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

2011 Year End Market Report: Florence Park, midtown Tulsa real estate

Data shows balanced market!

In 2011, 36 homes were sold in Florence Park - and as shown in the corresponding absorption study, that is 3 homes selling per month. Four homes are currently pending and there are 20 active listings.

Florence Park in midtown Tulsa is a popular area of varied architectural designs. The average size home sold is 1,770; average price per square foot is $111 and average days on market is 54.

With 3+ homes selling per month and only 20 active homes for sale, this represents a 6.5 month supply of inventory which reflects a balanced market (neither a buyer's market or a seller's market).

The highest priced home sold in Florence Park in 2011 went for $290,000, and the highest price per square foot was $147- and it sold in two days on market.

Florence Park boundaries are 15th Street to the north; the BA Expressway to the west; Harvard to the east; and 21st Street to the south. It's a few blocks south of the University of Tulsa and within a mile of Utica Square.

Within Florence Park are two actual parks: Florence Park and Pratt Park. They have an active neighborhood association with volunteer dues. Homes in Florence Park are a good investment in midtown Tulsa real estate, and based on this data, it was a good year to buy or sell in Florence Park!

Copyright 2011-12 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

My year (and special moments) in Tulsa real estate 2011

My encounter with Shelley Cadamy should have prepared me for my memorable year in real estate. Shelley was relocating from OKC to Tulsa with three children, was starting a new job and planning a wedding - obviously she multi-tasks well. Shelley wanted to see one particular Tulsa home for sale, but I had no idea she was hell-bent to drive to Tulsa to see it in the snow - a LOT of snow!! In addition to viewing her beautiful home, we met her lovely neighbors who helped dig her car out of the snow after we had dug her fiancé's car out. Shelley literally married Rick Munoz one week after closing AND then started her new job. I'm delighted that she and her family are in Tulsa!

Tom and Misty and I almost bought the wrong house. We all fell in love with one midtown Tulsa home for sale that had multiple offers - and we lost out. Determined to succeed, we hit the ground the next day ready to shop - and found something we all loved so much more. (Lesson learned about "the one that got away.") Also lesson learned about checking out flood history. They're now neighbors, close to Brookside and the bike trails, and we're happy to have them nearby.

Next comes Kathy and Steve who sold their home in Southern Pointe to settle into a home they inherited in midtown Tulsa. Before the year ended, they purchased another home in Southern Pointe, and we'll put their midtown Tulsa home for sale on the market at the beginning of 2012. Kathy & Steve are wonderful clients and friends. They are believers in home staging, and you'll be seeing photos soon of their midtown Tulsa home for sale.

Then I met Linda and Ron through Anna - they were returning to Tulsa and bought a condo two blocks away from me and Deme. This condo embraced the hottest designer trends of the 1970s, and it only took Linda a few months to renovate it to a contemporary and comfortable home. Demetrius and I went to their house-warming party - what a marvelous transformation! We're delighted to have Linda and Ron as neighbors and friends - fun couple.

Later, Ron and Linda's daughter's family relocated to Tulsa, and we found Kristen, Andrew and family the perfect home too. Thankfully, "taste" seems hereditary in that family - along with patience and humor!

George sold his Mother's home after she moved in with his family. We never showed Mary her home after George updated it, but I'm certain that she would have approved. The first-time Buyer who purchased her home was likely as excited as she was when she and Pete first purchased it. The home will be well cared for, and I think we all feel good about that.

I was so excited to sell "the Garden Deva's" rental home. Sold in four days because it was a kick-ass, tricked out house. I had little to do with Lisa's success but blessed to be part of it. Of course, I turned around and spent my entire commission check at Garden Deva's studio, proving that the saying "what goes around comes around" is absolutely true.

Then I met Leor and Hillary. I'm always pleased to receive an Internet inquiry, but I had no idea that I would meet new FRIENDS this special. We ALSO almost bought the wrong house, but lost out in a multiple offer situation. A month+ later, we found a home that suited them so much better. They are just around the corner from us now and we are learning what great cooks they are. Their south Tulsa home is currently under contract and should close mid-January. So, wonderful friendship and happy ending!

My fav clients (and friends) Mike & Gabbi referred Gabbi's Mom, Meg, to me. I've never gone through such a whirl-wind shopping spree with an out-of-state Buyer, but we had a good time shopping together on the Internet. Meg bought a great home, and I can't wait to meet her. That woman is a pistol.

Pat introduced me to her mother - I had sold two homes in Florence Park for Pat. We sold her Mom, Emalee's home to a lovely family who desperately wanted the four bedrooms and school district. That was a smooth transaction where everyone left with a happy face. Come to think of it, Emalee turns 90 this month and I haven't received an invitation to her birthday party as promised - will have to check on that!

Brian & Misty were awesome clients. We had some challenges selling their Owasso home, but they quickly stepped up to the plate each time. Seriously, they were accommodating Sellers! Each time Lil or I provided feedback, they responded. You would be shocked if you saw how high Brian got on a ladder to paint. And, once we had their Owasso home under contract, we found an awesome Tulsa home purchase in Florence Park - darling bungalow with a pool - and they love it there! Welcome to midtown Tulsa, Brian and Misty!!!

Brent & Sandra were special 1st-time home buyers this year. I lost track of how many homes we viewed, but we finally found the perfect one. We were scheduled to close at a time to accommodate Sandra's doctor appointment, but she surprised us all by giving birth to a son in the early morning hours. Our closer wound up going to the hospital to close and get all signatures, as only one of us was allowed. So, he got a new house on the day he was born. Wonder what he'll want on his 16th birthday?

Stan was smart to move OUT of his 4,000 square foot home and purchase his down-sized property to ease the transition and best prepare his south Tulsa home for sale. Updating in progress and all is on schedule. Pics of his home for sale in The Crescent coming soon!

Roger and Peggy Jo win the prize for being the cutest couple of the year and wearing matching t-shirts. I think Roger celebrated his 79th birthday shortly before closing. We sold his home in Collinsville, and he purchased a home in Peggy Jo's neighborhood. They enjoy doing a lot of things together, so the drive from Collinsville no longer made sense. They were truly a joy and inspiration to be around.

Tyler & Samantha were also first-time home buyers and were able to take advantage of Rural Development financing to purchase Roger's home in Collinsville. Tyler said it looked exactly like the home he grew up in. Multiple repairs were required by the RD Appraiser and in order to make it work, Tyler and Sam spent one weekend painting a barn and another weekend replacing fencing and windows. I was really proud to see them "get after it" to make this purchase possible. Now, I'm reminded that they owe me a margarita!

Anna reminds me a lot of Shelley, so it's fitting that we closed on her home purchase at the end of the year. Anna was hell-bent on getting a good deal on a fixer-upper, which she did. She's currently experiencing some plumbing woes, so I'm not moving this to the "success" column yet. What I love most about Anna is her optimism and vision - she sees possibilities where the rest of us see junk. As soon as she makes this house habitable for her family, we'll be selling her midtown garden oasis home - photos coming out early spring I suspect.

And, then there was Bernie.
I believe my life is complete now that I have known Bernie. We sold her beautiful four-square vintage home in Stonebreaker Heights, and it is perhaps one of the most amazing homes I've sold. Bernie restored this home with the love of a true artist and it was an honor to be in her midst.

I appreciate my friends who sent me referrals. Thank you Kari for referring David and Dot. Thank you Richard for referring Jeff. And I'm thankful for my internet inquiry from Randy and Denise - and we're thankful that Denise transferred to Tulsa to work at St. John's!

Each year in real estate brings a few more gray hairs and a few tears and smiles. I spent this morning struggling through some mold issues and possible moisture intrusion on a stucco veneer, so don't think that my job is all glamour, giggles and smiles. Plus, a client called last night at 10:30pm with sewer problems. I thought I would spend the day finishing holiday shopping, but spent the day on the phone with inspectors, repairman and vendors instead.

But my valuable job brings me and others much happiness and lasting friendships. I get to meet some of the most amazing people I otherwise would not encounter. 2011 was a great year for this Tulsa Realtor, and I appreciate each and every client that made it the special year that it turned out to be!!

Copyright 2011 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

The Tulsa Grid - Easy Directions to find your way around in Tulsa

Sure most of us have a GPS, but understanding Tulsa's grid will better help you find your way around in Tulsa.

System of numbering:
Main Street is the dividing line for east and west. Admiral Boulevard is the dividing line for north and south. Numbered streets run east and west beginning one block south of Admiral.

Numbered streets, such as 11th Street, 21st Street, 31st Street, and so on, are one mile apart. The one exception is 15th Street, also known as "Cherry Street," which is, of course between 11th and 21st Streets.

Named streets from west to east are: Riverside, Peoria, Lewis, Harvard, Yale, Sheridan, Memorial, Mingo and Garnett. These are also one mile apart. The exception to this is Utica Avenue which is halfway between Peoria and Lewis. Each street (or avenue) is assigned a numeric value. Peoria is the 1300 block and Lewis is the 2400 block. So if the address you seek is 2200 East 18th Street, it will be west of Lewis and north of 21st.

Riverside Drive: 900 block west
Main Street: dividing line for streets running east and west
Peoria Avenue: 1300 block east
Utica Avenue: 1700 block east
Lewis Avenue: 2400 block east
Harvard Avenue: 3300 block east
Yale Avenue: 4900 block east
Sheridan Road: 6500 block east
Memorial Drive: 8100 block east
Mingo Road: 9700 block east
Garnett Road: 11300 block east

If you don't have a compass, remember this silly saying, "the WIVER is west." Of course I'm referring to the Arkansas RIVER! If you can figure out where you are in relation to the river, this will help you get your bearings.

Downtown Tulsa is a similar grid but different named streets. I'll save that for a separate blog post so that I don't confuse you!

If you are relocating to Tulsa, we welcome you and hope this will help you to find Tulsa a little easier to navigate! Our expressways also make Tulsa travel easy, but stick to the side streets until you know your way around!

Copyright 2011 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Midtown Tulsa Luxury Homes: New Construction Market Report, November 2011

Midtown Tulsa luxury homes will always be in great demand, but more and more buyers are looking for a combination of historic influence/neighborhoods and the convenience of new construction.

Currently in midtown Tulsa, there are 23 properties listed between $500,000 and $2,200,000 - all built since the year 2000. Three properties are pending. Average square footage is 4,332 square feet and average sales price per square foot is $202. The three pending properties have an average of 38 days on market - is THAT impressive?

Since the first of the year, 24 midtown Tulsa luxury homes have sold, ranging from $513,000 to $1,700,000 - with the average sales price of $741,020. Price per square foot of the newer builds in midtown are considerably higher with the average sales price/square foot of $201.

Midtown Tulsa Luxury Homes: New Construction Market Report, November 2011

Midtown Tulsa will always be a desirable location due to its proximity to downtown Tulsa, entertainment spots on Brookside and Cherry Street, multiple Tulsa parks including Tulsa River Parks and the many activities available.

More bang for your buck is available in other parts of Tulsa, but if it's the midtown LOCATION you desire, there IS new construction available. Hopefully it's done in a fashion where the newer home fits the architectural style and size of the original homes of the neighborhood.

Common amenities found in these midtown Tulsa luxury homes include gourmet kitchens, outdoor kitchens, custom upgrades, larger capacity garages, pools and cabanas, multiple living areas, media rooms, multiple fireplaces, fountain — and much square footage. The newer constructed homes tend to be larger in square footage and have a larger garage capacity - all in keeping with recent demands of Tulsa luxury home buyers.

View a comprehensive list of midtown Tulsa luxury homes for sale, and please DO call me to schedule a showing!

Copyright 2011 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Midtown Tulsa Luxury Homes Market Report Zip 74114, November 28, 2011 - steady movement

Almost forty Tulsa luxury homes (over $500,000) were sold in the midtown area in zip code 74114 to date in 2011 (November 28, 2011). Over seven properties sold for over a million dollars, with an average price per square foot of $180 - although several sold for well over $200/square foot.

The 74114 zip code covers an interesting area of midtown Tulsa - from Riverside to the west, Sheridan to the east; mostly 21st Street to the north (although some areas up to 15th Street are included); and 31st Street to the south. So, that covers everything from Sunset Terrace to Lortondale subdivisions.

There are currently 39 properties for sale over $500,000 in the midtown zip code 74114 area, with seven properties listed over one million and two properties listed over two million. Average list price is $968,710 and average price per square foot is $211.

With the same number active as sold for the year to date, we assume that we have one full year's inventory of Tulsa luxury homes in this midtown Tulsa neighborhood.

Common amenities found in these midtown Tulsa luxury homes include gourmet kitchens, outdoor kitchens, custom upgrades, larger capacity garages, pools and cabanas, multiple living areas, media rooms, multiple fireplaces, fountain -- and one with a putting green.

The most notable midtown Tulsa luxury home for sale in this area is the historic Skelly Mansion, built in 1919 - with over 9,000 square feet of living space and listed on the national registry of historic properties - offered at $2,650,000.

Midtown Tulsa Luxury Homes Market Report Zip 74114, November 28, 2011

The single pending property is a Cotswold style English home built in 1929 that backs up to Philbrook Art Museum, listed at $1,375,000.

This is promising data, whether you are thinking of selling your midtown Tulsa luxury home or are interested in purchasing one.

The fact that as many are selling in a year's time as are listed for sale is extremely encouraging for Sellers, yet there is still a nice selection and bargains to be found by Buyers.

View a comprehensive list of midtown Tulsa luxury homes for sale, and please DO call me to schedule a showing!

Copyright 2011 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain