Midtown Tulsa Real Estate - Lori Cain: Lori Cain - Midtown Tulsa Real Estate www.tulsahomeforsale.net 918-852-5036 (Chinowth & Cohen Realtors )

Since I lost TWO contracts with two seperate Buyers in multiple-offer situations in the past ten days, I thought it would be appropriate to re-blog Bryan's post. While we're not USE to multiple offers in the greater Tulsa real estate market, they are coming back. IF you find the perfect home for you and there are multiple offers, you only get ONE SHOT at purchasing that house. PLEASE follow your Realtor's advice!

Representing home buyers, I lost out in TWO multiple offer situations in a ten day period. Ouch!

 

When a Buyer finds themselves in a multiple offer situation, they need to put together an offer that will be most attractive, because you ARE COMPETING. Multiple offers create a "frenzy, auction-type" atmosphere. Not only does more than one person want the same home, everybody wants to WIN!

 

A few questions to consider in a multiple offer situation include:

• How will you feel if you lose this home to the other bidder? Will you feel slightly disappointed or will you feel miserable?
• Do you have a 2nd or 3rd choice that you would be happy with?
• Does THIS home offer features that you are not likely to find in other homes? Is it unique and does it meet your wants and needs?
• If you pay slightly over list price while getting a very low interest rate, will the amount of your monthly mortgage payment increase enough to prevent you from paying more? OR, does the thought of paying more than list price just not sit well with you?

The National Media is still telling the public that "it's a Buyer's market," inferring that Buyers can bring Sellers to their knees and have their way with them. Please remember that all real estate is local and that is not the situation in the greater Tulsa real estate market.

 

The single best way to make your offer more attractive is to offer a higher sales price. Additionally, don't litter your offer with requests - keep it simple and clean. If you have a good work history, are paying a significant amount down; or are flexible on closing date, make those factors known to the Seller's Realtor.

 

If you've found the home of your dreams and wind up in a multiple offer situation, be prepared to fight for it. And if you have an Ace to play, NOW is the time to play it!

 

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

Relocating to Tulsa? Learn Tulsa's Highway System!

Relocating to Tulsa or any city can seem like a daunting task because you don't know the neighborhoods, what your commute to work will be like or what amenities will be close by. It's great if you can make multiple trips to Tulsa to shop for a home, but if you only have one opportunity to shop, you need to learn a lot online.

Tulsa has a fabulous expressway system. Highways 75 and 169 are fairly parallel to each other and are north/south. Highways 51 and Interstate 44 (also known as Skelly Bypass) are east/west, but are not parallel. So, depending on where you are going, if you live in south Tulsa and want to drive downtown, you may take Hwy 169 north to Highway 51 (also known as the Broken Arrow or BA Expressway), then drive west to your destination.

If you live in the Jenks area and are headed downtown, you would travel Hwy 75 north. If you lived in Owasso, you would take Hwy 169 south to I-244 (also known as the Crosstown Expressway) and travel west to your destination. What you need to communicate to your Tulsa Realtor are the criteria that is most important to you in a home - space, size, condition, school districts, proximity to golf courses, shopping, etc. If you plan to travel to work at 7:00am, the commute is probably going to be easy regardless of which area you travel. However, if you plan to work 8:00-5:00, you'll want to plan your route carefully.

Relocating to Tulsa? Learn Tulsa's Highway System! Several bedroom communities outside of Tulsa proper are good options - including Owasso, Collinsville, Sand Springs, Sapulpa, Jenks, Bixby and Broken Arrow - depending on how large of a home you desire or possible acreage desired. Obviously your price range is going to have a great impact on options available, so please speak to a Lender before you begin to shop. Tulsa midtown homes are higher priced per square foot than outlying areas and many of our garages are detached. If you want to live in midtown Tulsa, you're going to have to make some compromises.

The custom searches a Tulsa Realtor can set up are awesome and once set up, we can communicate via your web portal - making notes as to which are busy streets and how the commute from that house would be. And here are some Tulsa proper driving directions, explaining how our street grid system works!

If you are relocating to Tulsa, give me a call and we'll talk about your situation. Plan a trip to visit - I'd love to give you a tour!

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

Midtown Tulsa Real Estate - when "urban infill" is abused

For those who have not been to Demetrius' and my home at 19th & Cheyenne, we are between Boulder and Riverside, just north of the 21st Street Bridge. We have a lot of new exciting projects along Riverside, including the marvelous expansion of the biking and walking trails and the addition of the Blue Rose Cafe on the river. It's definitely a "hip" place to live, as Deme only has to walk one block to Veteran's Park for many of 5K runs in the city -- and, of course, we have the fabulous view of the July 4th fireworks. In the winter, we watch children sledding in the snow down the hill at Harweldon. We have a beautiful view of the river and many lovely neighbors who have invested much money in restoring their homes.

Years ago, the single-family dwelling to the south of us was damaged in a fire and ultimately condemned. The lot was purchased by a developer for $87,500. He is requesting variances from the Board of Adjustments to allow him to crowd a TEN-UNIT, 15-GARAGE apartment complex on this 1/4-acre lot which has historically housed a single-family dwelling. His plan is "conceptual," but he estimates the units will be 600-1000 square feet each and will rent for $800-$1000 per month.

Our neighborhood already has a huge on-street parking challenge because of guests visiting existing apartment tenants. We catch a lot of overflow parking from the Blue Rose, Dresser Mansion, Veteran's Park, Elwood's and various RiverParks activities. When WE have a party or fundraiser, OUR guests typically park at the Mental Health building behind us on Boulder and walk through the alley.

Because of our parking challenges, we often find our driveways blocked, it's difficult to get OUT of our neighborhood during festivities, we worry that emergency vehicles can't get INTO our neighborhood, people do NOT observe our speed limit and cars park in front of our fire hydrants. ADD to this problem? REALLY?

Midtown Tulsa Real Estate - when "urban infill" is abused

In addition to parking problems, this proposed crowded development will have apartment tenants blindly BACKING OUT onto 21st Street, which is a one-way arterial street to Riverside. AND, for those residents wanting to travel east into Tulsa, they will travel north on Cheyenne to get turned around - thus, adding more traffic to our neighborhood street where children play.

Urban infill is the process of developing vacant or under-used parcels within existing urban areas that are already largely developed. While we ENCOURAGE infill, we expect that the infill be appropriate for the neighborhood, accommodate existing architectural style, -- and not create additional public safety and storm water issues.

Why should the developer's right to make a profit be given more consideration than OUR investments in our personal homesteads? Why should he not build within the zoning restrictions KNOWN to him at the time of his purchase? He could easily build a single-family dwelling and sell it at a profit. Or, if he's insistent on rentals, he could build an upscale duplex or triplex within existing zoning restrictions.

Our hearing with the Board of Adjustments is Tuesday, May 8th at 1pm at City Hall- 175 East 2nd Street. If you also oppose the granting of the requested variances, we invite you to join us. If you are unable to attend, but would like to write the Chair of the BOA a letter, please do so - you can drop off at my home or I will make arrangements to pick up from you! Letters are due to the BOA by Thursday May 3rd and may be directed to Frasier Henke, Chair BOA. Please email to cback@incog.org and copy me at razncain@cox.net.

Call me if you have any questions or suggestions: 918-852-5036.

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

Jane is a savvy California REALTOR and makes an excellent point in this post. If you are waiting for housing prices to continue to drop while interest rates are creeping back up, you will gain nothing. NOW is the time to buy!

What personal items remain in your Tulsa home for sale?

Our state contract clearly specifies what items remain in your Tulsa home for sale, such as window treatments, light fixtures, fireplace inserts, built-in appliances, pool equipment and more. When we list your Tulsa home for sale, we ask if there are any items you would like to exclude, such as a chandelier for which you may have sentimental value.

But what about the pool table and the mounted flat-screen television? It's expensive to move a pool table and it needs to be re-leveled. And that mounted flat-screen television is the perfect size in the perfect spot. You might discuss those items with your Realtor before you list your Tulsa home for sale, because your potential Buyer is likely to ask for those items.

Typically we put in the "Realtor Remarks" section of MLS (Multiple Listing Service) that "items a, b and c are negotiable." It would save a little time crafting an offer on your Tulsa home for sale if it were spelled out that the pool table can or can't remain with the house.

What personal items remain in your Tulsa home for sale?

Buyers naturally fall in love with how your home is furnished, and that's a big part of the reason they chose to purchase your home. If you are downsizing and would like to sell some of your furnishings to your Buyer, leave a note in a table tent as to what's available and at what price.

Beware that Lenders do not want to see a list of couches and furniture in the real estate contract. They don't object to Buyers asking for a pool table or refrigerator to remain with the house, but the real estate contract is for real property - and the strict definition of that. If furnishings are to be negotiated, that should be done through a separate supplemental agreement.

So look through your Tulsa home for sale before you put it on the market and discuss with your Realtor what items you suspect a Buyer might ask for and whether or not they may be negotiable. If you want to take the pool table with you, state that upfront to avoid confusion!

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

I love re-blogging David's home maintenance tips. Proper chimney flashing, guttering and grading will extend the life of your home and help you avoid costly repairs. Water around your home is never a good thing!!

Your Tulsa Home For Sale - it's ALL in the photos!

When your Tulsa home for sale goes on the market, you want to make sure that your home is in top-notch condition and that professional photos are distributed throughout the internet. Home Buyers are shopping online, so if they don't like what they see in the photos, they are not going to consider viewing your home.

I always encourage Sellers to stage their Tulsa home for sale, and staged homes will photograph better. The professional photographer on our team, Leslie Gregory, says that staged homes are easier to photograph and the photos require less editing. Her results are always high quality, crisp photos - inviting prospective Buyers to view - and purchase!

While searching online for half-million dollar properties for an out-of-state Buyer coming in this weekend, I was shocked to see listings with a single view of the kitchenor no photo of the salt-water pool. Before listing your Tulsa home for sale, please ask for examples of how your Realtor markets their listings. If they're taking photos on their own or with their iPhone, find another Realtor!

Photos of your Tulsa home for sale should be professionally taken, and there should be lengthy and descriptive photo captions for each. Don't leave the Buyer guessing whether the oven is convection or if the inside laundry is separate - describe each room at length in the photo caption.

The attraction and EMOTIONAL connection to your Tulsa home for sale begins with the photos. Buyers will be thinking, "I LOVE this open kitchen - look at all the storage and the beautiful island!" Or when viewing your living area or master bedroom, you want them to think, "there's plenty of room for my furniture!" Are you not falling in love with the wrap-around porch photo above?Can't you SEE yourself sipping tea on that porch?

Insist on quality photography, virtual tours and extensive verbiage when marketing your Tulsa home for sale. Make sure that it will be syndicated throughout the internet! Please consider our home selling team when listing YOUR Tulsa home for sale!

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

3751 East 4th Place, Tulsa OK 74112: Large, Immaculate home near TU: offered at $125,000

It's not easy to find an immaculate 1800+ square foot, full brick, vintage home for sale near Tulsa University, but we have one that meets your every need!

Sitting on a 0.328 corner lot and across from Will Rogers High School is a beautiful home with three large bedrooms, two dining areas, two living areas, a 2-car attached garage AND inside laundry!

The home built in 1948 has been restored and updated beautifully. Original hardwoods are handsomely finished throughout; tile is in the kitchen and hall bathroom; the den is carpeted. The entire home has recently been painted with designer colors and the vintage details you expect, such as crown molding, are found throughout. You can enter from the front door and covered porch on 4th Place, or you can enter the home from New Haven through the den by the attached 2-car garage.

The den is a large, comfy area perfect for lounging and entertaining. Off the side is a half-bath which also includes the stackable washer/dryer - probably originally kept in the garage. The den is really large and offers several options for furniture arrangement. Off the den is an exit to the outdoor patio.

Stroll through now to the kitchen - updated tile counter-tops, backsplash, contemporary lighting and wood flooring make this chef's kitchen a dream. Storage and counter space are abundant, and there is plenty of room for a table in your breakfast nook.

Beyond that through a swing door is a formal dining area with a huge amount of sunlight pouring in from the north. The formal dining area is combined with the formal living room which is accessed through the proper front door via the covered porch.

The formal living room includes a beautiful brick fireplace and windows to the north and south. All rooms have been updated with designer paint and contemporary lighting.

The three bedrooms are quite large for homes built in this time frame, and all three bedrooms have cedar-lined closets. The master bedrooms has two windows and two closets.

The hall bath is directly between the den and bedroom areas - easy access from either side.

The yard is fenced and the back patio includes a metal arbor with detachable top.

This home for sale near TU is perfect for young professionals, a growing family, or students wishing to share a home. Please call today for a showing: 918-852-5036! And enjoy our virtual tour below!

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

How important are SHOWING INSTRUCTIONS for Tulsa home Sellers?

Tulsa home Sellers depend on the guidance and advice from their Tulsa Realtor on how best to get their home sold, and showing instructions are a key factor. All Tulsa home Sellers want to make their home as ACCESSIBLE as possible to cooperating REALTORS.

This means your showing instructions should NOT require that your Listing Realtor be present for showings. It is difficult enough to map out and schedule showings for 5-8 homes without having to accommodate another busy Realtor's schedule.

DO NOT be present during showings. It is okay to remain at your property until prospective Buyers arrive if they can't give you a definite time they'll be there. But when they DO arrive, please LEAVE. Walk the dogs, go to a neighbor's home or simply go for a cup of coffee. Buyers are intimidated when the Seller remains on the property and they will rush to get through your home. You WANT them to view your home leisurely.

We will request one hour's notice to show, but if you only get a five-minute warning, please don't turn Buyers away. I would rather them see your home with dirty dishes in the sink than to skip seeing your Tulsa home for sale entirely.

There's no doubt that it's stressful for Tulsa home Sellers to always keep their home tidy while it's on the market. The absolute easiest thing a Tulsa home Seller can do to help expedite a sale is to make showing instructions easy.

Our showing instructions are included in the MLS (Multiple Listing Service) and are not seen by the public. So, if an appointment is not needed Monday through Friday, 8am to 5pm, spell that out in your showing instructions.

If you text-message, make that option available for Realtors to schedule a showing appointment.

If you think your Listing Realtor is giving you special attention by offering to be present during showings, please think that over again.

When YOU are out house shopping, would you be comfortable with the Seller's Realtor hovering over you and listening to every comment?

Simple and flexible showing instructions are important for Tulsa home Sellers. The more traffic you get, the more likely you will receive an offer.

So, make your showing instructions attractive and let's sell your Tulsa home for sale!

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