Lori Cain - Midtown Tulsa Real Estate www.tulsahomeforsale.net 918-852-5036

Back Alley Blues & BBQ Side Search: Beans
When: Saturday, Jan. 22, 6pm-midnight
Where: The VFW Post just west of 6th and Peoria
Music: Blues tunes by Danny Buck, Scott Ellison, The Dustin Pittsley Band and more
Celebrity judges: Joe Kelley of the KRMG Morning News; Sunny Leigh of KVOO and Tasha Ball.
Cost: $5 at the door to be given to the American Heart Association in memorial of Marcus Takach, who died from sudden cardiac arrest during the Route 66 Half Marathon in November.

Harlem Globetrotters
Date: January 22, 2011
Location: BOK Center
Web: www.bokcenter.com

This photo of Owen Park was taken January 15, 2011. As the temperatures begin to rise, the thin layer of ice is melting from the pond, leaving the birds less than stable footing. Loved this close-up shot showing the thin layer of ice and the fluid water. This is a beautiful city park and the oldest park in Tulsa Oklahoma, located slightly north of downtown Tulsa off of west Edison Street.

Tulsa Homes for Sale, Florence Park Market Update for 2010, Tulsa homes active, pending and sold

In 2010, 23 Tulsa properties were sold in the Florence Park neighborhood. Home prices remain very stable in this neighborhood with the lowest home selling for $70,00 and highest selling for $312,000; average price was $172,104.

Of the 23 sold, 17 sold for over $150,000 - anything below that price was likely in disrepair. As of this market snapshot January 15, 2011, there are eight active listings and four properties under contract. Active properties range from $135,000 to $269,000. View a typical Tulsa home for sale in Florence Park.

Florence Park is one of the more established and revered areas of midtown Tulsa, filled with a variety of architectural styles and known best for their gingerbread bungalows. Considered a quaint neighborhood, Florence Park includes two parks owned and operated by the City of Tulsa: Platt Park and Florence Park, where you'll find tennis courts, picnic benches, playground facilities and water features.

Tulsa Homes for Sale, Florence Park Market Update for 2010, Tulsa homes active, pending and sold

Neighbors walk their dogs along the sidewalks, enjoying the shade from the mature oak trees and enjoy the meticulously kept lawns and landscaping. The smaller midtown properties attract students, young professionals and couples downsizing.

Florence Park boundaries are 15th Street to the north, 21st Street to the south, Harvard to the east and the BA Expressway to the west. Florence Park has an active neighborhood association and meets regularly to discuss neighborhood issues.

Known to many as "the heart of midtown," Florence Park is walking distance to the University of Tulsa, Cherry Street, and Utica Square Shopping Centre.

Originally Posted at: Midtown Tulsa Homes for Sale - Lori Cain

Buying & Selling your Tulsa homes at the same time: How is it possible?

I have two clients in this dilemma: one is down-sizing from a 3-story condo to a one-level home, and the other couple needs to leave their starter home for something larger to accommodate their growing family. Both are nervous about how it is possible to buy/sell their Tulsa homes at the same time, so I thought I would address the steps.

First, you have to put the home that you want to sell on the market. Unless you can afford two mortgage payments at the same time, you have to shop while you sell. Your Listing Realtor should be able to estimate the amount of time your home will be on the market, but because we don't have crystal balls - the best laid plans will sometimes surprise us.

Now is the time to prepare your Tulsa home for sale and you will shop for your new Tulsa home before and during the time that your home is on the market.

Now for your Tulsa home shopping. The custom searches Realtors are able to set up now allow you to view prospective properties comfortably from your home on the internet so that you can rule out what you don't like and identify homes that meet your needs. Preview homes on the net and narrow your list of prospective homes, then hop in the car with your Realtor when you're ready to see properties in person.

Ideally, you and your Realtor will be out shopping on Saturday and Sunday while cooperating Realtors are showing the Tulsa home you wish to sell. Yes, it's entirely possible that you will find a home that you fall in love with before your home sells, but that usually works out. Every Buyer I've worked with in that situation wound up finding a home later that they loved more, so I remind my Buyers that if it wasn't meant to be, there's probably a good reason.

Once you receive an offer on the home you are selling, you hopefully have your choices of homes you would consider purchasing narrowed down to a few. Now, shop fast!

As you negotiate the details of the home you are selling, you will be preparing an offer on the home you'd like to buy.

Buying & Selling your Tulsa homes at the same time: How is it possible?

In a perfect world, you will wind up at the closing table selling your home at 10:00 am and be back at the closing table at 1:00 to purchase your new home. You may have your household belongings in a moving truck while all the paperwork is being signed, but it CAN be a smooth transition.

Remember that Tulsa home Buyers and Sellers don't have to be adversaries - and a GOOD Realtor will do all he/she can to keep a transaction together. I am remembering a transaction where the Seller needed two additional days to close on the home they were purchasing - my Buyers were moving from a rental, so in trade for extending the closing date two days, we asked the Sellers to pitch in additional monies on repairs.

There is always a solution and a possible" win-win" for all. It's a bit of a juggling act, but it's done every day. So, yes, you can shop for your new Tulsa home and sell your Tulsa home at the same time.

Call me and let's get started: 918-852-5036!

Originally Posted at: Midtown Tulsa Homes for Sale - Lori Cain

How Repairs are handled per the Oklahoma real estate contract

When a Buyer makes an offer on a Tulsa home for sale, he will ask the Seller to be responsible for up to $xx in repairs - yes, the repair cap is negotiated BEFORE inspections are done. The Buyer's Realtor should be able to estimate an appropriate amount to request.

Inspections are usually done within the first ten days after the contract is negotiated and ratified. Based upon inspection results, the Buyer will write out a list of requested repairs and the Seller will obtain estimates. If the estimates EXCEED the repair cap agreed to in the contract, we proceed in a number of ways.

The Buyer can pick and choose which repairs are needed to remain under or at the negotiated repair cap and elect to make some repairs after closing. Often, the Buyer and Seller will agree to split the excess cost, provided the Buyer wants all repairs made. And, at this juncture, either party can nullify the contract, which is rarely in the best interest of either party.

How Repairs are handled per the Oklahoma real estate contract

This is truly the point during the transaction where the Realtors must work TOGETHER while still representing their clients' best interest. If I am representing the Seller, I will likely point out that they will have to make the requested repairs for ANY Buyer. On the other hand, if I am representing the Buyer, I may point out that the Seller agreed to a lower sales price, is contributing to the Buyer's closing costs and suggest that they might wait on less crucial repairs.

Because we negotiate the repair cap BEFORE we conduct inspections, this process is confusing for both Tulsa home Sellers and Tulsa home Buyers.

I once had a cash Buyer who insisted he did not want to put a repair amount in the contract -- then he expected the Sellers to make repairs after inspections, because "it was the right thing to do." Another time, I had a Seller tell me they would fix all requested repairs, then later came back complaining that they had spent more than the amount agreed upon in the contract.

Whether you are selling your Tulsa home or making your first Tulsa home purchase, ask your Realtor to discuss the repair negotiating process to you in detail to make sure you understand your options.

At this point, everyone is proceeding with plans for their next move, so nobody wants to kill the deal over a few hundred dollars. Negotiate and compromise - real estate transactions CAN be a win-win for both Tulsa home buyer AND seller!