Westwood Park/West Plaza (sale, apartment, rental)

[OneKC]

Still looking for houses, waiting for ours to sell. Noticed a few really cute houses being sold for cheap around Westwood Park, just west of the Plaza. How is this neighborhood? Is it generally safe? Are there families here or is it mostly single people? I love that you can walk to the Plaza from there, I love there is a park there, I love it is close to my wife's work, I love that it is not all that far from freeway access, and the housing stock is very attractive.

I know, the schools aren't good, but the houses here seem to be cheap enough that we could afford private school.

Thoughts on West Plaza?

[Samantha S]

I've always thought the houses over there were very charming. I really like that whole area.

As always though, I'd be careful of a firesale priced house. There's probably a reason for it. And schools may not matter to you, but they matter on resale. Just something to consider.

Another possibility, one that we encountered earlier this year when househunting is the "shortsale" game. One house we looked at seemed like a great deal. We jumped, even offered more than the asking price because we were already one of three backup offers. Only to learn that the listed price of the house was an outright lie.

Of course on a shortsale, they disclose that the bank must approve of the final sale price. But the listing agent knew full well that the bank would not accept the list price. She listed it that way to drum up interested buyers and then feigned surprise when the bank rejected the amounts hoping one of us would be willing to meet the bank's minimum. (I am certain this is the case because she did it several times until her trick worked. We walked away, but kept tabs because we did like the house.)

This was in an area close to the one you mention, so could easily be the same listing agent. Just be careful!

[famusdarlin]

Found this on Westwood.Moderator cut: link removed, linking to competitor sites is not allowed. Also found this which states 25% of households have children. Westwood, Kansas - Wikipedia, the free encyclopedia To me that says not all households have children, but people with children are not scared to move to the area. I thought the area was served by the Shawnee Mission school district, which is usually considered a good school district.

West plaza can be a skiddish place, IMO. In some areas there are quite a few transient people in the area. But that said it is also a very desirable area for younger singles and couples. There are so many great restrants/ shops close by on the plaze and near KU med.

I think it just depends on your needs and if it is what you want. I looked in that area to buy my first home before children and marriage and it seems homes sold very quickly around 2000 when the market was great.

[OneKC]

Just to be clear, I meant the Westwood area of KCMO, not Westwood, KS. I'm talking about the houses just around Westwood Park, east of State Line, south of about 46th.

[TabulaRasa]

I used to live on Roanoke, at the Poets buildings, slightly further east than you're talking, but still west of the Plaza proper. Never had any problems with the neighborhood overall.

[famusdarlin]

Originally Posted by OneKC

Just to be clear, I meant the Westwood area of KCMO, not Westwood, KS. I'm talking about the houses just around Westwood Park, east of State Line, south of about 46th.

okay, that cleared it up in my head. I was wondering why you were wondering about Westwood when it's IMO one of the nicest areas of town.

I think both areas have good and bad places, it almost varies from street to street. Of course the closer you are to the plaza and the farther south you are the nicer the area.

[muman]

The West Plaza area seems pretty good to me...walking distance to a lot. You almost couldn't ask for better location and centrality to everything in the KC metro. The last time I drove through that area, it looked like they were renovating several older apartment buildings...although I understand you're looking for a house.

[lifelongMOgal]

West Plaza has a bit of crime, mostly breaking into cars as there is little off-street parking. As I recall the trend, these crimes tend to take place more frequently on those streets closest to the park. West Plaza is, in general, a transition zone: some business, some residential (single family home), some condos & duplex/triplex (combo of rental and owner occupant). The proximity to Westport & SW Trafficway have their downside when it comes to attracting the criminal element, in my opinion.

[muman]

Originally Posted by lifelongMOgal

West Plaza has a bit of crime, mostly breaking into cars as there is little off-street parking. As I recall the trend, these crimes tend to take place more frequently on those streets closest to the park. West Plaza is, in general, a transition zone: some business, some residential (single family home), some condos & duplex/triplex (combo of rental and owner occupant). The proximity to Westport & SW Trafficway have their downside when it comes to attracting the criminal element, in my opinion.

This may be true, but I don't think it's a dangerous area. I have a single female friend who just bought a little place (condo) around there and loves the neighborhood. I think the proximity to some great parts of KC makes up for what you described. On the other hand, I know what you mean in that proximity to Westport can be seen as a good or bad thing, depending on who you talk to.

Heck, shortly after I graduated from university, I lived in an apt complex in Johnson County for a year, and my car got broken into twice. I also have a younger cousin who lives out in our rural hometown who's big into car stereo stuff. He's had more than 2k worth of stuff stolen out there over the last 3 years or so. Those are only a couple of examples of course, but as far as I know, that type of stuff will happen in most places.