Bryant School Proposed for Teacher Housing

Last month I attending a public meeting at Hale Cook Elementary, hosted by the Kansas City Public Schools.  KCPS is proposing turning the former Bryant School into housing for teachers. Bryant was built 1915-1938 on just over four acres of land at 319 Westover, and has been vacant since 2009.  Whatever happens to this property, it will affect home values and the immediate neighborhood.  As a Realtor, I wanted to find out more about the plans….and share them with you!

Jesse Lang and Shannon Jaxx, who both work in “repurposing” closed schools for the district, moderated the event; Superintendent Dr Jennifer Collier kicked it off by talking about increased enrollment in the district schools and the recent hike in teacher salaries.  When KCPS conducted a survey of first year teachers, one of the questions was about housing. The survey indicated teachers are having trouble finding affordable housing and would prefer rents of $800-$1000 per month close to the schools they work in.  KCPS feels converting Bryant to teacher housing would help some of these staff people. Several school districts around the country have built apartments specifically for teachers; California is “leading the way”, also Chicago and Newark.  Locally, the Guadeloupe Center recently broke ground on a 50 unit apartment complex near their elementary school.

Bryant Elementary School, 319 Westover

In addition to the proposed renovation of Bryant, Dr Collier talked in detail about the $650 million in deferred maintenance of the district’s current schools, which they hope to address via COP Bonds and a spring 2025 General Obligation (GO) Bond, which would require voter approval. These measures would not fund the Bryant project.

Approximately 50 persons were present at the meeting and overall, there didn’t seem to be any strong objections to the teacher housing proposal.  I jotted down several notes and have summarized the information in quick bullet points below.  You can also find slides from the presentation here.

*The land Bryant sits on is divided into four tracks, currently zoned for single family or school use.  KCPS would need to have the neighborhood “restrictive covenants” changed to allow the apartments.  KCPS will also apply to have Bryant on the National Register of Historic Places to qualify for tax credits. 

*Approximately 27-40 units would be built, with the possibility of a few single family homes (at market sale rate) on the eastern track.

*No projected cost was mentioned for the project.  Several for profit and nonprofit developers have expressed interest in submitting a proposal.  Philanthropic support will be needed to keep rents below market value. KCPS needs to decide if the land would be a long term lease or sale to the developer.

*Other alternatives for this property are:  demolish the building and KCPS keeps the site as a vacant lot; or sell it to a developer for new, market rate single family homes.

*It was also mentioned that KCPS is “evaluating” the current Southwest High School building for a third middle school location. It is not being considered for teacher housing.

The next steps are this:  over the next several months, KCPS will solicit feedback from the community, make a recommendation to the school board and in the Fall, “proceed with critical actions”. KCPS promises to “participate in good faith negotiations with the property owners” and will “solicit community feedback prior to choosing a developer” if the teacher housing proposal goes through.

KCPS wants your feedback!  You can complete a survey online by May 17.  I’ll plan on attending other public meetings related to this topic and keep you updated via the blog—thanks for reading!!

Brookside AND Waldo Hosting Festivals This Weekend

This is the weekend to be out and about in the neighborhood! Soak up the warm weather and charming atmosphere of Brookside and Waldo by spending some time at these free events:

Now in it’s 38th year, the Brookside Art Annual kicks off Friday night at 5pm. Recognized nationally as one of the country’s premier art fair events, you will see so many attractive and yes, some unusual pieces here; and at various prices. Local Brookside vendors will have food and beverages for sale; bring the little ones for some kids’ art activities on Saturday. The Brookside Art Annual continues through Sunday at Brookside Road and 63rd St.

Waldo is also hosting it’s Spring Fling on Saturday May 4 from 10am-5pm, at the northeast corner of Gregory and Wornall. Here you will find some vendor booths with services and various items for sale; food available also for purchase.

Please remember to be extra careful when driving around Brookside and Waldo over the weekend; there will be even more pedestrians and strollers walking to these events.

Celebrate Spring and our neighborhood this weekend by getting out and enjoying art, local food and visiting with neighbors at the Art Annual in Brookside and Waldo’s Spring Fling. Events like these are what make our area special!!

Waldo Home Sales Report-March 2024

Nothing new here…prices for Waldo homes keep increasing! However, I will say that Waldo is still one of those areas where you can buy a house for over $400K or even under $250K–location and condition vary of course! Let’s take a look at the numbers; I’m using stats for single family homes located between State Line and Holmes, Gregory to 85th St.

	MARCH 2024	MARCH 2023
Median list price:	$299,900	$245,000
Median sales price:	$300,000	$248,750
Days on market:	3	10
No. of homes sold:	21	16

Compared to March 2023, home values in Waldo are up just over 20%! Buyers are paying asking price or a bit over–and more homes have changed hands. The lowest closed price was $133,500 and the highest was $475,000.

Here are the year-to-date numbers:

	JAN-MARCH 2024	JAN-MARCH 2023
Median list price:	$285,000	$282,425
Median sales price:	$291,000	$271,500
Days on market:	3	13
No. of homes sold:	49	44

For the year, prices are up 7%; the number of homes changing owners remains pretty steady. Currently there are 11 single family homes for sale in Waldo, with a median list price of $310,000. Two of the homes are new builds; lowest list price is $247,500 and the highest is $689,000.

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

Trolley Run Sunday — Note Street Closures

The CCVI Trolley Run in Sunday, April 28–this Sunday!

Because of all the construction centered around 75th and Wornall, the starting point for the race is now 73rd Terrace and Wornall at 8am. Expect streets to be blocked for several hours Sunday morning. Here is the updated route for reference:

Armour Hills Home Sales Report – March 2024

Why are home prices rising so fast? I think I will write a blog about that topic within the next couple of weeks. Because when I see how far some buyers are paying over list price for a home, I think the general public would appreciate comments on price fluctuation! Armour Hills, one of the largest subdivisions in Brookside, continues to be a very desirable location, one that some buyers will pay just about anything to live here. More details follow! Here are the stats:

	MARCH 2024	MARCH 2023
Median list price:	$450,000	$365,000
Median sales price:	$480,000	$390,000
Days on market:	2	25
No. of homes sold:	5	5

Prices shot up 23% compared to March 2023; the same number of homes closed. Of the five homes that changed owners, one home sold for $55,050 over the asking price of $459,950 and another sold for $100,000 over the asking price of $475,000–and that house had just one and a half baths! The price of $575K is the highest so far this year in Armour Hills; there was another home that closed at that price in February–and yes, that one was way over the list price by $60K.

Let’s look at the year-to-date numbers:

	JAN-MARCH 2024	JAN-March 2023
Median list price:	$439,950	$365,000
Median sales price:	$439,950	$390,000
Days on market:	3	6
No. of homes sold:	12	11

Home values are up over 12% compared to last year, and a few more homes have sold–I think some sellers/buyers are getting used to the fact that interest rates are not going to fall dramatically and they are now ready to move forward with moving plans. In Armour Hills, new listings do not stay on the market over a week; there are no active listings as of this writing.

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

Brookside Home Sales Stats-March 2024

As we head into the usually busy Spring home buying season, it’s interesting to note that overall, home prices are trending downward; however buyers are still paying over list price. That sentence…can seem confusing, especially if you are in the market as a buyer. Let’s take a look at the numbers; I’m tracking single family home sales in the main Brookside zip code of 64113:

	March 2024	March 2023
Median list price:	$475,000	$657,000
Median sales price:	$520,000	$650,000
Days on market:	2	12
No. of homes sold:	17	16

Here we see that the number of homes sold remains steady, and buyers paid 9.5% over the asking price. Compared to March 2023 however, home prices are down 20%. Last month the lowest closed price was $260,000 and the highest was $1.3 million. Ten of the 17 homes sold were priced over $500K and two were over $1,000,000.

Here are the year-to-date trends:

	JAN-March 2024	JAN-March 2023
Median sales price:	$510,000	$550,000
Median list price:	$517,500	$542,500
Days on market:	3	19
No. of homes sold:	44	45

These YTD numbers aren’t as drastic but still reflect the trend: about the same number of homes are changing owners; buyers pay over asking price (YTD about 1.5%) and values are down 4.6%.

Currently there are just 12 homes for sale in the 64113 zip code, with a median list price of $974,500. Only one home is priced under $500K and five have prices over $1,000,000. There is just not enough inventory at the under $500K price point and when there is–the home goes under contract within a day or two.

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

75th St Events in Waldo Offers Flexible Space for Special Events

Did you know that Waldo has a special events venue? I did not—until I was invited to a kick-off party at 75^th Street Events last month.  This is a very versatile space that you should know about—and yes, it’s locally owned and operated by Waldo residents! 

Located at 214 W 75^th St, just east of the 222 Waldo Flats apartments and directly north of the CVS, 75^th St Events hosts weddings, bridal/baby showers, corporate meetings, fundraisers, family reunions, and birthday celebrations.  The concrete floors, high ceilings and large, street facing windows offer lots of flexibility setting up the venue for each individual client.  The space can comfortably hold just over 100 persons, depending on room arrangement.  Owners Laura and Howard Turley explain: “It’s a very flexible space where you can create your own vision.  It feels open and welcoming for 30 people or 90 people”.  There is plenty of room for tables, chairs, a/v equipment, dancing, a band, and mingling.  Parking is free around the back.  

Howard and Laura Turley

Howard Turley grew up in Kansas City—you may have heard of his father, Dr John J Turley, who was a local optometrist. He was instrumental in forming the Waldo Area Business Association and the Trolley Track Trail.  Years ago Dr Turley bought the building the venue is housed in and passed it on to Howard’s brother so it’s still in the family.  Howard and his wife Laura moved back to Kansas City from El Paso several years ago, and had always wanted to open their own business.  Having a background in wedding consulting and hospitality, the couple decided Waldo needed its own events venue and opened 75th St Events in July 2021. 

There is one special feature that makes this place different from most rented spaces:  customers may choose from any licensed caterer for food service, and can supply the alcohol for the event.   That’s not the policy at many event venues, and it can save a lot of money for those with a tighter budget. In addition to the main area, there is a cozy private room in back perfect for a bridal party; a lounge area off the main room; a small catering prep kitchen and outdoor deck. The Turleys offer very personalized service to their customers, too. They are on site for every event, working with clients from the initial contact through the day of the event.  You can choose from various pricing and packages, included a small wedding package that takes care of all the details. 

Laura and Howard love working and living in Waldo and both enjoy seeing how the area is growing. Howard says “We make a point to know every business in this area.  We want to be good stewards of the neighborhood by offering this space, and focus on excellent customer service”. 

For a tour of 75^th Street Events or more info, visit their website.

Brookside Brunch Walk-Happening Tomorrow!

Seems like there is always something going on in Brookside..and yet, here’s another new event to check out….The first annual Brookside Brunch Walk!

Several restaurants, such as Brookside Barrio, Michael Forbes, Red Door Grill, the Roasterie and others are offering special menu deals from 10am-1pm tomorrow. In addition, retail shops such as Brookside Toy and Science, Stuff, Corner Candle Shop and EB&Co have special deals going on as well. The official Brookside website doesn’t have a page dedicated to this event, but you can check the Brookside Facebook page and find a few posts listing more info on the offers.

Take advantage of our warm Spring weather and stroll around Brookside tomorrow, enjoying a hearty brunch and shopping the specials. Our locally owned and operated businesses appreciate you!

Unique New Food Spot Opens in Waldo

What is Hemma Hemma?  You may have driven by the location at 7122 Wornall and the sign caught your eye..the name is unusual!  Hemma Hemma is actually three culinary concepts in one location; so you have numerous ways to experience this newer Waldo, woman owned local business.

Walk into Hemma Hemma and you’ll be in the “bodega marketplace”— a full service coffee/expresso bar featuring fresh pastries, a comfortable lounge area and a refrigerated section of soups, entrees and sides for quick grab and go options.  To the right of the bodega is the “hot line”—a cafeteria style selection of hot breakfast and lunch options that you can take to go or enjoy at a table in the sunny dining area. (Note that just about everything here is made in house, and selections change often.) The third space is the large Studio+Events room that offers several hands on cooking classes.

Hemma Hemma owner Ashley Bare is from Kansas City; she studied French and art history at KU and comes from a “big medical family”.  After college she was an au pair in Switzerland and then decided to go to culinary school in New York, following an inner passion for food.   She became a private chef and also developed recipes with cookbook authors.  Ashley started meal prepping for clients during the pandemic out of her home; demand grew so much that she started looking for a commercial kitchen.  After a location in the Crossroads fell through, she found this extra large space in Wlado and the landlord offered her a “great deal’.  She created the Hemma Hemma concept and opened last September.  (Ashley still offers the meal prep service called “Fill Your Fridge” –see the website for details.)

If you’ve not been to Hemma Hemma yet—try it! Ashley says there are several ways to “build a meal” on the hot line so you can personalize what you want.  She strives for “high quality, normal food with a twist.  Many items are vegetable forward and seasonal” so there is always some variety, including vegan and gluten free items.   Best sellers include the miso chicken meatballs, salsa verde chicken enchiladas, lasagna, grilled cheese with tomato soup, and the vegetarian breakfast casserole.   I sampled the pineapple guacamole during my visit and it was addicting!

Hemma Hemma has very convenient parking; there are spaces in front of the shop or the surface lot shared with the Fresh Green dispensary to the south. Hours are Monday-Friday 7:30-4; Saturday and Sunday 8am-3pm.  Try someplace new for breakfast or lunch and stop by Hemma Hemma!

Waldo Home Sales Report – February 2024

Interesting news for Waldo home sales in this report- prices are down! What’s that all about?? I’m thinking it’s a fluke; possibly some homes initially priced high and then negotiated down; or more of the less expensive homes in Waldo closed rather than the ones priced closer to $350-$500K. Let’s take a look at the numbers:

	February 2024	February 2023
Median list price:	$275,000	$322,500
Median sales price:	$281,000	$315,000
Days on market:	6	7
No. of homes sold:	19	16

The median sales price was down 12% compared to February 2023. Of the 19 properties that closed, nine were at or above asking price so most were below asking. The lowest closed price was $135,000 and the highest was $445,000.

Here are the year-to-date stats:

	Jan-Feb 2024	Jan-Feb 2023
Median list price:	$275,000	$289,950
Median sales price:	$281,000	$299,450
Days on market:	3	20
No. of homes sold:	29	30

Year to date, the median price is down 6.5% compared to a year ago; however, buyers still paying over asking price. About the same number of homes have sold. Currently there are 6 single family homes for sale in Waldo, with a median list price of $259,750.

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