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.)

Armour Hills Home Sales Report-February 2024

Armour Homes home values continue to rise–quite a range in the sold prices for last month, due to many buyers going way over the list price. Here are the details:

	february 2024	february 2023
Median list price:	$400,000	$385,000
Median sales price:	$410,000	$400,000
Days on market:	12	2
No. of homes sold:	3	3

Home values in Armour Hills are up 2.5% compared to last February. The lowest closed sales price was $318,300 and the highest was $575,000! Here are the year-to-date numbers:

	jan-feb 2024	jan-feb 2023
Median list price:	$400.000	$367,450
Median sales price:	$410,000	$375,700
Days on market:	5	4
No. of homes sold:	7	6

And so far this year, Armour Hills home prices are up about 9%; properties are still selling within a few days of listing. As I post this blog, there are no homes listed in Armour HIlls. It is a very popular Brookside subdivision!

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

Brookside Home Sales Report – February 2024

The busy Spring home buying market started early this year–every week I see more homes coming on the market and getting snatched up quickly! Home values in Brookside continue to climb-let’s take a look at the numbers. I’m reporting for the main Brookside zip code of 64113, single family home sales:

	february 2024	february 2023
Median list price:	$638,000	$650,000
Median sales price:	$630,000	$650,000
Days on market:	11	3
No. of homes sold:	11	13

Although the median sales price was down 3% compared to a year ago, most sellers last month closed close to asking price. There were three $1,000,000+ sales last month; the highest was $2,000,000 and the lowest was $318,000. Most homes sold well over $500K. Here are the year-to-date stats:

	jan-feb 2024	jan-feb 2023
Median list price:	$515,000	$439,000
Median sales price:	$515,000	$430,150
Days on market:	9	47
No. of homes sold:	27	17

Year-to-date, home values are up over 19% compared to 2023, and more homes are selling in a shorter amount of time. Part of the higher median price can be attributed to more higher priced homes selling–over half the homes that closed were over $500K, and we’ve had four multi-million dollar sales in the first two months of the year.

Currently there are just 10 homes listed in the 64113 zip code, with a median price of….$1,222,500 and 28 days on the market. None of the currently listed homes are under $500K; there are five priced over $1,000,000 with the highest list price at $8.5 million.

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

Brookside St Pat’s Warm Up Parade–Happening Saturday!

One of Brookside’s most beloved traditions is happening this Saturday, March 16: the 42nd Annual Brookside St. Patrick’s Warm Up Parade!

This is a neighborhood, family friendly event and all are welcome. One of the best things about this parade is how close the spectators are to the street and the floats–it’s easy to see all the participants and the details of decorated cars, floats and costumes. There are usually over 100 entries, making the parade last well over an hour.

Please remember that the streets along the parade route will be blocked off early for set up and float staging. Traffic will be rerouted along parts of Wornall, Meyer and 63rd St. The parade begins at 65th and Wornall, so much of Armour Hills will be filled with parked cars, especially along Brookside Road.

Official start time is 2pm–come early, have lunch or a snack, stop by the shops; or stay later and end the afternoon with a drink or early dinner. Please be aware of extra foot traffic, bikes, strollers and wagons around this area. And thank you for supporting our Brookside merchants! Here’s the parade map for reference:

Jackson County Offering New Tax Relief for Seniors

Today’s blog isn’t about a Brookside/Waldo new business, event, or home sales stats..but it is important news! We Jackson County residents remember the property tax assessment disaster last year, where thousands of homeowners protested their double or triple digit property tax increases. With a new program rolling out this year, there is some relief!!

The Senior Property Tax Credit Program is available to Jackson County residents, stating that eligible homeowners will “receive a credit that essentially freezes their property taxes on their primary residence”. There are requirements of course, and some of those include:

*The home must be your primary residence in Jackson County.

*You must qualify for Social Security benefits.

*You must be the property owner liable for payment of the taxes.

*The market value of your home as determined by the Jackson County assessor must be valued under $550,000.

Of course, there is paperwork to complete, and the deadline for applications is December 31, 2024. However, my advice is to not wait until later in the year to get this done–if you meet the requirements, put this on your To Do list asap!!

Here is the link for more details: https://www.jacksongov.org/News-articles/Senior-Property-Tax-Credit-Program. If you personally can’t qualify for the program, please pass the information on to an older friend or neighbor who is!