Why You Get No Showings On Your House

Junior Achievement– Junior Achievement teaches kids the economics of life.  JA volunteers go into the classroom and teach a pre-written curriculum while imparting personal experience.  JA teaches kids all about the stock market, running a business, interviewing, reading utility meters, paying bills, balancing a checkbook and much more.  These important lessons can help young adults become more successful in life and can even help them have more respect for parents as they realize all they must do to provide for their family.  JA Volunteers add credibility to what a teacher may already be teaching.  For more information on Junior Achievement contact them at tulsa.ja.org.


What do you do when someone says, “I am going to call my attorney and get this straightened out!” ?  When there is a threat of an attorney getting involved there should not be great alarm if you are doing things right.  When the attorney comes in and looks at the process and checks things out, they will be able to tell the client that things are being done correctly.  It can often be a fear driven situation because the person doesn’t trust what is happening.  When you are working with others, always try to maintain a trustworthy relationship with them.  Let the process work through if an attorney gets involved.  If you are doing things right, there shouldn’t be many problems. For more real estate questions, contact The Baskin Real Estate Specialists of eXp Realty at 918-732-9732 or darrylbaskin.com.


Extending the Life of Your Appliances–  If you use electricity and technology, you will eventually have a problem with the electricity going out.  Many don’t realize though that you will get little spikes in your power regularly.  This can come from the electric company and from your appliances as well.  These surges can cause problems with newer digital devices.  Surge protectors will level out the voltage and you won’t see the problems in your devices like you would without one.  You can get a surge protector with an indicator light on your surge protector that will tell you that your surge protector is still good.  Joules are the rating on a surge protector.  The higher the joules the better your protection.  In addition to the surge protectors you can purchase in the store, you can pay to have a whole house surge protector installed.  If you have ever had a problem with damage to your home or device you will likely realize the value that a $300 surge protector installed can save your thousands of dollars.  If you have one panel downstairs and another panel upstairs or on the other side of the house, each should have its own surge protectors. Surge protectors will also extend the life of your appliances, heater and air-conditioner, and lights.   For more information on whole house surge protectors or Tulsa electrical repairs contact Murray Electric at 918-835-9605 or murrayelectric.com.


If I am not getting any showings, is it my agents fault?  First, it is unethical for any realtor to come in and try to interfere with the relationship you have with your realtor.  For example, they shouldn’t tell you that your agent is doing an awful job.  Next, consider this:  Is your house up to date?  Look at how it compares to others.  Realize that if your house is priced 10-12% above others, it will be ruled out by buyers before they ever come look.  Also, consider if your online pictures are nice?  If your online pictures aren’t nice your home will also likely get ruled out because they have others to look at.  Finally, is your agent representing it well online?  Is the data accurate, the pictures look good (good quality), is he responding to phone calls and emails when someone is acquiring?

If you want to hold your agent responsible, realize this:  there are thousands of agents in the Tulsa area that have access to the Tulsa MLS.  Even if you have a really bad agent, if he got the information online properly, then you should have some activity.  If you have absolutely no activity, it could likely be coming down to price and market demand for your property.  An in-depth market evaluation should be done which includes the absorption rate.  For more real estate questions, contact The Baskin Real Estate Specialists of eXp Realty at 918-732-9732 or darrylbaskin.com.


Tulsa real estate for sale

One Address, Thousands of Homes- HomeGuideTulsa.com

3909 N Battle Creek Drive Broken Arrow- $400,000- gated community, about 4000 square feet, 4+bedrooms, plus so much more.

8954 W 51st Street Tulsa-$999,999- 5 acres, over 9000 square feet per appraisal, pond, beautiful entry, huge dining room, much more.

10653 S 68th East Avenue Tulsa- $410,000- Forest Trails, large lots, mature trees, mother in law suite, two masters.

6630-6632 S 78th East Avenue Tulsa- $249,000- Duplex, half is vacant, half is leased, great opportunity for income from half and to occupy the other half.

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 tulsa.ja.org.


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 smiller@incog.org


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 smiller@incog.org


Tulsa Real Estate For Sale

One Address, Thousands of Homes- HomeGuideTulsa.com

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 www.guarantyabstract.com.


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 www.murrayelectric.com.


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 www.ttcu.com.


 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.

Tulsa Needs Your Help…

Mayor Bynum and former Mayor Kathy Taylor are requesting your help.  Feedback Tulsa Online Forum is a place where you can give feedback on issues affecting Tulsa.  Current open topics include: 2017 PLANiTulsa Progress, City of Tulsa Communications Survey, Demolitions of Building in Downtown Tulsa, and Optimize Downtown.  Please read the information below and if you need further information, visit www.feedbacktulsa.com.


The Mayor and I would like your feedback regarding your experience with the City of Tulsa’s permit and development processes. Your  feedback is important to help us to continue to improve the City’s current processes. With your help, we can achieve the goal of opportunity and wellbeing in Tulsa – to increase census population growth and average per capita income, and make Tulsa a world-class city.


In order to participate, you will first need to register on our FeedbackTulsa online forum using the email address from which you are reading this message, if you have not already. To sign in or register, click on the “Sign In” button in the top menu bar of the forum.


Once you are registered and signed in, you will see the survey titled “Understanding and Improving Tulsa’s Development Process” here:  http://www.peakdemocracy.com/portals/121/Issue_4677. If you prefer to remain anonymous, answer “No – do not show my name” at the top of the survey.” If you have any trouble registering or accessing the survey, please contact info@peakdemocracy.com for support.  Responses will be compiled for the Mayor’s office upon closing the survey period on July 31, 2017.


Your participation is greatly appreciated, and we look forward to receiving your input to help the City make our processes transparent, efficient and customer friendly.


Best regards,


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 jaok.org.


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 www.darrylbaskin.com.


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  www.guarantyabstract.com.


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.


Battle Creek Golf Finest Value

Enjoy Projects year-round in a heated and cooled 3 car garage.
Accentuate your fine art with built-in art lighting.
Relax every day in your heated therapeutic bath.
Two bedrooms on the first floor.
Large private bathrooms.
Low maintenance Yard.
Gate-guarded community.
Priced at $400,000

For more information, call or text Darryl at 918-732-9732 and visit the 3909 N. Battle Creek Drive public information page or eXp Realty information page.


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 tulsacasa.org.


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 www.darrylbaskin.com 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 www.guarantyabstract.com 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 www.darrylbaskin.com.


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

Beautiful Horse Ranch on 55 Acres


This beautiful Tulsa luxury property  is located at 7201 West Edison.  This home features a 55 acre horse ranch with 6 bedrooms, 5 full 2 half bathrooms, and over 6200 square feet (per Courthhouse) and is priced at $1,750,000.  In addition, you will find a 24 stall horse barn and a remodeled kosher kitchen all within 5 minutes of Downtown Tulsa.  For more information on this gorgeous ranch visit the 7201 W Edison public information folder or the eXp Realty information page.