Real Estate Information

Lease To Own

So how does the Tulsa OK real estate market look these days? Currently Tulsa has a average listing price for homes for sale of $244,763. The Tulsa county average currently is $236,277.

The current number of properties on the market in Tulsa is 2,795. The Tulsa median listing price is $139,900.

For Tulsa county real estate the total listings are 5,865 and a median listing price of $165,000. This compares to Oklahoma real estate data, which this week shows a total number of listing properties as 22,460 with a median listing price of $149,952.

Tulsa OK Farmers Markets - Find local organic farmers markets around the Tulsa area.

We have the complete listings to help you find the best markets and organic produce farmers markets in Tulsa. Make sure you click through to our farmers markets detail pages for more information, including times and directions.

Brookside Farmers' Market
Tulsa, OK
More info
(including date and times of the Brookside Farmers' Market farmer market)

Downtown Tulsa Farmers' Market
Tulsa, OK
More info
(including date and times of the Downtown Tulsa Farmers' Market farmer market)

Pearl Farmers' Market
Tulsa, OK
More info
(including date and times of the Pearl Farmers' Market farmer market)

Tulsa's Cherry Street Farmers' Market
Tulsa, OK
More info
(including date and times of the Tulsa's Cherry Street Farmers' Market farmer market)

You can find a full list of Tulsa County Farmers' Markets here.

The Tulsa Zoo has added some awesome attractions that let you see the zoo in a whole new way!  We’ve added a new 25 foot rock climbing wall, called 'The Monolith', and also a perfect place for your kiddos to pounce - a bouncy trampoline called 'The Frogger'.  And the zoo also brought back a family favorite, so get ready to jump on a hump and go for a camel ride!  Your little one will love seeing the zoo from atop domestic Dromedary Camels.

Date: Jul 1 - Oct 31, 2010

Time: Every Day 10:00 AM - 05:00 PM,

Location: Tulsa Zoo And Living Museum, 6421 East 36th Street North, Tulsa, OK

Homes tour starts Saturday
Parade of Homes features 158 homes in 16 communities in the metro area.

 
This house at 7400 E. Indianola St. in Broken Arrow is one of 158 homes on the Parade of Homes tour. CORY YOUNG/ Tulsa World
By ROBERT EVATT World Staff Writer
Published: 6/19/2010  2:21 AM
Last Modified: 6/19/2010  6:31 AM

Peek into a newly constructed home this year, and chances are good you'll see more textured paints and designs on the walls, said Glenn Shaw of Shaw Homes.

"We're seeing lots of paints and stains with glaze on cabinets and walls, even some woodwork," he said. "It's more of the true, country French interior looks."

These textures are just one new design feature that will be on display at the Parade of Homes, which begins Saturday and runs through June 27.

This year's event, once again presented by the Home Builders Association of Greater Tulsa, features 158 homes spread throughout 16 communities in the metro area.

The parade is an opportunity for local builders — 71 strong this year, including 13 homes built by Shaw Homes — to showcase their skills as well as the latest trends in construction and furnishings. Homes range in cost from $100,000 to nearly $2 million.

Shaw said the event is a great chance for builders to introduce themselves to the buying public, and for potential buyers to see what kinds of new designs are out there.

"It's such a great opportunity for people to come out and see new houses open," he said. "It's the best time of year to get out and see what's available."

Master bedrooms and kitchens are continuing to be big draws for builders, and many of the homes this year feature larger, more detailed versions of these rooms, Shaw said.

Each home in the parade will be open for tours from 1-7 p.m. daily, with no admission.

Extended hour events include Stone Canyon in Owasso, 6-9 p.m. Thursday; Forest Ridge at Broken Arrow, 6-9 p.m. Tuesday; and Berwick on Cedar Ridge from 10 a.m. to 1 p.m. Saturday, June 26.

The official guide to the Parade of Homes, which has a complete listing and location for participating homes in the event, is available at local QuikTrip stores.

Military Personnel Tax Credit
If you or anyone you know is in the military and are thinking of purchasing a home, we have some very important information for you!  Did you know that the Home Buyer Tax Credit expires for everyone on April 30, 2010 unless you are in the military?  It is available to certain military personnel until April 30, 2011!  There are a few criteria one must meet to qualify for the extension:

•Members of the uniformed services, the Foreign Service and employees of the intelligence community are eligible for this special rule.
•It applies to any individual who serves on qualified official extended duty service outside of the United States for at least 90 days during the period beginning January 1, 2009, and ending before May 1, 2010.
•Qualified official extended duty is any period of extended duty while serving at a place of duty at least 50 miles away from the taxpayer’s principal residence (whether inside or outside the U.S.) or while residing under government orders in government quarters.
•Extended duty is defined as any period of duty pursuant to a call or order to such duty for a period in excess of 90 days or for an indefinite period.

As a student, receiving financial benefits you deserve is important.  For this reason, its imperative military veterans play a proactive role to ensure the educational benefits they’ve earned are in fact received.  The Post-9/11 GI Bill offers terrific benefits.  The actions taken today will simplify the process and help the VA expedite benefit payments. 

The United States Department of Veterans Affairs stresses the importance of completing all of the necessary steps to ensure the benefits you, your friends or classmates deserve will be paid in a timely fashion!  Here’s what needs to be done:

1.Check your eligibility online at www.gibill.va.gov

2. Submit your application VA Form 22-1990 or 22-1990E.

3. After you have enrolled in school, check with your School Certifying Official (SCO) to confirm that your VA enrollment certification has been sent to the VA on your behalf.  This form certifies your actual enrollment period and triggers your payment. *Here’s a little hint: the school’s designated SCO will be found in the Financial Aid Department, Admissions and Records Department, or Registrar’s Office.)
4. And last but not least, enjoy the education benefits you earned!

If you or someone you know is planning to use the Post-9/11 GI Bill to attend school anytime this year, action must be taken today.  For more information please visit: http://www.gibill.va.gov or text GIBill to 99702. 

Goto: http://www.hosted.cdpe.com/65518/FAQ.aspx

Frequently Asked Questions

It is understandable to have questions when coping with a new and challenging situation, especially when a home is at stake. The reality is that millions of homeowners across the country are finding out that they have more questions than answers. We hope that the following information will help you better understand the circumstances. If you have further questions not addressed below, or would like additional information resources, feel free to Contact Us.

Do I qualify for a short sale?
The qualifications for a short sale include any or all of the following:

1.Financial Hardship – There is a situation causing you to have trouble affording your mortgage.
2.Monthly Income Shortfall – In other words: “You have more month than money.” A lender will want to see that you cannot afford, or soon will not be able to afford your mortgage.
3.Insolvency – The lender will want to see that you do not have significant liquid assets that would allow you to pay down your mortgage.
What is a mortgage modification?
A mortgage modification is a process through which your mortgage lender changes any or all of the following:

•Your interest rate
•Your principal balance (through a reduction)
•Your loan terms (example: from an adjustable to a fixed rate)
This process can allow borrowers to stay in their property when they can no longer afford their current mortgage payments.

Why would a lender modify my mortgage?
Lenders have realized that in some cases it is better for them to work with current borrowers to lower payments or possibly improve terms in order to keep homeowners in their properties. The average foreclosure can cost a lender from 35-50% of the value of a property, so keeping borrowers in their homes is a good option for everyone.

What do I need to qualify for a mortgage modification?
According to the Making Home Affordable Web site (www.MakingHomeAffordable.gov), you will need the following information for your lender to consider a modification:

•Information about your first mortgage, such as your monthly mortgage statement
•Information about any second mortgage or home equity line of credit on the house
•Account balances and minimum monthly payments due on all of your credit cards
•Account balances and monthly payments on all your other debts such as student loans and car loans
•Your most recent income tax return
•Information about your savings and other assets
•Information about the monthly gross (before tax) income of your household, including recent pay stubs if you receive them or documentation of income you receive from other sources
If applicable, it may also be helpful to have a letter describing any circumstances that caused your income to reduce or expenses to increase (job loss, divorce, illness, etc.)

How do I qualify for a mortgage modification?
The first call you make should be to your lender, have the information above ready to discuss with them and call your customer service line to ask them what options you have available. If the person you speak with does not understand what you are asking, you can ask to be referred to one of the following departments (different lenders have different names for these departments):

•Loss Mitigation
•Mortgage Modification
•H.O.P.E.
Prior to contacting your mortgage lender you can quickly complete an eligibility test at www.MakingHomeAffordable.gov. This test will let you know if you are eligible for a modification through the government-sponsored Home Affordability and Stability Program (HASP). For a list of mortgage lenders and servicers, visit www.HopeNow.com.

What if I don’t qualify for a mortgage modification, can’t afford my home, and owe more than it’s worth?
You are not alone and foreclosure is not the only option. If your mortgage lender or servicer will not work with you to reduce your payment, you may want to consider a short sale. Agents like me, with the Certified Distressed Property Expert® Designation, have undergone extensive training in how to process and negotiate short sales. A short sale allows you to sell your home for less than what you owe and avoid foreclosure. Speak to your market expert to see if you may qualify.

What is a Home Affordable Refinance?
If Fannie Mae or Freddie Mac owns your mortgage, you may be eligible for a Home Affordable Refinance. This will allow you to refinance your home and often lower your payments.

What are the qualifications for a Home Affordable Refinance?
According to the resources released by the government, following are a list of qualifications:

•You are the owner occupant of a one- to four-unit home
•The loan on your property is owned or securitized by Fannie Mae or Freddie Mac (see Useful Links)
•At the time you apply, you are current on your mortgage payments (you haven’t been more than 30 days late on your mortgage payment in the last 12 months, or if you have had the loan for less than 12 months, you have never missed a payment)
•You believe that the amount you owe on your first mortgage is about the same or slightly less than the current value of your house
•You have income sufficient to support the new mortgage payments, and the refinance improves the long-term affordability or stability of your loan
 Homeowner Resources
 Get Your FREE Report!
 What is a CDPE®?
Learn how agents with the Certified Distressed Property Expert® designation are best suited to help distressed homeowners.Contact This CDPE®
David Hagler
RE/MAX EXECUTIVES
7615 E 63rd Pl.
Suite 105
Tulsa, Ok 74133

(918) 809-9776

Foreclosure Solutions

Go to: http://www.hosted.cdpe.com/65518/Foreclosure-Solutions.aspx

The current U.S. housing market and national financial crisis has caused untold stress and heartache for many American families. Foreclosure is one of the most devastating financial challenges that a family can face and one that many times can be avoided. The options available to Tulsa-area residents for foreclosure are many. Following is a brief explanation of these solutions, including their benefits and drawbacks:

Reinstatement
A reinstatement is the simplest solution for a foreclosure, however it is often the most difficult. The homeowner simply requests the total amount owed to the mortgage company to date and pays it. This solution does not require the lender's approval and will 'reinstate' a mortgage up to the day before the final foreclosure sale.

•Benefit: Does not require the mortgage company or lender's approval.
•Drawback: Requires that a homeowner be able to pay all back payments, fines and fees.
Forbearance or Repayment Plan
A forbearance or repayment plan involves the homeowner negotiating with the mortgage company to allow them to repay back payments over a period of time. The homeowner typically makes their current mortgage payment in addition to a portion of the back payments they owe.

•Benefit: Allows the homeowner to make back payments over time.
•Drawback: Requires that a homeowner be in a financial position to pay not only their current mortgage, but also a portion of the back payments owed. Some mortgage companies will require a homeowner to 'qualify' for forbearance.
Mortgage Modification
A mortgage modification involves the reduction of one of the following: the interest rate on the loan, the principal balance of the loan, the term of the loan, or any combination of these. These typically result in a lower payment to the homeowner and a more affordable mortgage.

•Benefit: Reduces the payment a homeowner is required to make on a monthly basis and may reduce the principal balance of the loan
•Drawback: Requires that a homeowner 'qualify' for the new payment and will often require full documentation. Lender has to be actively pursuing modifications.
Rent the Property
A homeowner who has a mortgage payment low enough that market rent will allow it to be paid, is able to convert their property to a rental and use the rental income to pay the mortgage.

•Benefit: Allows homeowner to keep property indefinitely.
•Drawback: The issues that can arise with a rental property are many, and rent often does not cover the full cost of property ownership and maintenance.
Deed in Lieu of Foreclosure
Also known as a 'friendly foreclosure', a deed in lieu allows the homeowner to return the property to the lender rather than go through the foreclosure process. Lender approval is required for this option, and the homeowner must also vacate the property.

•Benefit: Many times in a successful deed in lieu, the lender will forego their right to a deficiency judgment.
•Drawback: Requires that a homeowner vacate the property, and a deed in lieu may be reported to credit bureaus as a foreclosure.
Bankruptcy
Many have considered and marketed bankruptcy as a 'foreclosure solution,' but this is only true in some states and situations. If the homeowner has non-mortgage debts that cause a shortfall of paying their mortgage payments and a personal bankruptcy will eliminate these debts, this may be a viable solution.

•Benefit: Does not require lender approval.
•Drawback: If a homeowner cannot afford their mortgage payment, a bankruptcy will only stall—not stop—the foreclosure process. Bankruptcy can be costly, is damaging to credit scores, and can only be declared once every seven years.
Refinance
If a homeowner has sufficient equity in their property and their credit is still in good standing, they may be able to refinance their mortgage.

•Benefit: In some cases, this will lower payments.
•Drawback: In today's market, a refinance will almost always raise mortgage payments, and is an expensive process.
Servicemembers Civil Relief Act (military personnel only)
If a member of the military is experiencing financial distress due to deployment, and that person can show that their debt was entered into prior to deployment, they may qualify for relief under the Servicemembers Civil Relief Act. The American Bar Association has a network of attorneys that will work with servicemembers in relation to qualifying for this relief.

•Benefit: If qualified, this will lower payments on all consumer debt in addition to mortgage payments.
•Drawback: Must be active military to qualify.
Sell the Property
Homeowners with sufficient equity can list their property with a qualified agent that understands the foreclosure process in their area.

•Benefit: Allows homeowner to avoid foreclosure and harvest some of their equity.
•Drawback: In many cases today, homeowners do not have sufficient equity to sell their property without negotiating a short sale (see next solution).
Short Sale
If a homeowner owes more on their property than it is currently worth, then they can hire a qualified real estate agent to market and sell their property through the negotiation of a short sale with their lender. This typically requires the property to be on the market and the homeowner must have a financial hardship to qualify. Hardship can be simply defined as a material change in the financial stability of the homeowner between the date of the home purchase and the date of the short sale negotiation. Acceptable hardships include but are not limited to: mortgage payment increase, job loss, divorce, excessive debt, forced or unplanned relocation, and more.

•Benefit: A short sale allows the homeowner to avoid foreclosure and salvage some of their credit rating. This also keeps foreclosure off the individual's public record, and in many cases will allow the homeowner to avoid a deficiency judgment. Borrower may qualify for another mortgage in as little as 24 months (as opposed to five years for a foreclosure).
•Drawback: Short sales can be a trying process in which a homeowner is best served by contracting with a qualified real estate agent to guide the way.
This represents only a summary of some of the solutions available to homeowners facing foreclosure. Please call me today for a free confidential evaluation of your individual situation, property value, and possible options.
 Homeowner Resources
 Get Your FREE Report!
 What is a CDPE®?
Learn how agents with the Certified Distressed Property Expert® designation are best suited to help distressed homeowners.Contact This CDPE®
David Hagler
RE/MAX EXECUTIVES
7615 E 63rd Pl.
Suite 105
Tulsa, Ok 74133

(918) 809-9776