Bob Haywood, www.BobHaywood.com

Sorry for the words, but this picture was shot with my Blackberry Curve 8900 and has not been touched up or altered in anyway. It was just one of those magical evenings in Owasso when the sunset was simply incredible. If you look closely, you can see the horses in the pasture across the street.

Owasso Oklahoma is located 8 miles North of Tulsa, Oklahoma. It is one of the fastest growing cities in Oklahoma.

For complete market reports or to buy or sell property in the greater Tulsa or Owasso Oklahoma area, be sure to contact Bob Haywood, "Your Real Estate Results Expert!" 918-272-7272. www.BobHaywood.com. Photo and content property of Bob Haywood. You must have written permission from Bob Haywood to reprint, publish or use the picture.

Okay, I'm on an information search here folks. I saw this Paris Snow Cap Marshmallow tin in a garage of a home where we were doing an inspection recently. I don't know that I've ever heard of these snow cap marshmallows before, so I went out and did a Google search to see what I could learn. You know what I found out? NOTHING. Admitedly, I didn't search too long or too hard, but I swear, I didn't see anything on the first page or two of Google.

Now surely, someone out there knows something about Paris Snow Cap marshmallows, right? So, fill us in. What area of the country are these from? Where were they made? In Paris, France? Are Paris Snow Cap Marshmallows still made? If so, where can you get them?

For the record, there were no marshmallows in the snow cap tin!

Mayo Hotel Returns in Glory to Downtown Tulsa

What do President John F. Kennedy, Bob Hope, Charles Lindbergh, Babe Ruth, Charlie Chaplin and Mae West have to Tulsa, Oklahoma? They all stayed in the once famous and beautiful Tulsa Mayo Hotel in downtown Tulsa.

Built in 1925, the Mayo hotel was designed in the Chicago style and patterned after the Plaza Hotel in New York City. It was once Oklahoma's tallest building at 14 whopping floors tall! It originally had 600 rooms, ceiling fans in each room and the first running ice water which made the Mayo hotel a haven from summer heat and humidity of the 20's and 30's in Tulsa.

Downtown Tulsa wasn't a place that would attract visitors in recent years. While many Tulsans would report for work in the daytime, there was no real reason for them to hang around after hours. Sure, there was some nightlife, productions at the Performing Arts Center and occasional shows at the Brady, but dining options and were few and most people would scatter after work or their show. Downtown Tulsa could be a bit scary after hours.

All that changed when Mayor Kathy Taylor came into office. Under her leadership, the BOK center was built, the city of Tulsa purchased a new high rise office building for their offices and a new ballpark for the Tulsa Drillers is being built. These things, along with our new downtown Brownstone housing project have served to bring life back into the downtown Tulsa area.

Now, the Mayo hotel will be a part of the heartbeat of Tulsa once again. Reports say that there was an attempt to renovate the Mayo hotel in the early 1980's. But it wasn't successful and the building was left empty and missing many of its original fixtures and interior decor. The Mayo was then abandoned for 20 years and most felt it seemed certain that she would face the wrecking ball. But in June of 2001, the Snyder family bought the Mayo hotel for get this...only $250,000! They soon began renovation efforts, beginning on the lower floors, which quickly became a popular spot for parties, receptions and meetings. Even some of the high schools began booking their proms at the beautiful Mayo hotel.

In 2008, conversion of seven of the upper floors into 70 loft apartments began. According to the website rent.com, the apartments at the Mayo rent for between $940.00 and $2550.00, depending on size. Amenities include air conditioning, cable tv, ceiling fans, hardwood floors, high speed Internet, walk-in closets, dishwasher, garbage disposal, microwave, refrigerator and a washer and dryer in the unit. The apartments are as beautiful as the hotel suites, with dark-wood cabinets, granite counter tops and awesome views of the Tulsa skyline.

The Mayo hotel proudly opened for business in September of 2009. According to the Tulsa World, there is a Celebrity Suite that is available for $1500 per night. This obviously is target at entertainers who come to Tulsa to perform at the Performing Arts Center, the Brady Theater or the BOK Arena. Regular rooms begin at $150.00 per night.

Today the Mayo hotel features somewhat of an industrial decor. For example, the dining room features exposed air-ducts and a bar made out of salvaged metal from the hotel's original water tank.

For the best pictures of the grand Mayo hotel click here.

If you're looking for a great place to visit, but you've never been to Tulsa, consider coming to visit us. And be sure to tour or stay at the beautiful Mayo hotel. You'll love our beautiful and thriving downtown area, our easy to navigate city and some of the friendliest people in America!

This information is provided by Bob Haywood, long time resident of Tulsa Oklahoma and Realtor with McGraw Realtors. For information on the Tulsa housing market, the Mayo hotel or other features of our wonderful city, contact Bob at 918-272-7272 or visit www.BobHaywood.com.

If you read my blogs, you know that I live in Owasso, one of the growing suburbs around the larger city of Tulsa. When I have a listing in Owasso, it will usually be shown by a mixture of both local agents and Tulsa agents. Quite often, when the showing happens by agents from Tulsa, we have to educate them on the comps. This is because while we have homes that are located in traditional neighborhoods like Lake Valley or Bailey Ranch Estates, we also have homes that are located in non traditional neighborhoods.

Let me explain. Owasso is divided between two counties: Rogers and Tulsa. You can see this on my map.

Typically, homes in the Tulsa county side of Owasso are newer with amenities such as neighborhood pools and playgrounds. The houses are on city sized lots and comp easily to one another as they are about the same age and size. For an example, click on the post below.

9908 North 120th East Avenue, Owasso, Oklahoma (Bailey Ranch Estates)

Houses in Rogers county are typically a different breed. In Rogers county, many of the homes are older, having been built from the 70's and beyond. And they're typically on big one acre lots or more.
Today there are new homes being built in Rogers county and some new subdivisions as well.

Here's an example of an older home in Roger's county that has been nicely updated.
15605 East 94th Street North, Owasso, Oklahoma (Paradise Valley)

And here's a good example of a home in one the newer subdivisions in Roger's county that has been developed in the last couple of years. 10721 North 146th East Ave, Owasso, Oklahoma (Lake Valley)

When a homeowner lists their older home, it may or may not be updated. This means an updated home built in 1977 is no longer a straight comp to a similar home built in the same year, but not updated. Updates in our area are like flipping a home. It brings a home from an old, tired 1980 era to a modern, beautiful, fresh home. It makes all the difference in the world because our housing market has such a strong new home construction presence.

For an example of what I'm talking about, check out this post on updating older homes in our area. Updating your older home (to sell it sucessfully)

So when a city agent shows up and brings us a buyer on a home in Rogers county, they often have trouble comping the house correctly. This is because you cannot comp the house strictly against the neighborhood. Instead, you have to comp it against square footage, acreage and updates. I actually had a city agent try to comp a Rogers county house one time that had me rolling. The house was several years newer than the other 12 in the one street subdivision, had a finished shop, was set up to accomodate horses and was beautiful. The other homes were 1970's models badly in need of updating with no shop and no horse facilities. The only fair comps to this house were elsewhere in Owasso, Rogers county, not in the neighborhood. But the city agent was trying to do a straight neighborhood comp.

And that brings us to the reality of RD loans. Much of Owasso qualifies for Rural Development loans. An RD loans bring buyers several advantages.

1. They require zero downpayment and no private mortgage insurance. These are two costs
associated with FHA loans.

2. Rural Development loans are 100 percent financing loans.

This means that buyers do not have to come up with a 3% downpayment on top of their closing costs. It also means no pmi, which means they may be able to buy more house than if they go with a traditional FHA mortgage.

Is this important? Absolutely! I just had an offer fall apart that was based on an FHA mortgage. Had the buyers been using an RD loan, the difference in negotiation could have easily been overcome.

I don't know about your area, but if you have rural suburbs around your big city, be sure to check into RD loans. And be sure you know how to comp in areas that are not in city neighborhoods. The formula can be different!

And check this out! You can find out if an address anywhere in the US qualifies for an RD loan. Just click this link to go to the USDA address page for single family homes.

USDA Single Family Home Eligibility Page

Remember, if you're out of your area, ask someone from the office in that area about the uniqueness of the homes and loan programs the agents there typically are seeing and using. You might just help your agents get that home of their dreams.

This picture hangs in the lobby of my closing company. Everytime I am there I read it and laugh. I decided this was too good to keep to myself, so I'm sharing it with you. I love the part about the preacher especially! Enjoy!

For complete market reports or for information on buying or selling your next home in the Greater Tulsa and Owasso, Oklahoma area, contact Bob Haywood at 918-272-7272 or visit www.BobHaywood.com

Owasso is an Indiana word that means, "end of the trail"