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

Homes for Sale in Midtown Tulsa, Oklahoma My husband and I own two homes in midtown Tulsa: one in Florence Park, which we rent out, and one in Riverview at 19th and Cheyenne.

The boundaries of midtown Tulsa are often disputed among consumers and Realtors. Because I live in midtown Tulsa AND am a Tulsa Realtor, I believe the boundaries zig and zag. The eastern boundary is definitely Harvard – not Yale. The northern boundary is 15th Street, unless you are west of Denver by the IDS – there’s a very cool pocket of midtown history west of Denver up to Houston. Southern boundary is definitely 41st Street – not 51st Street. And for simplicity, we’ll say that the western boundary is Riverside.

So, you can see that there are a number of price ranges of homes for sale in midtown Tulsa, with less expensive homes in the south-east quadrant and more expensive homes closer to Utica Square. You can purchase a $150,000 home by 38th and Harvard and an even lesser expensive home by 38th & Riverside. You can spend a million dollars in Maple Ridge, Sunset Terrace or Terwilleger Heights.

The things we love about midtown Tulsa are its deep and rich history, varied architectural styles and proximity to parks and events. Our home is close to the Arkansas River, where we enjoy the jogging and bike trails and free concerts – and we are only separated from the Maple Ridge district by Lee Elementary School and Veteran’s Park.

Our subdivision is technically called Buena Vista Park and was platted in 1908 – and we ARE on the historic registry. However, we’ve merged with some other subdivisions to create the Riverview Neighborhood Association which remains active. The recent improvement to our neighborhood is the creation of the “stick park” next to the Council Oak Tree – please visit it, if you have not done so!

Yes, homes sell for much more per square foot in midtown Tulsa – and many of us still have knob-and-tube electrical wiring. But, you can’t beat our beautiful hardwood floors, arched doorways, crown molding, plaster walls, basements, mature trees, covered porches and detached garages! My husband was actually born in our home 54 years ago, and he of course inherited it from his parents.

We have parks galore in midtown Tulsa – filled with a variety of ancient trees and well-maintained flower beds. Woodward Park alone is the most-visited park in Tulsa – where every couple has their wedding engagement photo taken, every graduate has his/her senior portrait shot. We are within walking distance to all of the activities on the river and most events downtown.

The restaurants available to us range from the locally-owned Chalkboard, Elote, Wild Fork and Queenie’s. We still have our autos repaired by the Boyaci family who have been in business for generations. And, of course, we buy our pet supplies from Southern Agriculture – another locally-owned business that has been in Tulsa for generations.

We don’t go to shopping malls in midtown Tulsa. We shop at Utica Square where you can buy groceries, wine, fill your prescriptions, eat lunch, get a manicure and mail your packages. We also enjoy free concerts there every Thursday evening during the summer.

Regardless of your home purchase budget, there is something available for you in midtown Tulsa, whether it be a magnificent historical home, craftsman bungalow or trendy loft on Cherry Street. And, I LIVE in midtown Tulsa, so I’m happy to show you around!

Call me: 918-852-5036!

Midwest's largest music festival returns to Tulsa: DFest!! Dfest is the most comprehensive music festival in the Midwest and is scheduled for July 24 and July 25 in downtown Tulsa.

Fueled by a diverse collection of national and top local acts, the high-energy music festival broke attendance records in 2008 and is positioned to be even larger in 2009. Dfest 2008 featured 150 artists representing more than 20 musical genres on a dozen stages in downtown Tulsa's historic Blue Dome District.

The two-day multi-genre music festival with an added music industry conference was established in 2002 to help emerging artists gain exposure and connect with the music industry. Dfest hosts two full days of music panels, tradeshow, music clinics and artist mentoring at its conference. Each night, Dfest features national recording artists on large outdoor festival stages while top local, regional and national emerging artists perform on a multitude of outdoor states and indoor venue and club stages.

Dfest has quickly become one of the top independent music conferences in the nation as well as the Midwest's largest music festival of its type, and a hot bed for showcasing exciting new diverse musical talent. For more information go to http://www.dfest.com!

The Home & Garden Expo of Oklahoma Date: July 24 - 26, 2009, Location: Expo Square QuikTrip Center, 4145 East 21st Street, Tulsa. Web: http://www.exposquare.com

This FREE three-day extravaganza will feature nearly 400 booths with exhibitors from throughout greater Green Country and the Midwest, displaying and demonstrating the newest and hottest services for home improvement/repairs, remodeling, gardening, landscaping, lawn care, home insulation & energy conservation, home security, home furnishings and so much more. Admission and Parking are Free.

Friday, July 24, 2009: 12 pm to 8 pm Saturday, July 25, 2009: 10 am to 8 pm Sunday, July 26, 2009: 11 am to 5 pm.

Contact information: Steve McDonald 918-493-8531; Expo Square 918-744-1113.

And, if your Tulsa Realtor has advised you to make a few improvements to your home before you put it on the market, this is the perfect place to shop for ideas and vendors! See you there!

Do Tulsa homebuyers know what they’re looking for in a home? I often like to compare the list of the Buyer’s search criteria from the beginning of our home-shopping process to the house that they finally choose. Often, many items they felt strongly about when they began their search are nowhere to be found in the home that they ultimately select.

Are Home Buyers that wishy-washy?

Not at all. Home buying is a very personal and emotional decision, and the bottom line is that a home buyer will select a home that “hits” them emotionally. They will choose the home that speaks to them and that they can see themselves living in.

Some search criteria will remain constant. Sometimes “location” is the most important criteria. I am currently working with one Buyer that wants a certain geographic area – she grew up in midtown Tulsa and is not buying south of 41st for any reason. Another Tulsa homebuyer is serious about the school district and will not deviate. But a third Buyer only wants a 3 bedroom, 2 bath that’s updated – geographic area is not a concern and this couple just wants something that is low-maintenance and move-in ready, whether it’s in Tulsa, Broken Arrow or Glenpool.

We may start out wanting a large yard and inside utility. After looking at twenty homes, my Buyer falls in love with a home with a small yard and the washer/dryer are located in the garage. What happened? The Buyer fell in love with the mahogany cabinetry that looked just like her grandmother’s home. She loved the flow of the home and the built-in cabinets. Oh, and she loved the deck that she was never looking for in the first place.

To homebuyers, it’s the small stuff that counts.

Did I mention that we had looked at twenty homes? That’s not a large number of homes to look at before making a selection, by the way. I ask my homebuyers not to choose more than six or eight homes to look at in one afternoon or evening, because any more than that is too much information to process.

And after looking at seven homes and driving to the last home – alas, we did not go inside. Why? The paint on the exterior was dingy and the landscaping was growing wild. My Buyer literally said, “Oh, let’s skip this one – it looks yucky, and I’m tired.” Had the Seller spent a small amount of money improving the curb appeal of his home, my Buyer might have walked through the door and fell in love with the many jewels inside.

How do Sellers attract Buyers?

Would you go on a first-date without immaculate clothing, make up (or shave) and stylish hair? Of course you wouldn’t, because you want to make a good impression – a good FIRST impression. So, why would you put your home on the market, expecting to interest Buyers if your HOME did not make a good first impression? Spend a little time, money and sweat on the exterior, because you can’t sell your home if we can’t get our Buyer into your home!

What we understand about the home buyer’s selection process to help us prepare Sellers . . .

Get your home in top-notch condition BEFORE you put it on the market. New carpet to be installed with acceptable offer? Phooey. I recently worked with some Buyers that just wanted a home that was move-in ready. We found a darling home with a layout they loved, neighborhood they loved and it met all the requirements of their search. And the carpet was stained beyond belief. I asked my Buyers to please shop for carpet and suggested that we write in the contract that carpet of the Buyer’s choosing would be installed prior to closing at a cost not to exceed $____. My Buyers got a quote and that amount was higher than the quote that the Seller already had to put in a decent mid-grade frieze carpet. Had the Seller put that carpet in BEFORE putting their home on the market, it would never have been an issue, but my Buyers did NOT select this home because the emotional attachment was lost.

Lessons learned for Homebuyers?

Look beyond what you can change and focus on what you can not change. Remember your priorities. It’s okay to re-evaluate as you go, but try to achieve your larger goals.

Lessons learned for Home Sellers?

Remove as many possible objections Buyers may have before your Realtor puts that sign in the yard and try to make a great first impression!

Tulsa Oklahoma A/C Repair - two companies I recommend

Two clients recently had their air conditioning go out and called me for recommendations.

I recommend Rick Davis, owner of Davis Mechanical, 918-691-5583 and Wilson Heat & Air, 918-610-2998. Both clients' AC went out on the weekend (of course), and July is not the time to be with AC in Oklahoma!

As always, my "Preferred Vendor" list is available on my web site: www.LoriCain.com, but please call if there is a category you need that is not listed.

Stay cool!
Lori Cain, 918-852-5036