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.

Waldo Home Sales Stats – March 2019

Up, up, up–Waldo housing values continue to climb as first time buyers (and investors) continue to snap up moderately priced homes in this hot neighborhood.  Here are the single family home sales for March and YTD figures, using the Waldo street boundaries of State Line to Holmes and Gregory to 85th St:

March 2019                                                                 March 2018

Median list price:     $234,900                                  Median list price:       $200,000

Median sales price:  $234,900                                  Median sales price:    $206,250

No. of homes sold:      29                                          No. of homes sold:       32

Days on market:          17                                           Days on market:            3

Sellers control the pricing in this busy spring buying market–there is very little negotiation off the list price and often multiple offers are received for well maintained, updated new listings.  Here are the YTD numbers:

Jan-March 2019                                                       Jan-March 2018

Median list price:     $222,500                              Median list price:       $179,000

Median sales price:   $217,450                             Median sales price:     $178,000

No. of homes sold:      62                                        No. of homes sold:      79

Days on market:        19                                          Days on market:           15

Home values are  up 22% over the same period last year–a huge jump! As more inventory comes on the market during the busy spring season, prices may continue to grow according to demand.  Last month saw the highest and lowest sales of the year so far:  $372,000 and $42,000 respectively.

Currently there are 22 active single family home listings in Waldo, with a median list price of $282,450 and 22 days on market.

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

 

Advertisements

World’s Window Needs Your Clothes!

worlds windowOne of Brookside’s favorite shops, World’s Window, is hosting it’s Fabulous Flipping Favorites event again next month to benefit the Rose Brooks Center (you may recall they host a coat drive in the fall)

From now through May 6, 2019, bring new or gently worn clean women’s clothing (on hangars) to World’s Window at 332 W 63rd St.  You will receive a ‘golden ticket’ in exchange, good for advance admission to their sale on Thurs May 9 from 5-6pm.  During the sale that evening, you can shop the entire store at 20% off –and 10% will be donated to Rose Brooks.

Now is the time to clean out your closet–and donate the clothes for others to use and enjoy!  You can drop off donations during their regular business hours.  Thank you World’s Window, for helping Rose Brooks help women and children in Kansas City.

Brookside Home Sales Report-March 2019

Spring is finally here!  You have probably noticed more and more ‘for sale’ signs popping up in your neighborhood.  More homes should close every month for the next 3=6 months; but checking the stats, Brookside home values are behind in 2019.  Let’s look at the numbers, using the main Brookside zip code of 64113:

March 2019                                                     March 2018

Median list price:     $399,950                      Median list price:    $429,000

Median sales price:  $380,000                     Median sales price:  394,000

No. of homes sold:      29                              No. of homes sold:      23

Days on market:          68                              Days on market:         14

The lowest closed price last month was $241,000 and the highest was $1.1 million.  More homes sold, but many of them sat on the market longer than the previous year.

Checking year-to-date numbers:

Jan-March 2019                                                    Jan-March 2018

Median list price:     $382,000                            Median list price:     $387,450

Median sales price:   $368,375                           Median sales price:  $373,000

No. of homes sold:       52                                    No. of homes sold:     52

Days on market:          75                                    Days on market:        25

Closed sales prices dropped 1.2% YTD compared to 2018.  That’s not a huge hit. However, prices have been rising the past few years (2016 was $382,000; 2017 was $394,230) during the same period.  Possible reasons could include the harsh winter we had this year, keeping buyers out of the market until later, and houses that don’t sell right away often reduce the price as the weeks go on with no offers.  A better picture will emerge as I report the stats for the very busy April/May/June home closings.

Currently there are 48 active single family home listings in Brookside, ranging in price from $224,000 to just shy of $4 million. The median list price is $399,950 and 38 days on market. 

 

Want To Buy A Brookside House? What To Know – Part Two

Main St porch

Everyone loves a Brookside front porch!

For today’s blog, let’s talk about the typical exterior and interior features of Brookside homes.  Even though these homes were built in the first few decades of the 1900s, they never seem to go out of style.  Interiors can be renovated and stripped of the original charm (ouch!) —but  newly built homes rarely match the strong durable materials used on the outside in the 1920s.  (There’s a reason you rarely see new homes built with brick–very expensive!) But like any house, both inside and outside need maintenance.  One of the attractions of our neighborhood is the various styles and details you see from block to block–it’s not a cookie cutter area where most homes look the same. 

Here’s a short list of the many exterior features of Brookside single family homes:

*Built with brick, stucco, and/or stone, sometimes accented with wood

*Steep peaked roofs (especially in the Tudor style)

*Wide, welcoming front porch

*Detached garage, or basement garage (some have attached garages)

*Sometimes a shared or easement driveway

*Tall trees on the lot with wide trunks, roots can push up sidewalks.

Walking around the inside of the house, you may find: 

*Hardwood floors

*Detailed crown moldings

*Arched doorways, small breakfast nooks, large dining rooms

*Original windows, sometimes with leaded and/or stained glass

*Smaller kitchen

*Fireplace, sometimes with elaborate stonework 

*Stone foundation basement

*Smaller backyard area

*Knob and tube electrical wiring (may be inactive)

*Leaky basements

*Uneven/sloping floors

*Small closets

*Laundry hookups in basement

Finally, here are common floorplans in Brookside:

*Two Story –all bedrooms on the second floor

*Bungalow—two bedrooms on first floor; one or two bedrooms on the second floor

*Ranch—all bedrooms and living space on main level

Because Brookside offers so many different styles of homes, often on the same block,  get familiar what’s offered and how it suits your lifestyle.  For example, if you prefer a smaller home and don’t cook much—a bungalow with a galley might fit your needs.  The two story floorplan typically has a larger kitchen and more living space on that main level due to all bedrooms on the second floor.  Take note of the way the home flows as you walk through–how does it make you feel?  Which floorplan best suits your furniture?  Some of these smaller bedrooms will not handle a king size bed!

Thanks for reading my blog — your suggestions are welcome regarding what topics to cover!

Armour Hills front porch

A front porch in the Armour HIlls subdivision of Brookside

Want To Buy A Brookside House? What To Know-Part One

As a Realtor who is living in a third Brookside home, I work with a lot of homebuyers who want to join me living in the area.  There’s so much charm and personality in this 1920s neighborhood, and with so many desirable amenities, it continues to be a sought after location for house hunters of all ages. There’s a lot to know about buying in Brookside, so I’m starting a series of blogs about what to expect…before you buy!

Brookside mural

First, let’s define a geographical area: for blog purposes, I’m referring to street boundaries of the main Brookside zip code of 64113:  55TH St to the north, Gregory to the south, State Line on the west side and Oak as the east boundary.  It can be argued that west of Oak is also a part of Brookside, especially considering all the new development in Brookside East; and that homes north of 59th St are closer to the Plaza area.  Real estate is first about location, so understand that in general, the homes west of Wornall in Brookside are larger (with higher property taxes) and more expensive than east of Wornall (smaller homes, smaller lots). 

The next thing to know is this:  properties closer to the central Brookside shopping district at 63rd and Brookside Blvd can be higher priced than similar properties farther away.  There is a reason so many buyers tell me “I want to walk to shops, restaurants and a grocery store” – those features are high on many buyers’ wish list and what attracts so many people to this neighborhood.  Developer JC Nichols designed the footprint of the Brookside around the shops—and being within walking distance hikes up the property value.

Finally, to close out this first blog about buying in Brookside…I want to mention crime stats.  Buyers tell me:  I want to live in a safe area.   That’s a subjective statement, so know that if  you want detailed information on crime in Brookside, check out www.crimereports.com.  The KCMO police department reports incidents to this site.

The next blog in this series will focus on typical features and characteristics of a Brookside home.  These are not cookie-cutter newer suburban homes, yet many share similar original features from the 1920s. And the Brookside charm will never go out of style!  Your comments and suggestions about topics to cover are welcome!

Armour Hills Home Sale Report-Feb 2018

Are we headed for a slowdown in the housing market this year?  So far, not in the Brookside/Waldo area.  And in my neighborhood of Armour Hills, homes are still moving quickly although fewer are selling–so far. Here are the home sales stats for last month:

Feb 2019                                                                    Feb 2018

Median list price:     $362,499                               Median list price:     $306,950

Median sales price:  $352,500                               Median sales price:  $304,500

No. of homes sold:    4                                            No. of homes sold:       6

Days on market:       87                                           Days on market:          3

That median sales price was quite a jump from last February, however three of the four homes that closed last month were over $350,000.  Here are the YTD figures:

Jan-Feb 2019                                                                Jan-Feb 2018

Median list price:     $324,975                                   Median list price:     $299,500

Median sales price:  $321,000                                  Median sales price:   $299,500

No. of homes sold:     6                                              No. of homes sold:      10

Days on market:        84                                             Days on market:          4

Home values are up 7% compared to last year.  Currently there are six homes listing in Armour Hills, with a median price of $339,925 and 21 days on market.  

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

Waldo Home Sales Stats-Feb 2019

Spring is officially here and I think we are in for another strong homebuying season!  The first couple of months this year have been slow, probably due to the heavy snow and frigid cold weather of January and February.  Now it’s such a pleasure to hear birds chirping in the morning!  Here are the single family home sales stats for Waldo:

Feb 2019                                                                      Feb 2018

Median list price:       $230,000                               Median list price:    $149,950

Median sales price:    $231,500                               Median sales price:    $160,000

No. of homes sold:       10                                       No. of homes sold:      27

Days on market:           41                                        Days on market:          24

You’ll notice the huge jump in median sales price however–the majority of the homes that closed last month were over $200k, and three were over $300K–high for the Waldo area.  Fewer homes sold as well.

Here are year-to-date figures:

Jan-Feb 2019                                                         Jan-Feb 2018

Median list price:      $219,900                         Median list price:     $162,500

Median sales price:   $215,000                         Median sales price:  $163,000

No. of homes sold:      31                                  No. of homes sold:      45

Days on market:         21                                   Days on market:        23

Compared to 2018, prices are up 31% in Waldo but I do think that’s a bit of a fluke–as the months go on, there won’t be that much of a consistent increase.  Currently there are 17 active single family homes on the market in Waldo, with a median list price of $285,000 and 27 days on market.

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