About Mary Hutchison

Every day I'm driving around my cherished neighborhood of Brookside (and Waldo)...observing what's going on, watching new businesses move in and out, and touring homes (I'm a Realtor with BHG Real Estate-Kansas City Homes). Starting this blog about Brookside/Waldo is a way I thought I could promote the area and spark some discussion about what's happening here...and what's going to happen. Your comments are welcome.

Armour Hills 2017 Home Sales Recap

In one of my blog posts last year, I stated that Armour Hills could be the hottest Brookside neighborhood, based on home buyer demand and prices.  I think the year end stats back up that claim!  First let’s take a look at December home sales stats for the Armour Hills subdivision:

December 2017                                                             December 2016

Median list price:       $269,950                                   Median list price:      $277,500

Median sales price:    $279,000                                  Median sales price:   $281,500

No. of homes sold:         4                                            No. of homes sold:        8

Days on market:             3                                             Days on market:           42

In both months, the median sales price exceeded the list price!  Also of note–homes went under contract within just a few days in 2017.  Below are year end comparisons:

Continue reading


Waldo Home Sales-2017 Year End Recap

Wonderful Waldo finished the year strong in terms of rising home values…will report on those stats in the latter part of the blog.  Prices have been on a steady rise the past few years.  First, let’s examine the figures for December 2017 with comparisons to last year.  I’m using the boundaries of Gregory to 85th St, State Line to Holmes:

December 2017                                                     December 2016

Median list price:       $164,950                          Median list price:    $179,900

Median sales price:     $161,500                         Median sales price: $179,000

No. of homes sold:      32                                     No. of homes sold:    17

Days on market:          37                                     Days on market:       21

Although the median price dropped compared to 2016, more home sold that were in the lower price range for Waldo. That affects the median sales price.  

Here are 2017 the year end stats:  Continue reading

Brookside 2017 Home Sales Report

So how much have home values changed in Brookside since 2016? In the past five years?  I’ll give you the answers in this blog…but take a guess before reading if you like! Here’s a hint:  they have increased, not decreased.  First, we’ll start with December 2017 numbers; all figures based on the main Brookside zip code of 64113:

December 2017                                                          December 2016

Median list price:     $439,000                                 Median list price:    $335,000

Median sales price:  $442,000                                 Median sales price:  $329,248

No. of homes sold:     27                                            No. of homes sold:    20

Days on market:         29                                            Days on market:        36

In December 2017, eight homes sold at or over list price, and sixteen homes homes closed at over $400K.  Now let’s look at year end figures, with comparisons to the past five years:

2017                                                                                   2016

Median list price:       $395,000                                 Median list price:       $350,000

Median sales price:    $386,000                                 Median sales price:    $350,000

No. of homes sold:      296                                           No. of homes sold:       325

Days on market:            20                                            Days on market:            34

In one year, Brookside home values increased 10.2%. Fewer homes sold (not due to lack of demand; due to lack of inventory) and in a shorter amount of time.  (Of course home value depends on many factors, including location, condition, size, etc.) The lowest sales price in 2017 was $168,500 and the highest was $3.225 million.  

For reference, the 2015 median sales price was $329,000; 2014 was $306,500 and 2013 was $296,750.  In five years, homes have appreciated about 30%. 

I predict Brookside will have another strong year for home sales, with demand especially high in the $200,000-$350,000 price range.

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

Brookside Ready to Welcome Two New Restaurants

Brookside will welcome two new restaurants shortly…Brookside Barrio and Brookside Poultry Company are preparing to open within the next few weeks.  Similar to building a brand new house–one can aim for a firm opening date but usually it’s a fluid process, as various vendors and contractors plus new staff have to come together at just the right time before the doors open.   Often a new spot is jammed with curious foodies the first few weeks, so it can be a challenge getting the service and food in sync while everyone is talking about ‘the new place to eat’ in our neighborhood.  If you are one of the first to try one of these new places, please be patient with the dining experience!

Brookside Poultry Company is  Brookside resident Charles d’Ablaing’s first restaurant, poultryhaving worked at Chaz on the Plaza, Webster House and Rosso (now closed).  Originally from Atlanta, the chef will focus on southern cooking with an emphasis on spit-roasted chicken, duck and turkey (locally sourced), plus cheddar biscuits, marinated fried chicken, fried green tomatoes, shrimp and grits and key lime pie.  The restaurant seats just 30 people (no reservations) and  food will be available for take out.  In addition, patrons can rent the space for private events Sundays and Mondays when it is closed to the public. Brookside Poultry Company is located at 408 E 63rd St, (63rd and Oak) in the former Oak 63 space.

barrioIn the old Julian space at 6227 Brookside Plaza, watch for the opening of Brookside Barrio, a Mexican Kitchen and Bar.  This is the third restaurant for Chris Ridler, who also owns Sol Cantina on Martini Corner and Zocalo on the Plaza.  Menu items will include  grilled skirt steak with cilantro chimichurri, fried shrimp tacos and Mexican lettuce wraps (that sounds interesting!).  Brookside Barrio will be open seven days a week for lunch and dinner and will have outdoor seating as well–one of the best features about that restaurant spot.

Two new dining spots coming soon to Brookside for you to try…I’m excited about both of them, especially because they are locally based operations.  Now all we need is a new opening date for Plate…….hopefully this year!

KC Restaurant Week Begins Friday

Kansas City Restaurant Week 2018 begins Friday Jan 12…and it’s not too early to make reservations today!  So many restaurants book up early.


KCRW is a benefit for Kansas City Community Gardens.  A portion of the money raised will go to this organization that helps low income neighborhoods and communities grown food in vacant lots and gardens.  Restaurants offer a multi course lunch ($15) and/or dinner ($33) during the ten day event through special menus that you can view online.  Many of the participating eateries are locally owned, so it’s an excellent opportunity to try a new place at a bargain price!  Reservations are strongly recommended.

Here’s a list of the Brookside/Waldo restaurants that are participating:

Aixois, Avenues Bistro, Michael Forbes, Nick and Jakes, Boru, Summit Grill and Red Door Grill.

Reservations and menus can be viewed at the KC Restaurant Week website.   Special deals run through January 21, 2018.  Enjoy some good food and conversation with friends while supporting Kansas City Community Gardens!

Welcome 2018 at the Waldo Ball Drop

UPDATE 12/31/2017



It’s the last blog of 2017!  And what a year it has been for our Brookside/Waldo neighborhood.  Home prices have been way up, and we welcomed many new small businesses!


Yes, it’s going to be frigid cold on New Year’s Eve this year however–you are welcome to bring a warm beverage and ring in 2018 at the annual Waldo Ball Drop.  Meet your friends and neighbors at 75th and Wornall by the fountain just before midnight–and watch the lighted ball drop down.  

Thank you for reading my blog, thank you for supporting local Brookside/Waldo businesses and …happy 2018 to all!

Waldo Home Sales Report-Nov 2017

Like it’s neighbor Brookside, Waldo homes continue to increase in value as the year comes to a close.  Homes are not staying on the market very long, and sellers are getting very close to asking price.  Here are the November 2017 single family home sales stats for Waldo, using the street boundaries of State Line to Holmes and Gregory to 85th St:

November 2017

Median list price:      $179,900

Median sales price:   $177,000

No. of homes sold:        33

Days on market:            6

The lowest sales price was $61,000 and the highest was $409,900.

November 2016

Median list price:     $175,000

Median sales price:  $172,000

No. of homes sold:      29

Days on market:        15

Here are the year-to-date figures:

Jan-Nov 2017

Median list price:     $179,900

Median sales price:  $180,000

No. of homes sold:      380

Days on  market:        12

Jan-Nov 2016

Median list price:         $164,975

Median sales price:     $165,000

No. of homes sold:          398

Days on market:             23

As you can see from these numbers, Waldo has been a hot neighborhood for buyers the past two years. Prices are up 9% over last year.  Currently there are 22 active listings, with a median list price of $180,000 and 35 days on market.

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