Midtown Tulsa Real Estate - Lori Cain

I want to share this post written by a Conneticut colleague because she hits the nail on the head with her advice for Sellers to compare their property to their competition. Once you put your home on the market, you must drop your emotional ties and see your property as a commodity - easier said than done. Read and enjoy - call me if you have any questions! Lori

Market Report Snapshot June 1-September 1, 2010: Lewiston Gardens, midtown Tulsa

There are currently eleven listings in Lewiston Gardens, ranging from $122,000 to $290,000 list price. No listed properties are pending at this moment.

Five homes sold during this period ranging from $145,000 to $189,900 sales price.

One property really brought down the average price per square foot, but it was significantly over-sized for the neighborhood and not priced competitively from the onset of the listing period. One condo that sold in the subdivision was omitted for the purpose of this market report.

Without that home factored in, the average price per square foot sold during that time period was $125 and average sales price of $168,500.

Lewiston Garden boundaries are Lewis to the west, 15th Street to the north; 21st Street to the south; and the Broken Arrow Expressway to the east.

Market Report Snapshot June 1-September 1, 2010: Lewiston Gardens, midtown Tulsa

Lewiston Garden's architecture almost mirrors that of Florence Park, and is the neighborhood west of Florence Park, separated by the BA Expressway.

Lewiston Gardens is a beautiful neighborhood in midtown Tulsa with easy access to the Broken Arrow Expressway, close to the University of Tulsa, Utica Square, resaurants and shopping on Cherry Street and Saint John's hospital.

Just as Florence park and other midtown Tulsa neighborhoods, Lewiston Gardens boasts friendly sidewalks, mature trees and unique historic homes that make midtown Tulsa the corner of Tulsa where you'll want to live!

Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

September 2010 Events, Tulsa OK … Festivals, Runs, Music, Benefits, Ballet, Symphony

To receive this calendar of events each month in your e-mail in-box, simply sign up for my electronic newsletter at www.LoriCain.com!

Sound Tribe Sector Nine with Ghostland Observatory
Date: September 3, 2010
Location: River Parks Amphitheater, 2100 South Jackson Avenue
Concert tickets are on sale at Cain’s Box Office, all Reasor’s grocery stores, Starship Records & Tapes, and at IDA RED. You can also purchase by phone at 866-977-6849 or online at www.protix.com. Tickets are $28 each in advance or $34 day on the day of show.

John Mayer
Date: September 3, 2010
Location: BOK Center – 3rd and Denver Ave.
Web: http://www.bokcenter.com

Tulsa Drillers vs. Springfield Cardinals
Date: September 1, 2010 – We Love the 80s Night
Date: September 2, 2010 – Thirsty Thursday
Date: September 3, 2010 – Friday Night Fireworks/2011 Magnet Schedule Giveaway
Time: 7:05 PM Location: ONEOK Field, 201 N Elgin Ave
Web: http://www.tulsadrillers.com
Days/Hours: 7:05 through completion of game Admission: $5.00 – $15.00

Hustle for Hunger 5k and 1mile fun run
Date: September 4, 2010
Time: 9 am
Location: Stone Canyon Elementary
Web: www.getmeregistered.com/hustleforhunger

Elebration!
Date: September 4 – 5, 2010
Time: 9 a.m. – 5 p.m.
Location: Tulsa Zoo Web: www.tulsazoo.org
Mark you calendars for a celebration fit for an elephant! Kick off your Labor Day Weekend in a BIG way and come to the Tulsa Zoo’s first ever “ELEBRATION”, where we celebrate all things elephant! Admission: Adults: $8.00, Ages 65+: $6.00, Ages 3-11: $4.00, Ages 2 & under Free, Tulsa Zoo Friends Members Free

Escape from Turkey Mountain Trail Run
Date: September 6, 2010
Fleet Feet Sports Tulsa presents their Escape from Turkey Mountain Trail Run. This event includes both 5-mile and 2-mile runs at Turkey Mountain which will begin at 7 a.m. For more information, please contact Tim Dreiling at 918.492.3338 or visit the Fleet Feet web site at www.fleetfeettulsa.com.

Uproar Festival
Date: September 8, 2010
Location: BOK Center – 3rd & Denver Ave.
Web: http://www.bokcenter.com

Art & Appreciation at the Ambassador Hotel to Benefit Crosstown Learning Center
Date: September 9, 2010
Location: Ambassador Hotel, 1324 S. Main Steet
Time: 6:00-8:00pm
Join for an evening of Art and Appreciation to benefit The Crosstown Learning Center. Artworks in assorted media and styles will be presented for purchase, featuring Artists: Claudette, Doug Bauer, Joseph Buchanan, Shawn Wilson, Beverly Woods, Loyal Roach and Dr. John Marsh. A percentage of proceeds will be donated to The Crosstown Learning Center. Donations in lieu of art purchases graciously accepted. Wine provided by Tulsa Deco/Chris Girouard; Easels donated by Ziegler’s.

Friends of the Fairgrounds “Corndog Kickoff”
Date: September 10, 2010
Location: Expo Square Pavilion Web: http://www.exposquare.com
Annual Tulsa State Fair Party in the Expo Square Pavilion from 6:00 – 10:00 p.m.

RAINFOREST SPIRITS
Date: September 10, 2010
Time: 7 p.m.- 10 p.m.
Location: Tulsa Zoo
Web: www.rainforestrestoration.org
Beer & Wine lovers! Rainforest Restoration Foundation is hosting “Rainforest Spirits – A Taste of Conservation” on Friday, September 10 from 7-10pm. The beer & wine tasting event will benefit the conservation efforts in tropical rainforest regions of the world.

Tulsa House Beautiful Show
Date: September 10 – 12, 2010
Time: Fri. 12-6p.m., Sat. 10a.m.-8p.m., Sun. 11a.m.-5p.m.
Location: QuikTrip Center in Expo Square
Web: http://www.TulsaHomeShow.com

BAMA/CPA Route 66 Run
Date: September 11, 2010
Proceeds benefit Tulsa Crime Commission. Call Tim Paul 732-2617 or visit www.crimecomok.org Okla.

Avicultural Society Exotic Bird Fair
Date: September 11, 2010
Time: 9am to 5pm
Location: Green Country Event Center
Web: http://www.okbirds.com

Tulsa Symphony: The Resilience of the Human Spirit
Date: September 11, 2010
Time: 7:30 p.m.
Location: Tulsa PAC
Web: http://tinyurl.com/29ucno8
The Tulsa Symphony opens its season with the pure joy of Mendelssohn and Brahms, and closes this concert with Shostakovich’s Symphony No. 5, an appropriate remembrance of Semptember 11, 2001.

31st Annual Festival Hispano
Date: September 11 – 12, 2010
Time: Sat. (1pm – 10pm) and Sun. (1pm – 9pm)
Location: Downtown Williams Greens
Web: www.tulsahispanicchamber.com

Signature Sunday Custom Car Show
Date: September 12, 2010
Location: Expo Square Exchange Center
Web: http://www.exposquare.com

Tulsa Restaurant Week at 17 area fine-dining establishments
Date: September 12 – 18, 2010
Time: Lunch and Dinner
Location: Throughout Tulsa, as part of the Community Food Bank of Eastern Oklahoman
Web: http://www.cfbeo.org
Tulsa Restaurant Week, Sept. 12-18. What other week of the year can you splurge on an appetizer, entree and dessert at an exclusive Tulsa restaurant and pay only $12.95 for lunch or $29.95 for dinner? You can during the fourth annual Tulsa Restaurant Week.

Western Days 2010 – “Golden Anniversary Gusher”
Date: September 14, 2010
Time: 6-9pm
Location: Expo Square – Central Park Hall
Web: http://www.saintsimeons.org
Proceeds benefit Saint Simeon’s Episcopal Home. Call Stephen Mason 794-1937 or visit www.saintsimeons.org

13th Annual Art in Architecture
Date: September 16, 2010
Time: 6:30pm
Location: TCC, 910 S. Boston Ave
Dinner, cocktails, music, live and silent auctions. Proceeds benefit Cystic Fibrosis Foundation. Call JoAnn Winn 744-6354 or visit www.cff.org

2010 Rock ‘n Rib Festival presneted by Rib Crib
Date: September 16 – 19, 2010
Location: BOK Center – 3rd & Frisco Ave.
A four-day festival featuring award-winning BBQ “pitmasters” from across the country and live music on the streets outside the BOK Center.
Web: http://www.bokcenter.com/general.asp?id=200

Brown Bag Lecture – Culinary Bouquets
Date: September 16, 2010
Time: 12:00 pm to 1:00 pm
Location: Tulsa Garden Center
Web: http://www.tulsagardencenter.com
Join the Tulsa Herb Society on September 16th from 12:00 pm to 1:00 pm at Tulsa Garden Center’s Brown Bag Lecture for a presentation on “Culinary Bouquets.”

Lawn Establishment & Maintenance
Date: September 16, 2010
Time: 6:30 pm to 9:00 pm
Location: Tulsa Garden Center
Web: http://www.tulsagardencenter.com
Tulsa Garden Center Director of Horticulture, Barry Fugatt, will present an interactive seminar on lawn care entitled Lawn Establishment and Maintenance on September 16 from 6:30-9:00 p.m. at Tulsa Garden Center.

Tulsa Greek Holiday (Greek Festival)
Date: September 16 – 18, 2010
Time: 11:00am to 10:00pm
Location: Holy Trinity Greek Orthodox Church
Web: http://www.TulsaGreekHoliday.com
Tulsa’s oldest ethnic festival AND its 50th anniversary! Come for authentic Greek food, mouthwatering homemade Greek pastries, imported Greek souvenirs, church tours, festive Greek folk dancing by parish members in authentic costume – and more!
Address: 1206 S Guthrie (3 blocks west of 11th & Denver – take Houston exit from BA Expwy)
Days/Hours: Thursday 11:00am-9:00pm; Fri & Sat 11:00am-10:00pm

Lewis Black: In God We Rust
Date: September 17, 2010
Time: 7 p.m.
Location: Osage Event Center, 951 W. 36 St N
Web: http://www.milliondollarelm.com
Comedian. Admission: $40

Ninth annual Fair Kick-off Party, “Corndog Days”
Date: September 17, 2010
Location: Expo Square Pavilion
Time: 6:00-10:00pm Proceeds benefit Friends of the Fairground Foundation.
Web: www.friendsfdn.com or www.exposquare.com

Murder Mystery Dinner Theater
Date: September 17, 2010
Location: Dave & Buster’s – 6812 S 105 E Ave
Web: http://www.daveandbusters.com Enjoy a three-act play with a three-course meal. Showroom doors open at 7:00 p.m. Performance and Dinner begins at 8:00pm. Reservations are required.

Scottish Festival
Date: September 17-19, 2010
Location: River West Festival Park
Web: http://www.tulsascottishgames.org/

Little Green Thumbs-Harvesty Party!
Date: September 18, 2010
Time: 9:00 am to 11:30 am
Location: Linnaeus Teaching Garden
Web: http://www.tulsagardencenter.com
Bring your child to the Little Green Thumbs harvest celebration! On September 18, from 9am to 11:30am at Linnaeus Teaching Garden little ones will be reaping the benefits of the Children’s Teaching Garden as they harvest cucumbers to make dill pickles and tomatoes for yummy salsa. Children will make a sachet bag and wreath magnet for gifts using plants from the garden. Other activities include: learning about fall gardening and preparing the garden for winter, story time, sketch book autograph party. Snack time will include watermelon from the garden. Your child won’t want to miss this party of fun! Call 746-5125 to register you little green thumb.

Sixth annual WestFest
Date: September 18, 2010
Time: 12:00-3:00pm
Location: Penny Park
Proceeds benefit Neighbors Along the Line. Call Mindy Tiner 584-1111 or visit www.neighborsalongtheline.org

2010 Citywide Block Party
Date: Saturday, September 18
Every year the City of Tulsa has a citywide Block Party Day. These block parties provide a good way to get together and meet your neighbors. Block parties can vary from elaborate celebrations complete with children’s activities to small picnics. The Department of Working in Neighborhoods can arrange for visits from the Tulsa Fire Department and the Tulsa Police Department, and provide barricades to block your street during the party. Check online for more info:http://www.cityoftulsa.org/community-programs/neighborhoods.aspx

Moon Dance
Date: September 18, 2010
Time: 6:30pm
Location: Oklahoma Jazz Hall of Fame, 111 East First Street
Proceeds benefit American Theatre Company. Call 747-9494 or visit www.americantheatrecompany.org

Rush Date: September 21, 2010
Time: 7pm
Location: BOK Center – 2nd and Denver Ave.
Web: http://www.bokcenter.com

Tom Petty & the Heartbreakers
Date: September 23, 2010
Location: BOK Center – 3rd & Denver Ave.
Web: http://www.bokcenter.com
Tom Petty & the Heartbreakers with special guest ZZ Top BOK Center’s 2nd Anniversary Concert

Savoring Sister Cities
Date: September 21, 2010
Time: 6:00pm
Location: Centennial Park, 1028 E. Sixth Street
Tickets $10. Proceeds benefit Tulsa Global Alliance. Call 591-4750 or visit www.tulsaglobalalliance.org

Third Tuesday Jazz
Date: September 21, 2010
Location: Gilcrease Museum, Vista Room
Time: 5:30-7:30pm
Cash bar, music, dancing, buffet. This month featuring Devre Jackson and Friends!

Recipe to End Hunger
Date: September 23, 2010
Time: 6:00pm
Location: Community Food Bank of Eastern Oklahoma, 1304 N Kenosha Ave
Monthly cooking class with dinner, wine tasting and dessert prepared by chef Michael Fusco. $45. Reservations required. Proceeds benefit Community Food Bank of Eastern Oklahoma. Call 585-2800 or visit www.cfbeo.org

Celtic Fiddle Festival
Date: September 24, 2010
Time: 7:30 p.m.
Location: Tulsa PAC
Web: http://tinyurl.com/2vfnotg
Sold-out tours and standing ovations testify to the electricity and excitement generated when these three amazing fiddlers from different countries come together. Kevin Burke (Ireland), Christian Lemaître (France) and André Brunet (Canada) combine their talents, musical traditions and spontaneous humor for an evening of dazzling energy and subtle grace.

An Evening of Wine & Roses
Date: September 24, 2010 Time: 7:00 pm to 9:00 pm
Location: Tulsa Garden Center-Tulsa Municipal Rose Garden
Web: http://www.tulsagardencenter.com
During an evening of moonlight, amid the scent of roses there will be wine flowing when Tulsa Garden Center presents their annual fall fundraiser. An Evening of Wine & Roses is one of the region’s largest wine tasting events.

13th Annual Art of BBQ Date: September 24 – 25, 2010 Time: 6-11pm Friday; 11am-4pm Saturday Location: ONEOK Field Web: http://www.tulsaartofbbq.com Web: www.ahct.org The Art of Barbeque is celebrating its 13th year supporting the Arts & Humanities Council of Tulsa. Our event features a world-class barbeque cook-off contest, officially sanctioned by the Kansas City Barbeque Society (KCBS), great musical entertainment, activities for the kids, plus all the food and beverage you care to enjoy.

Tulsa Ballet presents Swan Lake
Date: September 24 – 26, 2010
Location: Tulsa PAC Chapman Music Hall
Web: http://www.tulsapac.com
True love comes when you least expect it! Choreography by Marcello Angelini after Marius Petipa and Lev Ivanov Score by Peter Ilyich Tchaikovsky. The world’s most popular ballet, this enchanting tale of everlasting love exemplifies dramatic storytelling and classical grandeur for all audiences. A handsome prince unexpectedly falls in love with a beautiful white swan, but is soon tricked into pledging his love to her evil twin, the black swan. Tchaikovsky’s spellbinding score gives rise to an emotional journey of hope, despair, passion and ultimate romance.

14th Annual Komen Tulsa Race for the Cure
Date: September 25, 2010 Time: 6-10pm
Location: CityPlex Towers, 2488 E 81st Street
Timed and untimed 5K runs/walks and 1-mile fun run and walk. Includes breakfast, opening ceremony and awards ceremony. Proceeds benefit Susan G. Komen Race for the Cure. Visit www.komentulsa.org

iSaborea! Taste of Puerto Rico
Date: September 25, 2010 Time: 7:00-9:00pm
Location: Philbrook Museum of Art, 2727 S Rockford
Island cocktails and tropic tastings by National Culinary Team of Puerto Rico, music, dancing and more. Reservations required by Sept 17. Proceeds benefit Philbrook Museum of Art. Call 748-5361 or visit www.philbrook.org

High Frontier 7 Launch
Date: September 25 – 26, 2010 Time: 9:00 am – 5:00 pm each day
Location: Pawhuska Municipal Airport
Web: www.tulsarocketry.org/highfrontier.htm
Make plans to join Tulsa Rocketry in Pawhuska, Oklahoma for their seventh annual High Frontier Rocket Launch. The launch will take place September 25 through 26, 2010 at the Pawhuska Municipal Airport. Admission is free.

25th Annual Bike MS Oklahoma Ride
Date: September 25-26, 2010
Location: Crowne Plaza Hotel, 100 E Second Street
Time: 7:30am
Two-day bike ride along Route 66 from Tulsa to state Capitol building in Oklahoma City with bus transportation both ways. Proceeds benefit MS Societ. Call 488-0882 or visit www.nationalmssociety.org/ok

Doobie Brothers
Date: September 30, 2010
Location: Hard Rock Casino – The Joint
Web: http://www.hardrockcasinotulsa.com
Tickets 918-384-ROCK (7625)

Bug
Date: September 30 – October 10, 2010
Time: 2 p.m. and 8 p.m.
Location: Tulsa PAC Web: http://tinyurl.com/33hkbvn
Bug, the Obie Award-winning play by Tracy Letts takes audiences to a seedy motel room outside Oklahoma City, where a darkly disturbing but strangely fascinating story of conspiracy, paranoia, love, madness and, yes, bugs inexorably unfolds. A woman on the run from her abusive ex-con ex-husband is introduced to an AWOL Gulf War veteran who exposes her to an insane conspiracy that becomes all too real. Bug was adapted into a motion picture in 2006. Tracy Letts is the author of the Pulitzer Prize-winning play August: Osage County, which played in Chapman Music Hall in January 2010. He was born in Tulsa, Oklahoma, and his dramatic works imaginatively revisit his home state again and again. Bug is presented by the Odeum Theatre Company.

TULSA STATE FAIR
Date: September 30 – October 10, 2010
Location: Expo Square
Web: http://www.tulsastatefair.com

The Drunkard (and The Oleo) The longest running play in America!
Dates: every Saturday night
Location: Spotlight Theater, 1381 Riverside Drive
Time: 7:15 pm Curtain time: 7:30pm.
Sing-a-long time starts at 7:15pm. Come see the show and be part of the fun of an evening of “Tulsa’s best family entertainment!” Come and be a part of the show! Come and boo and hiss the Villain, cheer and applaud the hero. Sing-a-long with tunes of a bygone era. You may laugh, you may cry, but you will have a great time. Tulsa Spotlighters, Inc. is a non-profit charitable endeavor. We present the old fashioned melodrama “The Drunkard” and “The Olio” every Saturday night at 7:30 p.m. Web site: http://www.spotlighttheater.org. Contact: For reservations call 587-5030.

Cherry Street Farmers Market
Dates: every Saturday through October 2nd
Time: 7:00am-11:00am
Location: Cherry Street (On 15th street between Quaker and Rockford)
On any given Saturday you may find live music, demonstrations, or contests. Check website for information.
Web site: http://www.cherrystreetfarmersmarket.com

To Live Forever: Egyptian Treasures
Date: through September 12, 2010
Location: Philbrook Museum of Art – 2727 S. Rockford Rd.
Web: http://www.philbrook.org

Too many things going on at the PAC to list … visit their web site: http://www.tulsapac.com

Tulsa Zoo web site: www.tulsazoo.com/

Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Weekend Events August 27-29, Tulsa OK

Cimtel Classic 8th Annual 5k Run
Date: August 28, 2010
Time: 8:00 am
Location: Cleveland High School
Web: http://www.cimtel.net/5k2010/home.html
Come race, run or walk to support area schools. Registration begins at 6:30 am, 5k Run begins at 8:00 am, and 1 mile Fun Run begins at 8:05 am. Fee $25.00

6th Annual Tulsa Poker Run, benefiting Tulsa Area United Way
Date: Saturday, August 28th
Price: Registration- $20. Extra hands- $10. Wrap-up Party- Free!
Location: Multiple locations
Time: 9:00am-4:00pm
Address: Launch from Myers-Duren Harley Davidson,
4848 S. Peoria
American Airlines and the Transport Workers Union are coordinating the 6th Annual Tulsa Poker Run on August 28, 2010, with all proceeds going to the Tulsa Area United Way. First bike out at 10am, and wrap-up party at Port City Raceway. Raffle prizes include a new Chevy truck from Jim Glover Chevrolet, or a new truck from Jim Norton Toyota, or a new Harley Fat Boy Lo from Meyers-Duren.
Web site: www.TulsaPokerRun.com
Phone: 918-292-5400
Email: info@tulsapokerrun.com

UTSAV- India Fest 2010
Date: Saturday, August 28th, 2010
Location: The Pavilion at Expo Square, 4145 E. 21st Street
Time: 11:00am-5:00 pm
Experience Exotic, Exuberant, Vibrant India
Visit the architectural marvels of India
Witness the mystical intricacies of an Indian wedding
Join us in Bollywood and Folk dances of India Savor the spicy, culinary delights of India and Enjoy the spectacle of a colorful bridal fashion show.
Price: $5.00* for Adults 15 and over (*$5.00 off a purchase of $35.00 or more in clothing sales)
Organization: India Association of Greater Tulsa
Web site: www.iagtok.org; Contact: Manju Kaul; Phone: 918-615-2383

Weekend Events August 27-29, Tulsa Oklahoma

Oklahoma Pinto Horse Show
Date: August 28 – 29, 2010
Location: Expo Square – Built Ford Tough Livestock Complex
Web: http://www.oklahomapinto.org

The West of Olaf Seltzer
Date: through August 29, 2010
Location: Gilcrease Museum – 1400 N. Gilcrease Museum Rd.
Web: http://www.gilcrease.org
Opening concurrently with the The Masterworks of Charles M. Russell is The West of Olaf Seltzer. Befriended and mentored by Charles Russell, Olaf Seltzer created a large body of work that resulted in a valuable record of life in the old West.

Tulsa Drillers Baseball
Date: August 28-31
Location: ONEOK Field – 201 N. Elgin Ave.
Web: http://www.tulsadrillers.com
28-30: NW Arkansas Naturals
31st: Springfield Cardinals

Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

4-bedroom, 4-car garage, 4 Sale in Longhorn Estates

The Longhorn Estates subdivision satisfies those that want the best of country living with the conveniences of our urban lifestyle. The subdivision is moments away from Tulsa Hills shopping center, an easy 15-minute highway drive to downtown Tulsa and close to several other major interstates, providing easy access to all that Tulsa and surrounding communities offer.

This beautiful full-brick home sits on a fully fenced, oversized acre lot with a view of stocked fish ponds and boasts beautiful trees and visiting birds. The professional landscaping is both handsome and meticulously done.

From the grand front entry, you can see the Great Room, formal dining room and kitchen.

The very open plan includes every desirable architectural detail including high ceilings, crown molding, archways, bull nose corners, extensive custom tile flooring and more. Vinyl, energy-efficient windows in the Great Room afford a beautiful view of the large back yard.

This custom built home was made for entertaining and open conversation. The entire living area has magnificent tall ceilings and crown molding. The center of attraction in the Great room is the corner brick fireplace. The formal dining area is framed by graceful arches, and the kitchen, kitchen bar and breakfast area are adjacent to the Great Room and dining area to allow a large crowd setting.

Now to the gourmet kitchen with high-end stainless steel appliances, slab granite countertops, beautiful slate tile backsplash, counter seating and adjoining breakfast nook.

The rich wood cabinetry is stunning, and any chef will appreciate the 5-burner gas range, 2nd built-in convection oven and microwave, walk-in pantry, and pull-out shelves in all the base cabinets for convenient storage.

The kitchen overlooks the great room, so it's easy to visit with guests as you prepare a meal. The adjacent formal dining area also promotes a nice flow and affords comfort and openness.

You can lose yourself in the master bedroom suite. Elegant coffered ceilings give this room a rich feeling of grandeur, while the contrast of designer paint and crown moldings offer depth to this grand space. The bedroom itself is large enough for all your bedroom furniture, plus a sitting area. A private door exits to the lovely covered back patio.

The adjoining master bath includes a whirlpool tub, separate shower, toilet, double-sink vanity and plenty of storage. Beyond that is the closet which measures 134 square feet by itself and has well-planned built-ins for even more storage.

4-bedroom, 4-car garage, 4 Sale in Longhorn Estates

The 2nd and 3rd bedrooms are on the opposite end of the home in this true split-bedroom plan. One bedroom has a walk-in closet and the other has a closet that spans the width of the room. The second hall bath with a bathtub/shower is between the two bedrooms and accessible from the kitchen and living areas.

There are two separate exits to the two 2-car garages. The front garage easily houses two large vehicles, plus has extra storage space. The back garage can also hold two large vehicles, but has been finished into an immaculate workshop which is insulated, heated and air-conditioned, wired for 220/110 and includes beautiful custom cabinets and counter tops. If you're looking for a "man cave," you've found it!

From the large covered patio with two ceiling fans you can take in the view of the nearby stocked pond with fountain. Enjoy the many trees at the back of the fenced yard and listen to the quiet of the countryside. A gas hookup is already in place, making the patio a perfect spot for backyard barbeques.

Next to the entry is the fourth bedroom which can be used as your office - it includes a large walk-in closet and built-ins.

Adjacent is one of the two hall baths where the exquisite tile work can be seen through the glass shower walls. As is the tile throughout the home, it is high quality and simply breathtaking.

The inside, separate utility room is a dream, in that it has enough room for your washer, dryer, and 2nd refrigerator. Also included is a large storage closet, upper and lower cabinets and counter top space for folding or stacking.

Other extras not to miss include added storage in the attic, heat-reduction window tinting, wood blinds throughout, energy-saving lighting, organic garden beds, a large compost bin, and a separate water meter for the sprinkler system to reduce your monthly water bill.

Longhorn Estates embraces the heritage and history of Oklahoma with large lots and open spaces. The scenery in this subdivision promotes a relaxed and peaceful environment with the simplicity of nature's finest gifts at your fingertips. In addition to stocked ponds, the subdivision has a hiking trail around one of the ponds and an active homeowner's association.

This spectacular home is full of quality features, higher-end upgrades and all the extras you deserve. Built well, designed well and perfectly maintained, this home is move-in ready. Please call for a private showing!

Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

The ever-changing way in which we communicate -- QR-Codes, mobile barcodes

I might have questioned your sanity ten years ago if you told me I would be carrying a phone and computer in my pocket some day -- that I would communicate with friends and clients through text-messaging, tweets and FaceBook status updates. But, here I am with my iPhone in my pocket -- tweeting, texting, instant messaging and e-mailing from where ever I happen to be.

And, it continues to evolve, which is the challenge and blessing of technology.

My newest communication discovery is mobile barcodes or QR-codes (the QR acronym is for Quick Response). QR-codes are two dimensional barcodes designed to have its content decoded at a high speed.

Depending on what kind of smart phone you have, you can download a reader for free.

If you've downloaded a QR Reader, go ahead and activate it and point your phone at the barcode embedded in this post.

Voila! Instantly, a YouTube video of a home for sale at 14213 South Urbana Avenue in Bixby, Oklahoma, pops up on your phone screen.

What percentage of homebuyers own smart phones? Read a bit about Smartphone statistics and market share. For example, Nielsen reports smartphone sales accounting for 25% of the US mobile phone market in the second quarter of 2010, and expect smartphones to become the majority by the end of 2011.

The ever-changing way in which we communicate -- QR-Codes, mobile barcodes

How in the world does this change how we advertise real estate? It changes everything!

No need to clutter up a brochure or ad with tiny photos of a 2,000 square foot home - simply insert the barcode and let the prospective client view your beautiful home video!

In order to effectively SELL real estate, you must understand how home buyers shop. And yes, they're reading tweets, text-messaging, shopping on the internet and now viewing videos from their smart phone.

Trust the Realtor keeping up with today's technology to help you sell your home. That's just SMART.

Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Utica Square, midtown Tulsa's finest shopping centre

In midtown Tulsa, we refer to Utica Square as "The Square," as it's been our beloved shopping center since the early 1950s.

It's an outdoor shopping centre and resembles a village of yesteryear with many landscaped gardens, fountains and multiple chiming clocks. It's an enjoyable experience to just visit "The Square" on a nice afternoon and walk past the shops, visiting with friends you will surely meet there. 

The Square fits in nicely with our midtown Tulsa community because of its charm, history and aging trees - it feels like part of our neighborhood. Many shops and restaurants are locally-owned - there is a great mix of our hometown favorites and national chains.

Utica Square, midtown Tulsa's finest shopping centre

You can do everything at Utica Square in one trip. You can purchase groceries, wine, fill your prescriptions, buy greeting cards and purchase a birthday gift. Of course, you can dine in many fine restaurants, shop for clothing and register for your bridal or baby shower.

Utica Square has become much more than a place to shop. During the summer, hundreds of midtown neighbors head to The Square every Thursday evening for "Summer's 5th Night," where we enjoy a free outdoor concert, bring our picnics and catch up on neighborhood news.

An annual event not to be missed is "Lights On!" when over 700,000 Christmas lights throughout the shopping centre are turned on Thanksgiving evening. Santa is there to kick off the holiday season and we sing holiday carols. 

I'm not sure how many years we've enjoyed "Art in the Square," but it's a free event where local artists showcase their work along the walkways at the Square. I actually stumbled into this event many years ago while having breakfast at the Wild Fork with a girlfriend. Art in the Square is scheduled this year for Saturday, October 2, 2010, from 10am to 5pm.

If you are moving to midtown Tulsa or want to discuss your midtown Tulsa real estate needs, call me - I'll meet you for coffee at The Square!

Russell Stover Candies photo in Utica Square compliments of Keith Wondra, Flickr Creative commons http://www.flickr.com/photos/historian77/3835197953/

Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Market Report Snapshot June 1-August 19, 2010 Florence Park, midtown Tulsa

There are currently 14 active listings in Florence park, ranging from $139,500 to $305,000. Five listings are pending.

Eleven properties have closed since June 1, 2010, with low price of $70,000 and high of $229,500 and average sales price of $169,727 with average days on market of 42.

Florence Park boundaries are Harvard to the east, 15th Street to the north; 21st Street to the south; and the Broken Arrow Expressway to the west.

Florence Park has a varied style of architectural designs, an active homeowner association and two public parks, Pratt Park and Florence Park.

It's a great little corner of midtown Tulsa, close to the University of Tulsa, Utica Square, restaurants and shopping on Cherry Street and Saint John's hospital.

View Map of Florence Park

Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Weekend Events in Tulsa OK - August 20-22, 2010

Sean Hannity Freedom Concert
Date: August 20, 2010
Location: BOK Center - 2nd and Denver Ave.
Sean Hannity Freedom Concert with Lynyrd Skynyrd, Charlie Daniels Band and Michael W. Smith
Web: http://www.bokcenter.com

Sounds of Summer & Jazz
Date: Friday, August 20th
Time: 6:30-10:30
Place: The Ivey Rooftop Wine Bar & Lounge (on Brookside)
Get your ticket for a $10 donation to CFF (Cystic Fibrosis Foundation). Food by Wolfgang Puck, In The Raw & Full Moon Cafe! Call Angie at 744-6354 to get your tickets!

Symphony By The Sea
Date: Friday, August 20th, 2010
Location: 300 Aquarium Drive Jenks
Time: 6:30pm-10:30pm
Web site: www.okaquarium.org
Starts at 6:00 pm. Ends at 10:00 pm. Enjoy live music by Tulsa Symphony Orchestra! The cocktail hour and dinner will be followed by a live auction.

Song of the Swimming Sun
Date: August 21, 2010
Time: 7:30 p.m.
Location: Tulsa PAC Web: http://tinyurl.com/2fqe676
Megan McKown-Miller performs in a special dance event. The Song of the Swimming Sun is presented by the Soluna Performing Arts Group, a collective of regional artists, dancers and performers interested in experimental approaches to performance art.

Robbie Fulks with Robbie Gjersoe and the Trishas
Date: August 21, 2010
Time: 7 p.m.
Location: Tulsa PAC
Web: http://tinyurl.com/28dl77z
The National Fiddler Hall of Fame presents Robbie Fulks with Robbie Gjersoe and The Trishas.

Dance/Yoga/Drumming Workshop
Date: August 21, 2010
Time: 7-8:30 pm
Location: Liggett Studio
Web: http://www.livingarts.org

And, next week . . .

Hanson
Date: August 25, 2010
Location: Cain’s Ballroom
Tickets: http://www.ticketsmore.com/Hanson-tickets/tulsa-ok-Cains-Ballroom-8-25-2010.html

Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Negotiating Repairs in an Oklahoma Real Estate Sales Contract

When we negotiate elements of an Oklahoma Real Estate Sales Contract, we negotiate the sales price, closing date, a residential service agreement, repairs and a variety of other terms.

What is complicated about negotiating the repair cap is that we agree on a limit that the Seller is obligated to spend on repairs BEFORE inspections are conducted. Experienced agents will examine major elements such as heat and air systems, hot water heater, and look for signs of structural damage or wood rot.

If I see that the hot water heater in the garage has not been raised the required 18-inches, I'll ask for that to be corrected in the "Additional Provisions," portion of the contract so that expense is not included in the repair cap. If I know that the roof is twenty years old and two layers, I'll include, "Seller to replace roof with shingle of Buyer's choosing at a cost not to exceed $xxx."

But as far as repair expenses, we take our best guess. You don't want to ask for too much, because what is not spent is not refunded to the Buyer. If you ask for $1,000 in repairs and only $600 is required, the Seller keeps the unspent $400.

Negotiating Repairs in an Oklahoma Real Estate Sales Contract

On the reverse, if you ask the Seller to be responsible for $1,000 in repairs and $2,000 is needed, we re-negotiate. Often the Seller and Buyer will split the excess amount. Sometimes the Buyer will choose only the items extremely important and make less important repairs after they close and take possession of the home.

Regardless, this renegotiation is a pivotal point in the transaction and where many will fall flat if not negotiated with care and consideration.

Buyers don't want to start new in a home with defects. Sellers have not been bothered at all by their home's low water pressure, and they certainly had no clue that one corner of their home needed piering.

Home inspectors are paid by the Buyer and do their best to call out what is considered dangerous, what should simply be observed over time and recommendations. It may not be a defect that a home has no guttering, but the potential for wood rot or termites will increase if guttering is not added in the near future - so that would be a recommendation by the home inspector.

Because these defects, observations and recommendations are not black and white, we all renegotiate. By now, the house has been off the market for ten days or so and everyone is scheduling movers and making plans to move forward. Make sure you have a good negotiator and licensed Realtor in your corner!

Contract photo compliments of Flickr Creative commons: http://www.flickr.com/photos/julishannon/2434691031/

Home inspection photo compliments of Flickr Creative commons: http://www.flickr.com/photos/48525508@N04/4459730027/

Originally Posted at: Midtown Tulsa Real Estate - Lori Cain