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  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!

Brookside Home Sales Report-Feb 2019

Welcome Spring! Finally, a week of warmer days to enjoy! Here’s the Brookside single family home sales report for last month, pulling stats from the 64113 zip code.  We are into the busy home buying and selling season!

Feb 2019                                                                  Feb 2018

Median list price:     $374,999                             Median list price:      $349,950

Median sales price:  $355,000                             Median sales price:   $327,000

No. of homes sold:       13                                    No. of homes sold:        11

Days on market:           76                                    Days on market:              9

Fun fact: highest sales price was $1.925 million last month! That’s one reason for the higher median price.  Here are YTD figures:

Jan-Feb 2019                                                          Jan-Feb 2018

Median list price:      $376,999                            Median list price:     $357,000

Median sales price:   $361,500                            Median sales price:  $340,000

No. of homes sold:       22                                    No. of homes sold:      29

Days on market:          78                                     Days on market:           41

Although fewer homes sold, and were on the market longer, prices are up 6.3% compared to last year. Currently there are 44 homes for sale in Brookside, with a median list price of $454,475 and 30 days on market. Four of the homes are priced over $1 million; a total of 17 are over $500K.

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



Armour Hills Home Sales Report-Sept 2018

Armour Hills has been one of the hottest Brookside neighborhoods for buyers this year–few bidding wars.  We are into the traditional slower season now, and the stats reflect that.  Still, the numbers are pretty consistent comparing year to year:

September 2018                                                       September 2017

Median list price:      $307,497                              Median list price:   $311,225

Median sales price:   $300,000                              Median sales price:   $313,250

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

Days on market:       22                                           Days on market:  3

The same number of homes sold, however this year the overall prices are lower and days on market longer.  Checking year-to-date figures:

Jan-Sept 2018                                                        Jan-Sept 2017

Median list price:      $315,000                          Median list price:     $314,500

Median sales price:   $315,000                          Median sales price:  $312,500

No. of homes sold:       61                                   No. of homes sold:    77

Days on market:        10                                      Days on market:       7

The lowest closed sales price so far this year is $180,000 and the highest is $475,500. Currently there are 14 homes for sale in Armour Hills, with an average sales price is $322,500 and 55 days on market.

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

Landmark Brookside Home for Sale!

main frontHow many times have you driven by this home and admired the curb appeal…that wrap around porch!!! Was it while walking by during the Brookside Art Fair or marching in the St Pat’s Day Warm Up Parade?  It’s just as beautiful on the inside!

main entry steps


Look at the stunning original woodwork!  Beautiful crown molding, wood columns, several built-ins and hardwood floors.  The living room features a fireplace and wide stairway to the second floor.

main dr



More built ins here in the dining room, with a large bay window–note the easy flow from the living room area and newer windows throughout the house (except for living room and basement.)

main kit


In the kitchen…plenty of counter space and a chef’s Thermador stove!  The original built-in spice cabinet is here too.  Adjoining the kitchen is a sunny breakfast room, laundry/mud room and half bath.

main mbr



On the second floor–all bedrooms are large with spacious closets.  The master bedroom has a master bath, plus a hall bath for the other two bedrooms.

main garage



Outside–a fully fenced yard and two car garage!  Enjoy all of Brookside’s amenities just a few steps away:  the Trolley Track Trail, several shops and restaurants, services and tennis courts, plus metro bus service. 



You can live the Brookside lifestyle in this 1920s home…move in ready for new owners that will love it as much as the current sellers do!  The home is located at 6342 Main St, on the NW corner of Main and Meyer.  Three bedrdooms, two and a half baths, two car garage.  Offered at $430,000. Contact me for more information!

Sip and Shop in Brookside Thurs 9/20/18

brookside sip and shop

Enjoy strolling along 63rd St  Brookside tonight during the Sip and Shop!  Various merchants will have wine samples and restaurant specials from 5-7pm on Thursday, Sept 20, 2018, focusing on 63rd St between Wornall and Main and along Brookside Plaza.

Participating shops include Stuff, Lady Bye, Fiddly Fig, New Dime Store, Brookside Barkery, Party Warehouse and COCO.  There are some excellent restaurant deals too–at  Red Door Grill, Michael Forbes, Charlie Hoopers and several more.  You can see the complete list at  

Thank you for supporting our locally owned businesses in Brookside!