Tag Archives: Mary Hutchison

Why Old Brookside is Still Trendy

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A couple of days ago the New York Times ran an editorial titled “The Death of the Fringe Suburb”.  You can read it (link below)  for a few days; I am not shortening the link so  if it doesn’t connect  you can search for it on the New York Times website:

http://www.nytimes.com/2011/11/26/opinion/the-death-of-the-fringe-suburb.html?emc=eta1

The author, Christopher Bleinberger, makes several points that are relevant to our local housing market in the metro area and specifically Brookside.  Much of the housing boom in the late 90s through 2006 was high-end housing in outer ring suburbs (think of all the development near 159th and Metcalf,  Platte County, western Shawnee).  Since the crash, much of this housing is sitting empty–as the middle class lost jobs and gas prices outpace inflation, buyers (what few there are now) re-thought buying a home 20-30 miles from city amenities and office locations.

And who is today’s buyer?  The National Association of Realtors says one half of the total population now are baby boomers (born between 1946 – 1964) and Millenials (born between 1979 – 1996).  These buyers want urban downtown areas and suburban town centers (places like Prairie Village, Brookside, the Plaza area, Leawood). They want to walk to shops and restaurants, bike ride to amenities, use public transportation and not spend lots of time in the car. Mr. Bleinberger stresses that governments must give money to what’s known as ‘alternative transportation’ – buses, light rail, bike lanes–rather than only funding freeways and outer roads to nowhere.

I see this buying pattern with my own clients.  I am working with Millenials and Boomers, and both want the same thing:  updated homes in a neighborhood within a 15 minute drive of the office and walking distance of a grocery store, coffee shop, parks and other everyday city amenities.  They do not want the cookie cutter homes of the far-flung suburbs, which are generally built with cheaper materials than older homes.

That brings us to Brookside…and why this area (as well as Leawood, Plaza, Prairie Village, etc) will always be a desirable place to live.  For those homeowners who keep their properties updated and well-maintained, there will always be buyers waiting to make an offer.  Since 1920, homeowners have valued a Brookside address…and they will continue to do so for the next hundred years. What will the fringe suburbs look like 10 to 50 years from now??

Thanksgiving 2011–Community Events near Brookside

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Happy Thanksgiving weekend!  It will be over before you know it.  Take some time with your family to visit one of these big community events over the next few days.  Yes, there will be crowds..but as the years pass, it’s these activities you do with family and friends that make such great memories!

Country Club Plaza Lighting Ceremony, tonight 6-7pm.  Erin Stonestreet from “Modern Family” will flip the switch this evening. The mild weather will bring out larger crowds.  Don’t try to park on the Plaza–leave the car along one of the residential streets nearby and walk over to the ceremony.  Or stop by later this evening after dinner…the walk feels especially good after a big meal.

The Mayor’s Christmas Tree Lighting at Crown Center, Friday at 5:30.  Crown Center is stunning lit up for the holidays!  Remember the Ice Terrace is open as well.  Parking is trickier in this area–arrive very early or park along the street and walk to Crown Center Square.

Luminary Walk at the Nelson-Atkins Museum of Art, Friday 5-9pm.  This is my personal favorite outing over the holiday weekend.  Such a simple idea–placing luminaries along the walk–produces a magical scene visible from the streets as you drive by.   It’s a leisurely walk, and you usually see someone you know on the path.  Again, park on one of the residential side streets to avoid the frustrations of trying to park in the garage.

And what about Brookside??  The lighting of the Brookside Christmas Tree is Thursday, December 1 from6-8pm.  Refreshments, prizes and a choir will really get you in the holiday mood.  Near 63rd Street and Brookside Blvd.

Have a safe and happy weekend!

Armour Hills 2011 Annual Homes Association Meeting-Recap

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Last night was the annual Armour Hills Homes Association meeting.  Approximately fifty people attended.  Special thanks to The Roasterie and McClain’s Bakery for providing us refreshments!  Here is a brief recap of what was presented and discussed:

Since the current board took over in January, we have improved the finances of the homes assocation, put a snow removal plan in place, reduced costs with our annual maintenence contracts and now have advertising in the Clarion   newsletter.  We have applied for four PIAC grants and should know early next year if we will be awarded any money.

Two board members were re-elected to their current positions:  Gunnar Hand as City Liason and myself as Codes Enforcement officer.

Councilpersons Jan Marcuson, John Glover and John Sharp attended the meeting, and they all spoke about the new redistricting plan. Marcuson and Glover seem fine with the plan–which is that our  homes association will no longer be in their district (the fourth district) but will move to the 6th district (represented by John Sharp).  Mr Sharp is totally against the proposed map outlinging the new districts.  Many Armour Hills  homeowners (and other homes associations south of 59th St) are against this new plan as well.  We feel it would cut Brookside in half as a cohesive neighborhood.  There could be financial implications as well, because of redistributed tax dollars and PIAC money.  There will be a public hearing on the redistricting plan November 30, 6pm at City Hall.  The general feeling is there is quite a bit of back door political manuvering going on with this proposed plan.

Our plans for 2012 include establishing an active Block Watch on each street with an active Block Captain.  We also hope to improve communication with our residents next year through an updated website, adding a Facebook page and updated email blast lists.

Thanks to all AH residents and City Council persons who attended last night.

Private Insurance for Sewer Line Breaks?

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Here in the older homes area of the metro KC area, many of the sewer lines from home to the main line in the street are made of clay tiles.  These lines are decades old, they are prone to collapsing and deterioating, plus underground tree roots can invade and block the lines.  Today in the Kansas City Star I was reading about private insurance premium homeowners can purchase that provides a warranty on this type of repair. You can read the entire story here.

According to the article, Roeland Park and Prairie Village are offering the services of a private company that issues a warranty to protect homeowners from paying thousands of dollars if their is a break in the sewer line between the house and the connection to the main sewer line. The information is sent using the city’s logo on the letter and as the return address. It looks like the city is endorsing or possibly providing the warranty–but it’s not. The municipality does get a rebate from the cost of the premium. In Roeland Park and Prairie Village, Service Line Warranties is providing the service for $59 per year.  Later in the story, it mentions another company that will offer a warranty for KCMO and Overland Park residents.

It’s true that replacing a sewer line will cost thousands of dollars. Typically, this repair is not covered by homeowners insurance.  When purchasing a home, many buyers have a plumbing service scope the line with a camera during inspections to see if there are any potential problems. Paying the cost of this warranty sounds like inexpensive protection against a potential pricey repair.

These are several  questions you should ask of the warranty company before purchasing this service:
Who are the contractors that replace the line? Can you chose from a list?
What number do you call for service? How quick is the response time? How long does it take to replace the line? What are the limits on payment? Is the work guaranteed? Is the warranty transferable to another homeowner? Also ask for references from others who have had to make claims on the service, and get a copy of the contract before deciding whether to buy.

It’s a bit sketchy to have the city’s logo on the letterhead and envelope…they have a financial stake in how many customers sign up for the service, and having the city’s endorsement surely influences homeowners to sign up. Still, for those homeowners living in the older parts of the metro area , it could be  worth checking out the offer…carefully!

Annual Armour Hills Board Meeting/Recent Burglaries

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Fellow Armour Hills residents–the Kansas City MO Police Department has confirmed there were six burglaries last Saturday night into early Sunday morning on 69th St, 69th Terrace and Rockhill Road. Only one home was occupied at the time.  The same person is believed to have committed all the break-ins.  The description is a young black male, about 120 lbs, acting alone and on foot.  Please be vigilant keeping your doors and windows locked, lights on, and look around while getting in and out of your vehicle and/or home.  Report anything you see that looks suspicious!

Also mark your calendar for the 2011 Annual Meeting next week:  Thursday November 17 at 7pm at the Country Club Congregational Church, 205 W 65th St.  We will conduct the election of board members, discuss the budget, goals for next year and recap our accomplishments for 2011.  We hope to see you there!

Don’t Split Brookside in Half–The Proposed Redistricting Boundaries

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You may have heard about it on the news…perhaps you didn’t pay much attention…but Brookside is about to be split into two different council districts,  represented by two different City Council persons.  How does this affect you?   Read on…

Currently, the Brookside area is in District 4, represented (very well)  by Jan Marcason. (You can see the proposed map here, good luck figuring it out.  Why can’t the committee members draw a map that translates well on the internet AND has the actual street boundaries written at the bottom of the map’s key?? ) Roughly, the current north/south boundary is from downtown to 79th St.  New census population figures support a redistricting of the boundaries…the 4th district would extend north into Briarcliff and stop at 59th St, effectively splitting Brookside in half.  The 6th district would begin at 59th and continue south way past 435 and east past James A Reed Road.

Redistricting boundaries also means redistrubing political power as well, because of how your tax dollars are divided up in the neighborhood and commercial areas of the district.  Redistricting is necessary to keep the population distribution somewhat equal between districts, and so that minority residents are properly represented.  How elected officials from each district respond to the needs of the residents, including how public money is requested for and spent in that district, is of concern to everyone.

The Brookside area is known for it’s politically active residents.  Neighbors  work together to pressure the city for public funds to keep the area appealing to residents and future home buyers.  We contact our council rep when problems pop up regarding infastructure and demand repairs.  We are a very active voting block during elections.  Splitting Brookside in half could create problems gettiing tax dollars for the area as a cohesive neighborhood.  If two separate council persons are working on behalf of one neighborhood, it could appear that the Brookside area is requesting too many public dollars, too many improvement projects, more PIAC funds than other areas.

Recent public meetings brought out residents opposed to the proposed map.  An alternative map, outlining different boundaries for the 6th district was proposed but not considered.  You can bet there is quite a bit of political back door dealings going on with the current map if other proposals are not even being seriously examined.

The City Council meets today, as of this writing the agenda is not published but I assume the redistricting  issue will be up for discussion and possibly a vote.  It would be a stab in the heart of Brookside, one of Kansas City’s most cherished and politically active neighborhoods, to have it split in half, represented by two different council persons.

New Listing! 708 E Gregory, Kansas City MO

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All buyers are looking for ‘a good deal’ these days…and this house delivers!  Check out my new listing at 708 E Gregory, just east of Holmes.

708 E Gregory

This charming stone and stucco 2 story home offers three bedrooms and one and a half baths,a formal living room and dining room, an office nook off the living room and  a cozy breakfast room next to the kitchen.  The basement walls have been freshly painted with DryLock, there’s a newer roof and sump pump, plus half the basement is finished. The seller just installed a new electrical box and is providing a one year home warranty.

The backyard is partially fenced, and features a patio outside the back door.  There’s space for a second car next to the one car garage.

Lots of light fills this home, it’s close to Brookside, Waldo and UMKC.  Oh, and the price?  Just $149,000!

708 E Gregory, Kansas City MO 64131.  Contact me for a personal tour!  mary.hutchison@prukc.com

708 E Gregory

Free Energy Conservation Workshop in Waldo

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Quick!  Before the weather turns really cold!  Attend the free Energy Conservation Workshop this Saturday, Oct 22 at Habitat ReStore, 303 W 79th St, 9:30-11:30am.  You’ll learn easy ways to save energy in your home–some free, some low cost.  There will also be information about other programs and incentives available to you.  Space is limited, you can register at:

www.marc.org/habitat

Also this weekend, the final Waldo Community Market at Hale Cook Elementary, 72cd and Pennsylvania, Saturday Oct 22 at 8am.

How Does the KCMO School District Affect Brookside Home Sales?

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Like most places, Kansas City MO offers pros and cons for potential  home buyers.  So many of the city’s amenities are here:  the Country Club Plaza, Power and Light entertainment district, several museums and theaters, the stunning new Kaufman Center for the Performing Arts, Stowers Institute, the University of Missouri Kansas City..and more.  You can live in a condo downtown, or in a charming 1920s bungalow in Brookside.  Negatives include a high crime rate,  an earnings tax and the KCMO public school system, which once again is in danger of losing it’s accreditation.

Last week, the Kansas City Star featured a front page story “Housing Market Reflects School Woes”.  This story focused on a Brookside couple who has been trying to sell their house for over a year, and emphasized how the school district’s problems will even further spurn buyers away  from buying their home.

Wrong.

As a Brookside resident and agent who sells many homes in the area, I am actually  amazed at how Brookside remains a very desirable location for home buyers, despite the reputation of the public schools. The majority of buyers for this area already know the troubled history of the school district but want to live here anyway.  Buyers appreciate the older homes,and tall,mature trees, the ability to walk to Brookside shops and restaurants, the Trolley  Track Trail …they like the friendliness of the neighbors, the proximity to the Plaza, museums, the Crossroads district and downtown.  Many buyers are single, newly married with no children, or empty nesters moving in from bland suburbia. There are families with children here–who attend private schools or the excellent French immersion charter school, Academie Layfayette. Some do attend KCMO public schools.

Of course it would be better for Brookside residents if  the  school  district had an excelllent reputation.   And it’s true that some buyers specifically bypass the area due to the  public schools. But it’s a tribute to the local homeowners and business owners who keep Brookside one of the best places to live in the city.  The reason that house hasn’t sold in over a year  isn’t solely due to the poor school system. I’m guessing it’s a challenging location, priced too high, or needs much updating. Even if the school system improves–the house itself has to be desirable, not just the location.

Who Doesn’t Need a Financial Planner?

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As part of my Brookside networking, I like to profile various business owners and shops that I think deserve extra attention.  Recently I profiled Daren  Teghtmeyer with American Family Insurance, 8043 Wornall. Because this week is Financial Planning week, today I wanted to focus on Financial Security Advisors, a small, locally owned financial planning firm in Prairie Village. They have been in business over fifteen years.

Financial planning…probably sounds tedious and boring to some, exciting and intriguing to others.  I’m in the first category–yes, I need to pay attention to this task, now more than ever.  If you think the same thing–it’s worth it to check out someone who lives finance every day.

Sandi Weaver runs this office with a very personal touch for all of the firm’s clients.  They are a fee-based firm, charging 1% of the client’s portfolio. (The advantage of using a fee-based firm is this: the planners aren’t inclined  to slant their advice in order to get a commission up front or  a back-end fee.  Fee only means the firm gets money from clients only, not from financial institutions or fund companies.) They are a comprehensive planning firm, not just investment management. They will work with you on retirement projections, review your insurance, investments, suggest tax strategies, and help you plan for college costs and prepare for estate planning.  They meet personally with each client twice a year to keep up with your plan and make changes as necessary.  And they are small–five people in the office, all experts in their various fields supporting all of the customers.

I asked Sandi what are some of their big challenges as a firm, especially these past couple of years as the stock market see saws back and forth, up and down.  She remarked  there are more SEC regulations to be aware of, a bit more hand-holding at times for nervous customers.  Overall, though, it’s a challenge to get  clients to cut back on spending and following the plan after they retire.  Savings and investments have to last decades longer than they used to–it’s tempting to start spending from that large chunk of money you’ve saved for years and years–after all, you deserve it, right?  But to make the money last, stay on the budget you’ve set for yourself so that the money pile doesn’t run out too early.  Another challenge is getting people to make the committment to use a financial planner before it’s too late.  Waiting until you are well into your 50s doesn’t leave that much time to invest and save as much as you may need to retire comfortably or start paying college tuition for multiple children.  When you get all your finances and investments in order early on in your career–and create a plan–you will more easily reach your goals.

A recent study of 401K accounts provided evidence that workers who get professional financial help get higher returns on their investments than those handling their own investment choices – by an average of 3%.

Sandi Weaver and her team in Prairie Village

If you are thinking of interviewing financial planners, Sandi offers these tips: Compare firms and find out exactly what you get for their services.  Compare fees–lay out  your investments  and ask, what would your fees be if I hired you?  FInd out how long they have been in business and what are their qualifications and special designations. What is the rate of return? Ask for references.  When you call in with questions, who will you talk to ?  Do you feel comfortable with the person you are speaking with?

Working with a financial planner is something that takes a bit of time…but you will be glad you did it when your investments are professionally handled.  With the economy still shaky, who knows for how long? — it will pay off to know your financial assets are being used to help you reach your goals.  You can find additional resources and tips at www.fpakc.org.