Midtown Tulsa Real Estate - Lori Cain

Breach of Oklahoma Real Estate Contract – Possible Repercussions

Sun, 29 Jan 2012 19:20:12 -0500

Breach of Oklahoma Real Estate Contract - Possible Repercussions

The Oklahoma Uniform Contract for Residential Contract of Sale of Real Estate is very specific about repercussions when the contract is breached by the Buyer or Seller. During the time period allowed for inspections and finalizing of financing, there are several instances where either party can legally cancel the contract.

However after that time period is up, there are possible repercussions if one party elects to not follow through with the transaction.

If the Buyer changes his mind after the allotted time period and if the Seller has performed all obligations as outlined in the contract, the Seller may terminate the contract and retain all sums paid by the Buyer, not to exceed 5% of the purchase price. Needless to say, the Buyer will lose his earnest money. The Seller may also pursue any other remedy available at law or in equity, including specific performance.

I've never seen this go to court and hope that I never do. But if the Buyer changes his mind at the last minute, I can't imagine what damages the Seller might seek. Could someone else have purchased his property during the time period it was taken off the market? I would think that the possible suffering of the Seller could be very subjective and very costly.

Virtually the same options are available to the Buyer if the Seller changes his mind and fails to close. He is entitled to the return of his earnest money and can pursue any other remedy available at law or in equity, including specific performance.

Please understand that a real estate contract is an enforceable contract, and don't ever enter one lightly. There is always a domino effect in a real estate transaction, because everyone is moving somewhere else and getting on with their life.

If you think your earnest money is the maximum amount you can lose if you breach a real estate contract, please read the verbiage again about remedies available and specific enforcement.

There's a reason why we use a written contract instead of making a handshake deal.

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Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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Easy Moves Tulsa – locally-owned Tulsa moving company

Sun, 29 Jan 2012 11:24:03 -0500

Easy Moves Tulsa - locally-owned Tulsa moving company

You know that I love to support locally-owned business, and I'm pleased to tell you about a new Tulsa locally-owned moving company called Easy Moves. I met with President, Andrew Wilson who recently returned from Afghanistan, and he is all about proficiency, consistency and customer service - qualities that are a "must have" for any business I endorse.

Easy Moves is a moving company that will do small or large jobs, residential or commercial. One big plus is that they only have a 1-hour minimum - well BELOW the industry standard. There are no extra or hidden charges for fuel or various surcharges that some moving companies charge - just the hourly rate of $85 for a two person crew or $110 for a three person crew, plus a flat one-time travel fee of $75.

Because I'm a Tulsa Realtor, I'm constantly asked who to recommend for moving. Tulsa really hasn't had many options, so I'm happy to see Easy Moves start up here. They offer FULL-SERVICE moving, including wrapping and boxing your belongings. They are bonded, fully-insured and cover all the legal stuff.

Andrew says that their quality employees is what he is most proud of - in addition to their lower rates. All Easy Moves employees are highly trained, professional movers and dressed in uniform. But, as you can see from the photo, they seem to have a sense of humor too!

They throw in ten free boxes with every move, so I would take advantage of that if you are planning to box your items yourself. I have moved several times personally, and I hate using the liquor store boxes - for me, it's new boxes and very thorough labeling!!

They really seem to be the best choice among Tulsa movers because they'll do as little or much as you need. They'll move your furniture and boxes from one house to another or from your home to storage - whatever you need. Deme is in process of moving his office from our first floor to our second floor, and you can bet I'm calling Easy Moves to move his 600-pound desk!

Easy Moves is the answer to your need for an honest, cost effective Tulsa moving service. Easy Moves services the entire Tulsa metro area including Tulsa, Broken Arrow, Bartlesville, Sapulpa, Owasso, Sand Springs, Claremore, Bixby, Jenks, Glenpool, Coweta, Wagoner, Catoosa, and Collinsville.

Please do call Andrew for your next move: 918-895-1551 or contact him through their web site, www.easymovestulsa.com. Tell him Lori Cain sent you~ he may give me a discount on the 600-pound desk!

_______________________________________________________________________________________________________

Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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

Fri, 27 Jan 2012 11:23:16 -0500

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!

_______________________________________________________________________________________________________

Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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Tulsa Home for sale in Union schools, The Crescent

Mon, 23 Jan 2012 12:10:33 -0500

Stunning Home with Multiple Updates in The Crescent!

Overview
Maps
Photos
Description

$300,000 Single Family Home Main Features 4 Bedrooms
3 Bathrooms
2 Partial Bathrooms
Interior: 3,733 sqft
Lot: 0.22 acre(s)
Location

6504 E. 84th Street
Tulsa, OK 74133
USA

To get updates on open home dates and other property events, please click the "Like" button below:

Lori Dawn Cain

(918) 852-5036
razncain@cox.net
http://www.tulsahomeforsale.net

Listed by: Lori Cain

Our recent listings

Stunning Home with Multiple Updates in The Crescent!
Immaculate Home on Corner Lot near TU.
Traditional, Full Brick Home in the Heart of Midtown!
Vintage Home in Historic Owen Park!
Remodeled Home on Serene & Private Street in Midtown!

Subscribe to our listing feed

Nearby properties for sale

_______________________________________________________________________________________________________

Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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You've negotiated the contract on your home purchase - what's next?

Mon, 23 Jan 2012 11:11:31 -0500

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!!

_______________________________________________________________________________________________________

Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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Dilly Deli Restaurant in Blue Dome District, downtown Tulsa

Fri, 20 Jan 2012 10:32:26 -0500

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!

_______________________________________________________________________________________________________

Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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Repairs in the Oklahoma Real Estate Contract

Thu, 19 Jan 2012 17:36:36 -0500

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.

_______________________________________________________________________________________________________

Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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Another Reason to Keep Tulsa, OK on Your Mind

Wed, 18 Jan 2012 22:40:13 -0500

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!

Via Tom and Bev Herring (Coldwell Banker - Rader Group):

If you’re looking for a city with easy navigation, Tulsa, OK should be on your mind. Between Tulsa’s Downtown Coordinating Council and the Vision 2025 initiative, there are new city goals to convert all the one-way streets into two-way streets. As it is now, Main Street from Sixth Street to 10th Street allows only one direction, which is north to south. The Vision package allocated $457,000 for the street project on Main from Sixth Street to Seventh Street to include that conversion. And, the Downtown Council set aside $115.000 to create the conversion between Seventh Street and Tenth Street.

This improvement will revitalize Downtown Tulsa and make it more accessible to suit everyone’s needs. The people that don’t work in the downtown area will soon want to visit the area because the two-way streets will make it easier for them. Between 2001 and 2008, a number of streets were converted to make the traffic more accessible. Boston Avenue from Third Street to Tenth Street are the most recent conversion projects completed.

When funding is available, the Downtown Tulsa project will be to complete Fifth Street from Denver to Boulder Avenues, Fourth Street from Denver to Detroit avenues, Boulder Avenue from First to Eleventh Streets and Cheyenne Avenue from First Street to the Broken Arrow Expressway.

According to the Director of the Metro Chamber Downtown Development, the conversions are in line with Tulsa’s Downtown master plan. The streets will be more pedestrian-friendly. There will also be more people on the streets, which will bring more business. It may even encourage new growth with retail stores, restaurants and even hotel operations.

This is exciting news and will keep Tulsa, OK on your mind.

Originally posted at: http://tomandbev.info/2012/01/19/another-reason-to-keep-tulsa-ok-on-your-mind/

_______________________________________________________________________________________________________

Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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4 bed, 4 bath, 3-car Tulsa home for sale in Union schools, The Crescent

Wed, 18 Jan 2012 21:23:34 -0500

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!

_______________________________________________________________________________________________________

Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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Remodeled Home with large lot on Serene & Private Street in Midtown Tulsa

Mon, 16 Jan 2012 10:17:13 -0500

Remodeled Home on Serene & Private Street in Midtown!

Overview
Maps
Photos
Description

$415,000 Single Family Home Main Features 4 Bedrooms
2 Bathrooms
1 Partial Bathroom
Interior: 2,638 sqft
Lot: 0.73 acre(s)
Location

2494 E. 49th Street
Tulsa, OK 74105
USA

To get updates on open home dates and other property events, please click the "Like" button below:

Lori Dawn Cain

(918) 852-5036
razncain@cox.net
http://www.tulsahomeforsale.net

Listed by: Lori Cain

Our recent listings

Immaculate Home on Corner Lot near TU.
Traditional, Full Brick Home in the Heart of Midtown!
Vintage Home in Historic Owen Park!
Remodeled Home on Serene & Private Street in Midtown!

Subscribe to our listing feed

Nearby properties for sale

_______________________________________________________________________________________________________

Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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Martin Luther King, Jr. Commemoration Events Tulsa 2012

Fri, 13 Jan 2012 18:57:45 -0500

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!!

_______________________________________________________________________________________________________

Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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Adding Character to a Vacant Home is So Important

Thu, 12 Jan 2012 15:37:15 -0500

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!!

Via Belinda Spillman Colorado Real Estate Professional (Cornerstone Homes/Metro Brokers Marina Square):

Adding Character to a Vacant Home is So Important

I recently went on a couple of listing appointments, with my business partner Will Hamm, where the homes to be sold were sitting vacant. There wasn’t one thing in the home, not even a roll of paper towels.

Many homeowners feel that the best way to sell their vacant home is to remove every last item from the home. This isn’t always a good idea and here’s why.

Buying a home is always an emotional experience as well as financial. The buyers need to feel some emotion when they walk into the home and a stark empty home void of any character emits no emotion. For men this isn’t always such a big deal, but isn’t the woman who usually makes the decision of which home to buy (even though most men don’t realize that)?

Not everyone is creative when it comes to visualizing furniture in a vacant home. Without furniture, rooms usually look smaller and the question arises of how much can fit into each room. If the home is staged with appropriate furniture, there is no guess work.

Bathrooms are typically a cold room in the home without character. Why not buy a nice shower curtain or drape to swag back and make the tub look inviting. A few candles on the ledge with some nice smelling soaps wouldn’t hurt either.

The kitchen is the heart of most homes. A vacant home with absolutely nothing on the counters doesn’t emit any warmth to the homebuyer. Some knick knacks and colorful towels would spice up that kitchen. I have also used a serving tray with a setting for two on the edge of the counter. Coffee cups and pretty napkins are a nice touch.

One of the folks we met with asked if staging his home would result in more money in his pocket. I told him that staging his home would make his home sell faster which would effectively mean more money in his pocket because it would reduce the debt service on his home while it was sitting on the market.

Stagers are artist. Let them make your drab home look outstanding. They are worth their weight in GOLD!!!

Belinda Spillman
Cornerstone Homes Realty
Metro Brokers Marina Square
(303) 884-2026
www.BelindaSellsColorado.com

Belinda1126@hotmail.com

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Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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Immaculate 3 bedroom, 2 bath, 2 car in midtown Tulsa near TU

Thu, 12 Jan 2012 13:47:49 -0500

Immaculate Home on Corner Lot near TU.

Overview
Maps
Photos
Features
Description

$140,000 Single Family Home Main Features 3 Bedrooms
1 Bathroom
1 Partial Bathroom
Interior: 1,803 sqft
Lot: 0.32 acre(s)
Location

3751 E. 4th Place
Tulsa, OK 74112
USA

To get updates on open home dates and other property events, please click the "Like" button below:

Lori Dawn Cain

(918) 852-5036
razncain@cox.net
http://www.tulsahomeforsale.net

Listed by: Lori Cain

Our recent listings

Immaculate Home on Corner Lot near TU.
Traditional, Full Brick Home in the Heart of Midtown!
Vintage Home in Historic Owen Park!
Remodeled Home on Serene & Private Street in Midtown!

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Nearby properties for sale

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Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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Are winter months a good time to market your Tulsa home for sale?

Thu, 12 Jan 2012 10:43:10 -0500

Today yet another Tulsa home seller asked me if she should wait until after the winter months to put her home on the market. My answer is resoundingly "no!"

Many Tulsa home sellers will take their homes OFF the market during the holidays and wait until spring to re-list them. Many Tulsa home sellers spend the winter months preparing their home for sale and think that the best time to put their home on the market is during the spring months.

So, during the winter months, our inventory of Tulsa homes for sale is at its lowest, while buyers are still shopping. Marketing your Tulsa home for sale between December and March can mean a lower inventory and less competition.

Are winter months a good time to market your Tulsa home for sale?

Is real estate active in the winter months? Let me answer that from a personal prospective. I closed on three properties during Thanksgiving week and two properties in December. It's not yet mid-January and I am $97,500 shy of having ONE-MILLION dollars in production that will close by mid to late February. At least three prospective Buyers are signing up for a home search on my web site each week.

Why is real estate still active in the winter months? People still need to purchase in the winter months. They may be relocating to Tulsa or they may have just finally gotten their credit score where it needs to be. I wrote offers on two Tulsa homes for sale this week and both Buyers locked in at 4% interest rate.

Buyers perceive that there are better deals to be had on Tulsa home purchases during the winter months, they have more time to shop, AND they can't ignore the excellent interest rate to be had.

If you are a Tulsa home seller and choose to market your property during the winter months, feel free to share photos of your beautiful blooming spring azaleas with your Realtor - we can include that in our marketing materials. Same goes for your swimming pool - photos from last year can be displayed and included in our virtual tours.

Quick reminder that if snow DOES fall while your Tulsa home for sale is on the market, shovel your sidewalks and leave towels in your entry for prospective Buyers to clean their shoes. And if your home has not sold by spring, remind your Realtor to take new photos!

So, what are you waiting for? The winter months are an excellent time to market your Tulsa home for sale! Call me if you would like me to sell yours!

_______________________________________________________________________________________________________

Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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FAQs About Buyer Representation

Tue, 03 Jan 2012 02:40:23 -0500

Peggy offers a very detailed explanation of why home buyers should have their own representation - it's a key service to home buyers and it's free. I am happy to help you purchase your next home. Please do call me!

Via Peggy Chirico, REALTOR® 860-748-8900 Hartford & Tolland County Real Estate (Prudential CT Realty):

When I am speaking for the first time with potential buyers, one of the most misunderstood aspects of buying a home concerns buyer representation. Although we have had buyer representation in Connecticut since 1996, many people still do not understand that, as buyers, they have the right to have an agent who solely represents their interests. Here are some of the most common questions about buyer representation. I hope this will clear up WHY you need buyer representation!
What is buyer representation?
When you agree to work with a buyer's agent, you have the benefit of someone representing your best interests and negotiating on your behalf. The agent has a fiduciary responsibility and pledges to you loyalty, confidentiality, obedience, accountability, reasonable care, and diligence. These are not just words; you have an agent that helps you through every step of the transaction and puts your interests above everyone else's, including her own.
Can't I just call the agent whose name is on the sign in front of the house?
You can call that agent, but you must remember that he/she is representing the seller and will work in the seller's best interests. The agent can show you the house, and you must either consent to unrepresentation (you are on your own) or dual representation. If you choose to be unrepresented party, you must sign a paper that says that you understand that. If you want the agent to represent you, both you and the seller must sign papers that you agree to dual representation, and the agent will do his/her best to represent both parties fairly. A third option is that the agent can assign another agent from her broker's office to represent you, in which case you will have designated agency. But my question to you is: Why would you not want to select your own agent who works just for you?
Won't I get a better deal if I go to the listing agent?
This is a misconception that persists among novice buyers. Some people think that an agent will talk the seller into accepting a lower offer if that agent has both the buyer and seller because the agent will be getting all the commission. The reality is that the agent may be representing both parties, but the people in control of the final outcome are the seller and the buyer. If the seller doesn't want to accept your offer, it isn't going to happen. If you, the buyer, don't want to agree to the terms, it isn't going to happen either. Wouldn't you rather have an agent who will negotiate fully on your behalf so that you don't have to worry about where someone's allegiance lies?
Can you show me properties that aren't your listings?
Yes! Not only can I show you any property that is listed on MLS but I can also show you For Sale By Owners (FSBOs). When the sellers list their homes for sale, they agree to pay the buyer's agent if they sell the home. The same is true for most FSBOs as well. The owners of FSBOs save money by not using a seller's agent, but most agree to pay a buyer's agent a commission. So if you see a property that interests, just let me know and I will arrange for us to see it.
How much does buyer representation cost?
In 99.9% of the cases, the commission is paid by the seller, so buyer representation costs you nothing. I have never had an instance where a buyer has paid my commission, even with FSBOs. The buyer representation agreement, however, will spell out that you will be responsible for my commission if the seller does not pay. But two things are important here: First, it is extremely rare; and second, we generally know ahead of time if there are any issues with the commission.
Do I have to sign anything?
Yes, our agreement is called Exclusive Right to Represent Buyer/Tenant and it outlines what each of our responsibilities are. State law requires that I can only show you other brokers' listings if we either have an Exclusive Right to Represent agreement or if I have permission from each seller to show you the property. Rather than getting permission for each property, the Exclusive Right to Represent allows me to show you all properties that are listed by any broker. When we meet, I will go over each section of the agreement so that you understand it, but essentially is says that for a period of time we will work together in an agency relationship and that I will represent you in the purchase of your new home or land. You agree that you will use me exclusively as your agent and will let others know that you have signed a buyer representation agreement. This protects you, me, and other agents by letting them know that we have an exclusive relationship.
How long do I have to sign the agreement for?
The period of time that we are under agreement is negotiable. I want our relationship to be a mutually satisfying one, and I believe that we should both want to work together. For that reason, I encourage you to select a period of time that you feel comfortable with. If you don't want to sign a long agreement at first, that's fine with me; we can always extend it later if we both agree.
What else do I need to know about buyer representation?
The other thing that many homebuyers don't understand is that buyer representation not just about finding the property and writing up the contract. A buyer's agent is critical in the steps leading up to the closing. The inspections need to be done, and inspection issues need to be negotiated. After inspections are completed, a buyer's agent will monitor the mortgage process, make sure that the commitment date is met, and make sure that the final walkthough meets the buyer's approval. Any extra services, such as coordinating attorney services, utility switchovers, and verifying that inspection issues have been completed may be part of the agent's responsibilities. This conversation does not happen over the phone. I always meet with a potential buyer first so we can discuss each step in the homebuying process. I want to provide as much information as possible and answer any questions they have so they will feel comfortable about the process. After I have explained what buyer representation is, I will ask them to sign an Exclusive Right to Represent agreement. I want them to feel comfortable that I am going to work for them, but I also want to know that they are committed to me. We go over everything they will need to do for homeownership:

Do they understand each step of the homebuying process?

Do they understand that the monthly payment includes mortgage principle and interest, taxes and insurance?

What do they need to provide to a mortgage lender to see what they qualify for in a mortgage?

What is the timing? When do they need to move in? Do they have flexibility?

What are their criteria for their first home? Are they flexible in what they must have and what they would like to have?

Are there any other decision makers?

I hope this answers some of your questions about buyer representation. If you have any other questions, please ask. Or give me a call and we'll get started!

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Peggy Chirico, REALTOR®
Serving the Greater Hartford Area
Prudential CT Realty
peggychirico@gmail.com

860-748-8900

If you are buying or selling a home in Hartford County or Tolland County, please call me, email me, or visit my website.  I would be happy to help you with your home search or provide a market analysis for your home.

Find your dream home now!

_______________________________________________________________________________________________________

Let's Get Connected!

Please visit my web site if you are shopping for Tulsa homes for sale in Midtown Tulsa OK or call 918-852-5036 if you need more information on Midtown Tulsa Real Estate.

Besides my advanced grasp of the internet to market your Tulsa home for sale, I include a home staging consultation with every listing AND professional photography - at no aditional cost to you!

While you're at my web site, please sign up for my monthly e-newsletter to receive a complimentary calendar of events for activities in the midtown Tulsa area!

Lori is a residential Realtor with Chinowth & Cohen Realtors serving the greater Tulsa area and specializing in downtown Tulsa and midtown Tulsa real estate.

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