Tag Archives: Waldo blog

Waldo Home Sales Report-December 2022 and Year End Recap

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I have some interesting numbers to report regarding last month’s Waldo home sales stats; although home sales are traditionally slower in the last quarter of the year, prices were down compared to December 2021; usually there is an increase year over year. Let’s take a look at the details; as usual, I’m using the street boundaries of Gregory to 85th and State Line to Holmes for the numbers:

December 2022December 2021
Median list price:$240,000$255,000
Median sales price:$235,000$268,000
No. of homes sold: 18 35
Days on market: 25 10

Compared to a year ago, Waldo homes closed at 12% less than the median sales price in December 2021; also 50% fewer homes sold. The lowest closed price was $117,500 and the highest was $540,000. Note this year’s December list price was lower, which accounts for some of the median sales price drop. Overall, though, Waldo home values had a healthy increase overall last year; below are the stats, with a five year comparison.

20222021202020192018
Median list price:$264,900$249,975$223,000$220,000$200,000
Median sales price:$276,000$260,000$230,000$217,225$205,000
No. of homes sold: 300 412 377 362 381
Days on market: 3 3 4 10 19

You can see the chart indicates that most of the time, buyers are paying over the list price for Waldo homes by about 3-4%, although 27% fewer homes closed last year. And houses are continuing to go under contract quickly. From 2021-2022, Waldo homes gained 6% in value, and 34% since 2018. There is so much demand for housing that I don’t foresee prices drastically coming down in 2023. When I drive around Waldo, I see several new build homes going up–and brand new houses sell for quite a bit over $300K. The old saying is true: it’s all about location, location, location in real estate!

Thanks for reading my blog! Next month I’ll post January 2023 numbers. Here’s to a new year!

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

Big Belly’s- New Restaurant in South Waldo

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Everyone likes to try a new restaurant…especially if it’s a small, locally owned place. And, most everyone likes Italian food!  So, bring your hungry belly to Waldo’s newest Italian restaurant, Big Belly’s at 8940 Wornall!

Owner Josh Drake has teamed up with chef Ken Viereck and Jessica Gattenby to create a friendly, casual, family oriented place, focusing on scratch cooking and a variety of meal options.  Josh and Ken have a food service background: Ken learned cooking from his parents and over the years, tweaked the recipes.  Josh has a catering company that’s nominated for Caterer of the Year from WedKC.  Josh looked at several locations for the restaurant, and settled on this spot after a friend who owns Social in Waldo recommended it. There was already a  kitchen in the back, and plenty of space for tables, a bar and parking.  “I know Waldo is a community of many types of people: families, blue collar workers, young professionals, older folks—and that’s the type of community I wanted to be in” Josh says.  “When I picture myself in 20 years, I think of LC’s Barbeque.  I went there once a week, and the owner was always at a table, doing paperwork, chatting with the regulars, greeting people as they walk in.  That’s what I want this place to be. I want this place to be affordable for families and also a nice spot for date night”.

Ken Viereck, Jessica Gattenby and Josh Drake

Big Belly’s has a large menu—you’ll find several types of pasta, salads, and entrees that include two sides with garlic bread!  The most popular items so far are the chicken piccata, chicken parmesan and rattlesnake pasta.  There’s also a wide selection of appetizers, mac n’ cheese, and sliders, available in 2 and 3 item portions with sides included.  If you are craving pizza, Big Belly’s has you covered with their flatbread pizzas.  Jessica makes all the desserts fresh every day; after two days they are marked down to 99 cents.  Daily specials include the popular lasagna (only available on Thursdays); kids eat free on Tuesday and a pasta discount on Wednesdays.  And if you are feeding a crowd—check out their family meals and catering menu for Chiefs games, birthday parties and other celebrations. 

Hours for Big Belly’s are Tuesday through Saturday, 11am-9pm and Sundays from 11am-8pm.  Stop in and fill up!

Waldo Home Sales Report-November 2022

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The holidays in your own home…it’s a special time! Perhaps you purchased a home in Brookside or Waldo within the past year or so…know that your property value is likely on the rise! Higher interest rates have slowed the number of houses sold, but Waldo prices are still going up. Let’s look at the numbers…I’m using the street boundaries of Holmes to State Line/Gregory to 85th St for these stats:

November 2022November 2021
Median list price:$245,000$235,000
Median sales price:$257,000$225,000
Days on market: 4 3
No. of homes sold: 19 35

Values rose 14% compared to November 2021, with 45% fewer homes closing last month compared to a year ago. Still, buyers are regularly paying over the list price. Here are the year-to-date numbers:

Jan-Nov 2022Jan-Nov 2021
Median list price:$259,450$247,950
Median sales price:$275,000$258,700
Days on market: 3 3
No. of homes sold: 262 362

For the year, prices are up just over 6%; although 27% fewer homes have sold so far. Waldo continues to be a very hot location for buyers despite the higher interest rates–most homes go under contract within a few days. Next month I’ll post Dec stats and a year end wrap up! Currently there are 16 active single family listings in Waldo with a median price of $252,778. The lowest asking price is $75K and the highest is $440K.

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

Saying Goodbye to Bier Station

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There are some iconic landmarks in Brookside and Waldo…places like Waldo Pizza, Roasterie Coffee, the Piano Room, McLain’s Bakery, Charlie Hoopers…and many more.  It’s what makes our neighborhood unique; these are not cookie cutter chains.    They are the kind of locally owned spots that you always enjoy going to; a place where you bring visitors and meet friends; often a place where the staff is consistent or you bump into someone you know.   One of our landmarks is changing hands next year: Bier Station. 

I first wrote about Bier Station ten years ago, shortly before it opened.  Owner John Couture was at the very beginning of the craft beer explosion: he offered 21 taps of fresh, rotating beers and hundreds of bottled options for customers to create their own personalized six packs. He and his family lived close by, and welcomed kids who stopped in with their parents, offering games and puzzles. Eventually John added more food selections and an outdoor patio.  The neighborhood embraced and supported Bier Station; it was becoming a landmark.

Naty Cardenas, left, and Bier Station owner John Couture

John did more than just sell beer; he started hosting events that supported local candidates and non-profit causes he believed in.  Bier Station initiated Q&A sessions with our local city council reps, fundraisers for Animal Rescue Alliance,  Moms Demand Action, homeless teen parents and various candidates for office; there were comedy nights, silent auctions and the infamous Josh Hawley Fun Run – the money raised from that event went to causes that the conservative Missouri senator is against.  John has always been an activist at heart, and he invited the community to participate and make a difference, as they enjoyed a beverage and conversation.

When I visited with John last week, he emphasized how much he’s enjoyed having Bier Station but it was time to move on.  “During the past decade, people’s drinking habits have changed.  There were just a couple of craft beer places in KC when I opened; now there are at least 30 or 40 options.  I’m proud to have opened the first craft beer/ tasting bar /bottle shop in the Midwest.  The bar has won many national awards and we’ve raised over $300,000 for non profit causes and civic campaigns”.  One of the events he’s most proud of:  working with the dean of Pharmacy at KU to host a COVID 19 vaccine clinic last year, vaccinating over 1000 people.  And in December 2020 when vandals smashed the front door of the building, locals came by with envelopes of money to help pay for the repair: McLain’s brought over goodies for the staff and business surged in support. “Our customers really are the best!  They are very friendly, very generous with tips and they get to know our staff.  Several close friendships between staff and patrons have developed over the years.”

City Barrel Brewery and Kitchen has purchased Bier Station and has a few changes planned: they will serve New York style pizza and redo the patio out front, adding a roof.  There will still sell beer to go and have several local brews on tap. As for John, he is taking some time off- his family is “very excited” to see more of him as he figures out next steps that will include some sort of political activism.  In the meantime, John invites you to stop in and enjoy a brew and  say goodbye before Bier Station changes hands. There is a big staff reunion on Monday Dec 19 and a final celebration on New Year’s Eve—the last night of Bier Station. Mark your calendar! Bier Station is located at 120 E. Gregory. Thank you John, and Bier Station, for all you have done for our neighborhood and community!

Waldo Home Sales Report – April 2022

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Spring is so lovely in Waldo! Even when we have spring showers. Are you enjoying the longer days and cooler nights? More daylight hours for house shoppers! Prices were up last month in Waldo compared to a year ago; here are the numbers:

April 2022April 2021
Median list price: $247,000$244,500
Median sales price: $275,000 $264,250
No. of homes sold: 28 42
Days on market: 3 3

Waldo home values rose about 4% over April 2021. Lowest closed price last month was $75,000 and the highest was $450,000. Now let’s look at the YTD numbers:

Jan-April 2022Jan-April 2021
Median list price: $244,000 $250,000
Median sales price: $261,000 $264,250
No. of homes sold: 95 116
Days on market: 3 3

These figures show a very slight decline in sold prices compared to 2021–just 1.2%. Note that fewer homes sold so far (probably due to lack of inventory); yet buyers are still paying well over list price and homes go under contract quickly.

Currently there are just five active single family homes for sale in Waldo, with a median price of $218,000 and 16 days on the market.

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

Waldo Home Sales Report-January 2022

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Waldo home sales are off to a strong start, even in the traditionally slow month of January. If there was more inventory, more homes would sell! Here are the single family home sales for last month in Waldo, using the street boundaries of Gregory to 85th St; State Line to Holmes:

January 2022january 2021
Median list price:$218,500$245,000
Median sales price:$216,250$244,000
No. homes sold: 16 13
Days on market: 3 21

Although there was a decrease in the median sales price compared to last year, that is because more of the larger, higher priced Waldo homes sold in January 2021. Note the wide range of sales prices-typical of Waldo-the lowest closed price last month was $45,000 and the highest was $507,000.

Currently there are just four single family homes for sale in Waldo, with a median list price of $217,000 and nine days on the market.

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

Feel Like A Massage? Try Crossing Paths Massage Therapy

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“Treat yo’self” – one of the memorable lines from the TV series Parks and Recreation.  We all feel the need to pamper ourselves every so often, and there’s a new massage therapy studio in Brookside that will do just that!  Crossing Paths Massage Therapy opened recently in east Brookside,  at 751 E 63rd St.

When I heard about Crossing Paths, I had tto indulge in a massage for myself—research for the blog of course! I had the basic 60 minute relaxation massage, and it was…wonderful!  A couple of days later I called Stephanie Cross, the owner, for more information about her and her business.

Stephanie Cross

Stephanie started as a nail technician, yet always had it in the back of her mind that she also wanted to do massage therapy.  She enrolled at WellSpring School of Allied Health (massage therapy is their main program) and graduated in September 2019.  While working at The Elms Hotel  and Spa, she decided to open her own studio as well after seeing a friend’s space in the building—“I really like the vibe of Brookside”.  She also wanted to make more of a personal connection with her clients, as the people she sees at the Elms are more transient.  “I have seen the change massage therapy can make in your life and wanted to offer those services to regular customers”. 

Stephanie offers 60, 90 and 120 minute relaxation and therapeutic massages.  All include hot towels and aromatherapy.  She offers add-ons including  foot and back scrubs, CBD  and cupping therapy.  Services are offered Saturday through Tuesday, and gift certificates are available (still looking for a Valentine’s day gift??).  The studio entrance is on the south side of the building, easily accessible on the ground floor and right next to the covered (free) parking garage.  The best way to reach Stephanie is via text (417 894 2456) or  her Facebook or Instagram (@crossingpathslmt) page.  Mention this blog post and get $10 off your first massage, valid through June 1st.

Next time you need to treat yo’self, try Crossing Paths—another locally owned and operated Brookside business!

Waldo Welcomes Back Price Chopper Grocery Store at 85th and Wornall

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Have you stopped in the newly remodeled Price Chopper grocery store in Waldo?  It’s worth a visit! We now have a large, full service grocery with all the extras to serve our neighborhood…just like the suburbs.

The new Waldo Price Chopper at 8430 Wornall
David Bardwell

After a complete remodel, this store at 8430 Wornall reopened December 8.  Inside you’ll see new coolers and freezers, updated  lighting and flooring and peppy pop music piped through the speakers.  There’s a bakery, deli, liquor dept, large meat counter, pharmacy (COVID shots available!)  and prepared food section next to a café.  I recently spoke with David Bardwell, Store Director, about the special features of the remodel.  “We have a very nice meat department, and the butchers will do special cuts for customers in advance.  Our sushi counter is unique to this area—it’s owned and operated by a privately owned company that rents the space.  The bakery department takes special orders and I think our liquor department offers the lowest prices around”.  And in the check out area…seven self check out stands and four staffed stands. I also like the new grocery carts with a few storage areas instead of one large basket.

Part of the fresh Produce Section

David grew up in the grocery business-his father was a grocer with Payless Grocery.  Unlike the Price Chopper in Brookside and the one on 103rd off Wornall (both owned by the Cosentino family), this store is owned by Balls Foods, which will celebrate it’s 100th anniversary next year.  David says prices can vary from store to store, but the weekly ad specials are always the same at every Price Chopper. You’ll experience a very friendly staff when you visit; if you are looking for a particular item, someone will walk you  to the exact spot in the aisle that has your item!  During the many months this store was closed, David had a van and drove several  carless teammates to work in the  Bannister and Grandview stores.  Of the 83 current employees, 30 worked at the store previously and came back so you may see some familiar faces.  The Ball’s Food Stores vision is “To be the best run, friendliest supermarkets in town where teammates are passionate about providing excellent customer service and where customers love to shop.”

Large Selection of Wine, Beer and Spirits!

I asked David if he was having any supply chain issues regarding keeping the store stocked during the pandemic.  He explained they have approximately 4000 items delivered per week, and there are a few things are in short supply:  paper products, children’s drinks and canned pet food.  But overall, he can get everything needed to keep the shelves full.

It’s easy to run in and out of this store if you just need a couple of things; or stock up with a big load of groceries.  There’s plenty of parking out front; and you can create orders online to pick up in the store later or have delivered to your car.  Stop in and check out the new Waldo Price Chopper! The store is open seven days a week from 7am-10pm.

Make Reservations Now for Kansas City Restaurant Week

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During this rather boring time of year (unless the Chiefs keep winning!)….we have KC Restaurant Week to break the monotony! This is the time to check out some eateries you haven’t been to before…and there are so many to choose from. Over 180 restaurants are participating in this year’s event!

Kansas City Restaurant Week is happening January 14-22, 2022. A portion of the earnings will be donated to the Guadalupe Centers–KC’s largest Hispanic association, providing education, health care and other social services in our area for over 100 years now. Reservations fill up fast, especially on weekends, so make your plans now if you plan to dine in. Some places are offering delivery and carry out options.

Below is a list of the participating restaurants in Brookside and Waldo. The fixed lunch price is $15; dinner price is $35 or $45. Not all of the special menus are posted yet–check the website or the KCRW app for updates.

Aixois French Restaurant * Charlie Hoopers * Michael Forbes * Red Door Grill

Boru Asian Eatery * Lews Grill and Bar * South of Summit Taqueria * Summit Grill* The Well * Waldo Pizza.

Note that most of the restaurants are locally owned..and we know how much local businesses have suffered during the COVID pandemic. Thank you for supporting our locally owned restaurants and please tip generously!!!

Waldo Homes Sales Report-November 2021

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Gotta act fast if you want to buy a home in Waldo…and it’s been like that all year, even during these slower winter months.  Homes go under contract very fast and buyers usually pay  list price if not more. Here are the stats for November 2021, using the street boundaries of Gregory to 85th St; State Line to Holmes:

November 2021                                                       November 2020

Med list price:     $245,000                                              $259,900

Med sales price:    $245,000                                           $259,900

No. homes sold:    37                                                         27

Days on market:    3                                                           12

Although the median sales price was a bit lower than last November, more homes sold and in less time; also more higher priced homes sold in  November 2020.  The lowest sales price last month was $73,000 and the highest was $503,000.  Let’s check the year-to-date numbers:

Jan-Nov 2021                                                                   Jan-Nov 2020

Med list price:     $249,950                                              $225,000

Med sales price:  $260,000                                             $230,000

No. homes sold:    370                                                      343

Days on market:    3                                                           4

So far this year, sellers are paying an average of 4% over list price; homes are still going under contract very fast (yes I know I say that every month!).  Home values are up 13% compared to last year at this time.

Currently there are 12 active listings in Waldo, with a median list price of $232,450 and 37 days on market. Prices range from $75K to $395,000.

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