Midtown Tulsa Real Estate - Lori Cain: Oklahoma: Tulsa

$127,500 Brookside Bungalow, 4631 S Troost Avenue, Tulsa, Oklahoma: immaculate, updated, move-in ready, perfect for first-time buyer or family

Everyone wants to live in the midtown Brookside area, close to shopping, restaurants, entertainment and less than a mile from Tulsa’s River Park. If you like to walk or ride your bike, this is the place to be!

THIS Brookside bungalow is charming and stunning at the same time, absolutely no detail forgotten. The brick and vinyl bungalow requires no maintenance and boasts a newer roof. Sit on the covered porch and enjoy the flower bed and the redbud tree in the front lawn.

The first thing you’ll notice when you enter the home in the formal living room are the beautifully maintained hardwood floors, fresh paint, new ceiling fan and crown molding. The large front window brings in welcome sunlight. The handsome hardwood flooring is throughout the home, other than the tiled areas and frieze carpet in the family room.

The kitchen is remodeled with everything you could want. The counter tops are new, as are the stainless steel appliances. Beautiful kitchen cabinetry has glass-front cabinets and new ceramic tile flooring. Notice the shelving above the fridge for cookbooks, enjoy the bar seating and view the back yard from the kitchen window.

The family room/den will truly impress you - it’s huge and has a beautiful brick fireplace and mantel, new frieze carpet, windows on the east and south sides, exit to covered patio.

Also off the den is an INSIDE laundry with abundant shelving and cabinets and can be closed off with the pocket door. Laundry recently updated with fresh paint and tile flooring.

The master bedroom and second bedroom have windows on two sides - the third bedroom has amazing built-ins, including shelving, cabinets and drawers (awesome office).

The bathroom floor tile is original to the home and mixed with updated lighting, brushed nickel fixtures and pedestal sink. Faux wood blinds and ceiling fans are throughout the home.

Other extras we don’t want you to miss:

• Large elevated storage room with sink in garage
• Gated alley on side of house
• Sidewalk around house
• Security lighting
• Two car driveway

Now to the relaxing back yard . . . can’t you imagine enjoying a grilled steak on this lovely covered patio? Enjoy the fully fenced yard and mature trees.

Truly the best Brookside has to offer -- Brookside, it’s the place to be!

Please call for a showing. This could be YOUR home!

Lori is a residential Realtor serving the greater Tulsa area, and specializing in midtown Tulsa real estate. Please visit Lori’s web site, LoriCain.com or call 918-852-5036.

PlaniTulsa and Preserve Midtown: working to keep charm and integrity in midtown Tulsa real estate and neighborhoods

Wednesday March 10, 2010 is the Last Chance for Your Voice to be Heard in Support of PlaniTulsa!

Please take a few moments to go to www.PlaniTulsa.org and read the comments blog. Individuals are asking that language protecting our established neighborhoods be removed from the final document. From the very beginning, citizens clearly indicated they want stable neighborhoods.

Go to YouTube and watch the PreserveMidtown video to see why it is important that we stabilize our neighborhoods.

If you support PlaniTulsa as written and want the new comprehensive plan to include language that protects your neighborhood, please go to www.PlaniTulsa.org and leave your opinion or attend the last citizen's meeting on Wednesday, March 10th at 1:30 p.m. and speak directly to the Planning Commission.

PlaniTulsa and Preserve Midtown: working to keep charm and integrity in midtown Tulsa real estate and neighborhoods

Information courtesty of Preserve Midtown: PreserveMidtown is a grassroots, non-partisan, volunteer community based organization founded in May, 2007.

• We are a resource for resident property owners concerned about neighborhood issues.
• We believe in balanced and compatible residential land use planning.
• We care about growth management including protecting the environment.
• We are concerned about traffic, utility infrastructures and escalationg costs of housing for all Tulsans.
• We support neighborhood-friendly development.

PreserveMidtown Mission: To provide information and advocacy for resident property owners concerning issues affecting their property, neighborhoods and the city of Tulsa.

Preserve Midtown Tulsa Real Estate - build homes that fit the neighborhood!

Lori is a residential Realtor serving the greater Tulsa area, and specializing in midtown Tulsa real estate. Please visit Lori’s web site, LoriCain.com or call 918-852-5036.

Components of the real estate offer - what to consider when you receive an offer on your home for sale - When a Seller receives an offer on their home for sale, it’s important to look at all the components of the offer.

The Buyer didn’t offer full price - are you surprised?

Did the Buyer ask you to pay part of their closing costs? How much did they ask you to pay in repairs? Did they ask for a home warranty? Does the Buyer want to close in a time frame suitable to you?

Let’s compare the components of two real estate offers and assume that your home is listed for $200,000.

Buyer A offers $190,000, has conventional financing and is paying 20% down, asked for $500 in repairs and would like to close in three weeks.

Buyer B offers $198,000, has FHA financing and is paying the required 3.5% down-payment, asked for 3% in closing costs ($5,940), asked for $1,000 in repairs, asked for $500 in new guttering, a $420 residential service agreement and would like to schedule closing five weeks out.

Buyer A’s offer will net $189,500 and you will no longer be paying utility bills in three weeks.

Buyer B’s offer will net $190,140 -- $640 more than Buyer A’s offer.

Do you see that Buyer B’s offer is beginning to look like a shopping list? The more a Buyer demands, the more red flags are raised.

Components of the real estate offer - what to consider when you receive an offer on your home for sale

There’s much to be said for what Realtors refer to as a “clean offer,” which means that the components of the real estate offer are simple, clean and less demanding. While at a glance, the offer with the higher sales price seems more attractive, it may not be when you put pencil to paper.

With each offer, your Realtor will prepare a “Net to Seller,” showing what you will net based upon the components of the real estate offer. Look at the bottom line. In this example, Buyer B’s offer will net $640 more, but this Buyer may be more difficult to work with. Remember that some re-negotiating may occur after inspections are done and repair bids are obtained. Which Buyer do you think will agree to repair a few items after closing instead of demanding that you repair every tiny thing found by the inspector? 

Earnest money, repairs, residential service agreements, type of financing, closing costs - these are all components of the real estate offer that you will consider when you receive an offer on your home for sale.

Of course, you will most likely counter any initial offer that you receive that is less than full price. The longer your home is on the market, the more negotiable you will have to become. So, don’t be offended by what you consider a “low-ball offer” the first week on market. Evaluate all the components of the real estate offer and counter with your Realtor’s guidance.

Lori is a residential Realtor serving the greater Tulsa area, and specializing in midtown Tulsa real estate. Please visit Lori’s web site, LoriCain.com or call 918-852-5036.

Components of a real estate offer: what a first-time home buyer needs to know

Our first-time home buyer has been pre-qualified with a Lender and has been shopping online and in person with his/her Realtor.

Now you’ve found the perfect house and are ready to make an offer.

The first thing your Realtor will do is prepare a CMA (Comparative Market Analysis) to show comparable properties in the neighborhood and what they have sold for. We study what has been sold in the past six months and use this data to determine a fair market value price. What you decide to offer depends on how quickly the properties are selling in that particular area, how long the property has been on the market and other factors - your Realtor representing you will advise you.

In the price range in which first-time home buyers are shopping, the pricing may not be as competitive as you might expect as we near the deadline to get under contract.

Although we consider the purchase price the largest component of a real estate offer, other components come in to play.

• Are you asking the Seller to contribute towards your closing costs?
• How quickly can you close?
• Are you asking for a residential service agreement and home repairs?
• Are you writing a large earnest money check to make your offer look attractive?
• What TYPE of financing are you using?

When the Listing Realtor presents an offer to his/her Seller, he/she will point out:

• Sales price
• Amount of earnest money
• Type of financing (FHA, VA, conventional, RD, cash)
• Amount requested in repairs
• Seller concessions (amount Seller may contribute towards Buyer’s closing costs)
• Closing date
• Other additional provisions

Components of a real estate offer: what a first-time home buyer needs to know

If you are looking at a home your heart is set on and it’s possible for it to receive multiple offers, you want to begin with a clean and attractive offer. If you have the funds available, write a STRONG earnest money check - in our area, 1% of sales price is typical, but I encourage first-time home buyers to write their earnest money check for a larger amount if they intend to make a “low-ball” offer.

If first-time home buyers NEED to ask the Seller to contribute to your closing costs, it may be necessary to offer more than list price. Keep in mind that the property must appraise for the amount you are going to borrow, and you don’t want to spend money on an appraisal and inspections if it’s not likely to appraise. Again, your Realtor can advise you in this area.

TYPICAL first-time home buyers are using FHA financing and paying the minimum 3.5% down-payment. Your closing costs can be $4,000-$7,000, depending on the price of the home. 

The expenses you can expect to pay up front include:

• Appraisal $375-$400
• Earnest money: 1% of sales price
• Inspections: $300-$500

Some home inspectors will be willing to be paid at closing, but may expect a credit card on file, should your contract fall through.

Good luck to first-time home buyers in crafting your offer. Rely on the skills of a competent, full-time Realtor to advise you and represent you.

Lori is a residential Realtor serving the greater Tulsa area, and specializing in midtown Tulsa real estate. Please visit Lori’s web site, LoriCain.com or call 918-852-5036.

Tips and Tricks for First-Time Home Buyers - just in time for the April 30, 2010 stimulus deadline!

Because I am working with so many first-time home buyers at the moment, I thought I would write one general outline for all to follow.

Your first step as a first-time home buyer is to speak to a Lender to determine what type of financing you should use, how much money you will need for a down-payment and how much you can spend on a home. Which type of financing you choose as a first-time home buyer will depend on your credit score, how much down-payment you can afford, etc. I am not a Lender and will not advise in this area, but I do list several excellent Lenders from which to choose on my Preferred Vendor list. My favorite Lender is Julian James-Thomas, of 1st Capital Mortgage, by the way, 918-274-1519.

Once you know the amount you can comfortably afford, search for a Realtor to represent you in your first-time home buyer home purchase transaction. DO NOT search the internet and call the Realtor who has the property listed. You will want to work with ONE Realtor who clearly understands your goals and objectives and who will represent only your interests. If you call the Realtor who has the property listed, he/she will represent both you AND the Seller. While this can be done ethically, don’t you think you’d be better off with your personal and exclusive representation? Remember that the Seller pays the Buyer’s Agent’s commission, so this representation IS FREE to you.

Ask friends for referrals, interview Realtors and ask for references. I pride myself on my negotiating skills, but don’t take my word for it - ask for contact information of my previous clients and read my testimonials! Do find a full-time Realtor and don't be guilted into using your cousin who sells real estate part-time.

Start shopping online. Your Realtor can set up a customized search for you that is much more fine-tuned than the searches you can do on the internet. If you want a specific lot size, inside laundry, master bedroom on the first level - we can search for all this! Do a little shopping from home and narrow down your possibilities before you get in the car to actually visit homes.

Tips and Tricks for First-Time Home Buyers - just in time for the April 30, 2010 stimulus deadline!

Start shopping in person. Take your camera and a note pad. Ask questions. Is this home priced reasonably? How long has it been on the market? What is the age and number of layers of the roof? Have any major components been updated (heat, air, electric, plumbing, hot water heater) - these can be costly repairs down the road, so don’t fall in love with a house and ignore the sagging roof!

Fall in love with your future home and write an offer.

Follow your Realtor’s advice as to how much to offer, how much earnest money to put down, what to ask for in repairs and Seller’s concessions. I’ll write a bit more about this tomorrow. The housing industry is still strong in Tulsa and surrounding areas, and we’re not giving houses away yet - so be prepared to learn about the components of an offer and how to get yours accepted.

Good luck to all first-time home buyers! We’re excited for your future! 65 days until the deadline for first-time home buyers to get your contracts written - we can do it! Get started today!

Lori is a residential Realtor serving the greater Tulsa area, and specializing in midtown Tulsa real estate. Please visit Lori’s web site, LoriCain.com or call 918-852-5036.

Countdown: 65 days until the deadline for first-time buyers to get your contracts written  - Do you feel the frenzy beginning as we approach the deadline for first-time buyers to get their contracts submitted to qualify for the stimulus credit? As of today, February 23, 2010, the April 30th deadline is 65 short days away.

The phone is beginning to ring daily with calls from first-time buyers just beginning the process. Yesterday I received a call from a first-time buyer who had yet to speak to a Lender.

First-time buyers - please take notes! You must speak to a Lender first to know whether you qualify and for what amount you can qualify. Unless you are using VA financing or a Rural Development loan, you will need a minimum 3.5% down-payment which can be gifted from a family member.

There are also closing costs associated with your home purchase, and while you can ask for Seller assistance for much of this cost, there are limitations.

65 days until the deadline for first-time buyers to get your contracts written

Are you prepared to purchase? Do you have money socked away for the down-payment and closing costs, earnest money, appraisal and inspections? Do call a Realtor or a Lender if you don’t know where to begin, but do it quickly.

The process of underwriting your loan is tedious and a good Realtor will NOT take you house-shopping until you are approved for a loan. You don’t want to look at $150,000 homes, only to find out that you can only qualify for a $120,000 home - you’ll be disappointed!

The stimulus credit is a great incentive for first-time buyers who can purchase a home and keep their mortgage payment (including property taxes and homeowner’s insurance) at or below the amount currently paid in rental payments.

The stimulus credit is a great incentive for first-time buyers who feel secure in their employment.

If you are just beginning the process of your home purchase, please visit my Preferred Vendor list to locate a mortgage Lender to call. In addition to getting qualified, you still have to shop, so 65 days is not a lot of time. Once you know how much you can spend, please call me to set up a customized home search for you.

65 days until the deadline for first-time buyers to get your contracts written - we can do it! Get started today!

Lori is a residential Realtor serving the greater Tulsa area, and specializing in midtown Tulsa real estate. Please visit Lori’s web site, LoriCain.com or call 918-852-5036.

This Florence Park bunaglow for sale has possibly the highest pitch roof in the neighborhood. Cozy covered porch invites you right in! Offered at $167,900.

The first thing you’ll notice when you walk into this beautiful bungalow is the stunning vaulted ceiling in the great room. You can fit one tall Christmas tree in this room! The beautiful stone on the art deco fireplace will capture your attention along with the recently finished hardwoods original to the house and the detailed crown molding throughout.

To the right of the great room is a second living area or office with four windows providing much natural light.

The formal dining room is separated from the Great Room and kitchen area by arched doorways and is accented with beautiful crown molding.

The kitchen includes an adjacent breakfast nook with bay windows. The kitchen/nook area has ceramic tile flooring and counter tops are an attractive black granite.

Kitchen cabinets are maple and stainless steel range/oven, vent hood and sink are new. The inside utility is conveniently located off the kitchen area.

The center bedroom is large enough for a queen-size bed, and back bedroom has TWO closets and private entry to back patio. Hardwoods throughout, new light fixtures and ceiling fans throughout.

Yard is fully fenced. Full size two-car detached garage has additional storage in back, and there is also a storage shed in corner of lot. Trees were all recently trimmed by local arborist, Greg Cole. New roof 2010.

• Completely updated 2 bedroom, 1 bath, 2 car detached garage, storage shed
• Fenced back yard
• Refinished Hardwoods throughout (done by Gil DeLozier)
• Fresh paint throughout (Jane Halliwell, Prime Painting & Restoration)
• Trees trimmed (by Tulsa arborist, Greg Cole)
• Crown molding, arched doorways
  
• Vinyl, energy-efficient, tilt windows throughout
• Tile in kitchen and breakfast nook area with bay windows; original tile in bath
• Inside utility
• 2 living areas - one with vaulted ceiling
• Art Deco Fireplace w/gas logs
• Kitchen - maple cabinets, granite counters, new SS appliances
• All new light fixtures and ceiling fans throughout
• New door knobs and door handles throughout (except for original glass ones)
• New hot water heater (2009)
• New insulated exterior metal doors
• New programmable thermostat
• New roof on home and detached garage
• Patio for entertaining; covered front porch
• Brick, English style bungalow

Visit here to see more photos and a virtual tour of this Florence Park bungalow for sale.

Now that you’ve seen this great home, let me tell you a bit about the area and neighborhood!

Florence Park is one of the nicer, yet still affordable historic midtown subdivisions in Tulsa, Oklahoma. Within Florence Park are some of the most beautiful bungalows – architectural wonders, sidewalks, parks and manicured lawns.

Florence Park has always been a special and revered neighborhood within our midtown Tulsa community. The architecture of homes built in the 1920s through mid 1930s is varied and unique - ranging from English style bungalows to adobes to traditional brick. No two homes look the same and you’ll find welcoming side-walks and beautiful old trees.

Within Florence Park are two actual parks. Pratt Park is on the 1600 block of Florence Avenue, and that’s where the Florence Park Neighborhood Association typically has its seasonal get-togethers. There are grills, picnic tables, drinking fountains and play equipment for the kiddos.

The second park, actually named “Florence Park” borders 21st Street between Gary Avenue and Florence Place. It has a water fountain for the kids to enjoy during the hot summer, jungle gym equipment, picnic tables and a tennis court.

Florence Park has an active Neighborhood Association with voluntary dues among residents. Officers and committees meet regularly and general meetings are held on a quarterly basis. Topics discussed include neighborhood safety, park maintenance, tree restoration and historical preservation. A quarterly newsletter is provided.

Florence Park boundaries are from the Broken Arrow expressway (west) to Harvard (east); Cherry Street (or 15th Street, north) to 21st Street (south). Just five blocks south of the University of Tulsa, Florence Park is minutes away from Utica Square Shopping Centre and the hub of popular restaurants on Cherry Street.

Florence Park is truly a tight-knit community within our midtown Tulsa community. We visit as we garden and manicure our lawns and as we walk our dogs. We watch each other’s homes and know when something or someone is out of place in the neighborhood.

It’s a great place to live!

Lori is a residential Realtor serving the greater Tulsa area, and specializing in midtown Tulsa real estate. Please visit Lori’s web site, LoriCain.com or call 918-852-5036.

What Buyers need to know about FSBO (For Sale by Owner) properties

My favorite Lender, Juliana James-Thomas of 1st Capital Mortgage, contacted me about a client interested in purchasing a FSBO property - “for sale by owner.” She was concerned that he didn’t have his own representation and that he may be paying too much for the property. The Buyer feels rushed to make an offer on the property because the Sellers have offered to pay a portion of his closing costs and have come down from their original list price.

Juliana asked me to investigate to determine if the Buyer was indeed getting a good price on the “for sale by owner” property. He is getting pre-qualified in preparation to make an offer. Many Lenders wouldn’t care whether their client are actually paying a fair price, but Juliana takes a very personal and ethical approach to lending, which is why she builds client relationships for life.

I did some quick research on the property, and the “for sale by owner” property is over-priced by at least $10,000. In fact, the Sellers are asking almost $30,000 more than they paid for the property four years ago and from what I can tell from our MLS data (Multiple Listing Service), they have made limited improvements since their purchase.

Even IF Seller and Buyer agree on price, this property may have a problem appraising for the agreed-upon sales price, and that won’t be discovered until the Buyer has already spent $400 on an appraisal and possibly $500 on inspections. What happens then?

What Buyers need to know about FSBO (For Sale by Owner) properties

Often Buyers think they will get a better deal on For Sale by Owner properties because the Seller is not paying Realtor commissions. In actuality, Sellers rarely pass that savings along to the Buyer. Without having Realtor representation, a Buyer will often pay too much for a property and not negotiate needed repairs or know to ask for a residential service agreement.

Buyers, please take advantage of the many services a Buyer’s agent can offer you. We can access records to determine what was originally paid for a property, what improvements have been made, what the Sellers owe on the property and much more.

We help people buy houses every day, so we can craft an offer asking for the appropriate amount for repairs, closing costs, home warranties and more. We will be aware of what will likely be an appraisal requirement and will know if the house will appraise for the amount paid.

We will guide you through the buying process -- the largest investment you will make in your life time.

With the deadline approaching for 1st-time home Buyers to be under contract by April 30th, please contact me if you are considering purchasing a home.

Time is of the essence and Buyer representation is PRICELESS.

Lori is a residential Realtor serving the greater Tulsa area, and specializing in midtown Tulsa real estate. Please visit Lori’s web site, LoriCain.com or call 918-852-5036.

Homes for Sale in Florence Park in midtown Tulsa, Jan/Feb 2010 and Market Snapshot for Florence Park in midtown Tulsa February 15, 2010* - Florence Park's northern border is 15th Street (Cherry Street); southern border is 21st Street; western border is the Broken Arrow Expressway and eastern border is Harvard.

There are currently 14 single family homes for sale in Florence Park in midtown Tulsa and four homes pending. The listing prices of these homes ranges from $105,000 to $269,000 and the median home price in Florence Park in midtown Tulsa for single family homes pending sale is $193,492.

Click here to request a current list of homes for sale in Florence Park in midtown Tulsa real estate.

As of February 15, 2010, 17 homes sold in Florence Park in midtown Tulsa in the past six months, with the low sales price of $119,000 and high of $317,000 - average sales price of $175,823.

The average size of homes sold in Florence Park in midtown Tulsa is 1,606 square feet, mostly 2 bed, 1 bath, 1 car garage.

Are you interested in what is going on in the hyper-local real estate market at this moment? The market snapshot shows homes for sale and homes recently sold, including price.

If you are buying or selling a home in Florence Park in midtown Tulsa real estate, please contact me as I offer extensive knowledge of the area, an aggressive marketing program and strong negotiation skills. When midtown Tulsa real estate is your focus, please call me!

* Based on information from the Greater Tulsa Association of REALTOR'S® MLS. Display of MLS data is deemed reliable but is not guaranteed accurate by the MLS.

Lori is a residential Realtor serving the greater Tulsa area, and specializing in midtown Tulsa real estate. Please visit Lori’s web site, LoriCain.com or call 918-852-5036.

The Salon at Philtower: Amanda and Ashley style the new within heritage of the old

What better place for my friends Amanda Woolman Burn and Ashley Thompson to open their new salon, but in the lobby of the grand Philtower building - actually in the same corner where a “Barber Shop” existed for many years.

Amanda is a nail technician, offering manicures and pedicures; Ashley is a hair stylist. The two have worked together in various shops over the years, but finally ventured out on their own in one of Tulsa’s finest and most renowned examples of architecture.

Of course, their salon is called quite simply, “The Salon at Philtower.”

Amanda and Ashley's patrons will follow wherever they go, and for some, navigating the one-way streets and downtown parking has been a challenge. But, once you enter the lobby of the magnificent Philtower building, it absolutely takes your breath away.

Built in 1927, the Philtower Building in Tulsa, Oklahoma, represents the late Gothic Revival style embellished with Art Deco details. Located on Boston Avenue, Tulsa’s premiere architectural corridor, it was conceived of as the link between the then-proposed Union Train Station to the north and the soaring Boston Avenue Methodist Church to the south. Features in this amazing 24-story building include marble travertine, brass, mahogany walls and fabulous chandeliers.

The building included on the National Register of Historic Places.

The Salon at Philtower: Amanda and Ashley style the new within heritage of the old

Downtown Tulsa seems poised to undergo a renaissance of sorts, a return of the relevance that characterized it in the heady days of the Oil Boom and the decades that followed. Recently downtown has seen a revitalization of the Brady Arts District and the passage of a proposal to build a world-class arena, among other exciting developments. The Philtower converted floors 12-20 to private luxury residences, creating Tulsa’s first ever mixed-use high rise.

I can’t write about Tulsa architecture without mentioning local artist, Celeste Vaught, who is on

a journey of painting Tulsa architecture in her new Series, Tulsa, Brick x Brick. Celeste has painted the entrance of the Philtower Building, included in this post. Celeste’s paintings highlight the heritage of Tulsa Architecture and can be found on her web site. 

If you’re looking for a great hair cut and style, manicured fingers and toes and a huge piece of Tulsa’s rich history, look no further than the Salon at Philbrook. Call for an appointment: 918-808-0943 or friend Amanda on Facebook.

Lori is a residential Realtor serving the greater Tulsa area, and specializing in midtown Tulsa real estate. Please visit Lori’s web site, LoriCain.com or call 918-852-5036.