About the Neighborhood
In The Heart of Brookside
Armour Hills is bounded on the west by Brookside Road, on the north by 65th Street, on the east by Oak Street and the south by Gregory Boulevard. The neighborhood includes 1,062 residential lots and 8 commercial lots.
History
One of the most popular subdivisions in Brookside, Armour Hills gets it’s name from the fact that the land was once owned by the Armour family of Chicago meatpacking fame. J.C. Nichols purchased the land in 1922 and continued with construction for the next decade.
As you stroll through the neighborhood, you might notice that the homes in Armour Hills do not look similar to one another, yet there is some consistency and continuity. This is not an accident! When the area was planned, Nichols stipulated that the homes should be unique, single-family homes. The bungalow style and tudor style were very popular and there are numerous variations of these styles in the area. Nichols initially envisioned the neighborhood as a moderately priced subdivision for bungalows and small growing families.
Though he was a visionary in designing desirable and livable neighborhoods, there was a dark side that intentionally excluded people from benefiting from them. Nichols infamously created so-called “protected” neighborhoods with covenants that outlawed the selling of homes to black people, Jews and other oppressed groups.
As we contend with that past, Armour Hills strives to be a welcoming and inclusive neighborhood.
For more background on this history of J.C. Nichols and the communities he planned, check out the following books:
J.C. Nichols and the Shaping of Kansas City by William S. Worley
The Country Club District of Kansas City by LaDene Morton
Amenities
Arbor Villa Park is the neighborhood’s park. Through the work of the Homes Association, in partnership with Parks & Recreation and our City Council representatives, the park has seen continuous improvements. New playground equipment was installed recently and the park’s namesake arbor is undergoing full restoration.
More information about this and other area parks is available online here: KC Parks
The park’s neighborhood pool has been indefinitely closed by the Parks Department. Visit the Arbor Villa Pool page at KC Parks & Recreation for more details.
Area Business Districts
Armour Hills is a charming neighborhood nestled between a variety of bustling business districts. Brookside sits to the North and Waldo to the South, Southtown Council to the East and Ward Parkway Center to the West. Dining, entertainment, shopping, groceries, home services, auto services, personal services and more are all a pleasant walks or 5-minute drive away. Each of these business districts host their own annual events and ongoing sales. Get on their email lists or like their Facebook pages so you can stay in the know!
Newsletter
Sign up for your neighborhood newsletter!
The Armour Hills email newsletter brings you all of the latest neighborhood news delivered right to your inbox. On average, we send updates twice per month, with a few special messages when there are events or urgent matters for your attention. We promise to always keep you in the loop and never share your address for any reason.
Dues
Manage and Pay Online
If you aren’t already taking advantage of this payment option, we request that you create an account with our provider, ClickPay, and make individual or automatic payments online by e-check (ACH) at no cost to you or by credit and debit card for a nominal fee.
- Click Register and create your online profile with ClickPay
- Connect Your Home using the account number provided on your letter
- Set up Automatic Payments or click Pay Now to make one-time payments
For help with your account or setting up payments online, please contact ClickPay through their online help center at www.ClickPay.com/GetHelp.
Click here to download a printable guide to setting up your online payments.
Pay by Mail
Please note our mailing address has changed for accepting payments made by paper check, money order, and through your bank’s Online Bill Pay feature. If you choose to pay by check or money order, please mail your payments to the address below moving forward. If you pay through your bank’s online Bill Pay feature, please log in to your online banking account and update the payee’s address as listed below:
Armour Hills Homes Association
c/o FirstService Residential
P.O. Box 30482
Tampa, FL 33630
Each property owner in Armour Hills is required to pay annual dues to the Armour Hills Homes Association. These dues are the primary source of funding for Armour Hills Homes Association and allow it to provide the following to the neighborhood:
- Services
- Professional HOA management
- Maintenance and capital improvement of 3 pocket parks, 2 fountains and 14 islands
- Shared maintenance of the Trolley Trail with the City of Kansas City, Missouri
- “Mutt Mitts” to reduce pet waste in the neighborhood
- Supplemental snow removal from neighborhood streets
- Events
- Neighborhood events, including the 4th of July parade, dumpster day, garage sale, and movie night in the park
- Hosted space for board meetings and annual member meeting
- Communications
- Professional communications management
- Website and social media
- Email newsletter (sign up here)
Dues Assessment & Collection
Assessment
All property in Armour Hills is accessed $130 and an additional variable amount. The variable amount is different for each property and is based on the square footage of the property’s lot frontage.
The amount of the assessment may change from time-to-time. Changes to the assessment are prepared by the Board of Directors. Proposed changes, when prepared, are presented to Armour Hills Homes Association members at the annual meeting for review and approval.
Invoicing process
Annual dues assessments are mailed to each property owner during the month of December. The invoiced amount is due by January 31 of each year and is considered delinquent on February 1 of each year.
Armour Hills Homes Association members may choose to make partial payments, however, any amount that remains unpaid on February 1 will be considered delinquent until the account is paid in full.
Delinquent accounts
Any account with a balance due on February 1 of each year will be considered delinquent. Interest will accrue at the rate of 8% per annum until the account becomes current. Interest charges are posted bi-monthly when statements are mailed to the property owner.
Property Lien
Accounts that remain delinquent on December 31 may be subject to lien by Armour Hills Homes Association. A lien fee will be charged by the association and added to the delinquent account. The lien fee may be incurred more than once as required to maintain an enforceable action.
Collections Process
Accounts that remain delinquent on July 1 of the following year will be reviewed for collections. Barring the presence of extenuating circumstances or binding agreement to bring the account current during the same year, the account may be assigned to a third party for recovery.
Collection Amounts
- Lien Processing Fee $300
- NSF Fee $25
- Demand Letter up to 61 days from due date $50
- Advising to Schedule Association Sheriff’s Sale $175
- Advising to File Collections Lawsuits $120
- Confession of Judgment $95
- Negotiate Settlements $100
- Monthly Monitoring/Payment Plans $25
- Negotiation Payment Plan $50