Waldo home sales last month actually fell from a year ago–the number of units and the median sales price. However year-to-date, prices up! Let’s take a look at the details here; I’m using the boundaries of State Line to Holmes and Gregory to 85th St for the stats, single family homes:
september 2023
september 2022
Median list price:
$228,500
$289,000
Median sales price:
$234,000
$295,000
Days on market:
3
5
No. of homes sold:
16
29
The median sales price dropped 20% from September 2022 and half as many homes closed. Still, buyers are offering over asking price. The lowest sales price was $150,000 and the highest was $430,000. Below are the year-to-date numbers:
jan-sept 2023
jan-sept 2022
Median list price:
$285,000
$264,000
Median sales price:
$290,000
$278,000
Days on market:
3
3
No. of homes sold:
201
237
These numbers show us that home values are up about 4.5% this year, and home sales in Waldo are down 15%–likely due to higher interest rates and fewer homes for sale. Currently there are 18 single family homes for sale in Waldo, with a median list price of $277,500 and 20 days on the market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Looking for a fun, family friendly activity this weekend? McLain’s Bakery is hosting it’s 4th annual Block Party on Sunday Oct 15 from 4-7pm at 201 East Gregory.
There will be lots to keep you busy: a bounce house and games/crafts for the kids, local vendor pop ups, plenty of special food and drink too. No Chiefs game either!
So if you are looking for an excuse not to cook Sunday night…head on over and join your neighbors at McLain’s for a late afternoon block party!
Everyone seems to have their favorite type of pizza: some prefer a very thin crust with light toppings; some want deep dish; others crave a thicker, chewy crust heavy with cheese, meat and veggies.
And then there is New York style pizza, which is what you will find at Waldo’s newest pizza place, Pizza Tascio at 409 W Gregory. What defines New York style? According to owner Erik Borger, who grew up in New York City, a NY style pizza features a “thin crust, definitely foldable, with light toppings and a crispy, flavor filled crust.” Are you craving a slice yet???
Erik’s “obsession” (yes he used that word) with perfecting his type of pizza started years ago. He was caring for his father who was battling cancer. Dad and son were craving the pizza tastes of their younger days growing up in NYC, so Erik decided to make his own. At one point he had six commercial ovens in the garage at his St Joseph home, trying to figure out the perfect temperatures and flavors. When he finally got the recipe right, he opened the first Pizza Tascio there in 2021. In 2022 he opened a second location on Burlington in North KC and the Waldo location is…#7 in the metro area! I asked Erik if he was a bit exhausted and overwhelmed with the fast growth. “This location has been much busier than I expected. It’s far exceeded my expectations and we haven’t been open that long. However, I have a really good team and they keep everything running smoothly”.
There are a few unique things about this pizza to note. First, he offers one size of pie-18”. Most “large” size pizzas are smaller than that, so even though the cost is a little higher, you are getting more of a high quality product. These large pies are divided 8 ways for slices, and at Pizza Tascio you will get a large slice for as little as $5! The superior ingredients Erik uses make a big difference that you can taste: meats are sourced from Paradise Meats in Trimble MO; organic Napoli tomatoes from California, and he uses only 100% whole milk mozzarella. I asked Erik about the phrase “no BS added” to the cheese he uses as stated on the website. He explained that most cheese has a fungicide added to prevent mold; he only uses cheese without any chemicals added. It took a while but he found a source for his chemical free cheese…that is his strict dedication to perfection. The menu focuses on various pizza combos of course, including an “upside down” pizza; there’s a salad option, a dessert pizza and cheesy breadsticks. You can dine in or pick up curbside.
Pizza Tascio is located in the former Classic Cookie spot at 409 W Gregory. Hours are Sunday-Thursday 11am-9pm and Friday-Saturday 11am-10pm.
You may have heard via national news that home sales are down this year–partially due to the higher interest rate. That is true for Waldo as well–at least according to last month’s stats. Let’s take a look; I’m using data for single family homes using the boundaries of State Line to Holmes, Gregory to 85th St.
july 2023
july 2022
Median list price:
$250,000
$285,000
Median sales price:
$270,000
$303,000
Days on market:
2
3
No. of homes sold:
19
34
Most buyers are still paying over asking price; however prices last month dipped 12% from July 2022. Also, 44% fewer homes sold. Why? I think many first time buyers have dropped out of the market for now due to the higher interest rates. That’s one reason….their budget can’t stretch enough for what they want. The lowest closed price last month was $170K and the highest was $452K. Her are the YTD numbers:
jan-july 2023
jan-july 2022
Median list price:
$289,950
$259,000
Median sales price:
$296,000
$278,000
Days on market:
3
3
No. of homes sold:
161
177
Looking at the year-to-date trend, home values are up almost 6.5% and 9% fewer homes have changed hands this year. Currently there are 8 single family homes for sale in Waldo, with a median price of $339,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Waldo is experiencing double digit increases in home vales compared to last year–how long will this continue?? Certainly buyers cannot “wait for a deal” ; that’s a phrase I hear often as an agent! The best time to buy is when you are financially ready! Here are the stats for single family home sales in Waldo, using the boundaries of State Line to Holmes; Gregory to 85th St:
june 2023
june 2022
Median list price:
$329,000
$240,000
Median sales price:
$340,000
$245,000
Days on market:
3
2
No. of homes sold:
37
28
Yes it’s the same story…most buyers paying over the asking price and homes going under contract within 48 hours. The median price for June 2023 was 33% over June 2022!! Lowest closed price last month was $140K and the highest was $457K. Here are the year-to-date numbers:
Jan-june 2023
jan-june 2022
Median list price:
$299,000
$249,900
Median sales price:
$300,000
$269,500
Days on market:
4
3
No. of homes sold:
141
143
We are consistent in the number of homes closing YTD; values up 11% so far this year. It seems buyers have adjusted to the higher interest rates as there is still so much demand.
Currently there are 12 homes for sale in Waldo; two of these are new construction. The median sales price is $300,000 and 10 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Waldo is welcoming yet another new, locally women owned shop just east of McLain’s Bakery! It’s exciting to report small businesses are thriving in our neighborhood! Read on to find out more about Ampersand Design Studio at 211 E Gregory. There are so many attractive and colorful items here for sale; you will see why the owners describe the shop “where color and pattern come to play”.
Owners Morgan Georgie and Carrie Kiefer met in design school at KU. Both got jobs with Hallmark, in the creative department for gift wrap, photo albums and party goods. After leaving the company, Morgan and Carrie started Ampersand, initially designing invitations and wall art and selling via their own website and Etsy. Eventually they sold their colorful art and prints to Crate and Barrel, West Elm, Minted and other national companies. They decided to open a storefront, and picked the Waldo location. “We really love the close knit neighborhood here, the constant flow of foot traffic and everyone has been so warm and accepting” says Morgan. They opened this space in April and business has been steady. Future plans include special classes and workshops plus pop up events.
Carrie Kiefer and Morgan Georgie, Ampersand Design Studio
So what can you find in Ampersand? There are useful and practical items like all cotton blankets, napkins, glassware, planters, KC branded tee shirts, some kids’ items and greeting cards, all featuring eye catching designs and bright colors. Here, you’ll find just the right special and unique gift: a decorative serving tray, pillows, hand towels, wall art, —or pick up a new pair of fun earrings! In the back of the store is where the magic happens—Morgan and Carrie have their design studio set up there. What inspires their art? “We are inspired by exposing ourselves to new things” Morgan says. “It could be an interiors magazine, a beautiful movie or even an artistically displayed plate at a favorite restaurant. We get inspired by color, pattern, and typography everywhere we go. We love what we do!”
Stop by AmpersandDesign Studio the next time you need ideas for a gift or personal special something. Hours are 9am-6pm Monday through Friday; Saturday 9-5 and Sunday 9-4. Make a note to visit later this year when Morgan and Carrie promise “a lot of great holiday themed items.” Thank you for supporting our small businesses in Brookside and Waldo!
We are just a couple of days into March…and I am a bit late posting these January stats for Waldo home sales. No surprise here–prices keep going up! These are the sales figures for single family homes, using the boundaries of Gregory to 85th St; State Line to Holmes:
january 2023
january 2022
Median list price:
$260,253
$217,000
Median sales price:
$249,875
$215,000
Days on market:
33
4
No. of homes sold:
14
17
Home prices rose 16% compared to January 2022; and (some) homes are sitting on the market longer. Remember, a year ago, interest rates were around 3%. Still, that’s a pretty hefty increase in median sales price considering the interest rates have doubled. The lowest closed price was $152,500 and the highest was $470,000.
Currently there are 13 homes for sale in Waldo, with a median list price of $260,000 and 16 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
How many businesses do you think have a Waldo address? Chelsea Kapka, Executive Director of the Waldo Area Business Association, has heard over 600 businesses call Waldo home…and about 350 of them belong to WABA. Since joining WABA last month, she’s hoping to increase membership along with some other goals for the strong, thriving neighborhood.
I stopped in WABA at 7222 Wornall recently to have a chat with Chelsea. Originally from southwest Missouri, she went to MIZZOU for her undergrad degree and completed a masters at MO State. She’s spent the last several years in nursing home administration, most recently in Olathe. Although Chelsea enjoyed working with seniors, she decided she wanted a change in her career, and applied for the WABA job. She’s lived in Waldo for the past several years, with a sister and brother also living nearby.
Chelsea talked about other goals she has for WABA: she’s planning a bingo game on Wednesdays at Waldo Pizza that should start soon, and wants to increase community events. Besides the popular Waldo Fall Festival, she is promoting the second annual Spring Fling happening May 6, at Gregory and Wornall. She hopes to get more businesses to participate, including more local makers. The monthly Waldo business luncheons are open to anyone; details on dates are on the WABA website. The next luncheon is Wednesday March 1 at HJ’s Community Center, featuring sixth district candidates up for election. “I really like the WABA Mission Statement—it’s important for me to maintain Waldo as a vibrant and inclusive area. Waldo feels like its own city within Kansas City—so unique and eclectic”.
Chelsea and I talked briefly about the houseless issue in Waldo and how it can be addressed. She recently met with Josh Henges, the “homeless prevention coordinator” for Kansas City MO, who has a lot of ground to cover. The Waldo CID (Community Improvement District) handles security, graffiti and trash removal, marketing, plus landscape maintenance for the neighborhood. CID Community Awareness Officers are a daily presence that will report to police any necessary information regarding the houseless population but do not get directly involved.
In her free time, Chelsea spends time with her scientist husband and their three dogs; she enjoys reading and going to live music shows, especially at the Madrid Theater. You are welcome to stop by and introduce yourself to Chelsea, especially if you have a business in Waldo. The WABA is located at 7222 Wornall. And feel free to come to one of the monthly luncheons to keep in touch with what’s happening in Waldo!
So the hype of the Chiefs winning the Superbowl is winding down, Valentine’s Day is over and ….this can be a bland time of year. Here’s a diversion for you: plan to participate in the 8th annual Waldo Week!
Waldo Week was created to spotlight locally owned Waldo businesses by offering special discounts and deals for several days during the slower winter months….while also supporting a local non-profit organization. This year, the votes came in for Lucky 13 pet rescue as the supported charity. The Waldo Area Business Association hopes to raise $1500 for Lucky 13 through a special virtual auction and donations.
Several local businesses have special offers for the next several days, including Betty Rae’s, Eclectics, Crow’s Coffee, Summit Grill and Breathe. Mention Waldo Week when you stop by to find out details. A complete list of participants is listed on the WABA website.
Waldo Week runs from Thursday Feb 16 through Friday Feb 24. Thank you for supporting our locally owned Waldo businesses!
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.
Inside Brookside (And Waldo) 