Midtown Tulsa Real Estate - Lori Cain

What to do with pets when your Tulsa home for sale is on the market

Sometimes a challenge to home Sellers is what to do with their pets when their Tulsa home for sale is on the market. Ideally, we don't want to request more than an hour's notice to show your home, so it needs to be "show ready" all day, EVERY day.

Many Tulsa home Sellers will be able to run home prior to a showing to crate their 4-legged family member. Some will keep their pup in the back yard or garage during showings.

If a home Seller is confident that their pet will not alarm or harm prospective Buyers, they may let them have the run of the house. Then, it's appropriate to write in Realtor remarks, "Fido is a friendly dog and welcomes you." But if Fido jumps on people, he needs to be contained.

I'm fortunate that my dog-sitter lives ten blocks away and could be available to remove all three of my pups with little notice, if my home were on the market. It rained today though, and my kitchen floors are covered with muddy paw prints. My dog-sitter is wonderful with our dogs, but she doesn't clean floors.

As hard as it is to imagine, not all people are "dog people." If none of the previous suggestions will work for you, perhaps a neighbor could help get the pups out of your home during showings. Please don't ask for more than two hours notice to show though, because that's truly an inconvenience to Realtors and your home will likely be shown less.

Talk to your Realtor about possible solutions to keep your pets segregated or confined during home showings. And, remember to reward Fido after a showing, because he's trying to make a good impression too!

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

You have finally found the home you wish to purchase and negotiated the sales contract. What's next?

First we get a copy of the executable contract to your Lender and Title Company. You'll begin gathering Lender requirements which should include two years' tax returns, two months' recent paycheck stubs and bank statements. Other items may be required depending on your type of financing and income sources. For example, if child support is going to be considered part of your income, you'll need documentation showing consistent payment of that. The Lender will also order an appraisal on the property.

The Title Company will order the abstract for the subject property and verifying that the Seller indeed has the ability to convey a clear title to the new Buyers.

We will schedule inspections at the soonest possible date. We want time to discover what needs to be repaired, get bids and complete repairs prior to closing. In some instances, the needed repairs will exceed the cap negotiated in the sales contract - in that case, time is needed for Buyers and Sellers to further negotiate.

You'll need to contact your insurer to get quotes for your homeowner's insurance. That information needs to be sent to your closer. Now is a good time to shop for rates, particularly if the home you are purchasing has energy-efficient or safety features that may reduce your rate. Don't forget to check the age and shape of the roof!

If all is on track, you'll want to schedule your utilities to be transferred and contact your internet service provider. And now, it's time to begin packing!

After repairs are completed, you may want to have your inspectors reinspect. You'll also want to plan a final walk-through of your new home the day before or morning of closing.

It can be a fun and exciting time!! The better prepared you are, the more pleasant your home buying experience will be!!! Call me, and let's buy a house together!!

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Dilly Deli Restaurant in Blue Dome District, downtown Tulsa

One recent Saturday morning, Deme and I decided to go for brunch, and we wound up at Dilly Deli in the Bluedome District in downtown Tulsa. I LOVE this restaurant on so many levels! I had eaten lunch there previously with girlfriend Sharon, But Deme had not been there before.

The restaurant is as fun as its logo implies. It's a locally-owned business. That alone makes the food taste better and makes me want to spend my money there.

The bread: Dilly Deli's rye and Tuscan breads come from the Farrell family organic bakery right here in Tulsa. My husband is a bread lover and his heart was completely won over.

The coffee: I'm a serious coffee drinker but have never liked the snooty stuff. The Dilly Deli house coffee is a special blend prepared for them locally by Topeca Coffee Company. Topeca is a family-owned, seed-to-cup company, and their beans are roasted right here in Tulsa. You'll love it.

The meat: Dilly Deli's turkey and chicken are all natural - no funny ingredients you can't pronounce, no preservatives, artificial ingredients or MSG - no nitrates and gluten free.

The decor is welcoming and comfortable - you can go dressed up or down. There is an upper and lower level of inside dining featuring mismatched chairs, and there is a lovely dining area outside that we'll enjoy in the spring months.

When I had lunch with Sharon, I had a pumpkin soup and grilled cheese sandwich. Sharon had tomato basil soup. When Deme and I went for brunch, we split a "Tina" which included lox, cream cheese, tomato and red onion on an everything bagel. I had an omelet and Deme had a "Glenn & Joan" which was corned beef, pastrami, Muenster & Swiss cheeses served on rye. Yep, we ate it all.

Their sandwich menu is set up like a "mix and match." Although they have many preset items from which to choose, you have the option to choose your bread, your meats, cheese, veggies and condiments.

Check out their web site for specials and get on their mailing list. I am making note that Reuben sandwiches are only $3 on Monday nights and their house Bloody Mary is calling my name! Oh, and kids eat free on Thursday nights.

In addition to soup and sandwiches, they offer breakfast, salads, sides, a kid's menu and a variety of beverages including beer and wine. They also offer catering and homemade pastries.

Hours are Monday through Thursday 7aam-8pm; Friday and Saturday 8am-8pm; and Sunday 8am-4pm. Great spot to go after work or on the weekends - I know we will be visiting more often.

And you can follow them on Twitter @DillyDeli or friend them on Facebook: https://www.facebook.com/dillydelitulsa. Phone is 918-938-6382.

If you are as supportive as me of the revitalization of downtown Tulsa, please support the locally-owned businesses that are making this possible. For those that don't often drive downtown, 2nd and Elgin is EASY-PEASY to get to, and you will love the Bluedome District!

And when you go to Dilly Deli, please tell them Lori Cain sent you. They don't know me yet, but I'm hoping to have a regular table and discount soon!  

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Repairs in the Oklahoma Real Estate Contract

Confusing to both home Buyers and Sellers are how repairs are handled in the Oklahoma Real Estate contract. Repairs are handled differently from state to state, so if you're not purchasing or selling real estate in Oklahoma, this may not apply to you at all.

When a Buyer makes an offer on a Tulsa home for sale, we literally "guestimate" how much we think we'll spend in repairs. So, we negotiate a figure for repairs which is a "repair cap" that the home Seller agrees to. We do not conduct inspections until all terms of the contract are agreed upon, earnest money is deposited and we have an executable contract.

Once inspections are done, the Buyer's Realtor submits a form called a TRR (Treatments, Repairs, Replacements) to the Listing Realtor which includes a list of requested repairs. We generally perform the following inspections: EMP (electrical, mechanical, plumbing); Structural; Termite; Roof and a Chimney inspection if there is a fireplace - pool inspection if there is a pool.

It's the Seller's (or his Realtor's) duty to get estimates for requested repairs. IF the repair cap is exceeded, either party (Buyer or Seller) can cancel the contract. But WHY would you want to do that?

The Seller is often confused because something was discovered that his inspector missed five years ago when HE bought the home. Buyers are sometimes uncomfortable with the type or quantity of needed repairs. It can all be very emotional, and keeping a real estate transaction together AFTER inspection is often more challenging than negotiating the sales price and other terms of the contract.

NOBODY would have anticipated that the home in Legacy Park built in 2004 would require over $2,000 in repairs, but it just happened that improper flashing around the guttering caused the exterior stucco veneer to separate from the home - and that was an expensive repair. We knew the Owen Park home built in 1925 had not been updated, but did not realize that the entire basement walls were crumbling beneath the earth.

After the repair bids come in, Buyers and Seller begin a second round of negotiations when the repair bill exceeds the agreed-upon repair cap. Sometimes Buyers will cross a few items off their list and complete those repairs later on their own dime. Sometimes the Buyer will insist that all repairs are made or they will walk away from the transaction and find another home to purchase.

Home Sellers need to ask themselvesif they really want to put their home back on the market and wait for another Buyer when they will likely have to make the repairs anyway. And depending upon the type of financing the Buyer has, the Seller may be REQUIRED to make all repairs, regardless of cost, to sell their home at all.

This is an emotional part of a real estate transaction and an opportunity for a true real estate professional to keep all parties in check, feet on the ground and remind everyone that "one of you wants to sell this house, and one of you wants to buy it - let's figure this out to make it work for all."

This is yet another reason why I encourage Tulsa home Sellers to have their home inspected PRIOR to listing - the fewer surprises after you're under contract, the better.

If you have questions about inspections or how repairs are handled in the Oklahoma Real Estate contract, give me a call - I'll walk you through it.

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Tom and Bev give a valuable update on renovations in downtown Tulsa. It's exciting to watch the revitalization in progress - I find myself visiting downtown Tulsa more and more often, and it's convenient because I live south of downtown. Definitely another reason to consider relocating to Tulsa Oklahoma!

MLS #1201881 ~ offered at $300,000
6504 East 84th Street, Tulsa

You'll love the stone and brick exterior of this home in The Crescent, the side-entry garage, plus additional garage and widened driveway.

Enter this home from a covered patio to a stunning entry. The vaulted ceiling, elegant stairwell and beautiful crown molding will take your breath away.

Immediately to your left is a formal office or formal living room with a large window facing the north - the room can be closed off for privacy by beautiful glass-paned French doors.

The formal dining shares a magnificent vaulted ceiling with the open entry. Beautiful accents include crown molding, baroque inset carpet, chandelier and doors separating the dining from the butler's pantry. Another set of doors separates this living space from the den living area and kitchen. The den living area is spacious and includes a beautiful tiled fireplace with wood mantel. A large wall of windows overlook the back yard and covered patio.

This living area is combined with the chef's kitchen which features granite countertops, tiled backsplash, new appliances, double ovens, large pantry, under-mount sink, canned lighting and handsome hardwood flooring. There is a built-in display cabinet or bookcase between the living area and kitchen and a built-in desk area in the kitchen. The butler's pantry and storage pantry are conveniently located between the kitchen and formal dining room.

Beyond the kitchen is an adjoining breakfast nook with chandelier with bay windows and an entrance/exit to the covered patio. Handsome hardwood floors are throughout the entry, hallways, kitchen and breakfast nook.

There is a convenient powder bath in the hallway with a built-in cabinet display.

The huge master bedroom is on the first level and features a coffered ceiling, bay window seating area and entrance/exit to the covered patio. Beyond that is a built-in dresser with drawers and shelving behind glass-paneled doors. To the right of that is a HUGE walk-in closet. To the left is the master bath, including tiled flooring, a double-sink marble vanity, separate shower and whirlpool tub.

The inside laundry is off the hallway on the first floor and includes a sink, cabinetry, counter space, hanging rods, shelving and a fold-out ironing board. Also off the laundry is a 2nd first-floor half bath.

At the top of the stairs to the left is a 2nd bedroom with a private full bath. The 3rd and 4th bedrooms up are separated by a Pullman bath. Each room has a walk-in closet, and off the 4th bedroom is a bonus room for yet more storage.

A large gameroom and office area are upstairs and over the garage. The window seats seen upstairs do have hinged openings for storage and seating.

There is new carpet and fresh paint throughout the home, and the handsome hardwood flooring was just refinished. The back is a retreat with the full privacy fence and covered patio.

The Crescent is a subdivision in the Union school district that offers beautifully landscaped entrances, sidewalks, a park and courtesy patrol.

Please enjoy a virtual tour of our home for sale, and do call for a private showing: 918-852-5036!

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Martin Luther King, Jr. Commemoration Events Tulsa 2012

Dr. Martin Luther King, Jr. January 15, 1929 - April 4, 1968

Tulsa is gearing up for our Martin Luther King festivities this weekend and the MLK Commemoration Society has planned a lot!

The theme for the 2012 MLK events is "All People, All Races, All Religions: The Dream Lives!"

Sunday evening January 15th begins with the Martin Luther King, Jr. Walk in Peace. The procession will form at 7th & Cincinnati and leave at 5:30pm for the Boston Avenue Methodist Church located at 13th & Boston. Shuttle service from the church to the beginning of the procession will be available.

The MLK Interfaith Commemorative Service will be hosted at Boston Avenue Methodist Church. This year's guest speaker will be Sister Jane Nesmith of St. John the Apostle Catholic Church, located in Evansville, Indiana. “Keeping the Dream Alive” Award; and the 2012 winner of the MLK Oratorical Contest will recite the “I Have a Dream” speech. Nursery services will be available. The service will take place on Sunday, January 15, at 6:00 p.m.

When we let freedom ring, when we let it ring from every village and every hamlet, from every state and every city, we will be able to speed up that day when all of God's children, black men and white men, Jews and Gentiles, Protestants and Catholics, will be able to join hands and sing in the words of the old Negro spiritual, "Free at last! free at last! Thank God Almighty, we are free at last!"

The parade on January 16th begins at 11:00am at Detroit and John Hope Franklin Boulevard. It will proceed east on John Hope to Greenwood Avenue and continue south through the Greenwood Business District to Archer, then west on Archer to Elgin.

The MLK Commemoration Society is a not-for-profit, tax deductible charitable organization. They have granted more than $100,000 in scholarships and awards to more than 3,000 students over the past 30 years. To support the MLK Commemoration Society programs, you can donate onlineor by check. Make your checks payable to: Dr. Martin Luther King Commemoration Society, Inc. P.O. Box 14025, Tulsa, OK 74159.

For additional information or questions, please contact Jackie Terry - MLK Event Coordinator at 918-492-9495.

See you at BAM on Sunday night and see you at the parade!!

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

This Colorado Realtor explains well why staging vacant homes is so important.  Also, photos seen on the internet of vacant homes are dull and uninviting. If you see furniture in a room, not only does it encourage emotion, it gives you a sense of flow and size. I would not (and did not) sell my personal home without the full services of a professional home stager!!