4th Quarter Real Estate Market Report for the Kansas City Greater Metropolitan Area: Johnson County KS:

Median Sales Price = $210,000. Up 10.5% from 4th Quarter 2011.

Average Sales Price = $254,917. Up 7.2%.

List to Sold Price Price = 93.9%. Up 2.8%.

Closed Sales Volume = 2,065. Up 31.7%

Days On Market = 83. Down 21.5%.

Months Supply = 3.2 Down 40%. 

 Months Supply = 3.2 Down 40%. A greater than 5-6 month supply of homes for sale indicates a Buyer's Market; less than 5-6 month supply indicates a Seller's Market. We are in a Seller's Market. Sales are up; prices are up; days on market is down; inventory is down.

If you have been waiting to sell your Johnson County home, now is the time. Buyers did not take a hiatus this winter and there are many buyers still looking for a home. The current inventory is not meeting their needs. Call me for a confidential consultation.

Market report for Jackson County Missouri

Real Estate Market Report for the Kansas City Greater Metropolitan Area 4th Quarter 2012: Jackson County, MO:

The median price for homes sold in Jackson County was $98,000. Up 8.9% from the 4th quarter of 2011.

Average sales price = $131,296. Up 13.3%.

List to sold price = 90.56%. Up 3.2%.

Closed sales volume = 2,057. Up 18%.

Days on market = 88. Down 9.8%.

Months supply of homes for sale = 5.3 Down 26.9%.

Inventory is at 5.3 months supply. A greater than 5-6 month supply is indicative of a Buyer's Market; a less than 5-6 month supply is indicative of a Seller's Market. We are on the brink of a Seller's Market in Jackson County Missouri. Multiple offers for properties is quite common.

Johnson County Kansas market report 

As you know, my Mom had two strokes in 2012; one in May and the second in September. Her right arm and leg were affected by the strokes, making it necessary to move her bedroom from the second floor to the first floor. We had a half-bath on the first floor but really needed a full bath for her to be able to shower. 

Like many homes in Brookside, the half bath on the first level was teeny tiny! About 30 inches wide by 4 feet long.

We brought the wall out to give us a full 5 feet, then took space from the closet & space between the closet and half bath. That gave us about 30 inches for the toilet, 36 inches for the vanity and 42 inches for the shower.  

The first photo shows the new wall to the left of the old wall. The guys built the new wall before beginning deconstruction. They used a zip wall to keep dust and debris from spilling all over the rest of the house.  

The second photo is my brother taking pics of the bathroom remodel in progress.

Choosing the right contractor to do the bathroom remodel was essential. I wanted someone who would do quality work, complete the project on time, and someone who would be sensitive to Mom's needs during the process. 

With this in mind, I called on Lifewise Renovations. I knew Mike & Katy Dodd from a professional senior's resources group I belonged to so knew that they would meet all of our requirements. I'm sure they would not have been the lowest bid, had I gotten 3 bids; they may not have been the highest either; but they were the best and that's what we wanted for Mom. 

The half bath is actually in the den that's become Mom's bedroom so the guys adjusted their start time to accommodate her sleep schedule.  

Every morning when they came to the door, they greeted the dogs first, then said 'Good Morning!' to Mom, then said 'hello' to me. 

The third photo is of Mom, Rich, and Jason in the finished shower. Mom loves her new barrier-free shower! 

The 3 weeks of remodeling flew by. Jason & Rich were great! They are excellent craftsmen and truly nice people. Every day before they went to lunch, they put the toilet back on so that Mom could use while they were gone. After lunch, they took it off so that they could continue their work. Before they left for the day, they put the toilet back on again. How many remodelers do you know that would do that? 

The first time Mom saw the marble going up in the shower, she said "Janey Mac! It's lovely!"  Her next favorite thing was the window we added in the exterior wall next to the toilet. The window is insulated glass and matches the window in the interior wall between the shower and the vanity. 

 When Mom saw the marble vanity and brushed nickel Moen faucet, she said "It's so luxurious!" It is luxurious but it's also practical. The faucet can be operated with one hand.  The floor finish is ceramic tile from Daltile. We chose tile because it's not as slippery as honed marble. 

The designer grab bars are made by Moen. I chose designer grab bars to complement the overall look of the bathroom. 

 The mirror and light fixture over the vanity are from Wilson Lighting in Overland Park, KS. They have an extensive selection of lighting fixtures and the most wonderful sales people!

There is a rain shower in the ceiling and a handheld shower attached attached to a bar so that it is height-adjustable. The bar is also meant to be used as a grab bar which is a nice safety feature.   

The teak shower seat will withstand water. It is shown lowered into a sitting position but can fold up if you wanted more standing space. Another small detail is the toilet roll holder. It's made so that the toilet paper roll can be changed with only one hand.  

The toilet is ADA compliant, meaning it is easier to get on and off than a regular height toilet. Mom had no idea that this was even a possibility and was very pleasantly surprised to experience something that makes her daily life just a little bit easier.  

A pocket door was installed to save space while providing easy access to the barrier-free bathroom. The door slides open to give a 3 foot opening. The transition on the floor between the two rooms is smooth - no bumps or trips! 

   The vanity is left open below so that a wheelchair can fit under. We measured to make sure it was the right height for Mom before cutting and putting it in place. Can you believe how much light that new window lets in? This is great!

Functional and beautiful for Mom!

Mom's Occupational Therapist, Amy, is happy for Mom too! Amy works with Mom several times a week, helping her regain the use of the right hand affected by the stroke. Amy, Jamie, Amber, and Kim all gave input into the design of Mom's new bathroom so that it would work well for her now and in the future. 

Mom also works with a Physical Therapist and a Speech Therapist. She and I practice her exercises together every day. It's hard work for her! I'm so happy that she now has a bathroom that will help make her life easier.  

Thank you Mike, Katy, Rich, Jason, Nick, Craig, Sunny, Eric, Kim, Jamie, and Amy! You all did a great job!  

                                                              more process photos

These are shots of the bathroom remodel for Mom after her stroke.  

To read more about the bathroom remodel project for Mom, just click here.   

There is much discussion and dissension on the proposal to put a Walmart into the old Bingham School at 7618 Wyandotte Street in Waldo. The Kansas City MO School Board has not released details of the possible sale. A group of citizens has started a petition opposing the move. 

Their objections are manifold. Harm to privately owned local businesses, increased crime, loss of the'small-town feeling', 'infiltration of cheap goods and low wages', and increased traffic congestion in an already busy area are a few of the reasons given by petition signers.  

One voter puts it like this: "...Walmart is a parasitic company and promotes only the lowest commnon denominator. Perhaps they could clean up the mess they left out across from the former Bannister Mall before they move anywhere else..."

We certainly cannot argue about the mess left across from the former Bannister Mall - it's right there in plain sight. What about the other concerns? Does Walmart kill small, locally owned businesses? Would Walmart's presence destroy Waldo? 

The Chicago Tribune& MSN Money published articles stating that a Walmart coming into the community causes a rise in home values. Both based their articles on the study done by Devin G Pope at the Booth School of Business / University of Chicago & Jaren C Pope at the Department of Economics at Brigham Young University. (The two are brothers.) Their study concludes that property values rise 1 -3% after the arrival of Walmart into a community.  

Really? Property values rise when Walmart comes to a neighborhood? That's what they say. Not only that, there was a thesis written in 2010 by John Loyer at the College of New Jersey which attempted to answer the Walmart question. This paper concludes that Walmart has no effect on the tax base or residential or commercial property values. 

Now, these studies were rather long and dry so I may have missed a few points but I do recall John mentioning a rise in EITC claims, an increase in poverty ratios, and 'other costs to social programs.' 

So, is he really saying that his research shows that a 1-3% rise in property values is offset by the increased strain on social programs thus maintaining an overall equilibrium in the tax base?  

I also spoke with a few individuals who are in favor of a Walmart in Waldo. They want cheaper groceries closer to their home. Well, that's certainly understandable! 

If you're pulling in more than $100,000/year/adult in your family, perhaps it's easier to oppose bringing the big box giant into your neighborhood than if you're a single mother pulling in less than $30,000/year. 

In an ideal world, it would be nice to have only local businesses in the part of Kansas City MO known as Waldo. It was pointed out to me that we already have CVS, Walgreens, Maaco, McDonald's, and other national brands and franchises. 

It's hard to imagine that Walmart could destroy Governor Stumpy's, Waldo Pizza, the Gaf, Classic Cookie, Dave Smith Lamp Maker, the antique shops, Walsh's Corner Cocktails, Taj Mahal, and all the other shops & restaurants we know and love. But will Walmart improve the Waldo neighborhood?

Many of the people opposed to Walmart in Waldo would like to see a community center put in place of the old Bingham School. Children are already using it for basketball, soccer, and football practice.

If Walmart comes to Waldo, will it improve the Waldo neighborhood?

If they come, I hope that they will build a tastefully designed building, use solar canopies in the parking lot, keep at least 30% of the land as a green space buffer, and contribute to the community like a real member of the Waldo neighborhood.  

Look at the map. It's a big hunk of land in Waldo. The Kansas City MO School Board needs to make a wise decision which will benefit the citizens of Waldo. 

Real Estate Market Report for the Kansas City Greater Metropolitan Area 4th Quarter 2012: Jackson County, MO. Waldo is in zip code 64114, city of Kansas City, county of Jackson, state of Missouri. 

How long will a showing last? Sellers want to know how long showings last when their home is listed for sale. They need to know how long they'll need to stay away from their home while the buyers are viewing it.  

Every buyer is different. Some will know in 5 seconds if they like or don't like the house while others may take 20 minutes to decide. If they do like the house, some buyers will stay in it for an hour or longer. They will be figuring out where every piece of their furniture will go, which drawer in the kitchen will house their silverware, which kids will go in which bedroom, and where the litter box will go. 

Buyers may also be deciding what changes will need to be made to make the house work for them. They may discuss paint colors. They may talk about expanding a bathroom or putting in a patio. We may spend some time running up and down the stairs to see if it might be possible to move the washer & dryer from the basement to the bedroom level. 

If there is only one buyer, that individual will be able to make decisions more quickly than a couple. Two people buying a house together have to consider one another's opinions and tastes which will probably not be exactly the same. They may have to discuss compromises so each person can be happy in the home. 

Experienced buyers will be able to make decisions more quickly than first-time home buyers. They already know what works for them and what doesn't. Couples who've been married for 30 years will be able to come to an agreeable compromise faster than newlyweds. Newlyweds are still learning one another's likes and dislikes while the 'old married couple' already know each other's tastes, habits, and proclivities.

A good rule of thumb is for sellers to stay away for 2 hours when their house is being shown. This gives the buyers time to be comfortable and feel at home in the house. It also allows for traffic and previous home showings as their agent will probably set up appointments to see between 3 and 6 homes over a 2 to 4 hour period.  

Better Homes & Gardens Real Estate conference Fusion 2013 starts Monday so I'm off to Las Vegas NV! Jerry Greenfield, co-founder of Ben & Jerry's Ice Cream will be delivering the keynote address. (And yes, we will get ice cream!) Other speakers include Mike Staver of the Staver Group, author Martha Webb, CEO of Real Estate Champions Dirk Zeller, CEO of Realogy Franchise Group Alex Perriello, and Sherry Chris President & CEO of Better Homes & Gardens Real Estate. 

Choosing which break-out sessions to attend is going to be tough. I'd love to clone myself so I could attend several simultaneously. I'm definitely going to the pre-conference technology session and I think I'll hit one of the Market Leader sessions and the iPad session. The rest is up in the air. This will be my first trip to Las Vegas and my first Real Estate conference. What a week this will be!

  Better Homes & Gardens Real Estate - Plaza Office will be giving away this tiny house after the St. Patrick's Day Parade in Kansas City. 

BHGRE Agents, office staff, children & 1 dog worked on building the float for the St. Patrick's Day Parade this past Sunday. Better Homes & Gardens Real Estate plaza office will participate in the Brookside Warm-Up Parade on Saturday, March 16th. The Brookside parade is traditionally held the day before St. Patrick's main celebration and is a great venue for families.  BHGRE will also march in the midtown Kansas City St. Patrick's Day Parade on Sunday, March 17th.

The little house will be given away after the parade. You can enter to win the house by 'liking' their facebook page and/or donating to Harvester's food bank.

The house being assembled

& lifted onto the trailer float

Enter for a chance to win this house for your garden!

Two Ways to Win!!

Enter to win on our Facebook Page

http://on.fb.me/WXO3us

or

Donate to Harvesters

“Go for the Green” Campaign

http://bit.ly/Y4OlPR

Every dollar donated equals one chance to win the playhouse. $1=5meals for Harvesters. Minimum Harvester donation is $5.   facebook 'like' = 1 chance to win the house

Photo: Jessica Thomas, Joshua Farrell, Lance Anderson, Michael Rhodes, Nick, Candy Wedlow, Maria Morton, Annette LePique, Sherral Connel, Dan Sweeney, Josh, Ford Kistler & Sunny the wonder-dog. Not pictured: Bruce Kay & Mary Fox.

Better Homes & Gardens Real Estate - Plaza Office will be giving away this playhouse after the St. Patrick's Day Parade in Kansas City. Donations to Harvesters can be made up to 10 hours after the main parade ends on Sunday.

The float will be in the Brookside St. Patrick's Day Warm Up Parade on Saturday the 16th (starts @ 2pm Wornall & 65th St to Main & 63rd St) AND the main downtown Kansas City St. Patrick's Day Parade on Sunday the 17th (starts @ 11am on Broadway from Linwood to 43rd St.)

Happy Easter Saturday!

Yes, crime is everywhere! Thanks to David Saks for bringing this to my attention. Manhattan Kansas is a short 2 hour drive west of Kansas City. This case is about an accountant embezzling money from a commercial construction company. When buying and selling homes in Kansas City, buyers and sellers need to make sure they are working with a reputable real estate agent, title company, and lender so that their funds are handled appropriately. 

Real Estate Market Report 1st Quarter 2013 for the Brookside neighborhood subdivisions of Armour Hills and Armour Fields in the Kansas City Greater Metropolitan Area. 

There are currently 11 homes for sale in Armour Hills. Prices range from $180,000 to $299,000. 

There are 4 homes with Contracts Pending & 7 with contracts pending + Accepting Back Up Offers. 

11 homes sold in Armour Hills during the 1st quarter of 2013. The average price for a home sold was $259,682. Highest price paid this quarter was $390,000; lowest = $154,000. The average Days On Market is 115.

 As you can see, Armour Hills and Armour Fields are located just south of the 80+ businesses that make up the Brookside shops (by the tennis courts). 

The convenience of being able to stroll to the Post Office, grocery stores, and variety of restaurants is part of what has kept this neighborhood popular for 100 years. 

Walkable Neighborhoods gives it a walk score of 75 - and the website doesn't even seem to know about the Trolley Trail!

Proximity to the Plaza, Prairie Village, and Waldo also increase the neighborhoods' desirability. Having the option to walk, bike, bus or drive to any of these other Kansas City Neighborhoods is a big plus. Enjoying the trip along tree lined streets ~ priceless. 

Armour Fields, a smaller subdivision of Brookside in Kansas City, currently has only 1 home for sale; 2 accepting back up offers; and 3 homes sold during the 1st quarter of 2013. Average price and DOM is similar to Armour Hills. 

Click to see the listings:
http://portal.heartlandmls.com/DE.asp?ID=2773196573

What a pleasure it is to receive excellent customer service! Between clients yesterday, I went into the Verizon store on Ward Parkway. I wanted a phone that would be simple for Mom to operate and know that Verizon's coverage and service is good in this area.  

Crystal Scott came over with a smile and an offer to help. She listened carefully as I explained what I needed. Mom is not computer friendly and she is recovering from a stroke so the phone could not be too complicated.

Crystal asked a few pertinent questions before discussing the options with me. I was impressed with her knowledge and insight. We finally settled on a Samsung flip phone with keys rather than a touch screen. (Mom tends to touch the wrong places on touch screens and end up somewhere she doesn't know how to get out of.) We found a great little leather pouch to hold the phone and opted for a pre-paid plan that will last 6 months.  

After she rang me up, Crystal took the time to set up the phone AND program my name & number into the phone's speed dial. Wow, that saved me some time!

When I got home, all I had to do was show Mom how to press '2' & 'Send' to call me and clip the phone onto her safety belt.

Crystal not only helped me determine which phone would be best today, she also gave me a few options that might be possible in the future. I may be able to save money by combining my iPhone, iPad, and laptop service. Maybe, depending on how much Mom uses her phone (and how her stroke recovery goes), we'll upgrade her to an iPhone and get a package that includes that phone as well.   

Verizon Wireless is located on the west side of the Ward Parkway Mall in Kansas City MO. Ask for Crystal. 

The weather is fine and many people will be out looking at homes for sale this weekend. Most homes can be seen from the street and identified by the 'For Sale' sign in the yard. What about the homes that don't have a sign in the yard? And how can you tell what the inside looks like? Where's the price?  

Use your phone! iPhone or Android. This app shows the homes for sale as you're driving or walking around. Just click on the  house you're interested in and the details of that home pops up on your phone! 

Scan the QR Code to get the app:  

Details include all photos, description, MLS number, subdivision, number of bedrooms and bathrooms, garage spaces, etc. I love technology! No more writing down addresses and waiting 'til you get home to look it up on the computer!

This phone app covers the entire Kansas City Greater Metropolitan Area including Kansas City MO, Kansas City KS, North Kansas City, Overland Park KS, Leawood KS, Shawnee KS, Lenexa KS, Olathe KS, Prairie Village KS, Fairway KS, Westwood & Westwood Hills, Blue Springs MO, Lee's Summit MO, Independence MO, Raytown MO, Grandview MO, Belton MO, Raymore MO, and more. All houses listed for sale on Heartland MLS (covers >5,000 square miles) are on the mobile app! 

If you need a good QR Code reader for your phone, try OptiScan. It's free just like the mobile app to see details on homes for sale in Kansas City.  

This is a question I hear from all first time home buyers as well as many experienced buyers. First, know that Closing Costs will vary between states, counties, cities and even from one  subdivision to another. For example, you will pay $2.60/$1,000 when you buy a home in Kansas; Missouri does not have that tax.

Here's a breakdown on estimates of costs that you will probably encounter in most residential real estate sales in and around the Kansas City Greater Metropolitan Area:

Title Fees:  The title company checks to see that the title to the property is clear, offers title insurance, may hold monies in escrow, disburses monies at Closing, records the change of ownership with the county recorder, and in KS & MO conducts the Closing. Some other states involve attorneys in Closing real estate transactions.

Each title company has their own fee schedule but an average cost analysis for the Kansas City Greater Metropolitan Area leads me to expect around $500 for Closing on a property priced at $50,000 or less. I would expect a charge of around $800 for a property priced at $500,000. I would estimate around $1,300 for a million dollar property.

Tax Prorations: The Seller will pay the property tax up until the day of Closing. The Buyer will pay the property tax from the day of Closing until the end of the year. Property taxes may be as little as $400/year to $45,000+/year. Your agent can look that up for you once you find the home you want.

HOA Fees: If the home you are buying has a Home Owner's Association, the Seller will pay the HOA fees up until Closing; the Buyer pays the rest of the year. If the HOA, Co-Op, or Condo Association has a one-time move-in charge or transfer fee, the Buyer or the Seller can pay that depending upon what was agreed to in the Contract. HOA fees vary from one association to another. Golf course communities, lake communities, and gated communities may have a one-time membership buy-in charge in addition to other annual and/or monthly fees. HOA fees can be as little as $50/year up to $5,000+/month depending on the services provided. 

If you are buying a home with cash, that should cover most or all of your Closing Costs. ♪♫

If you are financing part of your purchase with a mortgage, the lender fees will include:

Flood Certificate: This is a check with the FEMA to determine if the home you'll be buying is in a 100 year flood plain. The cost for this varies between about $9-15. 

Credit Report: The lender will run a credit check on you before finalizing the loan. They may run a preliminary check when you first ask for a letter of Pre-Approval and then another deeper check once you have an accepted offer on a property. The cost may be between $15-30. This cost varies from lender to lender. 

Inspections: As part of your due diligence, you will have a Whole House Inspection after your Offer To Purchase has been Accepted by the seller and before the lender starts your final approval processing. A Whole House Inspection may run between $380-650. The Lender will require a Wood Boring Insect Inspection (termites) which may run around $75-100. You might also like to have a Radon Inspection ($45-100), Septic System Inspection (free-$300), Chimney Inspection ($45-150), Structural Engineer Inspection (~$150-250), or other inspections that may be applicable to the particular property. The size of the house and lot may be a determining factor in the price charged. Inspection charges sometimes vary according to how you pay. If you pay cash at the time of the inspection, it may be less expensive than charging the inspection to Closing. 

Appraisal Fee: The Lender will order an appraisal of the property before sending your loan to the Underwriter for Final Approval. This will cost somewhere around $300-550. 

Survey: A survey will not be required on most urban properties in established neighborhoods. Lenders may require some sort of survey on commercial properties, raw land, or partially developed or improved land. A staked survey on a small to medium sized lot within city limits will probably run around $400-1,200. Boundary, topographical, deformation and other surveys are beyond the scope of this article and should be investigated by the buyer and their agent on an as needed basis. 

Reserves & PrePaids: When taking out a mortgage loan, the Lender will require the Buyer to put some monies in a reserve fund to pay future taxes, MPI or PMI, and Hazard Insurance. This is to assure the Lender is covered should the Buyer default. This is not Homeowner's Insurance. Typically, the Lender requires 6-14 months of Hazard Insurance, 3-6 months of Property Tax, and 3-6 months of MPI/PMI. 

Other Loan Costs: may include loan origination fees, loan closing fees, Underwriter fee, PMI premium, and VA Funding Fee. You may also elect to pay 'points'. Paying points means that you pay an amount up front in order to lower the interest rate on your mortgage. 1 point = 1% of the loan amount. [On $100,000 1 point = $1,000.] Some costs, depending on the type of mortgage loan you choose, can be rolled into the mortgage.

All tolled, you can figure 2-3% of the loan amount to come up with your Estimated Closing Costs. Your agent can/will/should give you an Estimated Buyer Costs Worksheet so you can plan ahead. Your Lender must give you a Good Faith Estimate when they provide you with your Letter of Pre-Approval. These are all Estimates. You will receive a HUD-1 Final Settlement Statement from the Title Company (or Lender) a day or three before Closing so you know exactly how much to bring with you to Closing. You and your agent will double check that it is correct before you sign the final documents.

Real Estate Broker Commissions: are usually paid by the Seller in our area. Exceptions would be homes bought at Auction, homes bought from For Sale By Owners, Buyers who keep an agent on retainer, and properties with offered co-op commissions that do not cover the minimum agreed upon in your Buyer's Agency Agreement. Please discuss these variances with your agent as there are ways of working out many different scenarios. A brokerage may also have an administrative fee per transaction ($210-365). This is paid by the client whether they are buying or selling.

*All of the Estimated Closing Cost numbers in this article are ESTIMATES only and should not be construed as final numbers. 

This is an ongoing collection (starting today) of posts answering frequently asked questions from people who are buying or selling a house in Kansas City*.  

How long does a Showing last?  This is something many sellers worry about. How long do they need to be 'gone' while the buyers look through their home? 

Showing Tips For The Hot Summer Temperatures in Kansas City reach the triple digits during the summer. Heat makes people tired and sometimes cranky. What can a seller do to make buyers find their home more attractive than any other in the heat? 

What can I do to make my home more appealing to buyers? It's not just about curb appeal - that only gets the buyers inside the door. Once they're in, what can you do to make them linger and write an offer to buy it? 

How do I buy the house? The home buying process can be confusing to someone who's never before purchased a home of their own. This article explains the entire process step by step so buyers can be prepared for and understand what is happening as they go from making the initial offer to Closing.

Can you elaborate on that bit about the Inspection Period? The Homebuyer's Guide takes you through the buying process in more detail. 

How long does a hot water heater last? This one's for home buyers as well as home owners. Once you own a home, how long can you expect the furnace & AC to last? When do you change the filter in the furnace? 

How much does a real estate agent cost? Home buyers are working within their budget. They need to know what expenses they may incur when buying a home. 

How do I get the really good deals on a house? We all hear about people who get those really good deals on houses or land. How do they do it? 

How Do I Buy An MLS Number? There is some confusion amongst the general public regarding the MLS. This article explains how the MLS works, who owns & maintains it, and how MLS numbers are generated. 

How can I sell my house for the best price fast? Most homeowners when they decide to sell, want to sell their home for the highest possible price in the shortest amount of time. This is one example of how that's done. 

Do I really need a Buyer's Agent?  Can't I just call any agent to show me the house? Sure, you can; this article tells you what you'll get. 

What exactly are Closing Costs and how much can I expect to pay? This is one I hear from both buyers and sellers. Even people who have bought and sold houses in the past forget exactly what all is included in closing costs. If it's been a few years since their last home purchase - or if the sale was in a different state - the costs may be different. 

Can I make a verbal offer to buy a house? You probably already know the answer to this one but how legible does a written offer need to be? 

Why Don't You Post Your Pick For The Best Deal on a House Every Week? This explains why it's not always in my client's best interest to do so. 

How Low Do You Think They'll Go? This is a question most buyers ask as we are constructing the initial offer. Originally written with real estate investors in mind, some owner-occupant buyers have found this article to be helpful during negotiations. 

9 Things You Can Do To Sell Your Multi-Family Property This is for agents as well as property owners wishing to sell. Multi-Family Properties is a niche market. The number of buyers for this property is limited so you need to do everything you can to attract them and get the building sold for a good price. 

How Do I Know If I Got A Good Agent To Sell My House? A short, almost funny example of something you do not want in a Listing Agent. 

Big Business, Banks, and Third Parties in Real Estate A brief synopsis of what really happens when buying foreclosures and dealing with disassociated third parties in local real estate transactions. Who pays the price and at what cost? 

I hope you found some useful information here. I will continue to add real estate questions and answers to this post as people ask them. Thanks for stopping by!

*The Kansas City Greater Metropolitan Area includes both Kansas and Missouri. Fairway, Prairie Village, Mission Hills, Mission, Brookside, Waldo, Downtown KCMO, KCK, Overland Park, Leawood, Shawnee, Shawnee Mission, Lenexa, Olathe, Stillwell, Blue Springs, Lee's Summit, Independence, Raytown, North Kansas City, Gladstone, Riverside, Parkville, Smithville Lake, Lake Quivira, Lake Tapawingo, Lake Waukomis, Westwood, Westwood Hills, Belton, Grandview, Raymore, etc. Counties within the Kansas City area include Jackson, Clay, Ray & Platte in MO, and  Johnson, Wyandotte and part of Miami on the KS side,  Heartland MLS (Multiple Listing Service) covers more than 5,000 square miles so some of the listings found on our site are beyond the edges of the Greater Metropolitan area. 

There are 437 Open Houses scheduled for Sunday 7 April 2013. Obviously, you can't make it to all of them! In case you've narrowed down your search area, here are the Open Houses listed by city. Click to see photos and details of each listing.

In Kansas City MO proper -Open Houses priced between $1-250,000.

KCMO proper priced between $251-over a million $

Prairie Village KS Open Houses - all 16

There are 2 Open Houses in Mission Hills  KS and 4 in Fairway KS

Overland Park KS has 51 Open Houses scheduled for this Sunday 

22 Open Houses in Leawood KS 

 *Only 5 Condos in Kansas City MO are Open this Sunday

4 Condos Open Sunday in Johnson County KS  

Condos for sale NOT Open this Sunday:

Downtown condos 1   KCMO Downtown condos 2   KCMO Downtown condos 3   KCMO

Condos from Crossroads to Martini Corner 

Condos from Martini Corner to Westport - includes Kansas University Medical Center KUMC

Condos from Westport to the Country Club Plaza - includes University of Missouri at Kansas City, UMKC Law School, Plaza, West Plaza and Brookside

Condos Westport to Plaza continued

More Single Family Homes Open this Sunday:

Kansas side:

Shawnee has 37 Open

Lenexa has 14 Open Houses Sunday

Olathe = 44 homes open to the public

Wyandotte County has 7 Open Houses

Stillwell = 2 Open Houses

Missouri side:

5 Open Houses are scheduled in Belton & Raymore - no Open Houses scheduled in Grandview

Lee's Summit has 27 Open Houses

19 in Blue Springs

12 in Independence & Liberty

2 in Raytown MO 

North of the River -includes Gladstone, Parkville, Riverside, Riss Lake, Smithville, Liberty, Kearney, Platte City, Lake Waukomis- 56 Open Houses north of the river in KC this Sunday

Here's what you see when you click on the links:

You get the address, price, MLS number, photo, and time of the Open House. All of this information is direct from MLS. If you'd like more information about a house, use the Mobile Search app for your phone.  

Get it by scanning the QR Code on the right:

                        ...or click here. 

This app is also fed directly with MLS data so you know the information is accurate. 

This Home Search Mobile App shows All photos of the house, inside and out, as well as all other detailed information entered into our MLS system. 

The houses come up on a map on your phone wherever you are (in the KC area). As you move location, homes for sale come up on the map. 

Each click gives

you more information. From street map to individual home for sale, to photos, to details about number of bedrooms, etc. How cool is that? 

The app works on iPhones, Droids, tablets, iPads - all your portable devices.  

Thanks for stopping by! Have a great weekend!

What to do in Kansas City this summer?                                                                          

As summer approaches, residents and visitors to Kansas City's Country Club Plaza will want to keep an ear out for this Plaza Flautist. Window shopping in the artful, old world architectural style of the Plaza with music floating through the air heightens one's senses. It also tends to make me hungry.                                      

Baconfest in Waldo will be coming up in August - tickets go on sale in late July.

Everyone has tried Arthur Bryant's BBQ and Gates BBQ, but have you tried BB's Lawnside BBQ? In addition to excellent barbeque food, BB's offers live blues music. BB's is located at 1205 E 85th St. Kansas City MO. Here is a video of a live music performance at BB's:  Trampled Underfoot Blues ♫

In addition to BBQ, Kansas City has a variety of other dining options. The Blue Nile Restaurant, in the River Market area, serves up Ethiopian food. Le Fou Frog at 400 E 5th street has Parisian style food with a twist. Wstport has about a zillion unique restaurants.  

If you're in the mood to look at a historic home and appreciate some art, try visiting the Thomas Hart Benton Home in Roanoke .    

Some Kansas Citians keep a second home at Lake Lotawana to enjoy lake living without the 3 hour drive to Lake of the Ozarks. Of course, it's a full year lake community so some people live at Lake Lotawana all year round.

If you just want to go out on a boat for the afternoon, without buying a house, try Longview Lake. You can ride your horse on the trails or check out the swimming beach, fishing, golfing and picnic areas at Longview park. Boat rentals are half off on Mondays. 

Browne's Street Faire will be held in June. Browne's is the oldest, continually operated, Irish business in the United States. The annual street faire is family friendly fun with Irish food, drink, music, bounce house, face painting, and men in kilts. 

The Arabia is another great place to wear the kids out while they accidentally learn a little history. It's actually a ship in a building in the River Market area.                  Relocating to Kansas City? Here's some Useful Information.                                       

This weekend is National Open House weekend. There will be hundreds of Kansas City homes open to the public this Sunday. 

To see all the Open Houses in the  Brookside neighborhood, just click here. 

Here they are on a map:

If you want to see homes for sale as you are out driving around, use this app to bring them up on your phone:  The app will automatically detect all homes for sale and show them to you on a map. You can click on each listing to see all the photos and MLS details. The app works on smart phones, iPads, and tablets. Good for >5,000 square miles around the KC Area.

Click the following URL to see the Sunday openhouses in Brookside:
http://portal.heartlandmls.com/DE.asp?k=296701X3BbK&p=DE-11148105-519