$704,809Average Value$166Average Price per Sq Ft2Homes For Sale
Storybook charm in a competitive Kansas City market
In Armour Fields, area fountains, mature trees and 1920s architecture lend a storybook charm to the neighborhood. Residents here are only half a mile from the local shopping and dining of the Brookside Shops, a prominent motivator for homebuyers in this competitive market. According to 30-year-local George Medina, demand is high, and people usually only leave to seek a more highly rated school district. "When their kids grow up and move out, they often move back," Medina says. He co-runs Team Medina through ReeceNichols Real Estate. "We don't have to convince anyone to move here; it makes our jobs easy."
Kansas City homes with old-world charm
Kansas City homes with old-world charm
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Homes with character in Armour Fields
Residents put immense care into their Tudor and Colonial Revival homes. Most date back to the 1920s and 30s. "People doll them up on the inside and replace the plumbing and wiring," says Bob Winney, a Realtor with Keller Williams and a Kansas City local. "They like the character of the homes, from the crown molding to the glass doorknobs. None of them look the same, and that's the beauty of it.” Homes here have a grand quality to them, though they rarely exceed four bedrooms. Most sit on modest, though meticulously landscaped lots with a paved path leading to the front door. Three-bedroom builds typically start at $400,000 and quickly escalate with upgrades and greater square footage. For four bedrooms, buyers can expect to pay between $500,000 and $900,000, and five-bedroom homes can reach just above $1 million. Homeowner association fees are about $100 a month.
Properties in Armour Fields all unique
Properties in Armour Fields all unique
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Brookside Shops a historic retail hub
Just north of the neighborhood is Brookside Shops, Kansas City’s first suburban shopping center. More than 90 boutiques, local restaurants and other businesses are tucked into a few blocks, many of them locally owned. Charlie Hooper’s Brookside Bar & Grille has served craft beer in the neighborhood for more than 50 years and draws large crowds of locals looking for a friendly spot to watch a game. The center also has cozy cafes like The Roasterie, and specialty gift stores like The Corner Candleshop. Residents can shop for groceries at the Brookside Farmers Market or head to Cosentino’s Market or Cosentino’s Price Chopper, both within Brookside Shops. Further retailers and restaurants are 3 miles away at the renowned Country Club Plaza.
Brookside Shops are both historic and well stocked
Brookside Shops are both historic and well stocked
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Neighbors catch up at pocket parks
Locals walk to pocket parks within the neighborhood, including Banana Island and the small playground at Greenway Fields Park. Residents have been known to set up camp chairs in these grassy patches to catch up with friends and chat about the neighborhood. Nearby Arbor Villa Park has a larger playground and tennis courts. Hikers, runners and cyclists can also hop on the 6.5-mile Trolley Track Trail, a former streetcar line leading to additional parkland, including Brookside Park.
Take the Trolley Track Trail to the Brookside Farmers Market
Take the Trolley Track Trail to the Brookside Farmers Market
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Many Armour Fields families choose private schools
Public school options include Hale Cook Elementary, which gets a C-plus from Niche, and Central Middle, which has a D-plus. Southeast High is a C-minus-rated school, and hosts the African-Centered College Preparatory Academy blending cultural studies and college readiness. Nearby Academie Lafayette is another public option, a French immersion charter school accepting students through a lottery system.
Many residents choose to enroll their kids in private schools. Local options include St. Elizabeth Catholic School opened in 1922, St. Teresa’s Academy and Pembroke Hill School.
Parents in Armour Fields often choose private schools
Parents in Armour Fields often choose private schools
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Rain or shine at the St. Patrick's Day Parade
Locals turn out for the annual St. Patrick’s Day Parade starting on Wornall Road and ending at Brookside Shops. For more than 40 years — come rain or shine — the Brookside Business Association and Community Improvement District has hosted the event featuring drill teams, Irish dancers and decorated floats.
An 8-mile commute to downtown Kansas City
Armour Fields is only about 8 miles from downtown Kansas City, accessible via Brookside Boulevard, then Highway 71. Midtown sights like the Nelson-Atkins Museum of Art and Country Club Plaza are close enough for a short bus trip along Wornall Road and Brookside.
Saint Luke's Hospital of Kansas City is 3 miles away
Saint Luke's Hospital of Kansas City is 3 miles away
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Rising property taxes for Armour Fields
In recent years, residents of Armour Fields have seen a dramatic jump in their property value assessments, resulting in higher taxes. Jackson County assesses residences in odd-numbered years, and recent hikes have caused concern, especially for longtime residents on fixed incomes.
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
Cari Coffman,
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
Piazzetta Greenway Fields Park
Picnic Area
Playground
Arno Park
Playground
Multi-Purpose Field
Harry Wiggins Trolley Track Trail
Bike Trails
Trails
Hiking
Banana Island Park
Transit
Airport
Kansas City International
41 min drive
Bus
On Wornall & 68th Terrace Sb
Bus
On Wornall & Gregory Southbound
Bus
On Wornall & 67th Terrace Sb
Bus
On Wornall & 66th Terrace Sb
Bus
On Wornall & 70th Sb
Bus
On Wornall & 65th Nb
Reviews
Homes.com Reviews
5.01 Review
5.0Current Resident
4/3/2024Homes.com Review
I've been a resident of Armour Fields for 28 years, and I can say without a doubt that it's the BEST neighborhood in KC. All generations call Armour Fields home. People take pride in home-ownership and keep their homes and yards tidy. Lifetime friendships are made, block parties are the norm, residents walk to Brookside and all the best parks, children freely ride their bikes and play outside until dusk, neighbors take care of neighbors. The homes aren't the biggest, and they're not the fanciest, but they're full of charm, and the community of people who live here is what makes it so special.
Wow, what a gorgeous block and the best part is that it isn't a through street so less traffic! This home has had so much life lived in it by the same family for over 30 years! You will fall in love with the original woodwork that has NEVER been painted and the bookshelves that line the living room on both sides. This charming home features 4 bedrooms (the 4th is on the 3rd floor) 2 full
HOME IS NOW PRICED BELOW RECENT 3RD PARTY APPRAISALSellers offering an exterior paint allowance with an acceptable offer.Beautifully Updated Home in Coveted Armour Fields!This spacious 4-bedroom, 2.5-bathroom home blends classic charm with modern updates in one of Kansas City’s most desirable neighborhoods. From the moment you enter, you’ll appreciate the gleaming hardwood
Welcome to this exceptional Romanelli Gardens residence, offering abundant space, natural light, and thoughtful updates throughout. With four spacious bedrooms and a beautifully appointed primary suite featuring its own laundry, this home is designed for both comfort and convenience. The large, updated kitchen includes a generous pantry and stylish wet bar, and opens seamlessly to a spacious
The Fisher Hiles TeamReeceNichols - Country Club Plaza
Interested in learning more about homes in this area?
Reach out to
Cari Coffman,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
1,878
Median Age
42
Population Density
8 ppl/acre
Population under 18
28.8%
On par with the national average
23.8%
Population over 65
20%
On par with the national average
19.1%
Finances
Median Household Income
$213,223
Significantly above the national average
$71,702
Average Household Income
$229,149
Education and Workforce
High School Graduates
100%
College Graduates
83.8%
Significantly above the national average
34.1%
Advanced Degrees
48%
Significantly above the national average
13.3%
% Population in Labor Force
77%
Weather
Annual Precipitation
38''
Average Winter Low Temperature
23°F
Average Summer High Temperature
90°F
Annual Snowfall
24''
Area Factors
Bikeable
Bike Score®
57/ 100
Car-Dependent
Walk Score®
6/ 100
Some Transit
Transit Score®
34/ 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.
