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.
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 2022
December 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.
2022
2021
2020
2019
2018
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.)
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 2022
November 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 2022
Jan-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.)
Here we are, heading towards the end of the year, and Waldo home sales are slowing down..yet prices are up! Let’s take a look at the details… I’m using the street boundaries of State Line to Holmes/Gregory to 85th for these stats:
October 2022
October 2021
Median list price:
$280,000
$230,000
Median sales price:
$280,000
$235,000
Days on market:
13
9
No. of homes sold:
22
37
Buyers are still paying list price or above for most properties; and the closed price was 19% ahead of October 2021. The lowest sale price was $60,500 and the highest was $650,000. Below are the year-to-date numbers:
Jan-Oct 2022
Jan-Oct 2021
Median list price:
$263,950
$249,900
Median sales price:
$276,000
$260,000
Days on market:
3
3
No. of homes sold:
252
328
So far, 30% fewer homes have sold compared to last year–probably cause is the higher interest rates that kicked in late Spring; and yet buyers are still paying over the list price as home values are up 6% over 2021.
Currently there are 18 single family homes for sale in Waldo, with a median list price of $364,750 and 25 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Interest rates are rising for homebuyers and home prices are still rising..at least in they are in Waldo! Demand continues to be high for this area, which I designate as Gregory to 85th St; State Line to Holmes. Let’s take a look at the numbers:
September 2022
September 2021
Median list price:
$289,000
$225,000
Median sales price:
$295,000
$237,500
Days on market:
5
7
No. of homes sold:
29
32
Most buyers paid at or over the listed sales price by about 2%; prices were up 24% compared to September 2021. The lowest closed price was $133,000 and the highest was $417,000. Here are the year-to-date numbers:
Jan-Sept 2022
Jan-Sept 2021
Median list price:
$263,000
$250,000
Median sales price:
$278,000
$263,500
Days on market:
3
2
No. of homes sold:
237
295
Although fewer homes have sold this year, by 19% so far, home values are up 5.5% and most buyers pay over asking price.Currently there are 18 single family homes listed in Waldo, with a median price of $275,000 and 18 days on market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Wonderful Waldo, homebuyers want to live there and prices keep going up as a result! There’s been a big gain in home values compared to last year, as you’ll see with the stats below. Let’s start with the July numbers; I’m using Waldo boundaries of Gregory to 85th and State Line to Holmes for the numbers:
July 2022
July 2021
Median list price:
$285,000
$234,500
Median sales price:
$301,000
$260,000
Days on market:
3
2
No. homes sold:
35
32
Homes that closed last month were about 5% over the asking price; and values rose 15.7% compared to July 2021. The lowest closed price was $150K and the highest was $525,000.
Here are the year-to-date stats:
January -July 2022
January-July 2021
Median list price:
$259,000
$250,000
Median sales price:
$278,000
$265,000
Days on market:
3
2
No. homes sold:
187
233
Overall, home prices are up 4.9% this year as compared to same period last year. And buyers are still paying over the list price. You’ll note fewer houses selling; 25% less than a year ago. This could be a result of higher interest rates that kicked in this spring.
Currently there are 18 single family homes for sale in Waldo with an average list price of $270,500 and 17 days on the market. Prices range from $139,000 to $485,000.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
With interest rates on the rise, will the hot Waldo housing market slow down? Personally, I don’t think so. There may be fewer multiple offers and perhaps price reductions, but there is still so much demand for houses in Waldo, especially priced under $300K. Here are the stats for May, using sales in the street boundaries of State Line to Holmes and Gregory to 85th St, single family properties.
May 2022
May 2021
Median list price:
$297,500
$265,000
Median sales price:
$318,000
$278,500
No. of homes sold:
26
32
Days on market:
2
2
Buyers paid almost 7% over asking price last month with their offers; and compared to a year ago, values are up a whopping 14%! Below are the year-to-date numbers:
Jan-May 2022
Jan-May 2021
Median list price:
$250,000
$250,000
Median sales price:
$278,000
$264,500
No. of homes sold:
119
148
Days on market:
3
2
These figures show us that fewer homes have sold this year; still prices up 5% over 2021. The lowest closed price so far this year is $45,000 and the highest is $650,000.Currently just twelve active single family house listings, ranging in price from $217,950-$535,000 and 12 days on the market.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)
Inside Brookside (And Waldo) 