Sherwood Estates

One of the earliest high-end developments in the Northland, built out from the mid-1950s by James H. Stanton Construction, which developed and built over 400 homes here. source

The name was not decorative. Stanton obtained acorns from Sherwood Forest in England, and several of the large pin oaks in the subdivision grew from them. source

Because one builder developed it but did not build one product, the stock mixes true ranches, one-and-a-half stories, two stories and split levels rather than repeating a plan. source

The median home sold here was built in 1957. Most of what sells was built between 1955 and 1960. 67% of sales included finished basement space beyond the above-grade footprint - which matters here, because square footage quoted above grade can understate a house considerably.

By property type: Single Family (33).

Addresses here fall in ZIP 64117, 64118, 64119.

Both columns are medians over the same twelve months, so they are directly comparable.

Mature trees are the asset and the liability here in equal measure. Seventy-year-old pin oaks over a 1950s house mean shade, established landscaping and a real canopy - and also root systems near original sewer laterals and limbs over the roof. A sewer scope and an honest look at the tree work a property needs are worth more here than in a newer subdivision.

With a median year built of 1957, most homes here are post-war stock. None of the following says anything about a specific house - they are the questions worth asking of any home of this age.

• Footprints are smaller than modern equivalents and closets are noticeably so. Square footage comparisons against newer stock tend to flatter the newer house.
• Garages are often one-car, detached, or absent, and electrical panels may have been upgraded once but not twice.
• The pre-1978 lead-paint disclosure and ten-day inspection window applies (40 CFR 745.110).

Deeds written in this era sometimes carry restrictive covenant language relating to race, religion or national origin. Where it appears, it is void and unenforceable in both states, and has been for decades: Missouri directs that such a recital be “ignored, as if the same never existed” source, and Kansas, where such covenants were already unlawful, added a release procedure effective 1 July 2024 source. An owner in either state may record a certificate of release, which does not alter the original document but restates that the covenant cannot be enforced. It is a paperwork question rather than a live restriction - but it is worth recognizing if it surfaces in your title work. What this language is, and how to release it.

Of the 33 homes sold, 1 were 2-bed, 21 were 3-bed, 10 were 4-bed, 1 were 6-bed.

Above-grade size ranged from about 1,224 to 1,708 sq ft across the middle 80% of sales, so the median alone understates how much variation there is.

Closings cluster in July, June and August, with 64% of the year's sales closing between April and September. Because closing typically follows the contract by a month or more, listing activity runs earlier than that.

• Armour Hills 73 sales
• Ruskin Heights 69 sales
• Marlborough Heights 65 sales
• Woodhaven 53 sales
• Cadence Villas 46 sales
• Somerbrook 45 sales
• Ruskin Hills 45 sales
• Staley Farms 43 sales
• Red Bridge 39 sales
• Gracemor 36 sales
• New Mark 35 sales
• Crestview 35 sales
• Broadland 35 sales
• Fountain Hills 34 sales
• Brooke Hills 33 sales
• Robandee 33 sales
• Platte Ridge 33 sales
• Ward Park 31 sales
• Rockhill Gardens 29 sales
• Romanelli Gardens 29 sales
• North Creek Village 29 sales
• Wildwood West 29 sales
• North Hampton 28 sales
• Randolph Corners North 28 sales