Tulsa & Broken Arrow, Oklahoma Real Estate News, Homes For Sale & More!

Broken Arrow & Tulsa, Short Sale Properties and Foreclosures

Billy Howard (Coldwell Banker Select) — Sun, 15 Mar 2009 16:09:13 -0500

One of the biggest subjects lately on the local & national news, media has been about the real estate market, economy and how all of it is so connected. I have seen a trend here in Broken Arrow and the local Tulsa metro area. I'm seeing more and more home sellers placing their homes on the market as potential Short Sale properties.

What is a Short Sale? A short sale is when the sellers have asked their mortgage holder to take less than full payoff for their property.

Typically this requires some sort of financial hardship and we all know with the local economy down, real estate market shifting and extreme amounts of unemployement more and more people, families will be forced into foreclosure. Anytime we have an influx of properties on the market and less buyers available for these properties prices tend to dip down. This creates a buyers market and most markets are currently in what many would consider to be a buyers market. Even though this sounds great for buyers it can be a horrible thing if your in financial trouble and needing to sell to avoid foreclosure. Also, the banks typically don't move fast enough for families trying to avoid foreclosure through a short sale. Even if your given a viable contract the banks may sit or take too long to agree on all terms, or simply get to the file to save your home from sale at sheriffs auction. This is why it is so important for anybody facing financial hardship to contact a local realtor ASAP so that time does not get to a point of too little, too late.

If you are in a situation where selling may save you from foreclosure, save your credit and help your families situation I'd love to help. I will keep your information confidential. If I can help please don't hesitate to contact me for a confidential meeting to discuss your situation.

Tulsa & Broken Arrow FSBO - For Sale by Owner

Billy Howard (Coldwell Banker Select) — Sat, 28 Feb 2009 20:06:02 -0600

Tulsa & Broken Arrow FSBO - For Sale by Owner

Are You Selling Your Home as " For Sale By Owner" (FSBO)

It can be difficult and time consuming. Before you decide to sell your home FSBO, There are some important questions you may want to ask yourself:

Do you have any knowledge of real estate and contract laws? If not? Are you willing, and do you have the time to research them? At least minimally enough, to protect you from a potential lawsuit, if a mistake is made?

Real Estate agents/Realtors^® are professionals and are thoroughly trained in real estate legal issues and contract law.

Real Estate agents/Realtors^® are usually required to carry Errors and Omission Insurance, and in many cases in amounts up to 1 millions dollars.

What is your real motivation "To Sell"? And in selling, as a FSBO?

Are you selling to save money?

It is no secret to buyers that if you are selling as a FSBO, you are not paying commission. Do you think they expect you to get the savings? No! They want to discount your home by the amount of the commission! Many investors search out FSBO sellers, as investment property. Seller's who use a real estate professional make 16% more on the sale of their home, than sellers who go it alone, according to recent (NAR)National Association or Realtors^® statistics.

Yes! Realtors^® fees can be expensive. Not nearly as expensive as other professional services. Would you consider operating on yourself, or a family member, to avoid a doctor fee? Or perhaps representing yourself in a court of law, to avoid a lawyer fee? Unrepresented sellers often do not understand the complexity, range and timing of tasks they will have to perform, if they don't use a professional. Realtors^® are real estate professionals who are experts in marketing and negotiation.

Realtors® have to pay all of the advertising and marketing fees, and put in countless hours of work to effectively market your home, they get paid nothing if the home does not sell, and could potentially lose $1000's.

Is Safety an issue, for yourself, your family, and your property?

Have you considered what methods; you will use to screen potential buyers?

Perhaps if someone showed up at your home, at night, and wanted a tour of your home, would you let them in? If you didn't could you lose out on a sale? Our real estate offices have strict policies for meeting customers at the office and photocopying their driver's license, writing down tag numbers, and have strict safety procedures to keep their agents safe!

Do you have the time and flexibility to show your house to potential buyers?

Do you have the time on a weekend to devote to an open house?

Can you get time off work to show the house?

Often! Relocating or Out of Town Buyers, come into town for short periods of time, hours, maybe a day or two. Their schedule will not allow time for home sellers that can't be available, when they need to see a home. Can you afford to pass up a potential buyer?

Can you separate yourself emotionally enough so you can effectively negotiate, if you do receive an offer?

In addition, Realtors^® are experts in attracting qualified buyers. A professional can show a home more objectively than can a seller who may be emotionally attached to the home, and who might become unraveled/unnerved by a prospective buyer's critical comments

Do you know and understand the seller's obligation when it comes to different types of loans?

Do you know how to price your home appropriately?

Pricing a home is a difficult process and requires a lot of knowledge and research, Realtors^® can help a seller set a realistic price, and ensure the proper paperwork and various disclosurers and inspections are completed and handled correctly.

Realtors® know best how to prepare a home and maximize value, provide broader exposure to the market and are more likely to generate multiple offers, than a seller on their own.

On average according the National Association of Realtors®, the typical FSBO home sold for $187,200 compared to $247,000 for agent-assisted home sales.

Now! I'm not trying to change your mind, or dissuade you, from your decision to place your home on the Broken Arrow & Tulsa, Oklahoma, housing market as a FSBO.

NO! Not my intention.I wish you good fortune in your effort, and I hope you succeed. If I can be of service to you by answering questions you may have, feel free to call me and ask!

Bill Howard 918.282.7621

www.HomesofBA.com www.BillHowardHomes.com

Active IDX link to Search Homes in Tulsa, Broken Arrow area MLS

Billy Howard (Coldwell Banker Select) — Tue, 24 Feb 2009 20:43:37 -0600

Active IDX link to Search Homes in Tulsa, Broken Arrow area MLS February 24th, 2009 8:41 PM

Today I was able to get my IDX link integrated into my web-sites www.BillHowardHomes.com & www.HomesofBA.com. This will be a major boost in performance to my real estate websites by allowing my clients, customers and the general public a place they can search local Broken Arrow, Tulsa, Jenks, Bixby, Owasso, Coweta and Metro area real estate & land. I'm so excited to have this link up and running actively on www.BillHowardHomes.com. Currently www.HomesofBA.com is down as I'm transferring the domain and this take about 72 hours to propagate to the name servers and become live on the web. IDX, MLS will however be fully active on this local Broken Arrow, Oklahoma real estate web portal.

Other Broken Arrow, OK Sports News: Our soccer season starts tomorrow and my son is very excited about this. Of course I will be coaching the new team as last seasons coach didn't come back. The team name will stay the same as we got involved in this late so the Timberwolves it is. I look forward to the challenge of getting these boys prepared and ready for the season opener. The Broken Arrow Soccer Club "BASC" has been supportive in helping me get things setup as I was made coach after most teams have already been practicing a week. We now have two weeks to prepare for our first game at Indian Springs Soccer Complex in Broken Arrow.

I'm currently working on a Short Sale property for a client and an REO, Bank Owned Foreclosure for a client. Sometimes the Short Sale properties can take some time as you have to wait on the lien holders, Banks to get all the proper paper work & documentation. You also must deal with the attorneys they are using to move the property through the foreclosure process. It's a shame that more people in financial trouble don't speak to a local Broken Arrow or Tulsa area Realtor about selling before this process is started or almost completed. If they did they may find help if they only would ask. It's better to short sale the home if possible than allow the property to go into foreclosure.

Broken Arrow Youth Soccer

Billy Howard (Coldwell Banker Select) — Fri, 20 Feb 2009 23:40:09 -0600

Broken Arrow Youth Soccer February 20th, 2009 - By Billy Howard

Well, it's that time of the year again. Broken Arrow is in full swing with soccer season. I must say the BASC does a great job considering how many children and teams they have to deal with. This season I found out very late that our team would NOT have a coach so guess what happened? Yep, the association basically volunteered me... Looks like it's another season of coaching but hey, I get a kick out of it. What's this got to do with real estate here in Broken Arrow or Tulsa, nothing really but it sure is fun and a great change of pace. My team is filled with 8 and 9 year old boys including my son Trenton who simply couldn't wait for the season to start. I can hardly wait for the first game.

Fly Fishing is starting to pick up now that the rivers and streams locally have started to recover from last spring & summers drastic amounts of rain. Arkansas, NE Oklahoma and SE Oklahoma finally are being productive. You can read more about fly-fishing and my love of it at www.TulsaFlyFishers.org. Of course reading about it is not like actually getting out and casting a line, I'm truly looking forward to hitting the water.

Today I submitted an offer on a Bank Foreclosure/REO property located here in Broken Arrow. My client is really looking forward to remodeling this home as it's a perfect starter home in a great location. Nothing feels better than to find your clients a perfect house in such a great school system like Broken Arrow. Even better when you can do all this at a very affordable price. I think with a little TLC this home will make the buyer happy for many years to come.

Persistence in the Tulsa Real Estate Market!

Billy Howard (Coldwell Banker Select) — Thu, 19 Feb 2009 23:16:48 -0600

Persistence in the Tulsa Real Estate Market

While out taking care of a buyer sale today I started thinking about the market here in Broken Arrow and Tulsa. With so many markets down across the country and so many large cities seeing drastic drops in home values I started wondering why things here in Tulsa have remained fairly steady. Sure Tulsa is seeing some of the same problems but our prices never where so out of line that homes values have crashed. Our market has remained level and prices have still been rising.

Of course this all got my mind racing, I started thinking about what it takes in this slower market to succeed. I came to the conclusion that there are basic skills essential to any marketing or sales position. These skills are as follow's: sales skills, organizational skills, follow-up skills, presentation skills, listening skills, negotiation skills & handling objections skills. These are vital and essential to being a successful realtor in a very competitive Tulsa market but that wasn't all that it takes. I have seen many talented people fail even though they had all the skills necessary.

One still needs basic tools to be successful in today's real estate market such as a laptop computer, marketing material, transportation, signs, a website and basic tools essential to doing the job of a Realtor. I kind of think of it like items a doctor or dentist needs to do surgery or work on their patients. Even with that said these professionals still must have other skills and traits like steady hands to be good at what they do. They are very limited to performing the work needed if they don't have the basic tools necessary.

While all this may sound like rambling, don't stop reading yet! I thought what is the one main ingredient that a Realtor here in Broken Arrow or Tulsa really needs to be successful in this current market? I decided that trait or ingredient is persistence. You have to be persistent in this business or you will never be more than average at the best. Where does this lead in this mess of a blog? In this economy or current real estate market those that lack persistence will fail and those that are determined and show persistence will thrive.

It was Calvin Coolidge, our 30th President, who said it very well, "Nothing in the world can take the place of persistence. Talent will not; nothing is more common than unsuccessful men with talent. Geniuses will not; unrewarded genius is almost a proverb. Education will not; the world is full of educated derelicts. Persistence and determination alone are omnipotent."

When everything around you is collapsing in, those that are persistent will push through.

It's just like playing soccer as a young child. I played as a youngster here in Broken Arrow and I have been coaching boys in BA for some time now. I've seen the kids that didn't start out so good but showed persistence and they have always found that niche or a way to improve because of their persistence. Talent alone will not make you the best. Michael Jordan didn't start out as the best basketball player, he wasn't even a starter in high school but he had something special. He was so determined and persistent that he wouldn't allow himself to fail. He worked on his skills and his persistence later in life paid off. He became one of the best basketball players of all time and did it because of his determination and persistence.

Broken Arrow Real Estate Services

Billy Howard (Coldwell Banker Select) — Tue, 17 Feb 2009 17:49:05 -0600

Even though I provide Realtor, real estate services in the entire Tulsa Metro area my area of focus is on the Broken Arrow market. Yes, I can help you in Tulsa, Coweta, Jenks, Bixby or any of the other surrounding cities.

I office out of Broken Arrow and know the schools, neighborhoods and area well since I have called BA home for over 30 years.

If you have a Broken Arrow home your considering selling or a Broken Arrow "fsbo" For Sale by Owner then please consider using my services. I'd be happy to provide you a free "CMA" or Market Analysis.

If your looking to buy a home in Broken Arrow then you need a Realtor. The services cost you nothing and can save you from paying too much or even worse, buying without proper representation. You wouldn't go to court without an attorney would you?

I'd be happy to assist you as your buyers agent. Please call Bill Howard at 918-282-7621 today or you can contact me by email at brhoward@tulsarealtors.com.

Sincerely,

Bill Howard

Real Estate Domain Names

Billy Howard (Coldwell Banker Select) — Mon, 16 Feb 2009 21:01:01 -0600

Today I spent some time looking over some of the domain names available and doing some simple domain management. Every year you must pay a fee to keep your domain. I have added www.HomesofBA.com and www.TulsaHomeZone.com to the list of my domain names for my Broken Arrow, Oklahoma Real Estate web site. My goal of course is to drive more traffic.

My real estate website www.BillHowardHomes.com is a work in progress and my goals are to obtain a market share of the Broken Arrow, Oklahoma real estate market. I have decided to build local Broken Arrow information tabs into the website to give my clients and potential clients information on Broken Arrow all at the click of a mouse button. I will be adding local school information, clubs, neighborhood information including Bentree, Forest Ridge, Wolf Creek, Battle Creek and many other neighborhoods in the Broken Arrow city limits. I'm also looking to add emergency information and local numbers for utility companies to make things easy for my customers.

Of course this site also contains information for local Tulsa, Coweta, Jenks, Bixby and various other cities in the Tulsa metro area.

Why Choose Me?

Billy Howard (Coldwell Banker Select) — Tue, 10 Feb 2009 21:23:38 -0600

Today I was having a conversation with a client of mine about the Broken Arrow real estate market. In this conversation I asked the question, Why did you choose me? My client quickly responded stating that when I came to discuss his listing he had already met with three other realtors that sell homes in Broken Arrow. The problem he had with all of them is that each one came in and gave him the OOooooo, AAhhhhh, this is so beautiful hoopla. He said the first thing I did was ask to walk outside with him and look at the structural aspects of the home, the repairs that may be needed and discussed how I felt the home compared to the competition. I did go over items that we could potentially see on the Repairs List or R,R,T form. I do this so my clients will be aware of some of the possible costs, snags that may be in our way that we can and will work through.

Sometimes I have been probably too honest telling potential customers the problems we could face selling their home but when it's all done I have felt better about every deal because I informed them rather then leave it up to surprise. I think this helps me to prepare a better Net to Seller than most. It helps me because I like to cover all possible situations that may arise.

I think many realtors do a great job marketing homes, working with buyers & sellers and I admit, in Broken Arrow, Oklahoma we have some pretty good realtors to choose from. One thing I feel is unique to myself is I have never over sold a potential listing client on their property. My client said he appreciated my honesty.

Broken Arrow, Tulsa Real Estate Website

Billy Howard (Coldwell Banker Select) — Tue, 10 Feb 2009 15:02:29 -0600

I have now added a new website under the URL www.BillHowardHomes.com. Please feel free to research local Tulsa & Broken Arrow, Oklahoma news and information at this new site. Of course this website is a work in progress so many changes will take place in the next few months. Many of the main features however will be about local real estate in the Broken Arrow and Tulsa area including Coweta, Jenks and Bixby.

3005 South Ash Court Broken Arrow, Oklahoma

Billy Howard (Coldwell Banker Select) — Mon, 03 Dec 2007 19:13:55 -0600

3005 South Ash Court Broken Arrow, Oklahoma
Description / Remarks

Located in the heart of Broken Arrow. This stunning three bedroom home features many recent updates. There is plenty of shade with mature trees surrounding the home and with over 1500 Sq/Ft (CH) you will appreciate all the family space. The home has an excellent floor-plan that flows well. This home is amazingly affordable, super clean and move in ready. Absolutely one of the more affordable homes in Broken Arrow. The homeowner is offering to assist by paying $1500 towards your closing costs. Contact Billy Howard today at 918.282.7621 for a showing of this property.

• MLS# 728274 • 3 Bedrooms • 2 Car Garage • Open Floor Plan • Super Nice Yard

Listed Price $108,000

Property / Details

3005 South Ash Court

Broken Arrow, OK 74012

• Large Open Kitchen • Seller Assisted Closing Cost • 1521 Sq/Ft: (CH) • Built in 1978 (CH) • Broken Arrow Living • 2006 Taxes $1,172 • Broken Arrow High School • Sequoyah Middle School • Vandever Grade School • Updated & Very Clean

Information is Believed To Be Accurate But Not Guaranteed "Each office independently owned and operated."

Broken Arrow, Oklahoma real estate market

Billy Howard (Coldwell Banker Select) — Sat, 03 Nov 2007 22:06:35 -0500

You know we have been hearing for what seems like years, the media telling us the real estate market is coming crashing down. Yes, this is true for most real estate markets but it's not the case with the market here in Broken Arrow, Oklahoma. Like I mentioned before the CMA's or comparables I have run lately still are seeing an increase over values from six months ago. This is good for the Tulsa, Broken Arrow market. It seems that many investors and out of state buyers are driving our market. Can you imagine what your home in California or Florida if sold would buy you in Broken Arrow or Tulsa! You could buy a larger home and still have plenty left for a dozen new automobiles.

A Family Vacation

Billy Howard (Coldwell Banker Select) — Sun, 29 Jul 2007 11:24:09 -0500

My family and I just took a trip to South Fork, Colorado. Sure the mountains in the area are beautiful and the fishing is great but WOW! the real estate prices are high... I was shocked at what land in the desert is selling for. None the less, I understand why many buy and build cabins in the area. The real estate market in scenic travel destinations with Fly Fishing, hunting and scenic rivers & mountain area's is to the point of stupidity. I don't like the laws in colorado regarding Private Property on these scenic rivers though. The land owners actually own the ground under the water therefor making it illegal for one to fly fish the sections of the rivers that are through these properties. You can float down these sections on a raft, canoe but you can't get out of the floating vessel... Better use the bathroom before you go.

Here in Oklahoma and Arkansas I can fish any navigatable river up to the high water mark or basically ten feet of any shoreline. After all, I don't think anybody should OWN the river.

The Greatest Feeling!

Billy Howard (Coldwell Banker Select) — Thu, 28 Jun 2007 13:09:43 -0500

I received a really nice Testimonial the other day from a client. While reading this testimonial it made me think about how when you do the right thing, peoples lives can be changed. They had been trying to sell as a FSBO. Of course they received call after call from potential buyers and had been stood-up many times on showings. They even went under contract with a buyer but that deal then feel apart after three weeks. They got plenty of activity from potential FSBO buyers but the problem was that the buyers simply couldn't buy.

I approached this prospect while handing out my neighborhood farm letters. I was surprised when I was walking the neighborhood and saw somebody outside the home waiting in the front yard. I had not ever seen anybody there before and the home was vacant. Of course it had a FSBO sign in the yard but I had been by numerous times and never had any luck. I approached and said hello. The gentleman asked if I was SO-SO and I said no. I told him who I was and he said wow... Ive been stood up again. He was driving over 50 miles to show the property every time somebody would call. I handed him the farm letter and said if you need help I'd love to opportunity to help. He looked at the farm letter and asked if he could show me the home. We then talked for about 30 minutes about the home, his problems trying selling as a FSBO and then what I would do to help. Anyhow, he stated he was tired of trying to sell as a FSBO. He also said he'd talk with his wife and get ahold of me soon.

They called me within two day's. I meet with them at the house and we got it listed. Within three day's of this his wife had a mild stroke and was in the hospitol. We also received an offer on the home. They were so happy that after all this time, all it took was being on the market with an established real estate company and a person that would work hard to get it sold. They after all were going through so much in the hospitol and everything else. I made things really easy for them.

Reading the testimonial just really got me thinking about what a truly important thing it is we do. It gave me a good feeling reading how they loved dealing with me and how I went that extra mile to take care of them. No commission makes you feel better than this. I am pasting a copy of the testimonial but will leave the name off for privacy.

Dear Bill,

Just wanted to extend to you our appreciation for a job well done. My wife and I tried for three months, unsuccessfully, to sell our house FSBO. I'd forgotten all the headaches associated with selling a home in today's market. With my wife's new medical problems and all the things we were dealing with unassociated with selling our home, you went the extra mile to assist us in not only finding us a CASH buyer but helping to secure all necessary fixes, inspections, etc. that we just didn't have time to deal with at the time. I've sold many houses over the years using other associates but your help was the best and most importantly, the most understanding, professional, and helpful I've ever experienced. Thanks again... Incidentally, my wife is much better now and soon she'll be back to her energetic self, God willing.

A fresh approach

Billy Howard (Coldwell Banker Select) — Tue, 05 Jun 2007 23:19:44 -0500

I went to a short presentation today that really caught my attention. I could see they were selling something but what got my attention was the entire approach they used was so different. The just of the presentation is selling more real estate while working less hours and getting more business from referral sources. Putting people first and our clients needs first. I'm sure many of you know what I'm talking about and maybe many reading this have been to these training sessions. It's much more refreshing than hearing the trainer/speaker tell you to avoid your clients questions with a question. Old sales tactics that don't work today... All this got me to thinking about our business in more detail.

We are currently in a shift if you ask me. We have seen many changes from discount brokers, internet websites, fast paced get quick methods to sales training that promise a easier, better way to be succesful in real estate. All this however is changing and I personally feel that is happings right now! I personally feel that we should be focusing on more of a customer oriented service in our industry. This after all is a good thing. Clients are loyal to you when the relationship is more then just going through the motions. I mean not all people in this business are truly out for what's best for their clients. Service and doing the right thing can only help your business when you consider the excess business you could recieve from these clients referrals. When we do the right thing we earn the right to ask for a referral and we gain the respect of our clients. It's not kissing up! It's not having some great sales pitch! It's just doing what's right, listening to what's important to our customers and showing that we are in it to help them not just sell them. I truly believe people will still pay for good customer service.

Realtor Addicted to Fly Fishing!

Billy Howard (Coldwell Banker Select) — Fri, 11 May 2007 22:13:35 -0500

Hi Everybody,

If Fly-Fishing places like you see in this picture of Spillway Creek on the Lower Mountain Fork River in southeastern Oklahoma look interesting then you might consider joining our local Tulsa Fly Fishing Club. I have recently been named the Public Relations Official for the local Tulsa Chapter of Trout Unlimited & Tulsa Fly Fishers. I wanted to start off this new venture by inviting anybody with a passion, love of the outdoors and fly fishing to our meetings. If you live in the Tulsa area and are interested in catching Trout, Smallmouth Bass or any other species of game fish On The FLY then come and see what the club is all about. We meet at the Martin Library located between 21st & 31st, Garnett on the second Thursday of every month except July & August. The meeting times are 7:00 pm. We have door prizes and excellent guest speakers. Some of our speakers have included River Guides, Outfitters & special speakers such as Dave Whitlock. Usually the subject of conversation is about our favorite thing! Fly Fishing & Trout...

We also have monthly outings to local fly fishing destinations including the Lower Illinois River, Mountain Fork, various hot spots in Arkansas and Missouri. We do also have bigger yearly trips to excellent destinations such as Yellowstone, Colorado, Montana and other fly fishing heavens. If your interested come and visit. Who say's Realtors can't have some fun :) You can also visit us online at www.tulsaflyfishers.com.

1801 North 26th Street Broken Arrow, Oklahoma

Billy Howard (Coldwell Banker Select) — Wed, 09 May 2007 10:39:48 -0500

New Broken Arrow, Oklahoma listing. Priced at $127,000

Description / Remarks

What A Great Deal! This two story home was built in 1989 making it one of the newer homes in Bentree. The neighborhood swimming pool & park is just around the corner. The home features amenities you wouldn't expect at this low price.

4 Bedrooms, 2.5 Bathrooms and over 1900 SqFt (CH) makes this home a Bentree Bargain. This home also features a very nice eat in kitchen that's roomy + formal dining or office. This is a nice home in a awesome neighborhood with a great price.

Contact Billy Howard today at 918.282.7621 for a showing of this excellent property.

• MLS# Coming Soon

• 4 Bedrooms

• 2 Car Garage

• 2 1/2 Bathrooms

• Swimming Pool, Park Near

Information is Believed To Be Accurate But Not Guaranteed "Each office independently owned and operated."

$127,000

Property / Details

1801 North 26th Street

Broken Arrow, OK 74014

• Wirlpool Tub in Master Bedroom

• 1912 Sq/Ft: (CH)

• Built in 1989 (CH)

• Lots of Space

• 2005 Taxes $1337

• Broken Arrow High School

• Haskell Middle School

• Westwood Grade School

• Wagoner County Taxes

Selling Tulsa Real Estate to First Timers

Billy Howard (Coldwell Banker Select) — Sun, 29 Apr 2007 20:26:21 -0500

This weekend I got the opportunity to work with a young couple helping find a first home. It was so refreshing getting to go out and be a part of this experience and see that excitement this opportunity had brought to them. We started looking for home in the 90-100K price range and at first the homes didn't look so good. We kept at it though and suddenly came across a couple nice little gems here in Tulsa. I can't say enough how fun and awesome the career of a realtor truly is. Getting to help, seeing the joy & excitement make this the best career I could imagine.

Tulsa, Oklahoma Real Estate Booming!

Billy Howard (Coldwell Banker Select) — Fri, 27 Apr 2007 10:07:47 -0500

A recent article in a local Tulsa newspaper had great things to say about the Tulsa real estate market. Being a Realtor here in Broken Arrow, Oklahoma means that this article is of importance to me and all home owners in the Tulsa, Broken Arrow, Coweta, Bixby, Owasso and other local Tulsa metro areas. The article started by claiming forecasts for many real estate markets accross the U.S. Tulsa was projected to see a 4.3% growth in home values which placed it 2nd on the list. Some others cities mentioned are Miami and Las Vegas. Both are predicted for Big Drops in their markets. Oklahoma City held the 18th spot in growth projection. It seems that forecasts for the real estate market here in Tulsa is very good!

Sold or Pending Signs?

Billy Howard (Coldwell Banker Select) — Wed, 25 Apr 2007 12:24:06 -0500

I was just wondering what others here on Active Rain think about placing the SOLD or Pending sign on a property that has gone under contract. Do you leave the sign alone and take the sign calls? Do you place the SOLD on the sign to stop the calls? What is others thought on this matter?

Online Lead Provider's

Billy Howard (Coldwell Banker Select) — Mon, 23 Apr 2007 19:56:06 -0500

I was reading a blog here on Active Rain yesterday posted from a new realtor. His blog asked the question, should I pay for leads from an online lead provider? I saw many responses to this question. Some responses said it might work, others said don't waste your money and then some said spend your money on marketing in your community or farm area rather than buy leads. I decided today to touch base on this subject.

The good is the cost is usually a low monthly for the leads. The bad is some of them charge a HUGE 30% referral fee. I don't charge a 30% referral fee on clients I refer. I think this 30% number is high but what can one do? Some of the other bad is usually these leads are sent to many realtors, the same leads! You have to really sell these people or drop your fee to do this type of business.

So lets figure this out. If you list a home and another realtor brings a buyer... I will assume you pay them 3% then what's left? If you discount the listing fee to be competitive with the others that you are competing with and charge say a 5.25% listing then that would leave 2.25%. Now go ahead and figure your split of this and subtract the 30% fee the lead farmer charges. Oh, also remember that the fee is based on a minimum of 2% so you have to subtract the 30% from your entire listing side. If you listed for below the 5% figure then you have to pay more in the referral fee. Now figure in your expenses and see what's left? I wouldn't say this is the best method of getting a business built. The only way it makes financial sense is to charge what is a resonable listing fee.

I believe most of the clients or home sellers & buyers that use online so called real estate providers don't realize that these so called services that Make Realtors Compete For Your Business, lead farmers as I call them, charge these huge fee's. If they knew this and truly wanted the lowest listing fee I think they would contact a realtor themselves so the 30% referral fee didn't have to be paid. This would allow the realtor of choice to give them a fair deal on the listing making things a win/win situation.

Many of these home sellers using online lead services are uninformed on the true market value of their home and have very unrealistic expectations. The listing fee really doesn't matter if the home won't sell or even more important, won't appraise. I would really look hard at a property being considered from these leads and determine if the seller is on another planet price wise. If so then don't spend your hard earned money and time marketing the home. Other realtors that specialize in listing properties that DON"T SELL will be more than happy to help.

I personally think the money can be better spent marketing to a local farm area. For instance, I just started farming a new neighborhood that I used to ride bikes in with fiends as kids. I know the neigborhood and I have sold many homes in it. I made the decision to farm this neighborhood and the first time out I got a very good lead and what I feel will turn into a listing. I spent a little of my time and on printing material but it didn't cost much and it plants seeds.

My suggestion to anybody faced with this question or decidion is spend the time & money where you will get the most in return. Spend it on your farm area. Once you have established yourself in this business and can afford to spend extra then consider the extra leads.

Tulsa Property For Sale

Billy Howard (Coldwell Banker Select) — Sun, 22 Apr 2007 15:17:33 -0500

Here is information on a very nice 3 bedroom, 1 bath home located in Tulsa, Oklahoma. The property is updated with all neutral colors and a wonderful yard. This home is located in a Cul-De-Sac and features a two car garage, above ground swimming pool and huge deck. It's a very clean home and MOVE-IN ready. Priced at $84,900. See this home at: www.BillHowardHomes.com.

Property Details

Address: 11719 East 19th Street Tulsa, Oklahoma 74128

Type: Residential Style: Single Story Bedrooms: 3 Bathrooms: 1 Garage: Double Size: 1,050 sq. ft. "(CH) Large Inside Laundry Room Maybe not Measured

Lot Type: Rectangular Lot Size: n/a "Lot is Nice" Year Built: 1969 "(CH)" Taxes: $760.00 (2005) MLS: 705123

Description

Super Clean & Recently Updated. This home features all neutral colors inside and a large laundry room. The yard is exceptional and the home is on a peaceful, quiet Cul-De-Sac. The home has had the roof replaced less than three years ago. The property also features a very nice swimming pool and large wood deck. This is a super clean and ready to move in home. You will have a hard time finding a nicer property at this low price! It's a must see if looking in Tulsa. This home in Shannon Park is move in ready.

Property Features

Interior Features

▪ Carpeted Floors

Cooling

▪ Central Heat & Air Conditioning

Exterior Finish

▪ Brick

Heating

▪ Central Electric

Roof

▪ Asphalt Shingles / Less than 3 years old

Sewer/Water Systems

▪ Public

Appliances

▪ Dishwasher

▪ Stove

▪ Washer/Dryer Hookup

Lot Features

▪ Quiet Tulsa Cul-de-sac	▪ Fenced & Landscaped Yard
▪ Swimming Pool with large Deck

Property in Pending Status as of May 8th 2007

Real Estate Website Ranking

Billy Howard (Coldwell Banker Select) — Sun, 22 Apr 2007 14:28:30 -0500

I got to thinking today about my domain name on my current website www.BillHowardHomes.com and was wondering how many other realtors use their name as their website domain name? I have done many things to try and help my presence on the web. I have added other domain names like www.DiscoverTulsaHomes.com and www.homesofBA.com, but through all this I haven't found that secret formula for success when it comes to internet search engine ranking.

With multiple domain names and keywords in the site how and what is the best, fastest way to promote a website without breaking the bank? Does anybody here on Active Rain have any advice? I want to promote my clients properties to the fullest potential. I think a great amount of buyers who browse the websites do look at the listings available on these realtor website. I market in the Tulsa and Broken Arrow, Oklahoma real estate market and though it's not super saturated with websites like a larger major cities it does have many playing this online marketing game.

Farming to plant SEEDS!

Billy Howard (Coldwell Banker Select) — Fri, 20 Apr 2007 20:07:54 -0500

Not that I'm a Zen Master or anything but in my time in the real estate business I have come to appreciate the value of farming. I mean farmers plant seeds every season and a new crop appears sometime in the spring or summer. If they didn't put in the time planting those seeds who know's what the year would bring, weeds I suppose! After giving it much thought and planning I have decided a farming campaign was absolutely a must for my business. This is not new news or anything realtors haven't been doing or anything out of the ordinary but it is something that absolutely works and will take you to the next level. After all you want people to know who you are and what a better way to make that happen then with farming! Sooner or later the people you meet monthly in your farm area are bound to call YOU the local neighborhood expert, when it's time to buy and sell...

I took the plunge, commited funds to a color Laser printer, nice card stock to handle the type of print I want to do. I have spent hours compiling, planning, formating and making my farm letter/flyers. Now the nice thing is that these letters can be used every month as a template so after the first month it gets much easier. Some realtors in my office have seen tremendous results from this activity. Maybe you should give it a try too!

Nice Showing!

Billy Howard (Coldwell Banker Select) — Mon, 19 Feb 2007 22:43:39 -0600

Ever get to show that house that just fits the bill right? I showed a home this evening in Broken Arrow that sits in a neighborhood with an average price of about $140K. Nice thing about this home was it's only $110,000 and very nice. As a matter of fact I don't think I could find a bad thing about this home. I guess if I had to find one thing its that the home is smaller than the average home in the area. You certainly feel good though when the client tells you they can't believe they can have a home for such a good price in such a nice neighborhood! Makes putting together the offer fun...

The weather is changing!

Billy Howard (Coldwell Banker Select) — Mon, 19 Feb 2007 22:33:47 -0600

After about a two month cold spell it seems that the weather has taken a turn. This year we have had one of the worst winters I can remember here in Oklahoma. Ice has been on the roads for the last 45 day's it seems. Finally we get some nice weather to bring in the start of the spring selling season. Spring is near and one things for sure, the Tulsa real estate market is good.