Brookside Home Sales Report – Jan 2017

It’s a new year for home sales and already–there is a lot of demand but not enough moderately priced inventory.  This will be a short blog as there is no need to check  year-to-date figures…since we just finished up January!

Here is the January 2017 single family home sales report for the Brookside zip code of 64113:

January 2017:

Number of homes sold:      13

Median list price:                 $395,000

Median sales price:              $388,500

Average days on market:        36

January 2016:

Number of homes sold:         8

Median list price:                  $369,500

Median sales price:               $367,500

Average days on market:        25

It looks like a significant jump in the median sales price compared to Jan 2016, however last year the highest sales were in the $440s; this year there was a $1.175 million sale plus two others in the $600s that skews the prices up for the month.  The lowest closed sales price last month was $201,000.  Note almost twice as many homes closed in January this year–high demand for our neighborhood!

Interesting to also note that 13 homes were listed in January; seven of them were priced at $400K or less and they all went under contract within a few days.  The demand is very high for $200-$400K homes.

Currently there are 32 single family homes for sale in Brookside, with a median price of $690,000 and 91 days on market. The lowest list price is $277,000 and the highest is $2.9 million.  Twenty-five of the 32 are listed over $400K, and ten of those are over $1 million.  So you can see why the median price is so high–the more expensive homes sit on the market longer. 

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



Authentic French Bakery Opens in Waldo



Attention all fans of authentic French breads and pastries….we now have a local resource for freshly baked croissants, baguettes, macaroons and puff pastry!  Cecile Rocher recently opened Gabrianna, A French Bakery, based in her home in Rockhill Gardens.  After reading this blog, you will be ready to call and make an order!




Some background on the baker:  Cecile, from Brest, a town in Brittany in the NW part of France, was a teacher and had the itch to travel.   Working through the French government, she got a teaching job in New Orleans.  It was there she met her future husband, Thomas.  Together they moved for jobs to Washington DC.  After having twins, the family  wanted to move back to Kansas City, her husband’s home town, to be close to relatives.   Cecile has been baking since she was ten years old (she was in charge of dessert) and decided to open Gabrianna after purchasing their home in Brookside.  As she explained to me:  “In our family, we love food.  We love it for the taste and conviviality.  When I was young we would all eat together and talk about the day.  My parents and sister –we still talk about food when we speak on the phone!” 

Gabrianna opened in December and word is spreading fast  about the delicious, truly home made treats Cecile bakes.   In addition to croissants, macaroons, quiche and baguettes, Cecile makes sweet and savory puff pastry, cookies, tarts, brownies and sandwiches, plus there are some gluten free options.  Prices are very reasonable; for example, a croissant is $2 and a baguette is $3.   She will accept small orders for just a few items or cater a special luncheon or event…and she offers delivery to certain area locations.   If you check her Facebook page regularly, often she will mention she has a few goodies left at the end of the day for you can swing by and pick up a couple of fresh croissants or a baguette to enjoy that same evening.  If you do plan to make an order, Cecile requests at least a 24-48 hour notice.

Cecile absolutely loves her baking business, and her enthusiasm is infectious.  As we were talking, she often mentioned her love of baking and sharing her love of food with new people.  Try Gabrianna, A French Bakery soon and indulge in some delicious, authentic French pastries!  You can reach Cecile through her Facebook page or at 504 638 4929.  Thank you for supporting Brookside/Waldo locally owned businesses!


Brookside’s Natural Juice Shop


Simple Science Juices in Brookside


Simple Science Juices opened in Brookside last July…and I just discovered it a month or so ago! I think this spot hosted a custom tee shirt shop many months ago. Natural, organic juice shops are as hot as craft breweries in Kansas City—now our Brookside core shopping strip has one.



juice-coolerThis is the third location for Simple Science Juices; the other two are in the Crossroads district and  Overland Park. You may have seen their products sold at the Farmers Markets in Brookside and OP. These cold pressed juices (8 oz and 16 oz) are  created at an Overland Park kitchen, made fresh each day. All are gluten, soy and dairy free. The stores also feature smoothies, cold coffee beverages, paleo bites, and some salads and entrees: pad thai, salmon and quinoa, roasted veggie salad (a best seller) plus bars and snacks. I tried the 8 oz ($5) Fiber dragon fruit smoothie, and it was delicious. Complete descriptions of all items are found on the website.


Simple Science Juices was founded by Steve Spangler, who had a soccer career with Sporting Kansas City. He was fighting several ailments through traditional medications that were only treating symptoms, not the cause of his problems. A change in lifestyle that included drinking cold pressed juices, enabled him to eliminate meds and become much healthier, as he focused on natural foods and vitamins for his body. One phrase printed on their marketing materials emphasizes this change: “Let food be thy medicine, let medicine by thy food”.




Simple Science Juices is open at 112 W 63rd St Monday through Saturday from 7am-7pm and Sunday from 10am-6pm. There is seating in the shop and parking in back and on the street. Simple Science Juices also offers home delivery of their products through a subscription service.


Red Door Grill Open Now in Brookside


Brookside welcomes another locally owned restaurant…the Red Door Woodfired Grill opened in the former Blue Grotto location on December 29—the exact address is 6324 Brookside Plaza, next door to the Brooksider. I haven’t eaten there (yet!) –but did stop by to take a look at the space and menu.








If you’ve been to the Leawood location, you will recognize the menu at the Brookside spot. Specialties include jalapeno dipped fried chicken (served on Thursdays), whiskey soaked prime rib (Sunday’s special), plus meatloaf (owner’s recipe) and wood fired wings (with ancho chili rub, baked, then grilled). McGonigles created a special blend of meat for the burgers ($5 on Mondays). No frozen meat or heat lamps here, proclaims a blurb on the menu, and the wood used under the grill is pecan, oak and hickory.


rd-interiorThere is  a large bar with TVs in all sight lines; plenty of booths and a spacious upstairs seating area. The menu includes several modestly priced sides and appetizers, so if you don’t want a full meal, you can graze and share several different foods. The hummus and salad dressings are made on site!! Of course there are several specialty cocktails ($8+), plenty of beer and wine options. You can order take out—or rent the place for a special event. Happy hour is a full three hours (4-7) Monday through Friday and late night from 10pm-midnight.

Red Door Woodfired Grill is open seven days a week now in Brookside! Reservations are accepted.



Waldo 2016 Home Sales Recap

Another year gone…another uptick in Waldo home sales!  First we will look at numbers for Dec 2016; then move on to a 2016 wrap up with comparisons to 2015. The figures are for single family home sales, using the boundaries of State Line to Holmes and Gregory to 85th:

December  2016

Number of homes sold:    17

Median list price:              $179,000

Median sales price:          $179,000

Average days on market:    21

December  2015

Number of homes sold:      29

Median list price:              $179,950

Median sales price:          $179,950

Average days on market:    33

Fewer homes sold last month compared to Dec 2015, but I think that was due to lack of inventory as demand was strong.  Notice how most sellers are getting asking price for their homes.  

Here are year to year comparisons:


Number of homes sold:    392

Median list price:            $166,750

Median sales price:        $167,250

Average days on market:  21


Number of homes sold:    361

Median list price:             $160,000

Median sales price           $160,000

Average days on market:    34

Median prices rose 4.5% in Waldo compared to 2015; more homes are selling and in a shorter amount of time. Waldo is a hot location for homebuyers!

Currently in Waldo, there are 17 single family homes for sale at a median list price of $165,000 and 58 days on market.  Lowest listing is priced at $106,900; highest is $479,999.

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

Armour Hills 2016 Home Sales Recap

It’s that time to look at 2016 home sales stats for Armour Hills in Brookside.  Overall, prices are up!  Let’s look at the December 2016 sales, and then move on to a 2016 recap.

Dec 2016:                                                 

Median list price:      $277,500                          

Median sales price:  $281,500                          

Number of homes sold:  8                                 

Days on market:             42

Dec 2015:       

Median list price:       $296,000

Median sales price:   $298,000     

Number of homes sold:  7    

Days on market:             28

Although median price was lower than last year, three of the eight homes that closed were sold at or over list price.                 

Now let’s look at the year 2016, as compared to previous years.:


Median list price:      $275,000                                      

Median sales price:  $274,500                            

Number of homes sold:  89                                  

Days on market:             29

The lowest sales price was $176,000; highest was $499,000.


Median list price:        $269,700

Median sales price:    $266,750

Number of homes sold:  80

Days on market:             33

Median prices are up 2.9% over 2015, and sellers are virtually getting their asking price.  More homes sold in 2016, and in a bit shorter period of time.  

For reference, 2013 median sales price was $249,500 and in 2014, it was $236,500.  Sales prices up 10% since 2013!  That is reassuring to sellers as they are building equity; buyers can feel comfortable purchasing in a neighborhood gaining value.  

As of this posting,  there are just three homes for sale in Armour Hills, with a median list price of $315,000 and 16 days on market.

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

Brookside 2016 Home Sales Recap

If you know someone who bought or sold a house in Brookside last year…you probably heard stories of how ‘hot’ the market was.  Many homes sold for over list price; buyers often faced multiple offers on the same home. In this blog, we’ll look at the December 2016 home sales and a year end recap, with a comparison to the last few years as well.  Overall, median home prices continue to rise in Brookside! I’m using the main Brookside zip code of 64113 for this report, single family home sales.

December 2016

Median list price:               $335,000

Median sales price:           $329,248

Average days on market:     36

Number of homes sold:        20

(Lowest sales price was $162,000; highest sales price was $770,000).

Seventeen of the twenty homes closed sold for under $450,000–that brings down the median price compared to one year ago (see below). Also, fewer homes sold in Dec 2016.

December  2015

Median list price:                $350,000

Median sales price:            $341,000

Average days on  market:      28

Number of homes sold:          27

Compared to December 2015, prices are down a bit. In Dec 2016, seventeen of the twenty homes closed sold for under $450K and fewer homes sold. In Dec 2015, more higher priced houses sold.  

Now let’s check figures for 2016:

Median list price:         $352,500

Median sales price:     $350,000

324 homes sold; average 34 days on market.  The lowest sales price was $162,000 and the highest was $3,246,000.


Median list price:         $333,750

Median sales price:     $327,500

342 homes sold; average 39 days on market.   

Note that fewer homes sold in 2016–inventory was down, pushing prices up.  Also, sellers were getting within 1% of the list price!  Overall, median home prices in Brookside were up 6.8% compared to 2015.

For reference, here are median sales prices for the past few years as comparison:

2013:  $295,000  (307 homes sold)

2014:  $306,000  (290 homes sold)

2015:  $327,500  (342 homes sold)

2016:  $350,000  (324 homes sold)

Prices are up 18% in four years!  Although interest rates are on the rise, I predict there will be a strong demand for updated, well maintained homes in our area this spring, especially in the $400K and under price range.

Currently there are 24 active single family listings in the Brookside zip code of 64113.   Eighteen of those are priced under $400K; five are over $1million.

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