside nieghbors!

If you do plan to party on Monday night…be safe!

Brookside Home Sales Stats November 2012

Posted on December 26, 2012 by Mary Hutchison

I hope everyone is enjoying the holiday season! Some folks will be celebrating Christmas in new locations next year–I’ve sold three homes in the past month, thank you Santa. The market for Brookside homes continues to climb as you can see from the November 2012 home sales statistics. Below I have recapped last month’s sales for the main Brookside zip code of 64113, along with a comparison to one year ago and year -to-date figures:

In November 2012, 23 single family homes sold. The average list price was $474,961 and the average sales price as $448,991. Average days on market: 159.

In November 2011, 22 single family homes sold. The average list price was $383,625 and the average sales price was $344,813. Average days on market: 176

That’s a large jump in the average sales price–almost $100,000! However, when more expensive homes sell (over $500K), the average price jumps. These pricey homes are not lingering on the market as long as they once were–they are selling faster.

Checking year-to-date figures:

From January-November 2012, 278 single family homes sold with an average sales price of $341,475 and 115 days on market.

From January-November 2011, 196 single family homes sold with an average sales price of $307,185 and 143 days on market.

Again we see the average sales price much higher this year, which has been consistent for the past several months. I think final 2012 unit sales and average price will surpass 2011 by almost 10%. Spring buyers won’t be able to bargain substantial dollars off the list price with higher comparable priced sold properties. And if you are a seller…get ready to take advantage of the upcoming busy spring market!

If you would like detailed information on sales in your area, contact me for a personalized report.

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

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