Fall 2024

Notable Neighborhoods

Community Culture

Mature communities of Kansas City’s historic past continue to instill desire—and bidding wars.

Words by Megan Felling

K

ansas City and its surrounding suburbs are frequently on national lists of the best places to live in the country because of the relatively low cost of living, beautiful tree-lined boulevards, varied architectural styles and top-rated schools. Usually high on the list are many of the neighborhoods in the Country Club District, which center around the original site of the Kansas City Country Club, now Loose Park, near 51st and Wornall Road.

Some of the most notable neighborhoods—on both sides of the state line—include homes on the National Register of Historic Places or homes designed by noted architects. These close-in, established neighborhoods and historic districts continue to be in demand—houses that come on the market usually sell quickly.

“The character of older homes is a big draw for buyers, including hardwood floors, crown molding and—especially in the Historic Northeast neighborhoods—people love the large front porches, stone exteriors and neighborhood green spaces,” says Joseph Pinter, an agent with BH&G Kansas City Homes. “Most houses in the established neighborhoods are selling within a few days and getting multiple bids. I recently sold a home in Romanelli West off Ward Parkway where my client wrote an offer within 10 minutes of first seeing the house. There were multiple offers on the first day on market, and it ended up selling for substantially over list price because it was a ranch in good condition on a beautiful tree-lined street.”

Although upper-bracket homes typically take a little longer to sell—considering that the buyer pool is smaller—Nicky Nickens with the ReeceNichols Koehler | Bortnick Team has seen several higher-priced homes in these areas sell faster than anticipated because of a scarcity of available listings.

“The more moderate price ranges of $400,000-$600,000 are selling the most quickly—averaging just over two weeks—especially if the home has been updated,” she says. “Homes near the Plaza have always been highly desirable and continue to be. There is a prestige associated with these areas. The homes have character and there is a quaintness.”

George Medina, a lifelong Brookside and Waldo resident and an agent with ReeceNichols, adds that a major draw of these neighborhoods is the feeling of a small town within a big city.

“Most homes have detached garages, so you’ll see people coming and going, walking the dog or visiting with neighbors,” he notes.

He points out that it’s been a seller’s market for years but that the market typically slows in July, as people are on vacation, and more houses come on the market for buyers to purchase without getting into a bidding war.

“We generally see a second spring-like market starting around Labor Day,” he adds. But in certain areas, like Brookside, demand is consistently strong. “Homes sell quickly, especially if they have been redone.”

The location is so convenient, it’s easy to get to downtown or the Plaza, and now with the streetcar, it will be even easier.”

~Judy J., owner of a 1948 Cape Cod in Crestwood

Brookside. Home to one of Kansas City’s first outdoor suburban shopping areas with restaurants, unique specialty stores and coffee shops, the Brookside area stretches from 55th Street to Gregory Boulevard, between Ward Parkway and Troost. Part of the Country Club District designed by J.C. Nichols, this collection of neighborhoods incorporates plenty of parks with fountains and statuary on its tree-lined streets. Bungalow, Tudor and Craftsman-style homes fill the area with character. The John Wornall House is a local landmark on the National Register of Historic Places. The historic Trolley Track Trail provides a convenient option for walkers, joggers and cyclists. Don’t miss the annual St. Patrick’s Day Parade or the Brookside Art Fair. Home prices can vary from the $300,000s to more than $1 million.

Belinder Hills/Indian Hills/Sagamore Hills. These affluent subdivisions south of 63rd Street and west of State Line Road make up the southern portion of Mission Hills, Kansas, and host the private Indian Hills Country Club. Stately homes range from spacious ranches to luxurious estates. Downtown KC and the Country Club Plaza are just minutes away. Updated homes in the area typically start near $1 million.

Crestwood. Between the Plaza and Brookside sits one of Kansas City’s first shopping districts, the Crestwood Shops, designed by Edward Tanner, famed architect of many of Kansas City’s most charming homes in the Country Club District. The subdivision planners took advantage of the topography and laid out a neighborhood of paved curving drives, interior parks and picturesque entrances. Adjacent to the original streetcar line—now known as the Trolley Track Trail—locals enjoy the walkability and local parks. Diverse housing options range from charming Cape Cods to stately Dutch Colonials and Tudors. Don’t miss the annual holiday events at the shops!

Fairway. Bordered by Mission Hills Country Club and the Kansas City Country Club, and Shawnee Mission Parkway to the north, this section of Fairway is known as the Golden Triangle. Named Fairway for its proximity to local golf courses and country clubs, the small community was originally developed in the 1940s with mainly single-family Cape Cods. In recent years, the quaint community has undergone a revitalization with newly constructed modern homes and contemporary mansions. A stretch of shops and restaurants are conveniently located within walking distance. Homes typically start in the $400,000s.

Hyde Park. Situated roughly between 32nd and 47th Streets, and Gillham Road and Troost, Hyde Park includes many large turn-of-the-century mansions on the National Register of Historic Places, most notably in the Janssen Place enclave, where the first homeowners were architects, lumber barons, railroad magnates and Kansas City’s elite. Many residents are drawn to the character and detail of the Queen Anne and Victorian-style homes. Another popular and common style of home is the Shirtwaist, with stone on the first floor and lap siding on the upper floors, and large front porches. Many large parks and green spaces are in the area. Home prices typically start in the high $300,000s.

Mission Hills. This picturesque community is one of the most sought-after areas, with one of the highest median incomes for any city in the United States. Just west of State Line Road, the area north of 63rd Street is known to locals as “old Mission Hills,” and boasts majestic and stately homes on large, landscaped lots designed by notable architects such as Clarence E. Shephard, Edward Tanner and Edward Buehler Delk. Homes in this area start at $1 million.

Mission Woods. It’s a small, horseshoe-shaped community of 80 unique homes on four densely treed streets adjacent to the Mission Hills Country Club and the cities of Fairway and Mission Hills, Kansas. Numerous homes offer golf-course views. Residents enjoy the close proximity to the Plaza and the Fairway shops. Home prices typically start in the high $400,000s.

Prairie Village. Developed by J.C. Nichols in the 1940s for soldiers returning home from war, the typical house was a small ranch or Cape Cod starting around 900 square feet—usually with two bedrooms on the main level, two additional bedrooms in the upstairs dormers and a one-car attached garage. Prices have historically been low because of the homes’ sizes, but the mature trees and highly rated Shawnee Mission East school district have created high demand. Older homes priced in the $200,000s have been torn down and replaced by larger, modern homes with prices reaching well over $1 million. Spread between 63rd and 95th Streets and roughly Mission Road and Nall Avenue, Prairie Village is adjacent to Mission Hills. Two popular shopping and entertainment areas are within walking distance, as well as numerous parks.

It’s a very walkable neighborhood—I can walk to the shops, and I love all the trees and views of the two golf courses.

~Tammy F., owner of a Cape Cod in Fairway’s “Golden Triangle”

Plaza/Loose Park. The Country Club Plaza was created by J.C. Nichols in 1922, designed in a Spanish theme to reflect his travels in Europe, offering hundreds of shops, restaurants and office buildings. The Plaza Art Fair and annual holiday lights are must-see events. At 75 acres just south of the Plaza, Loose Park was the primary site of the Battle of Westport during the Civil War and is now home to playgrounds, pavilions, an expansive rose garden, tennis courts and hiking trails. In what is sometimes called the Simpson-Yeomans/Country Side Historic District, elegant brick-and-stone mansions surround the park. Condominiums and single-family homes are available around the district, ranging from fixer-uppers to new construction, with prices ranging from the $200,000s to several million.

Romanelli Gardens/Romanelli West. Located between 64th Terrace and Gregory Boulevard, with Ward Parkway as the dividing line, homes are on large treed lots and wide streets, with sculptures incorporated into corner landscaping and islands. Colonial and Tudor homes built during the 1920s-1940s are common, as well as sprawling ranches. Home prices typically start in the high $400,000s.

Sunset Hill. Situated south of the Country Club Plaza on the hill above Brush Creek, the neighborhood was developed using the uneven hilly contours to take advantage of the stunning views. Extending from 51st to 59th streets between Wornall and State Line roads, high-end luxury homes in this area feature estate-sized landscaped lots and are priced in the upper bracket.

Waldo. Nestled next to the Trolley Track Trail, Waldo is a very walkable area with many local shops, restaurants and bars. The Brookside and Waldo neighborhoods are known for their collection of Tudor-style homes, many built by Napoleon Dible from the 1920s through the 1950s. He was one of the first builders to purchase materials in bulk and mass-produce homes, allowing him to build quality yet economical houses. With steep, gabled roofs and stucco-and-brick exteriors with decorative half-timbering, many featured an arched front door and side porch. Earlier homes offered a detached garage; however, those built during the later years included an attached garage. Prices vary from $150,000 to $600,000.

Westwood Hills. Charm abounds in this small, tight-knit community spanning 48th Street to 50th Terrace just west of State Line Road. The second of J.C. Nichols’ developments in Kansas, it was the first to include a neighborhood shopping strip. The development of the city was influenced by two prominent female architects of the era, including Elizabeth Evans Rivard, the first woman to earn a bachelor’s in architecture from the University of Kansas. In 2012, Westwood Hills was declared a National Historic District in its entirety. Home styles range from Cape Cods to brick Tudors and prices typically start in the high $300,000s.

Valentine. A historic neighborhood in midtown just north of the Westport entertainment district, most of Valentine’s homes were built from 1900 to 1910, attracting affluent bankers and lawyers, railroad men and lumber men and their families. Many of the homes were later broken up into apartments in reaction to housing shortages after World War II. In more recent history, people moved back into the large homes and have converted them back to single-family use. Valentine Road curves through the area, supposedly following the lines of the horse racetrack that previously occupied the land.

You may also like these articles.

Five Stars

A multi-zone basement remodel in Old Leawood showcases seamless flow, standout style, and the final flourish of veteran designer Gayle Jagoda’s career.

Read More »

Leave a Reply

Your email address will not be published. Required fields are marked *