The Future of Real Estate Discusses INCOG

Junior Achievement– JA works with kids and teaches them the economics of life.  Volunteers teach a pre-written curriculum but are able to use examples from their life, financial and business experience.  JA teaches kids how to pay bills, read a utility meter, balance a checkbook, do an interview, run a business, how the stock market works and much more.  Many kids graduate high school without this basic knowledge.  JA helps prepare kids for the world they are about to enter.  For more information about Junior Achievement contact them at


What is INCOG?–  INCOG stands for Indian Nations Council of Governments.  INCOG is the regional planning agency.  INCOG’s primary function is to manage the regional transportation network- roads, bike trails, highways- and coordinate those among other areas.  INCOG does flood mapping, environment and energy planning, zoning and land use, among other things. INCOG works with guidelines when considering building proposals, zoning use, and other things.  INCOG looks at things that have already been in place and is checking current guidelines and other factors to help determine what is approved or not approved.  Sometimes, the full implications of a decision are not understood by the citizens. We encourage participation and questions.  The guidelines that INCOG uses does change over time. For more information visit INCOG‘s website. To contact Susan Miller directly with questions, contact her at


How do you handle concerns about development and zoning changes?  Please come to INCOG meetings and express your opinions and ideas.  Participate in the process.  INCOG does their work but doesn’t always know every concern or issue until those in the neighborhood come forward to share them.  When concerns are shared, that  information can help give new insight into the situation.    It’s important to talk about the physical impacts- noise and traffic for example- versus the impact it might have on your property value, which can’t always be predicted. For more information visit INCOG‘s website. To contact Susan Miller directly with questions, contact her at


Tulsa Real Estate For Sale

One Address, Thousands of Homes-

6122 S Garnett Rd Tulsa- $1,100,000- about 14, 000 square feet, 5 retail space in front plus space in back for yourself.

3510 E 104th Place Tulsa- $325,000- Jenks Schools, 3 bedrooms, one level, two living, two dining, almost 1 acre.

E 171st Street Bixby-$1,120,000- land, about 36 acres, can be split, approved for commercial.

9415 E 140th Street Bixby-$245,000- Bixby Schools, about 2200 square feet, 5 bedrooms, pool, about 3/4 acre.

6718 S Atlanta Avenue Tulsa- $245,000- Southern Hills Area, Short Sale, one level, 4 bedrooms, 2.5 baths, side entry garage.


The Future of Real Estate Discusses Homeowners Association Trouble at Closing

Avoiding Trouble with your Tulsa Homeowner’s Association at Closing–  Understanding what happens with your Tulsa HOA and how to navigate it is part of the process of closing your Tulsa home.  When you first decide to put your Tulsa house on the market. have the restrictive covenant made available up front.  That will make the process go a little more smoothly when a contract is accepted on your Tulsa home.  It will also make the covenants available immediately upon request from either agent.  Also make sure your HOA dues are paid in full and there are no past due payments. If they are not paid, they will be taken out of your proceeds at closing.   When you close you must get a clear HOA letter from your HOA.  If you or your Tulsa county abstracting company  can’t get a hold of someone, there might need to be an affidavit signed or they will have to track down the HOA management company to get the information or letter that is needed.  Make sure you give your HOA plenty of notice of the sale or listing of your house so that you are not scrambling at the last minute to get the documents needed for closing.  For all your questions related to closing on your Tulsa home for sale or abstracts on your Tulsa home, contact Guaranty Abstract at 918- 496-9090 or


What to Do When Your Light Stays on When the Light Switch is Off– Have you ever turned your light switch off only to have the light bulb stay on?  In some situations, especially with an LED bulb, if there is any current coming through it will light the LED bulb even when the switch is turned off.  If you have a dimmer on that switch, it is possible the dimmer is not zeroing out when the light switch is turned off.  Likely, you can simply switch out the dimmer switch to one that is rated for LED bulbs.  Every electronic device in your Tulsa home is drawing power even when you have it off. If it is plugged in, it is drawing power.   There are special outlet plugs that shut down all electricity to the device when the device is powered off.  This can be helpful for certain devices that are not used as often but are still plugged in.


What is it That Gets You Caught on Unlicensed Work on Your Home?  If a Tulsa home isn’t going to be your forever home, be especially cautious.  Many homeowners think they will save money by doing the work themselves or by hiring someone unlicensed.  The problem occurs when the Tulsa homeowner goes to sell the home and an inspector notices that the work was not done to code. Often, the work done initially, that saved the owner so much money, costs much more to repair later.  That is often much more than if a professional was paid to do the work to begin with.  Many of the problems we encounter are simple but will cost someone to fix because it wasn’t done properly.  It is important to have licensed professionals do the repairs because the buyer does not want to buy someone else’s problem.  The inspector is likely to find things that are not done to code and will report it.  The buyer doesn’t want to buy that problem so as the home seller, you will likely be paying to fix it in order to sell the home.  Also remember to check and find out if you need a permit before you do any work.  If you want the value of your home to be as high as it can be, either for you or for your family, use a licensed professional up front.  For all your Tulsa electrical needs, contact Murray Electric at 918-835-9605 or


The Differences of VA Loans– When it comes to closing your Tulsa home, there are some differences.  You  must have a DD214 when getting a VA Loan.  With a VA loan you are not required to pay mortgage insurance, which is generally required when you don’t make a 20% downpayment.  The VA guarantees the loan and you can get 100% financing and zero downpayment.  There is some difference in the VA loan process however.  On the closing side, most of the time, the seller will pay for the termite inspection (roughly $100).  There are also some lender fees that show up in this type of loan.  The seller is required to pay certain fees that the Tulsa buyer is not allowed to pay.  The lender sets those fees.  Make sure you know what those fees are, since each lender has different fees at different rates.  As a seller, you may need to set limits about which lenders you will work with, if the fees are very high.  Most of the time the fees are pretty low, however always make sure that you check up front. It is important to choose a Tulsa lender that has reasonable fees and is committed to getting to closing.  For all your Tulsa mortgage needs, contact TTCU The Credit Union at 918-749-8828   or


 Tulsa Real Estate For Sale on Tulsa MLS

5101-5103 E 32nd Street Tulsa-$159,900- Duplex, 4 total bedrooms, 4 total bathrooms, 2 bedrooms and bathrooms in each side. One side is currently vacant.

1004 S Willow Avenue Broken Arrow- $215,000- 3 car garage, Union Schools, over 2500 square feet, new paint inside, large rooms.

7201 W Edison Street Tulsa- $1,750,000- 55 acres, beautifully remodeled home, custom Kosher kitchen with 3 sub zero refrigerators, 24 stall barn, plus more.

6718 S Atlanta Avenue Tulsa-$245,000- Short sale, 4 bedrooms, 2 full 1 half bathrooms, great convenient neighborhood.

For all your Tulsa real estate needs, contact Darryl Baskin of eXp Realty at 918-732-9732 or for One Address, Thousands of Homes and the entire Tulsa MLS visit HomeGuideTulsa.

The Future of Real Estate Discusses Buyers FAQs

Junior Achievement– JA works with kids to teach them the economics of life.   They learn how businesses work, how to read a utility meter and pay the bill, how to balance a checkbook, how to perform an interview and how to interview, how the government runs, how the stock market works, and so much more.  JA volunteers teach a pre-written curriculum but are able to bring real world experience along with that curriculum.  For more information on Junior Achievement and how you can be a part, contact Junior Achievement at


Frequently Asked Question from Tulsa Home Buyers-

What is the most frustrating part of a home search?–  Everyone’s process is different, however, it is very frustrating when you find a Tulsa home and go to purchase and there is another offer already made.

What helps you feel comfortable with making such a quick decision?– For one buyer, after multiple homes were lost to him in the contract and offer stage, several things helped make him comfortable making the quick decision on a home.  One thing was having a realtor that he knew he trusted.  Another was that he also had to think through the emotional part of the decision and use his own logic to help with the decision.  Third, sometimes you need to ask yourself- Would I rather buy this house or buy the one down the street but have to negotiate?

How does the Tulsa market affect my purchase?  Every market is different and every price range and area of Tulsa real estate is different.  One price range and area may sell so quickly that you lose multiple homes while you are thinking about whether you want to write an offer.  In other price ranges and areas the homes may sit on the market for a very long time.  When you are buying you need good information and data and need to make a decision in the process that you will be happy with.

What is the first step I take when I want to buy a home?  Start with a relationship and the people you trust.  If you have a relationship with a lender or real estate agent and you trust them, start there.  Talk to someone who will listen to your circumstances and be able to direct you to the right person.  You can also talk to more than one agent or lender and determine from there which one you trust.

What documents do I need?–  If you talk with your realtor and lender together they can work together to get a pre-approval letter.  Sometimes one will have information that will impact the situation.  Go with a mortgage company that will give a good impression to the seller and will  have a pre-qualification letter that is reliable.  You will need to have tax paperwork, pay-stubs, bank statements and more documents when going to get your mortgage.  Ask your lender for a list to ensure you will have everything available you need.

In addition to the mortgage payment what other costs will there be? Tulsa buyers will pay fees that the lender approves- credit reporting fee, survey cost, abstracting fee and other fees.  You could be looking at $5500 in fees.  More than that and you are possibly getting more expense but may not be getting better service.  There are also some who charge much less but you may risk less service and have more problems.  You may also have inspections done and those are up to you as the buyer to pay for and choose which you want.

Which inspections should I have done?- The home inspections most recommended are EMP (electrical mechanical plumbing), Structural, and Termite inspections.  There are many types of inspections.  Depending on your home, its history and location you may want more or less inspections than the EMP, Structural and Termite inspections. Structural inspections can be important because the cost to have piers installed or repairs done can be very costly.

How much should you put down on the home? When considering this, remember that each type of loan has different requirements.  One thing to consider is Private Mortgage Insurance and Mortgage Insurance Premium.  Mortgage insurance can be a bit confusing and sometimes mortgage insurance can be required.  When you are putting money down on a loan, ask your lender what the requirements are for the loan you are seeking.  Ask if mortgage insurance will be required with a smaller deposit.  Ask what the cost for mortgage insurance will be.

For all your Tulsa Real Estate needs and questions, contact Darryl Baskin of The Baskin Real Estate Specialists of eXp Realty at 918-732-9732 or


Tulsa Abstract-What is the Deal with Surveys?–  There is a Mortgage Inspection Platt which is a report that shows any easement or building line that could encroach. It is really  more for the lender so that they know what they are getting into. It is not a stake and pin survey.  It is not a full survey.  This allows the lender to get title coverage. The survey is important to make sure that there is nothing that is affecting the property that will come up in the future, such as something on the neighbors property line. An ALTA survey is a survey that goes by the guidelines set forth by the American Land Title Association. For questions and needs regarding Tulsa Abstracts, contact Guaranty Abstract at 918-587-6621 or


Tulsa OK area real estate for sale

One Address, Thousands of Homes- Home Guide Tulsa

3909 Battle Creek Drive- $400,000- Gated community, side entry garage, therapeutic whirlpool tub, lots of extra features.

10653 South 68 East Avenue- $410,000- Forest Trails, large treed lot, palatial master bath, circle drive, side entry three car garage.


The Future of Real Estate Discusses Tulsa Abstract History

Court Appointed Special Advocates– CASA volunteers work with children who have been removed from their home due to abuse or neglect.  CASA Volunteers speak up for these children in court.  Volunteers talk with teachers, parents, foster parents, children, doctors, therapists, counselors, case workers, attorneys and anyone else that is involved in the case.  They are able to give valuable information and opinions to the judge so that the judge can make the best decision for the child.  For more information on CASA, contact them at


20 Question You Must Ask Your Next Realtor Before You Sign On The Dotted Line–  This report is very helpful for Tulsa buyers and Tulsa sellers before they select a Realtor.  Selecting the right Realtor is important.  When you make decisions in the real estate process you can have a more positive or negative experience depending on your choice of a Realtor.  Your Realtor should ask you the tough questions to help you make the right decision. You need a Realtor that you trust and that you will be willing to hear that tough advice, when necessary. To get a copy of this report or for all your Tulsa real estate needs, contact Darryl at or 918-732-9732.


What is a 3-D Tour?–  We do a 3-D tour of our properties. New technology is allowing us to put people in a house virtually. We take lots of pictures and with this new technology the pictures are put together in such a way that you can get a virtual tour of the house, like you were in a doll house.  You can walk up stairs, go in bathrooms, and much more.  This type of tour is like a tour of the property from the comfort of your home.  This enables many buyers and agents to look through houses that they may not have had the time to go through otherwise.  This can be a huge benefit when selling your home.


Tulsa Abstract History–  Tulsa Abstracts are the history book of ownership of your property.  It proves that you own the property and that no one else owns it.  This is the record of the title of your property. In Oklahoma, we put things in a physical book that we store. In the past we stored abstracts in our basement, hence the letter “B” on the identification for some abstracts. If you or a family member stores their own Tulsa abstract, please consider letting us store them.  We store them for free and if they are damaged or lost while in our care we pay to have them completely rebuilt.  If you store your abstract, you will be responsible for paying for them to be rebuilt if they are opened, damaged, or lost. In the future, abstracts will likely be scanned and stored digitally.  For all your Tulsa Abstract questions, contact Guaranty Abstract at or  918-496-9090.


How certain is my closing date?  There is really no formula for closing.  Things can change even when you do everything right.  Closings are generally about 45 days from the date of the contract. There are many variables and can be stressful for Tulsa sellers who need to schedule movers, have utilities turned on and off, and so much more.  Realize that these variables occur.  In good circumstances, you could have a weeks extension from the closing date that is on the contract. Be prepared for these scenarios and extensions. For all your Tulsa real estate questions, contact The Baskin Real Estate Specialists of eXp Realty at 918-732-9732 or


Tulsa Real Estate for Sale

One Address, Thousands of Homes- Home Guide Tulsa

7201 West Edison Street- $1,750,000-  just west of downtown, galley sink, Wolf appliances, pool, 55 acres, 24 stall barn

8954 West 51 Street- $999,999- 9042 square feet, 6 bedrooms, 6 bathrooms, gated entrance, 8 car garage

1 North Armstrong- commercial building, approximately 5200 square feet, located in Bixby

The Future of Real Estate Discusses FAQ’s for Title Companies

Court Appointed Special Advocates– CASA Volunteers work with children who have been removed from the home after allegations of abuse and neglect.  CASA volunteers are often the only constant person in the child’s life while they are in state custody. CASA volunteers talk with teachers, parents, foster parents, children, doctors, attorneys, therapists, etc.   They gather and present information to the judge so that they can make the best choice for the child.  A CASA worker is very important! It is one of the most life-changing and rewarding things you can do with your time.  You can take classes for free and with no obligation.  To learn more, contact CASA at


Tulsa Electrical Repair and Lightning Strikes– When you call Murray Electric, generally an electrician will answer your call.  When you call we will try to help you with a solution over the phone.  We don’t want to bother you by coming out for something that you can easily fix while we are on the phone.   We also do CSST Pipe grounding.  This pipe is often struck by lightning and can cause a fire or an explosion. With proper bonding and grounding, this can be avoided.  This process is not expensive if your house is built correctly.  They started using the pipe in the 80’s.  Unfortunately the code didn’t go into effect until 95 and some cities adopted the code years later. As a homeowner, look for a hot water tank with a yellow pipe.  Let us come out to make sure it is properly bonded and grounded.     For Tulsa electrical repair, contact Murray Electric at 918-835-9605 or


Brokers Opens- Are They Any Good?–  A brokers open is basically an open house for other agents.  Generally food is offered.  Brokers opens are done because it brings exposure to agents, helps drive some traffic through the house, and you know- agents like food and need to eat.  Brokers opens are a social event for Realtors where they can eat and get to see some homes as well.  It is not a must in order to sell your home.  Brokers Opens don’t sell a house.  The people who show up at the brokers opens are not always the ones that are writing the most contracts.  They can be an effective part of an overall strategy, however, there are many things that we consider more important and more effective.


Why must a 1099 form be completed for closing?–  The IRS requires a 1099 form in order for all proceeds (gain) from the sale of your property to be reported for tax purposes. If someone emails you and asks you for your social security number, or other important information, verify that the information, their phone number, etc are accurate.  Try calling them and giving the information to a live person. Verify the phone number first and if you need to, contact your agent to verify that the person or company who contacted you is the right one.


What does a title company do? We receive and execute contracts, order title insurance paperwork, clear the title, obtain documents to transfer title, prepare settlement statements, record and deliver all docs, and much more.  We do charge For Sale By Owner’s more than licensed brokers.  We do this because it takes us longer to take care of For Sale By Owner’s than a regular real estate company’s transaction.


Why do I  need to bring my drivers license?– a drivers license helps us determine that you are who you say you are.  Since you are signing documents we must verify that you are who you say you are and are the right person to sign the documents.  The title company is receiving and paying out money and transferring title.  Everything must be accurate.  The reliability of the closing company is very important.  They must have systems in place to make sure that the information is accurate and things are done properly.


Why do I need title insurance?  Sometimes title problems occur that can’t be found in public records or is simply missed.  Title insurance (owners title insurance) helps protect you from title issues that may occur.  The equity you have is more and more exposed if you don’t have title insurance.  Title Insurance covers mistakes, errors and omissions, undisclosed errors, and forgery.

For all your Tulsa title and abstracting needs, contact Guaranty Abstract at 918-496-9090 or


Tulsa Real Estate for Sale

One Address, Thousands of Homes- Home Guide Tulsa– All the Tulsa area MLS in one location

10653 S 68th East Avenue Tulsa- $410,000- Jenks Schools, approximately 1/2 acre lot and 4300 square feet, gameroom, mother-in-law suite.

1004 S Willow Avenue Broken Arrow- $225,000- 3 car garage, 2621 square feet, 4 bedrooms, 2 full 1 half bathrooms

433 E 149th Street Glenpool- $172,000-  3 bedroom, open kitchen, 3 living areas

1505 E Edgewater Street Broken Arrow- $194,700- 3 bedrooms, 2 bathrooms, office, covered back porch, covered entry

For all your Tulsa real estate needs, contact Darryl Baskin of eXp Realty at 918-732-9732 or

The Future of Real Estate Discusses Electrical Issues and Home Inspections

Court Appointed Special Advocates– CASA volunteers work with kids that have been removed from the home due to allegations of abuse or neglect.  CASA Volunteers talk with the kids, foster parents, parents, teachers, therapists, doctors, attorneys, case workers and more.  They are able to gather information and give the judge valuable information so that they can make the best decision for the child. Judges often have limited time and information simply based on a stack of papers.  CASA volunteers bring information and a perspective that the judge may not get otherwise.  For more information about Court Appointed Special Advocates, contact them at


Tulsa Home Inspections and Electrical Issues–  Things a licensed home inspector is supposed to look at…  First, his purpose is to make sure everything is working in the home.  Is there anything that’s unsafe?  The home inspector is not a licensed electrician but they have knowledge that will help them look for problem areas.  If something is mentioned on a home inspection, don’t get upset.  Call your Tulsa electrician for an inspection on the possible electrical problem areas.  The inspector will examine the service drop to make sure its safe.  He will make sure there is adequate service for the space.  He will check to make sure there are no double taps (only 1 wire per breaker)- which could cause overloading or indicate improper installation.

Fuse boxes were in use up until mid to late 50’s when circuit breakers came about.  Circuit breakers came about because fuses were limited. Circuit breaker boxes could be expanded and added too.  Lately a lot of insurance companies will refuse to write a policy for a home with fuse boxes. The cost to replace a fuse box with a circuit breaker is dependent on several things, including where the fuse box is located. The average cost to replace a fuse box begins at about $500.   For questions and service for Tulsa electrical needs, contact Murray Electric at 918-835-9605 or


What should I do with my pets during showing?– Pets present a liability issue and what to do depends on the pet.  If your dog bites or runs out the door, you have a liability and you can’t expect buyers and agents to keep the pet inside.  If your pet can be put in a crate or a certain room with a doggie gate, doesn’t run out the door, doesn’t bite, then it is usually ok for them to be present.  Be mindful of the stress that some animals go through during the sales process however. They may not normally bite but having strangers coming in and out may cause them to bite.  Remember they act differently when you are not present.  The best is to take them with you or crate them. Not everyone is a pet person, so a pet being present may just turn them off and they may not look at your home.  Also, removing pet dishes and any other items that may keep someone from looking can be very helpful to increase showings.  Remove pet dishes and make sure there is no odor or pet stains and hair.


Do I set my alarm or leave it off when there is a showing?–  This really is difficult to say.  Tulsa home buyers and agents may not be able to turn it off or may forget to turn it on when they leave.  With todays technology, if you can leave it on to ensure security for your Tulsa area home but are able to turn it off and on via your cell phone, that is ideal.  You could also create a code specifically to be used for agents during a showi Play it by ear.  Be flexible and make it as simple as possible.


How much value does my pool add to my Tulsa house?  It adds some value depending on where you are and how many other around you have a pool.  You may get about 1/3 of the value of a pool, but even that is not a specific amount.  There are so many variables in this, that discussing it with your Tulsa Realtor is one of the best ways to help determine the value of your home.   For more information about the value of your Tulsa home, contact Diana Smith of eXp Realty at 918-902-1089 or Darryl Baskin at 918-732-9732 or



Tulsa Real Estate for Sale

One Address, Thousands of HomesHome Guide Tulsa

Soon on the market-  55 acres, horse ranch, West Tulsa, $1,750,000.

8954 W 51st Street Tulsa- $999,999- over 9000 square feet, 5 acres, pond, circle drive, 8 car garage, plus more.

3510 E 104th Place Tulsa- $395,000- one level home in Jenks Schools, approximately 3/4 acre treed lot.

14994 N 147th East Avenue Collinsville- $399,900- mother-in-law suite, 2 bedrooms upstairs, 2 bedrooms downstairs, backs to greenbelt.

8307 E 63rd Court Tulsa- $95,000- Union Schools, 3 bedrooms, 2 bathrooms, needs structural repair (already have bids), 1933 square feet.

For all your Tulsa area real estate needs, contact Darryl Baskin and the Baskin Real Estate Specialists of eXp Realty at 918-732-9732 or