817 W Santa Fe Trail
Kansas City, MO 64145 · Verona Hills · Listing Presentation
Suggested List Price: $375,000 – $400,000
Prepared by Heather LaPorta
Team Integrity · Keller Williams Partners Inc.
(913) 359-8816
Heather@TeamIntegritykc.com
teamintegrityhomes.com
Your Listing Agent
Heather LaPorta
Heather LaPorta is proud to call Kansas City home for more than 25 years. With over 20 years of combined experience in real estate, digital marketing, and sales — plus six years inside the home mortgage industry as both a local broker and loan officer for one of the nation's largest lenders — she brings a full-range perspective to every listing she represents.
Her mortgage background makes all the difference. Heather reads buyer financing like a playbook, and knows how buyers think, which keeps deals from breaking down between contract and close.
Team Integrity · Keller Williams Partners Inc. · REALTOR® since 2016
(913) 359-8816 · Heather@TeamIntegritykc.com · teamintegrityhomes.com
Specializations
  • South Kansas City residential
  • Verona Hills & Santa Fe Trail corridor
  • Buyer-side financing strategy
  • Digital marketing

20+ years in real estate, digital marketing, and mortgage lending — a full-range advantage at every stage of your sale.
Property Overview —
817 W Santa Fe Trl
Verona Hills 5th Plat · 0.28-acre lot on W Santa Fe Trail · A long-held 4-bedroom split-level on one of Verona Hills' most recognizable streets — offered in original condition with a clear value-add story for the next owner.
4
Bedrooms
2.1
Baths
2 Full · 1 Half
1,926
Sq Ft Above Grade
1968
Year Built
0.28
Acres
12,187 sq ft lot
$208
Max $/Sq Ft
At recommended list range
Build & Systems
  • Concrete foundation · Hip roof with composition shingle
  • Aluminum siding · Forced-air heat · Central cooling
  • 1 fireplace · 648 sq ft unfinished basement
  • 2-Car Attached Garage · 1.5 Levels (Side/Side Split)
Location & Financials
  • Grandview C-4 School District · Jackson County
  • Flood Zone X — minimal risk, no flood insurance required
  • Taxes: $4,380 (2024)
  • CoreLogic RealAVM™: $431,900 (confidence score 88 — very high)
Key Features & Highlights
A well-maintained split-level on one of the most recognizable streets in Verona Hills. At 1,926 sq ft above grade on a 0.28-acre lot, it sits in the size and price range where buyer demand is strongest in 64145. Offered in original condition — honest, move-in functional, and priced with a clear renovation allowance built in.
Outdoor Living
434 sq ft wood deck + 32 sq ft covered front porch overlooking a mature 0.28-acre lot with 85-foot frontage on W Santa Fe Trail. Flood Zone X — no flood insurance required.
Interior Highlights
Functional 4-bed, 2.1-bath split-level floor plan. Wood-burning fireplace in the main living area. Forced-air heating and central cooling. 648 sq ft unfinished basement with expansion potential.
Value-Add Opportunity
Single-owner since 2005 — meticulously maintained for 21 years. 648 sq ft unfinished basement represents immediate value-add (potential to add 30%+ to finished sq footage). Cosmetic upside priced in.
Market Analysis — Comparable Properties
The 64145 micro-market is segmented by condition. Updated 1970s-era homes in Verona Hills are pending in the $415K–$420K band. Original-condition inventory — the right comparison for 817 W Santa Fe Trl — has been closing closer to the $310K–$395K range. Pricing must honor that distinction.
Market Insight — Price vs. Square Footage
The Two-Tier Story
The plot tells a clean two-tier story. The updated-condition tier trades $415K–$420K. The original-condition tier trades $312K–$395K, with 905 W 122nd Terrace the high-water mark at $395K in three days.

The subject's $375K–$400K range clears at the top of the original-condition tier, where buyers reward well-maintained inventory and pricing discipline.

Priced-right homes sell in 1–13 days. Miss-priced homes sit 60+ days and reduce — and the penalty is steepest for original-condition inventory reaching for renovated-tier pricing.
Market Snapshot — Verona Hills / South KC 64145
3
Fastest DOM
905 W 122nd Terrace — sharply priced, sold over ask
76
Slowest DOM
818 W 122nd Terrace — overpriced for condition
$224
Top $/Sq Ft Sold
Renovated-condition ceiling in the comp set
103%
Best LTP Ratio
Sharply priced homes clear at or above list
Days on Market
Fastest-moving inventory — 905 W 122nd Terrace at 3 DOM, 800 W 122nd Street at 1 DOM — was priced sharply relative to its condition. Slowest — 818 W 122nd Terrace at 76 DOM, 12126 Jefferson Court at 63 DOM — was priced beyond condition.
Sold Price Per Square Foot
Closed sales span $130–$224/sqft. For original-condition Verona Hills 4-bedrooms, the realistic band is $130–$183/sqft. The subject's $195–$208/sqft range prices a small premium to that ceiling, justified by the signature address and larger lot.
List-to-Price Ratio
Sharply priced homes clear at 100%–103% of list. Over-ambitious launches close at 81%–86%. Price correctly on day one, or lose 15% at the table.

Well-priced Verona Hills 4-bedrooms move in 1–13 days. Overpriced inventory sits 60+ days with $35K–$73K reductions.
Pricing Strategy — Why $375,000 – $400,000
THE LAUNCH WINDOW IS EVERYTHING. The first two weeks generate 80% of total buyer traffic. Correctly priced creates urgency, multiple offers, and leverage. For original-condition inventory, the stakes are higher: buyers explicitly compare to renovated peers, so the launch must make value math obvious in 24 hours.
Lower End — $375,000 ($195/sqft)
Clear discount to 905 W 122nd Terrace's $395K closed benchmark. Triggers immediate showings, invites multiple offers, positions to close at or above list — the 905 W 122nd Terrace outcome repeated.
Upper End — $400,000 ($208/sqft)
Measured premium above 905 W 122nd Terrace's $395K close, defensible by signature address, larger lot, and 648 sqft unfinished basement. Appropriate with professional staging and photography.
Caution Above $410,000
Renovated-tier pricing. 12126 Jefferson Court tried original-condition pricing at renovated-tier levels and closed at $312K after 63 DOM. The ceiling for original condition is empirically $400,000.
Signature Address
W Santa Fe Trail frontage — higher positional value than interior streets
0.28-Acre Lot
Larger than most direct peers in the comp set
648 Sqft Basement
Value-add upside for the next owner's finish-out
21 Years Single-Owner
Honest home that shows as advertised — meticulously maintained
Marketing Plan
Phase 1 — Off-Market Strategy
Exclusive Agent Network
Private circulation to top-producing South KC agents via Team Integrity network and Keller Williams Partners' statewide agent platform.
Coming Soon Campaign
Social media teaser across Instagram, Facebook, LinkedIn targeting Verona Hills-adjacent buyers and relocating Leawood households seeking a value alternative.
Private Showings
Pre-market tours for pre-qualified buyers on Heather's active buyer list.
Agent-to-Agent Outreach
Personal calls to the five listing agents who closed 64145 comps in the last six months — their buyer runners-up are the first call.
Phase 2 — Full Market Launch
Full MLS Syndication
Live on Zillow, Realtor.com, Redfin, Homes.com, and 100+ consumer portals within 24 hours.
Dedicated Property Website
817wsantafetrl.heathersellskc.com — custom subdomain with professional photography, walkthrough video, floor plan, buyer FAQ.
Professional Photography & Video
Full daylight photo set, aerial drone, short-form walkthrough optimized for Reels and Facebook.
Targeted Digital Ads
Geo-fenced Facebook, Instagram, Google, YouTube ads targeting Leawood, Overland Park, South KC renters age 32–55 with HHI >$125K.
Broker Open + Public Open House
Tuesday broker preview, weekend public open. Offer deadline at day 10 if traffic supports.
Technology Advantage
Smart Signage
AI Follow-Up
Real-Time Analytics
Dedicated Property Site
Instant Lead Response
Every inquiry gets automated text and email within seconds. Conversion rates triple when response happens in under 5 minutes.
AI-Powered Follow-Up
Smart nurture sequences adapt to each buyer's behavior — open the email twice, get a walkthrough video; click the floor plan, get the FAQ.
Automated Showing Scheduling
24/7 booking with zero friction — buyers can schedule any time, day or night.
Real-Time Analytics
Live dashboard tracking traffic, leads, showings, ad spend, and portal impressions — full visibility at every moment.
Smart QR Signage
Custom QR codes on yard sign and flyers capture buyer info and trigger follow-up. Every drive-by becomes a lead.
AI Chat Agent + SEO
Trained AI answers buyer questions 24/7 — at 2am on a Tuesday. Most agents list and wait. Team Integrity runs this like a direct-response campaign.
Weekly Reporting — Full Transparency Every Monday
Every Monday while the listing is active, Heather delivers a comprehensive report. You will never wonder what's happening with your listing.
1
Website Traffic
Unique visitors, sessions, time on page, section heatmap — full picture of buyer engagement with your listing.
2
New Leads Captured
Breakdown by source — QR, site, Zillow, Realtor, direct — so you know exactly where buyers are coming from.
3
AI Agent Conversations
Anonymized summary of buyer questions surfacing objections, interests, and price signals from real buyer interactions.
4
Showing Activity
Scheduled, completed, agent feedback, buyer feedback, follow-up status — every showing accounted for.
5
Ad Performance
Impressions, CTR, cost per lead, geo-breakdown, platform comparison — your marketing dollars tracked to the penny.
6
Updated 64145 Market Data
New listings, price changes, pendings, closings in the comp set — pricing decisions anchored to current data, not last month's numbers.
Let's Get Started
817 W Santa Fe Trl is a four-bedroom Verona Hills home on a signature street, offered in original condition at the right price for the buyer pool actively shopping this market. The competition has shown its hand — price discipline wins this market.
Signature Address
W Santa Fe Trail frontage — the namesake street of the neighborhood, commanding positional value above interior streets.
Honest Positioning
Priced as original-condition inventory — buyers reward the transparency. No overreach, no penalty, no 63-day sit.
Value-Add Upside
648 sqft unfinished basement for next owner's finish-out, plus cosmetic upside priced in — the buyer captures the renovation upside.
Proven Market
905 W 122nd Terrace cleared $10,000 over ask in three days on the same block. The playbook is written.
Recommended List Range: $375,000 – $400,000
Anchored to 905 W 122nd Terrace ($395K closed, 3 DOM) and calibrated for original condition — the honest tier where the subject competes and wins.
Heather LaPorta · Team Integrity · Keller Williams Partners Inc.
REALTOR® since 2016 · (913) 359-8816 · Heather@TeamIntegritykc.com · teamintegrityhomes.com