Brookside Home Sales Report-August 2021

Greetings, neighbors! In today’s report, some interesting news: it’s not just the moderately priced homes that have multiple offers and sell over asking price–as last month’s stats show, big spenders in Brookside are willing to spend way, way over the list price when they want a home. These are the sales figures for Brookside, using the main Brookside zip code of 64113, single family homes:

August 2021                                                                               August 2020

Median list price:     $507,450                                                   $417,500

Median sales price: $507,500                                                   $440,000

Days on market:              3                                                            3

No. homes sold:               30                                                        38

Home values were up 15% compared to August 2020. The median sales price is high because eighteen homes sold at or over the list price, including at least two homes that sold for over $100K beyond the list price! The lowest closed price last month was $247,000.

Here are the year-to-date numbers:

Jan-Aug 2021                                                                             Jan-August 2020

Median list price:      $467.748                                                  $392,450

Median sales price:  $482,763                                                  $400,000

Days on market:              2                                                            8

No. homes sold:               226                                                     190

More homes have sold at this point in the year as compared to 2020, and overall, prices up 20%! Most homes go under contract within 48 hours of listing. I think as we get into the colder weather and even less inventory, prices may stabilize. Currently there are 26 homes listed in Brookside, with a median price of $535,000. Over half the homes are priced over $500K, including 5 that are over $1,000,000.

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

Brookside Home Sales Report-March 2021

If you know someone trying to purchase a home in Brookside…you’ve probably heard stories about how just trying to look at a new listing can be all consuming! These Brookside home sales stats for March 2021 show again how frenzied this market is for buyers. I’ve researched single family home sales that closed last month, using the main Brookside zip code of 64113:

March 2021                                                                                   March 2020

Median list price:     $427,400                                                   $350,000

Median sales price: $430,000                                                   $345,000

No. of homes sold:      26                                                             15

Days on market:            2                                                             15

Home values are up 24% compared to last March; about twice as many homes closed. Those new listings went under contract within 48 hours. Wow! Last month there were nine sales over $500K in Brookside, and one $1.185 million closed sale.

Here are the year-to-date numbers:

Jan-March 2021                                                                          Jan-March 2020

Median list price:     $427,400                                                   $350,000

Median sales price: $430,000                                                   $345,000

No. of homes sold:      26                                                             15

Days on market:            2                                                             15

That’s a double digit increase in home prices from same period last year–14%! Buyers are consistently paying over list price for houses. I don’t know when the bidding wars will end–there is just so much demand. Currently there are just ten homes listing in Brookside, with a median price of $514,975 and eight days on market. Six homes are priced at or over $500K, four of those are well over one million dollars.

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

Brookside Bungalow For Sale

One of the reasons I love Brookside is this: all the homes are unique and charming in some way; you can buy a $250K fixxer upper or a mini mansion for $800K. My new listing at 5824 Central sits in the pricing middle and offers the best of both worlds: lots of original charm with today’s updates!

Such a beautiful front porch! Just imagine enjoying a warm summer evening, relaxing on the porch swing with a cool beverage, waving at the passers-by. Or, walk a few blocks south to the Brookside shops for browsing, dinner, happy hour or a quick grocery run.

This house is just as attractive on the inside. Step inside the front door to an open floor plan: the living room flows into the dining room, and the dining room opens into the newly remodeled kitchen. Notice the gas fireplace with new mantle and arched tile!

On to the kitchen..totally renovated by award winning Deatherage Home Designs! Plenty of cooking space here, with lots of cabinets, gas stove, new appliances and eat in curved countertop. Newer windows throughout most of the house!

There are three bedrooms and two full baths in this home; one bedroom and bath on first floor; second floor has master suite, and another bedroom that opens to an office nook. Outside the back door, sellers have built a new deck with dining and lounge area, hot tub, and pergola. Private drive and two car garage as well!

Pride of ownership shows in this house–sellers have meticulously maintained it through the years. Offered at $425,000. Contact me for more information! 816 510 1262.

Brookside Home Sales Report-Dec 2020 and 5 Year Comparison

So, take a guess how much home prices in Brookside increased in 2020 compared to last year….read on and you’ll find out! I’m reporting the stats for single family home sales in the main Brookside zip code of 64113, along with a five year comparison.

December 2020December 2019
Median list price: $449,000$422,500
Median sales price: $430,000$420,000
No. of homes sold: 35 22
Days on market: 8 25

Last month we had two million dollar + homes that closed. The lowest sales price was $259,000 and the highest was $1,376,000. Below are year to date numbers for the past five years:


Home values are up 10% in one year, 19% since 2016. Houses are going under contract much faster, and selling very close to list price. Our highest 2020 sale was just under $2,000,000; fourteen homes closed at over $1,000,000. With interest rates at historic lows and demand quite high, I think we will have a robust spring homebuying season.

Our neighborhood remains very popular with buyers, despite the pandemic that overtook everything this year. Multiple offers are still quite common. Currently there are eleven active single family homes for sale in zip code 64113, with a median list price of $785,000 and 86 days on market. The median price is so high because seven houses are priced over $500K.

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

KC Restaurant Week 2021 Happening Now

I’m happy to report that Kansas City Restaurant Week is still happening this year, and it starts today! You have ten days to sample new places, visit old favorites and support many locally owned eateries that have been struggling during the pandemic. The official dates are Jan 8-17, 2021 and over 100 restaurants are participating this year.

You can dine in, or order take out or have your meal delivered. So easy! Prices are $15 for lunch and $35/$45 for dinner. Make your reservations early for dine in and if you order carry out or delivery, please be patient–these eateries should be very busy this week! Remember, part of the proceeds from each sale benefit the Don Bosco Centers.

Below is a list of the Brookside and Waldo eateries that are participating in KC Restaurant Week. Check this website for specific meal specials, not the individual restaurant website.

Aixois 251 E 55th St

Boru Asian Eatery 500 W 75th St

Charlie Hooper’s 12 W 63rd St

Lew’s Grill and Bar 7539 Wornall

Michael Forbes 128 W 63rd St

Plate Restaurant 701 E 63rd St

South of Summit Taqueria 516 W 75th St

Summit Grill 520 W 75th St

Urban Cafe 5500 Troost

Waldo PIzza 7433 Broadway

The Well 7421 Broadway

Thank you for supporting locally owned Brookside/Waldo restaurants!

The Never-Ending Street Construction in Brookside/Waldo

Hello and Happy 2021!! Hope everyone had a safe and enjoyable holiday break. Now we are in, to me, the most boring time of year. But, we have the Chiefs to cheer on in the playoffs!!!!

OK, down to business. I’m sure you’ve noticed all the construction along several streets in Kansas City:  63rd, Wornall, 75th and Gregory.  I travel these streets every day and have been dodging cones, workers, steel plates and weaving along trying to stay in one skinny lane with oncoming traffic!   What is happening??

How many cones are you dodging each time you drive through our neighborhood?

I called Sean Ackerson, Executive Director of the Southtown Council for more information.  He explained that Spire Gas and their subcontractors are doing utility work along these streets, replacing the 100 year old cast iron main gas lines.  This new high pressure system they are installing creates a more efficient distribution system.

The construction work is taking longer than usual because, well, these projects usually do!  There was a lot of exploratory work in the beginning to find and mark the water and sewer lines so they could map out the new gas pipes. This project started over two years ago—and there’s still several months to go before it’s finished.  And when the winter weather hits, everything stops as the crews can’t work in rain, snow and ice.  I asked Sean if there was a possible end date in sight, and he replied:  “We have the schedule they gave us, but it’s not reliable due to the unpredictability of weather and other scheduled breaks for holidays.”  After the gas lines are set, then the work moves to adjoin the adjacent business and residential properties along these streets to the new main lines.  This can involve moving gas meters outside of the properties as well.

Staging area for supplies along Brookside Road

Another big project planned for Brookside – which has the potential to be even more disruptive—is separating the storm and sanitary sewer lines underground.  This project was mandated by the EPA several years ago—and it’s one reason your water bills go higher and higher.  This will involve ripping up the streets once again.

It’s unfortunate that these major projects can’t be coordinated, so there isn’t so much disruption.  Just be careful and patient when travelling along these streets in Brookside, watching for the workers, cones and detours.  And make an extra effort to support those local businesses who’s storefronts are affected!  Whenever it’s all finished—one year, five years, it’s all needed infrastructure improvement for our neighborhood.

Brookside Home Sales Report-Nov 2020

Here we are, closing in on the end of the year and home sales–and prices–continue to outpace 2019. Usually, this is the slower time of year for home buying and selling! Let’s look at the stats for Brookside, using the main zip code of 64113:

November 2020November 2019
Median list price: $475,000$425,000
Median sales price: $490,000$413,000
No. of homes sold: 25 23
Days on market: 7 49

Last month, fifteen listings sold at or over the asking price. We had three sales in Brookside at or over $1,000,000. About the same number of homes sold.

Here are the year-to-date numbers:

Jan-Nov 2020Jan-Nov 2019
Median list price: $415,000 $387,000
Median sales price: $415,000 $376,500
No. of homes sold: 287 278
Days on market: 8 23

I have a couple of comments on these year to date numbers: home values are up 10% for the year, and homes are going under contract in just over a week. Most sellers are getting top dollar for their homes. It’s been a very very busy homebuying market in 2020, despite the pandemic..and I don’t anticipate a slowdown next year!

Currently there are 18 active single family listings in Brookside, with a median price of $760,000 and 73 days on market. Of the active listings, 13 are priced over $500K; five of those are $1million or more. The strongest demand is in the under $500K price range.

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

Vegan Mattie’s Foods Opens in Brookside East

It all started with the queso…

Back in 2015, sisters  India Pernell and Arvelisha Woods went from being vegetarians to  vegan. But they craved cheese! So the pair created their own recipe for queso and brought some of it to  their hair salon in Independence.  Customers loved it—and they decided to start selling their creamy comfort food.    Eventually, they developed recipes for vegan nachos too and promoted their goodies at festivals and pop-ups.  More success!  In 2018, they bought a food truck and started catering out of a kitchen commissary, closing the hair salon to focus on their food full time.  Customers wanted a restaurant—India and Arvelisha listened and now you can visit Mattie’s Foods in east Brookside, at 633 E 63rd St.

LiLike every other small business owner, India and Arvelisha had to deal with the pandemic. The lease was signed in August.   “We’ve gone through so many trials and tribulations” Arvelisha explained, “that we knew how to work under pressure.  We just got creative and made it work”.  The restaurant  has been a hit—when  I visited last week after the lunch rush, there was still a steady stream of people coming in after 2pm for a meal.  “We have always loved Brookside and grew up near here.  Brookside has the entrepreneurial spirit and the locals support small business owners.”

So what else is on the menu?  Besides nachos and the infamous queso, Mattie’s offers breakfast, including a biscuit sandwich, pancakes and the popular Mattie bon—a cinnamon roll with fruit flavor options.  Popular lunch items are the brisket sandwich made with tofu, and various types of mac and cheese.  There are no fried foods in this place—and, most items can be made gluten free.  Mattie’s still caters for events and sells family meals, including special vegan meals with a Thanksgiving theme.

As you may  have guessed, Mattie’s is named after the sisters’ beloved grandmother.  They both grew up learning how to cook from Mattie, and as they created the vegan recipes, were inspired by those childhood food memories. 

Mattie’s Foods is open Wednesdays and Saturdays, 9am-3pm; Thursdays and Fridays, 9am-7pm. Stop in for a meal of “comfort food made smart”!

Sierra Winter Jewelry Now Open in Brookside

When strolling around art fairs, I always stop at the jewelry booths.  There are so many different styles and types of metals—and usually a wide range of prices. Due to the pandemic–no Brookside/Westport or Plaza art fairs this year…However, last week I stopped by Sierra Winter Jewelry, a unique shop at 7017 Oak next to Eclectics to get my jewelry fix. This showroom has been open for several months now, but somehow I missed it!

Owner Sierra Otto had the urge to make jewelry early—she started back in high school.  At KU, she studied metal smithing and jewelry design.  She spent several years designing for Silpada (a now-defunct KC company) and finally went out on her own.  She sells direct to consumer via her website and to wholesalers around the country.  Earlier this year she opened this showroom and now operates the business just a few blocks from her Armour Hills home, where she lives with her husband and young daughter.

Sierra Otto

Sierra explained her designs are “globally inspired”  and she releases a new collection two times a year that consist of about 15 pieces—her next one will debut in October.  I asked Sierra about her best selling pieces, and she says the simple and classic  “Eclipse”  is very popular, along with the “Easy Rider” horseshoe ring and the “Mama” collection, featuring rings, necklaces and bracelets often given to new Moms as shower and new baby gifts.  All of her pieces are sterling silver or 18K gold vermeil, and some feature precious stones such as turquoise, lapis and opal for a special focal point.  In addition to jewelry, the shop also sells specialty bandanas, candles, incense, cards and nail polish for sale.

Business has been brisk, despite the pandemic and Sierra plans to host private events and trunk shows once we return to a more ‘normal’ lifestyle.  In the meantime, stop by the store—or website.  Sierra Winter Jewelry is open Wednesday through Friday from 10am-5pm, and noon-4 on Saturday at 7017 Oak St. 

Armour Hills Home Sales Report-June 2020

I am a bit late posting the June stats for Armour Hills homes sales…it’s already August! Still, time is moving slowly these days…but home sales are still very strong in Brookside. Here’s the report:

June 2020June 2019
Median list price: $334,900$329,000
Median sales price: $347,750$329,000
No. of homes sold: 89
Days on market: 2224

Five homes closed at or over asking price in June 2020. One home sold —for $35,000 over the list price!!! Another sold for $22,600 over ask price. It’s an out of control bidding war at times in Brookside and Waldo these days. Now let’s look at year-to-date numbers:

Jan-June 2020Jan-June 2019
Median list price: $349,900$343,700
Median sales price: $342,500$343,325
No. of homes sold: 3744
Days on market: 1024

Median sales price is running just a smidge behind where we were last year at this

time. The number of homes sold is lower; homes going under contract quicker. There is still a lot of demand, despite the COVID-19 pandemic. Will home sales fall as we get into the colder months of the year as they usually do? I think so; it will be interesting to see if prices are lower as well. So much depends on the condition of the home, no matter what time of year.

Currently there are seven active listings in Armour Hills, with a median list price of $359,900 and 13 days on market. Contact me if I can help you with any real estate needs!

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