Armour Hills Home Sales Report-Oct 2017

The Armour Hills subdivision in Brookside has been one of the hottest locations for home buyers this year–the rising prices reflect that demand.  Here are the October 2017 home sales stats for Armour Hills, with a comparison to last year:

October 2017

Median list price:       $329,250

Median sales price:    $327,250

No. of homes sold:       8

Days on market:          47

The lowest closed sales price was $235,000 and the highest was $446,500.  

October 2016

Median list price:       $289,475

Median sales price:    $294,499

No. of homes sold:        12

Days on market:            27

Checking year-to-date figures:

Jan-Oct 2017

Median list price:       $314,750

Median sales price:    $313,250

No. of homes sold:        84

Days on market:            9

Jan-Oct 2016

Median list price:        $275,000

Median sales price:     $274,500

No. of homes sold:        72

Days on market:            25

Note that this year, sellers are getting 99% of their asking price, and prices are up 19% over 2016.  Currently there are seven homes listed in Armour Hills, with a median price of $307,000.  Two of the homes are  over $500K– that’s rare high asking price for our neighborhood.  

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


Road Construction Along Wornall in Waldo

Wornall Road is one of the most traveled street in the Brookside/Waldo area.  I avoid driving on Wornall south of Gregory through 85th St–the road is very narrow and usually always congested.

Wornall one

You’ve probably noticed that Wornall is now down to two lanes, roughly  between 79th and 83rd Terrace with some sort of construction going on.

I called KCMO to find out what was going on.  The City has contracted with Infra Source to replace the gas lines.  Expect this area of Wornall to have  just two lanes for at least the next thirty days while the company completes it’s work.

Alternate routes include Main St, Ward Parkway, Oak and State Line.  

If you must drive along Wornall during the construction, please be considerate of the road workers, other drivers and allow for extra time.  It is an inconvenience but not worth a case of road rage!

Brookside Holiday Season Opener on Thursday 11/9/17

Time to get inspired early for holiday gift giving!  Join your friends and neighbors for Brookside’s Holiday Season Opener this Thursday, Nov 9, 2017.

Many shops and restaurants will be open with special hours and deals…start ad Wornall and 63rd St and head east along 63rd.  There will be free hot coffee and hot chocolate; live holiday music sung by local school kids and extended hours for merchants through the weekend.

Also, remember Worlds Window is hosting it’s 8th annual fundraiser for Rose Brooks.  Bring your new or gently used coats/sweaters for women and kids to the shop prior to Nov 9–then you will receive a 20% coupon to use during the Holiday Season Opener.

Thank you for supporting locally owned Brookside businesses!

New Small Business in Brookside: The Nut Cup

nut cup front

Brookside and Waldo are popular places for small business owners…I think this is the third locally owned new business I’ve written about in the past several weeks.  Today I will introduce you to The Nut Cup, an antique and collectibles shop that opened last month at  7021 Oak, next to Eclectics.


nut cup trish


Owner Trish Skidmore has been in the antique and estate sale business for many years.  A friend  approached her about selling the contents of a small two bedroom home in Raytown.  The house was filled with vintage items (signs, toys, knick-knacks, quilts, furniture, etc) from years past.  It was a treasure trove of goodies that Trish wanted to display and sell to other folks who appreciate these classic items.  After looking at several  locations, she decided on the Brookside/Waldo area to rent space and opened The Nut Cup. 

There are a few very unique things (besides the merchandise) that  make this shop special.  First, children and pets are welcome!  Trish has a special section of the store called The Nutty Nook,  where kids can choose their own treasures and pick the sales price between $1-$5.  You will enjoy the fresh Waldo honey water she offers all of her visitors, it’s very tasty.    She also has a “wish wall”, with notes from customers who are looking for a particular item–if Trish has a match, she will get in touch.  There is a  large chalkboard with “Did You Know” facts posted every few days and don’t miss the bathrooms–one with a wall full of vinyl records and the other with old holiday decor (all items available for purchase).  If you like a riddle–examine her store front windows which always have a certain theme or phrase you have to guess, depending on what is displayed there.  And if you don’t find anything to purchase, Trish will give you one of her small batch homemade candles so you aren’t leaving empty-handed.nut cup inside

Trish loves to chat with those that stop by the store and wants people who come in to “make a memory” during the visit.  Her tagline for the store is actually Merchant of Memories. Hours for the store are Tuesday -Saturday 10am to 6pm; Thursday hours are noon-8pm.  Stop in and welcome Trish to Brookside–it is a real treat browsing through this store and visiting with her!

Brookside Homes Assn Establishes New Overlay District For The Neighborhood

Driving around Brookside, Waldo, and Prairie Village,  every so often you will see a brand new home built on an empty lot where an old house once stood.  Occasionally,  these homes may not  blend in with the surrounding houses. It could be the location on the lot, the height of the home compared to others, or the architectural style (for example, a modern design  in a 1920s nieghborhood).  Here are two examples, both homes in Brookside:

5729 Wornall Rd


59th and Grand


Homeowners in the Wornall Homestead Homes Association (392 homes) decided to explore ways of preserving the original character of the neighborhood.  The newly built house at 5729 Wornall (at top)  was the catalyst for the action.  Opinions vary on the design of the house itself; what caught the attention of the surrounding  residents was the smaller setback from the street compared to the adjacent homes.

I recently talked with Sandy Eeds, a retired architect and Vice President of the WHHA, to learn more about the process they used in creating the “special character overlay district”  for their homes association.

After doing some initial research on the original deeds restrictions from the 1920s  (long since expired), and current zoning requirements, Sandy met with the KCMO Planning Department who suggested the use of an overlay district.  The WHHA board agreed to pursue this approach and began the long process of engaging and educating the homes association residents on the idea.  Eeds explains:   “The broad intent was to preserve the character of the neighborhood by maintaining the basic density and other features that were important to the residents.  We started conversations with neighbors by suggesting a return to JC Nichols’ original deed restrictions, such as preservation of the original setbacks and the small number of architectural requirements contained in them.”

Eeds and the board members held many meetings to hear residents’ concerns and listen to their input.  What did the neighbors want to see restricted–and what not to restrict–when a homeowner is making exterior renovations or building a brand new home in a 1920s era development?  The consensus was to create a “neighborhood conservation overlay district”  as set forth in the Zoning and Development Code that would define the WHHA’s own guidelines for land use, maximum lot size, building size, fencing requirements and other features. The intent was not to regulate taste or delve into the more subjective aspects of home design.  For example, the minimum ground floor size must be 800 SF (no so-called ‘tiny houses’) and no lot aggregation that results in a lot more than 8000 SF.  Maximum building height is 35′, and there are some material restrictions:  no artificial stone, or metal panels.  Anything not addressed in the ordinance is covered by the existing  R6 zoning (minimum lot size of 6000 SF for residential home).  As with any zoning category, homeowners can request a variance subject to the usual Planning Department application and hearing process.  Also addressed in the ordinance are rules for bed and breakfast businesses and short term stay rentals (like AIRBNB).

After draft language was completed, it was mailed to all property owners prior to the association’s annual meeting.  Members of the board then went door to door obtaining signatures of support for the ordinance  on a petition, with a goal of over 50% in favor.  It was important to build consensus in the neighborhood before presenting to city government committees.  After years of hard work, planning and clear communication with everyone involved, it passed through the Plan Commission, Planning, Zoning and Economic Development Committee and City Council.  The effective date was August 3, 2017.  The official name of the ordinance is the Wornall Homestead Overlay District and it is the first residential overlay district, with the exception of certain historic overlays,  in Kansas City MO.

Oak house good

Oak and 63rd St

waldo good house

On 72cd St between Oak and Main

We do have a few examples of newly built homes in Brookside and Waldo that blend in well with the neighboring homes.  (See photos above).  Both of these homes have incorporated exterior design, details and features of the surrounding houses and fit well on the lot.   On the Kansas side in Prairie Village, the same thing is happening–some new houses  compliment the surrounding properties while others almost shock passers by as to how much they contrast  with the homes next door. Here are two examples from PV:

mic house

On Prairie Lane in Prairie Village

PV shocker

under construction in Prairie Village at 69th and Tomahawk.

What do you think?  Is it important to have newly built houses  in older neighborhoods complement surrounding homes?  When a new home is built on the majority of the lot with little greenspace, how does that affect nearby property values?  Would you support such an ordinance in your area? If your  neighborhood association is interested in creating an overlay district, Sandy would be happy to talk with you.  You can reach him at




New Shop in Waldo: Hawthorne and Ivy

hawthorne front

There’s a new boutique shop in Waldo–tucked away in a former gas station  from the 1920s!  Hawthorne and Ivy opened a couple of weeks ago at 7142 Wornall, just south of Betty Rae’s and next to Michael Avery’s hair salon.

You may be familiar with Hawthorne and Ivy’s shop in Weston.  This is shop #3 for owner Elinor Hagan Lowe.  She started out designing custom ‘mother’s bracelets’ , following in her mother’s footsteps.  Elinor runs Paco Designs in Lenexa, then came the Weston store, and now the Waldo spot. 

Hawthorne and Ivy

Unique Jewelry Hanger–also comes with wine corks

Step inside and you will find all the items attractively displayed on the walls and tables–it’s an easy store to browse!  There is lots of jewelry, including the mother’s bracelets, and so much more:  Royals gear, candles and soaps, clothing and accessories plus some baby items and wall art.  The thing that caught my eye was this handmade necklace hanger:  a piece of wood with champagne (or wine) corks attached to hang the jewelry.  You could also stick  earrings in the cork as well.  This shop also takes old wood from barns and doors, then repurposes it to customized wall hangings.  You can order with the phrase or name of your choice, or purchase one with the lettering in place.  This would make a thoughtful housewarming gift!  The shop also carries special religious jewelry for first communions or baptisms–and don’t miss the special 50% off room in the back of the store!  If you are interesting in making your own jewelry, Hawthorne and Ivy hosts craft classes around themes like Valentine’s Day or Christmas.

hawthorne inside


Shopping at locally owned stores and shops is what makes living in Brookside and Waldo so special.  You will find items that just aren’t available at a national retailer.  Stop by and welcome Hawthorne and Ivy to Waldo!  Hours are still being established; generally noon-6pm Tuesday through Saturday.  Convenient  parking in front of the store (or on 72cd St) at 7142 Wornall, between Michael Avery’s and Betty Rae’s. Find them online at

Brookside East Welcomes Grab & Go Food Spot

bite verticle

Brookside East continues to gain more tenants, and one of the newest is Can I Have A Bite, the grab and go food store that moved to 633 E 63rd St in late March from a Wornall location in Waldo. Owner Kathy Hale focuses on healthy food, prepared on site, using locally sourced and organic ingredients when possible, with a menu that changes weekly.



bite food

Cashew meatloaf, sweet potatoes with chili pepper, basil roasted Brussel sprouts and rosemary balsamic beets

For busy professionals and those with food allergies, Can I Have A Bite can be a regular stop for specialty lunches and dinners. Kathy offers frozen entrees you heat up yourself—or she will have it hot and ready if you call ahead. There is an array of salads, soups, energy bites and full meals you can choose from. With this expanded location, she’s added some new options: a “Create Your Own Entrée”—you choose an animal or vegetarian protein, two sides and a sauce or cheese topping. There is also a “Healthy Belly Bar” with balsamic, bitters and tincture ingredients to create beverages for specific digestions; and a few fresh mocktail options. Plus, Kathy has added sandwiches featuring Gabrianna Bakery breads and fresh French pastries on Saturdays.   Local art, available for purchase, is showcased on the walls and there is  seating if you want to dine in.


bite KathyPersonal service thrives here–Kathy takes so much pride and care into creating these special, tasty options for her customers. She really understands how different folks have various food limitations (or dietary preferences) and tailors to her clients. This new location also offers much easier parking options, just outside the front door.


Can I Have A Bite is located at 633 E 63rd St, next to Golden and Pine. Hours are Monday – Thursday 10am-7pm; Friday 10-5 and Saturdays 11am-5pm. Check the Facebook page for menu updates—call ahead with your order at 816 381 9101.