About Kansas City's Armour Hills

Hello fellow Armour Hills residents...here is the monthly home sales report for December, 2011, with comments at the end:

Five homes sold in December 2011. Average list price was $170,128; average sales price was $162,190. Average days on market: 92.

Comparing to December 2010:
Eight homes sold in December 2010. Average list price was $233,075; average sales price was $228,125. Average days on market: 123.

Yes, that is a drastic drop in the average sales price of an Armour Hills home. However, keep in mind that in December 2011, four homes that sold were priced under $200K--one foreclosure, one short sale, and two homes that needed a total rehab. The average days on market was actually shorter in 2011.

I will post a 2010-2011 (full year) comparison in a future blog. Don't be discouraged, Armour Hills is still a very desirable location for buyers!
Note: All statistics taken from Heartland MLS; deemed reliable but not guaranteed.

Interesting home sales statistics from Armour Hills subdivision in the Brookside area of Kansas City Missouri last month..I think these stats show some trends worth noting...my comments below!

In August 2010, six homes sold in Armour Hills. Average days on market: 59. Average list price: $176,650. Average sales price: $174,475.

In August 2011, nine homes sold in Armour Hills. Average days on market: 101. Average list price: $223,811. Average sales price: $215,372.

The average sales price for August 2010 was very low for Armour Hills. More of the lower priced homes sold, including some foreclosures, which drag down sales prices. Note the average days on market was 59--fairly fast for a 'depressed' housing market, and indicates buyers will snatch up bargains in this subdivision.

The average sales price for August 2011 was more along the usual average for the subdivision. More units were sold this year, which is encouraging, although the days on market -- 101 -- was nearly twice as long as the same period for last year. The higher average sales price and more units sold perhaps reflects a bit more confidence in the market as well as sellers 'waiting out' the down year of 2010 to try and sell this year instead.

All information taken from Heartland Multiple Listing Service, deemed reliable but not guaranteed. Interested in sales statistics for your area? Email me with your address and I'll send them back!

The cute little bungalow on Morningside sold over the weekend.

Looking at the Brookside area subdivisions from 1/1/2011 through 9/11/2011:

ARMOUR HILLS

31Active Listings NOW

0 Contingent

4 Pending

3 Back Up

39 SOLD so far this year at an Average Price of $211,356.

Market Report from last year

The top graph shows the days on market by month in 2011.

The second graph shows the sales price of homes sold in Armour Hills over the last 10 years.

Although we are still in a buyer's market, the price went up slightly and the days on market have decreased. Sellers will like this; buyers will regret they didn't move faster when the pendulum swings.

When will it flip back to a Seller's Market? Nobody knows. The pundits are saying 'next year' but they've been saying that for 3 years.

Here's what we know:

1. Many people do not feel secure in their jobs.

2. Many people have no, or inadequate, health insurance.

3. The Census Bureau predicts that Kansas City will have a housing shortage by the year 2028.

What does this mean?

Well, as long as people are unsure of income and unable to obtain adequate health care coverage, they will be hesitant to make large purchases. A house is a large purchase. The 'real estate market' is not like the stock market. People live in homes.

Everybody's gotta' live somewhere. Most of us want a house, condo or apartment to live in rather than under a bridge. Those who are able to do so will buy what they can afford. I'm seeing couples buy on one person's salary. They are playing it safe. If one person loses their job, they can still make their mortgage payment from the other one's paycheck.

Can you sell your house now? Sure. Can you sell your house for as much as you could have sold it for in 2006? Probably not. Can you get a bigger house at a really good price? Oh yeah.

If you want to sell your house, call to request a complimentary professional analysis and opniion.

..... Kansas City Neighborhoods .....

For your convenience, the QR Code to the left can be scanned with your smart phone so you can capture my contact information.

Realtor Maria Morton -816-560-3758

- Leading Edge Society 2010...♪♫ ...Apples and Carrots ONLY ...

...*Information obtained from Heartland MLS is deemed reliable but not guaranteed. **This is an eclectic blog combining a little business with pleasure; please consult a licensed professional before making life altering decisions. Maria Morton, Realtor©, SRES is a Kansas City Real Estate Agent licensed in MO & KS and affiliated with Prudential Kansas City Realty 816.410.5499.o Opinions expressed are not necessarily endorsed by anyone other than Maria Morton Copyright © 2011 *Martini Corner Real Estate in Kansas City*

When it's too hot to eat...but you have to eat something...here's the recipe for my favorite summertime sandwich. I could eat this every day, but usually fix it once a week, especially when fresh tomatoes are in season. It is very similar to bruschetta and was inspired by a vegetarian friend.

Core, chop and dice one large tomato. Add one chopped avocado and some fresh chopped basil. Toss with a little olive oil, sprinkle with salt and pepper. Set aside.

Take a fresh baguette and slice lengthwise, Toast interior for a few minutes on a griddle pan. Brush toasted side with a cut garlic clove.

Spread tomato and avocado mixture on toasted bread..smash bread together somewhat so the filling stays inside the two pieces of bread. This sandwich can be a little messy, but worth it!

I serve it with watermelon chunks and chilled white wine. Enjoy!

This is a common question for the older housing areas in Kansas City..who's responsible for trimming the trees near power lines? A recent newsletter from the Homes Association of Kansas City clarified this question. Read on for a summary:

The National Electric Safety Code requires that local utility companies trim or remove trees that may disrupt service. The question of who's responsible for exactly what trees is the nagging question.

Kansas City Power and Light is responsible for trimming the pole to pole lines. As a homeowner, if you see a dangling limb that could endanger the line, call KCP&L to report it. Someone will come out to take a look and assess the situation.

The homeowner is responsible for maintaining the pole to meter line--that's the one that delivers electricity from the pole to your home. If there are limbs, vine growth and other vegetation on this line, contact a reputable tree trimmer to coordinate with KCP&L to get it cleared up--the cost is borne by the homeowner.

There is another scenerio to be aware of: What if there is a tree that needs to be removed near a pole to pole power line? I see this all the time in backyards--large trees, heavy with limbs that could be dead or dying, with branches and growth near or on the pole. In that case, contact the KCPL Vegetation Management Center and a representative will inspect the line (free of charge) and determine if KCP&L needs to trim the tree before it's removed.

One final tip: when you contact KCP&L, whether it's online or via phone, keep a log of the date/time you contacted them, who you spoke with, who answered you and when you can expect a response. It's common to be shuffled around a few times and have your request go down the black hole. By keeping good notes, you can stay on top of who is responsible for getting back to you.

The Kansas City Power and Light website for reference: www.kcpl.com. Click on the Customer Service tab, then scroll down to "Tree Trimming".

Thank you for reading this blog...!