$465,386Average Value$244Average Price per Sq Ft3Homes For Sale
Historic, walkable Brookside neighborhood
Fountains and pocket parks surround a small enclave of historic homes in Armour Hills, one of Kansas City's Brookside neighborhoods. Founded in the 1920s, Armour Hills has an active HOA with a rotating calendar of events. “We take pride in our homes here," says Ferryl LeDuff, a real estate agent with 1838 Real Estate, Chartwell Realty and the Event Committee Chair of the Armour Hills Homes Association. "No two houses are alike. They are all unique and range 70 to 100 years old.” Armour Hills is about 7 miles from downtown and is a short walk to local shopping and dining. "The neighborhood is also diverse, which my family appreciates," Leduff says.
Historic, walkable Brookside neighborhood
Historic, walkable Brookside neighborhood
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The Sandlot hosts neighborhood baseball games
The Sandlot hosts neighborhood baseball games
The Armour Hills Homes Association maintains landscaped green spaces in the neighborhood. "We have three pocket parks," LeDuff says. "One of them is called the Sandlot. It has a baseball diamond, and adults facilitate baseball games for the kids in the summer. There is even a PBS documentary about it." Between Brookside and Wornall Road, the 6.5-mile Trolley Track Trail is an old streetcar route now used by pedestrians and cyclists. Locals are close to three spots for golf, such as The Mission Hills Country Club, a members-only club with a Tom Bendelow-designed course. The Cleaver Family YMCA is a mile away, where families can sign up for recreational classes for all ages.
Overlooked by the Armour Hills Homes Association
Built throughout the mid 1900s, Dutch Colonial, Tudor Revival, Cape Cod and Colonial Revival homes are accented by front steps leading to colorfully painted doors. Yards are compact and fronted by sidewalks lined with trees. Narrow curved roads lead to pocket parks decorated with benches and shrubs. Street parking is standard, but most residences have long driveways or two-car garages. Prices range from $400,000 for 1,700 square feet to $675,000 for 3,000 square feet. Residents must check in with the Home Association for certain home improvements as they have specific restrictions. Dues are $130 plus an additional variable amount based on the square footage of the front lots of homes. The neighborhood has a CAP Index crime rating of 2, below the national average, which can be attributed to the area's safety committee, block captains and community interaction officer.
Overlooked by the Armour Hills Homes Association
Overlooked by the Armour Hills Homes Association
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Community events include the Armour Hills 4th of July Parade
The neighborhood’s homeowner association hosts garage sales and dumpster days for cleaning the house. "Armour Hills also has a 4th of July parade. It starts at the top of the Trolley Trail, and all the kids dress up and ride their bikes with the families," LeDuff says. Outside of the neighborhood in Brookside are two notable events: “The annual Brookside St. Patrick's Warm-Up Parade is one of the most visited events,” Leduff notes. Additionally, The Brookside Art Annual in May offers a glimpse into KC's creative culture.
Walking distance to the Brookside Farmers Market
Residents of Armour Hills are within walking distance of Brookside Shops, less than a mile away. Opened in 1920, the shops are where locals meet up for dinner and browse locally owned stores and galleries. Fresh produce awaits at the Brookside Farmers Market at HJ's Youth and Community Center, open year-round, with goods sold directly by farmers and local vendors. Cosentino's Price Chopper is a neighborhood grocery store on Brookside Plaza. Brookside is where neighbors run into each other at long-standing Charlie Hoopers, a laid-back bar known for hosting gatherings. The western-themed Front Range Coffeehouse & Provisions is a favored choice for coffee. Armour Hills is 3 miles from Ward Parkway Center with Trader Joe's, Target and Five Below.
Walking distance to the Brookside Farmers Market
Walking distance to the Brookside Farmers Market
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Learning French at Académie Lafayette
As a part of the Kansas City Public Schools district, Armour Hills students have access to signature schools that offer foreign language, performing arts and college preparation. They can request to attend schools outside their zoned area if there is enough classroom space. Border Star Montessori on Wornall Road earns a B-minus, according to Niche. The charter school Académie Lafayette Oak campus, for kindergarten through fifth grade, offers second language immersion and is rated C-plus on Niche. Paseo Academy of Fine and Performing Arts is a middle school that earns a C-plus, and Southeast High is a magnet school with a C-minus rating.
Learning French at Académie Lafayette
Learning French at Académie Lafayette
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Bus stops on Wornall Road
Bus stops on Wornall Road
Armour Hills is less than 10 miles from Downtown Kansas City. Nearby are Interstate 49, U.S. 56, I-435, and U.S. Highway 71. Public transportation is nearby, including RideKC bus stops along Wornall Road. "The streetcar has been expanding, and we are excited about that," LeDuff says. The current car runs along Main Street from Downtown and is set to have a stop in Brookside by 2025. Research Medical Center is 2 miles away on East Meyer Boulevard, offering 24/7 emergency services. Additionally, locals looking to travel are just 30 miles from Kansas City International Airport.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Laurie Ingram,
an experienced agent in this neighborhood.
Parks in this Area
Romanelli Park
Trails
Multi-Purpose Field
Holmes Park
Baseball/Softball
Trails
Playground
Arbor Villa Park
Picnic Area
Tennis
Trails
Trolley Track Trail
Bike Trails
Trails
Piazzetta Greenway Fields Park
Picnic Area
Playground
Arno Park
Playground
Multi-Purpose Field
Harry Wiggins Trolley Track Trail
Bike Trails
Trails
Hiking
Transit
Airport
Kansas City International
42 min drive
Bus
On Wornall & 70th Nb
Bus
On Wornall & 65th Nb
Crime and Safety
1 - Low Crime, 10 - High Crime
Armour Hills
US
Homicide
2
4
Sexual Assault
1
4
Assault with Weapon
1
4
Robbery
1
4
Burglary
3
4
Motor Vehicle Theft
2
4
Larceny
3
4
Crime Score
2
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Armour Hills, Kansas City sell after 22 days on the market compared to the national average of 47 days. The average sale price for homes in Armour Hills, Kansas City over the last 12 months is $470,355, down 2% from the average home sale price over the previous 12 months.
Welcome to 6851 Edgevale Road, a beautifully updated 3-bedroom, 2.1-bath Tudor in the heart of Armour Hills. This classic home blends historic charm with modern upgrades, including refinished hardwoods, fresh interior paint, and two stunning new bathrooms. The luxurious primary suite features a soaking tub, handmade tile shower, double vanity, and elegant fixtures. A second upstairs bath adds
When we think of “Brookside Charm,” THIS is the house that comes to mind! Beautifully updated in sought-after Armour Hills and just down the street from some of the best shopping and amenities in Brookside and Waldo, you will fall in love at first sight. The classic Tudor charm invites you in, and so many beautiful touches and little details around every corner will make you want to stay forever!
Experience luxury living at The Romanelli Reserve, an exclusive nine-unit multifamily property. Each unit features desirable 2-bedroom, 2-bathroom layout, with real hardwood floors, quartz countertops with oversized waterfall islands, premium GE appliances, and spacious walk-in pantries.Tenants will appreciate the thoughtfully designed custom-tiled bathrooms, expansive 10-foot ceilings with
Interested in learning more about homes in this area?
Reach out to
Laurie Ingram,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
2,242
Median Age
40
Population Density
10 ppl/acre
Population under 18
24.8%
On par with the national average
23.8%
Population over 65
16.1%
On par with the national average
19.1%
Finances
Median Household Income
$141,193
Significantly above the national average
$71,702
Average Household Income
$164,779
Education and Workforce
High School Graduates
100%
College Graduates
81.3%
Significantly above the national average
34.1%
Advanced Degrees
30.4%
Above the national average
13.3%
% Population in Labor Force
80.1%
Weather
Annual Precipitation
38''
Average Winter Low Temperature
23°F
Average Summer High Temperature
90°F
Annual Snowfall
24''
Area Factors
Somewhat Bikeable
Bike Score®
45/ 100
Car-Dependent
Walk Score®
34/ 100
Some Transit
Transit Score®
38/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
