Brookside Home Sales Report-Aug 2016

As we get into the second half of the year…the home buying market starts slowing down.  Sales have been  strong this year in Brookside (list price under $450K); there is still demand, but most of the inventory is priced well over $500K.  Here is the August  2017 Brookside single family home sales report, using stats from zip code 64113:
Aug 2017
Median list price:        $376,500

Median sales price:    $358,000

Number of homes sold:    24

Days on market:               37
The lowest closed price was $235,000 and the highest was $770,000.
Aug 2016
Median list price:        $328,900

Median sales price:    $322,000

Number of homes sold:   30

Days on market:              13
Sales prices are up 11% compared to last August.  Checking year-to-date figures:
Jan-Aug 2017
Median list price:        $379,995

Median sales price:    $365,000

Number of homes sold:  209

Days on market:              19
Jan-Aug  2016
Median list price:         $357,250

Median sales price:     $351,500

Number of homes sold:   223

Days on market:               34
Year to date, home prices are up 3.8% and going under contract faster than 2016.  Currently, there are 47 homes for sale in Brookside, with a median list price of $589,000.  Over half of the homes on the market are listed over $500,000, pushing that median price way up.
(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

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Waldo Fall Festival This Saturday 9/16

waldo fall festival

You don’t have to live in Waldo to enjoy the Waldo Fall Festival…now in it’s 25th year!  

The big event is this Saturday, Sept 16 2017 in the parking lot at the southeast corner of 75th and Wornall.  This is a family friendly event, with rides, music, food trucks, games, a petting zoo and many local vendors displaying their services and products.  Hours are 10am-5pm.

The intersection of 75th and Wornall is always a challenge–so please remember if you plan to attend–use the bus, walk or bike over.  If you drive, plan to park a few blocks away on one of the less busy side streets.  And please be extra aware of extra heavy foot and vehicle traffic in the area.

In addition, St Elizabeth’s is hosting their annual barbecue contest Friday through Sunday at 75th and Main–that intersection will be blocked off to traffic as well.

Thank you for supporting Wonderful Waldo!

 

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!

Armour Hills July 2017 Home Sales Report

Armour Hills in Brookside — a hot location for homebuyers this year!  Prices have really jumped up from one year ago.  Here are the July 2017 home sales for Armour Hills, and a comparison to last year.

July 2017                                              

Median list price:      $335,000                          

Median sales price:  $335,000                          

Number of homes sold:  6  

Days on market:               5                   

July 2016        

Median list price:       $254,500

Median sales price:   $256,000     

Number of homes sold:   8  

Days on market:                5

The lowest sales price in July  2017 was $249,900 and the highest was $397,500.      

Now let’s look at year to date:

Jan- July 2017                                

Median list price:      $320,000

Median sales price:  $322,500

Number of homes sold:  59

Days on market:              7                           

Jan- July 2016

Median list price:        $275,000

Median sales price:     $274,500

Number of homes sold:  47

Days on market:               11

Home prices are up 17% YTD!  It will be interesting to see what the numbers are for 2017 as a whole. I don’t think year end stats will be quite that high.  However, note that most homes are selling at list price or over.   Currently in Armour Hills there are five active listings with a median price of $385,000 and 41 days on market.       

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

Brookside July 2017 Home Sales Report

Home prices continue to rise in Brookside; however the market is slowing down as is usual for the second half of the year.  There is still a shortage of inventory in the $250K-$350K price range..  Here is the July 2017 Brookside single family home sales report, using stats from zip code 64113:

July 2017

Median list price:        $394,975

Median sales price:    $392,500

Number of homes sold:    26

Days on market:                 10

The lowest closed price last month was $211,000.  There were two sales over $1 million, both cash sales. Highest sale in 64113 last month was $1.8 million.   Below are figures from July 2016:

July 2016

Median list price:        $329,900

Median sales price:    $340,000

Number of homes sold:   27

Days on market:               35

Checking year-to-date figures:

Jan-July 2017

Median list price:        $382,447

Median sales price:    $370,000

Number of homes sold:  186

Days on market:               17

Jan-July  2016

Median list price:         $368,450

Median sales price:     $362,500

Number of homes sold:   190

Days on market:                38

So far this year, we’ve had nine sales over $1,000,000; same period last year, there were eight.  

Prices are up about 2% overall this year compared to 2016.  Currently there are 49 homes for sale in Brookside; 29 of those are priced over $500K.  In the high demand price range of $250-$350K, three homes are on market. Median list price is $550,000.

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

Waldo Event Saturday “Explore Gregory”

explore-gregory

Join your neighbors and friends this Saturday 8/19/17 to “Explore Gregory” — a self guided walking tour of this shopping area in Waldo.

From 10am-4pm, the businesses along Gregory from Oak  to Main streets welcome all visitors and shoppers for the day.  You can stop in places you’ve never been to before, as well as visit stores and services you frequently use.  Start the day at McLain’s Bakery with breakfast and stroll over to Eclectics, Sheehan’s Irish Imports, the new Nut Cup, then walk west to Studio 63 and lunch at Bier Station or Governor Stumpy’s.  Those are  just a few of the businesses that are participating. 

During Explore Gregory, JFS will be collecting canned goods for their food pantry–donation drums will be available.  There will also be  food, giveaways and demonstrations–the usual Waldo family friendly event! As a special treat, Jim Cosgrove will perform at 11am at Trokey’s parking lot.

Thank you for supporting locally owned Brookside/Waldo businesses!

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 seeds@wornallhomestead.org