Blogging Tulsa Real Estate

Horse farms for sale with a pond and a barn in Rogers County Oklahoma may be hard to find if you aren't working with the right REALTOR®. 

However, if you call Debbie Solano, you'll discover quickly that it's easy to find horse property in Northeast Oklahoma, because she has already thought about the problem and figured out exactly how to help you find all the horse farms for sale with a pond and a barn you could possibly want, whether you're looking in Rogers County, or in any other county around Tulsa in northeast Oklahoma.

What's so special about finding horse farms for sale with a pond and a barn?  Most realtors sell houses in subdivisions and don't necessarily specialize in farm and ranch properties. A farm and ranch specialist can narrow the search to find exactly what you are looking for

A realtor specializing in horse properties not only knows the inventory, but he or she can show you how to find horse farms for sale with a pond and a barn if they have been properly coded in the Northeast Oklahoma multilist as having a barn, a pond, and are listed as either a farm and ranch property or as a property that has been zoned "Horse Permitted" in some way.

Farm and Ranch Properties:

There are currently 7 horse farms for sale with a pond and a barn in Rogers County, Oklahoma.  They range in price from $185,000 to $655,00.  These are all the current farm and ranch listings in Rogers County that have a pond and a barn. 

Now if you were to take away the requirement for a barn, you would find that there are currently 17 farm and ranch properties for sale with a pond (but without a barn) in Rogers County, Oklahoma.  These properties range in price from $115,000 to $1,100,000.

Let's try the other way around and you will find that there are 14 farm and ranch properties for sale with a barn (but without a pond) in Rogers County, Oklahoma.  These properties range in price from $179,500 to $655,000.

As you can see, there are all kinds of permutations that will change your property search. If no pond is available on a property, we can always look for farm and ranch properties for sale in Rogers County that have a creek instead.  (There are currently 8 farm and ranch properties in Rogers County Oklahoma that have a creek).  You can always dig a pond if one is not already available on the property.  Add a barn to the search for farm and ranch properties with a barn and a creek and you will find that there are currently 3 properties available.

Or, if there is no barn, then you can always build one later. 

So you can always add a pond and/or a barn, but a creek or a river is difficult to replace.

Oh, for those perfect horse properties that have all three features:  farm and ranch properties with a barn, a pond, and a creek.  Ooops!  There are now only two farm and ranch properties in Rogers County with a barn, a pond, and a creek and they are not the less expensive properties.

Are you beginning to understand why you need a REALTOR who specializes in farm and ranch properties?

Horse Permitted Properties:

"Horse Permitted" addresses a zoning question and has little to do with the description of the property being sold.  Horse farms for sale with a pond and a barn hopefully will be marked as "horse permitted," but when the realtor is filling out the paperwork, there are only a limited number of selections that can be checked on the listing forms.  So if "horse permitted" is missing, the buyer can usually make the assumption that if it is a farm, then it has agricultural zoning -- but not always.

And vice versa.  Perhaps there is a nice house on a lovely piece of land -- perhaps with quite a bit of acreage, that has never been set up as a farm or a ranch. There are many properties in Rogers County that have the potential to become horse farms for sale with a pond and a barn.  These properties may be zoned in such a way that horses are allowed or "permitted" to be there. 

In Rogers County "horse permitted" would mean Agricultural zoning or RS-60 (which is Residential zoning in rural subdivisions with a minimum of 2.5 acres where there is a limit on the number of horses or other livestock).

Currently there are 8 "horse permitted" properties for sale with a pond and a barn in Rogers County Oklahoma.  They may or may not necessarily be horse farms for sale with a pond and a barn; they simply have the correct zoning to be horse farms for sale with a pond and a barn. 

A barn does not a farm maketh.

Is the farm registered with the U.S. Department of Agriculture?  Is there a farm number?  Has the owner been filing a Schedule F?  Do the Sellers drive a truck with a Farm tag?  Do the Sellers pay sales tax on their horse feed?  All of these questions are valid, but irrelevant when a realtor is checking Farm and Ranch on the listing documentation.

What is a barn?

When you are looking for horse farms for sale with a pond and a barn you will find that your idea of a barn may be quite a bit different from the listing realtor's interpretation of a "barn."  In our Northeast Oklahoma multilist there are a few very nice garden sheds that are coded as barns. 

Then again, is there a distinction between "barn" and "stable?"  Not in our multilist.  A stable with horse stalls of any kind is a barn.  A large hay barn is a barn too. 

Run-in sheds and equipment sheds are usually classified as "sheds," but sometimes are labeled as "barns" by different realtors.

What is a pond?

Some farm ponds are small lakes, but in the Northeast Oklahoma multilist they are all ponds.  If they have a name on a map, then they are lakes.  Otherwise they are ponds.

A lagoon is not a pond.  It is a hole in the ground into which sewage is retained when the land does not "percolate" or "perk."  Lagoons have been largely superseded by aerobic septic systems.

Look at the pictures

Confused?  Join the club!  Just be sure when you are looking for horse farms for sale with a pond and a barn, that you search for farm and ranch properties separately from "horse permitted" properties.

In other words, do separate searches for both categories.

Then again, skip the searches for farm and ranch properties and "horse permitted" properties altogether, since many listing realtors do not check either box when they are filling out the paperwork on a particular property.

The broadest search would be to search for acres.  Well, scratch that too.  Some realtors don't even list the property size. 

Just look at the pictures and decide for yourself if what you are looking at are indeed horse farms for sale with a pond and a barn.

Mineral Rights and Surface Rights in Oklahoma -- Do What Your Client Wants

If you have been following my blogs, you know I am passionate about my clients getting the mineral rights -- putting the chocolate cake back under the icing.

I showed property this week in Osage County, Rogers County, Tulsa County, Okmulgee County, Okfuskee County, and Pittsburg County to two different sets of clients.

In every case the realtors said the minerals did not come with the property, that the sellers were only selling the surface rights. 

However, when meeting and speaking with the sellers directly, in half the cases the sellers owned the minerals and were willing to convey the minerals with the property.  These sellers had minerals that were not in production.  When they sell with the "old" Oklahoma contracts used by GTAR, these sellers will be conveying the entire bundle of rights -- whether or not the realtors know what that bundle of rights contains or not.  The attorneys will be probably be using a General Warranty Deed conveying the entire chocolate cake in fee simple  or even if unbeknownst to them there is a piece or two already eaten out of the cake or not, they are planning to sell 100% of what they have, thereby conveying the property through a General Warranty Deed.

However, one seller this week refused to sell the minerals because the gas under his land was being produced and he wanted his descendants to get the little royalty checks in the future.  His land had been unitized already.  That particular property was out in the country near McAlester where a lot of gas has been being produced in the last few years.  My buyers were comfortable with not getting the minerals because they loved the house and the land.  They did not seem to really understand that just because the property is already being produced doesn't mean the D6 dozers and drilling rigs won't come onto the property in the future.  If they had bought that place they would only have been purchasing the icing on the cake because the seller wanted to sever the mineral estate from the surface estate, making the minerals personal property.

We couldn't get the deal together anyway, and so the minerals ended up being a moot point.  In the offer I put:  "Seller shall retain 100% of the minerals under this property."   To me that language using the "old" Oklahoma contract still being used by GTAR would allow the buyers to acquire the entire bundle of rights without the minerals, while still retaining air and water rights and any other rights that go along with the surface. 

There is no way I will use a "Surface Only"  contract.  Thankfully, the Greater Tulsa Association of Realtors (GTAR) has not approved the use of the new Oklahoma contracts.

Nevertheless, if I have a Single-Party Broker's agreement, I am legally bound to obey my clients and do what they want, even if I think it is not in their best interest.  You bet in such a case that I will be documenting that I inform them of the negative consequences of not getting the mineral rights.

http://OKLandandRanches.com

http://TulsaRealEstateWeb.com

http://NortheastOklahomaRealEstate.com

http://BixbyOklahomaRealEstate.com

http://dsolano.homesandland.com

The unintended consequences of the new Oklahoma real estate contract forms are numerous and complex. On Friday the Oklahoma Real Estate Commission (OREC) unveiled the new real estate contract forms. The OREC has recommended that licensed real estate brokers and their associates begin using the new forms on November 1, 2009. It's not too late to comment and request that changes be made. Our future economic well being and our national security could potentially be at risk.

The new forms will put into limbo all mineral rights that are not now active or leased, because unproduced oil & gas rights are not tracked nor taxed. Mineral rights will be put in limbo where no one will know what is going on until the State of Oklahoma comes along and takes them as unclaimed property, thereby depriving the landowners of the State of Oklahoma of a significant portion of their wealth.

The county tax assessors only track and tax the surface owners. Oil & gas producers track producing mineral holders in order to distribute royalty checks. Because they are never taxed and do not receive royalty checks, descendants of unproduced mineral holders are unaware of their ownership of severed oil & gas rights. Moreover, privacy laws make it difficult for landmen to find heirs. Detailed census data is closed for seventy years -- that's three generations of tough genealogical work for anyone trying to find holders of mineral rights.

The lawyers, the landmen, the abstract companies, and the title insurance companies will be the big winners of the new contract forms. The consumers, landowners, undeclared mineral holders, and real estate brokers who do not broker oil & gas rights will be the biggest losers.

Potentially the economic engine of the State of Oklahoma will be crippled to the extent that the state may eventually have to quiet title undeclared mineral holders in order to prevent foreign investors from quietly investing in these precious personal property rights that will be regularly severed through the use of the new contract forms.

Only the Osage Nation, who already owns most of the mineral rights in Osage County (all but about 800 acres or so) will be able to conduct business unimpeded by legal problems.

Those of us who sell rural land have been aware of the problems caused by the previous Vacant Land contract forms and have been hoping to get them changed so that the personal property rights would no longer be severed by the vacant land contract forms for "surface rights only." Instead we were shocked to discover that all the new contract forms are written for the purchase of surface rights only. Knowlegable brokers and associates will be crossing out certain words in the new contracts. However, that will not prevent damage being done by ignorant real estate sales associates who will not be realizing that they are not representing the best interests of their buyers and their descendants.

Does this mean that the OREC wants all real estate brokers and associates using these new forms to be representing their clients as transaction brokers? This must be the case, because by law a single party broker must advocate for and work in the best interest of their clients. Any buyer's broker using the new forms without alteration will not be representing the best interest of their buyers and therefore will be leaving themselves open for legal action if they act as a single party broker.

Yeah, yeah, yeah, how can that be? Just wait until the D6 dozers and the drilling rigs start pulling up on your buyer's land! They'll cry when they realize that the mineral estate is dominant over the surface estate. Then they'll call their lawyer who will then call you. You will be responsible for not having explained to your buyer the unintended consequences of their having purchased only the surface rights.

At least with the old forms our buyers were able to purchase all of the rights owned by the seller -- however many and kind of rights those may have been.

Moreover, we can all kiss goodbye to the concept of quiet enjoyment.

 http://TulsaRealEstateWeb.com

http://NortheastOklahomaRealEstate.com

http://BixbyOklahomaRealEstate.com

http://dsolano.homesandland.com

Do You Know of a Southeast Michigan Animal Shelter In Need of Heated Dog Beds?

A member of one of my LinkedIn groups has 25 heated doggie beds which she is willing to donate to an animal shelter in Southeast Michigan.  They are K and H brand.  They are returns and so they cannot be resold. 

She does not want to ship them anywhere.

Please pass the word around that they are available if someone wants to pick them up and put them to good use.

Please contact me and I will pass the word along.

http://TulsaRealEstateWeb.com

http://NortheastOklahomaRealEstate.com

http://BixbyOklahomaRealEstate.com

http://dsolano.homesandland.com

What is driving Muskogee's economy?

Is it Muskogee's cute young mayor, who just turned twenty and was interviewed during the Republican National Convention?

Is it the gas play in Southeast Oklahoma stretching its impact northward?

It is very exciting to see Muskogee's success and here's why:

The 2nd Quarter 2008 MLS Statistics were just published in a real estate professional magazine called Opening Doors (Jul/ Aug/Sept 2008).

Statewide, Altus and Muskogee were the only boards who posted increases (that's the opposite of decreases) in the average number of units sold.

The statistics showed that 212 units were sold in Muskogee in 2007 and 229 units were sold in Muskogee in 2008.  That's an increase of 8.02%.

Moreover the average price of a home sold in Muskogee went fomr $88,458 in 2007 to $96,259 in 2008.  That's an increase of 8.82%.

Congratulations, Muskogee!

Now please tell me what is driving your economy?

http://TulsaRealEstateWeb.com

http://NortheastOklahomaRealEstate.com

http://BixbyOklahomaRealEstate.com

http://dsolano.homesandland.com

The development of a mass transit system with light rail and Bus Rapid Transit (BRTs) will help Tulsa attract and retain young adults.

At the today's PLANiTULSA session at the BOk Center a majority of the tables who presented their findings emphasized the importance of a mass transit system for attracting and retaining young adults, much needed for the growth and success of Tulsa's growth economy and quality lifestyle.

Each table was given a giant map of Tulsa and four packets of stickers.  Each group could only open one packet of stickers to use on their map.

The four packets of sticker choices were:

1. Trend -- Do nothing.  Just move where we've been going.
2. Economic Growth -- Empower emerging key industries
3. Empower Neighborhoods -- Make sure neighborhoods grow and prosper to empower entrepreneurial vitality
4. Attract and Retain Young Adults -- Give young people what they want and they will move to Tulsa (or come back to Tulsa) and help drive our economy

There were two 17-year old girls at my table, Claire and Hannah.  Their input was both exciting and informative for the other five of us at our table.  It was a privilege to have participated with them and to hear their input.

There were several hundred people attending this session and most of the participants were "middle aged," much older than Claire and Hannah.  Actually there was a nice cross section among age groups.  Nevertheless, most groups who presented their "stickered-up maps" chose to empower neighborhoods or to attract and retain young adults.

A big theme that emerged in how to attract and retain young adults was that emphasis has to be placed on developing a light rail system or a BRT (bus rapid transit).  Mass transit emerged as being crucial to Tulsa's strategic planning.

The development of mass transit (light rail or BRT) with central hubs at both downtown Tulsa and at the intersection of I-44 and the Broken Arrow Expressway had many different permutations among the groups who presented.   Destinations included:  Claremore, Owasso, Broken Arrow, Jenks, Sand Springs, Brookside, North Tulsa, the Airport, and the Promenade Mall.  Most groups felt it was important to make use of existing rights-of-way along the Frisco line, the Union Pacific line, or the lines that no longer have tracks on them.

Along these mass transit routes participants developed a rich urban environment, including villages and high-density housing options mixed with light office and retail for entrepreneurial lifestyles. 

One group emphasized the importance of developing a strong artery along the full length of Peoria from 71st Street straight up through North Tulsa.  This would capture the heartbeat of Tulsa.  My table thought this plan was very equitable and would encourage growth throughout the city.

What did you hear at the PLANiTULSA session you attended?

http://TulsaRealEstateWeb.com

http://NortheastOklahomaRealEstate.com

http://BixbyOklahomaRealEstate.com

http://dsolano.homesandland.com

The goal of PLANiTULSA is to develop a comprehensive plan for growth so that Tulsa can attract young skilled workers during the upcoming labor crisis.  Tulsa will be in competition with other cities for educated skilled workers.

Tulsa's population is declining.

The City of Tulsa was first incorporated in 1898.  It grew substantially with the oil boom that was kicked off by the discovery of the Glen Pool in 1905.

Since then Tulsa has had its ups and down in population growth.

According to John Fregonese, who has been hired to help Tulsa develop a new comprehensive plan, Tulsa lost six percent of its residents in the years between 2000 and 2005. 

This period of flat or declining growth coincided with an increase in growth in the region.  While Tulsa had 62% of the MSA in 1970, it now only has 42% of the MSA.

According to Mr. Fregonese, who spoke at the BOk Center this afternoon, half of Tulsa's growth will be natural growth; the other half will come from people moving in from elsewhere, from within the U.S. and from foreign countries.

OK, so big deal, who cares?  We should care.  Here's why:

By the year 2010 the country will be experiencing a labor crisis with fewer people entering the labor force.  Cities will compete for workers.

So if Tulsa wants to attract more young people into its workforce, we will need to align our planning with the Emerging American Vision in which people want economic success, social equity, and environmental responsibility.  This translates into walkability and entertainment districts among other things.

What did you get out of today's PLANiTULSA session?

http://TulsaRealEstateWeb.com

http://NortheastOklahomaRealEstate.com

http://BixbyOklahomaRealEstate.com

http://dsolano.homesandland.com

If you missed last night's PLANiTULSA session at the Greenwood Cultural Center, then drop everything today and hurry on down to the BOk Center and attend this afternoon's session of PLANiTULSA.

This is your chance to put your two cents in!

No more whining!

Bring your ideas to the BOk Center today between 1:00 PM and 4:00 PM.

Parking is free at the Parking Garage of the Old City Hall building at 200 Civic Center.  Enter from the west off of 6th Street.

Be there!  We want to hear from you now -- not later when it's too late to add more concrete to add width to the walkways in the nosebleed section (oops, that should be a comment in one of my previous blogs). 

I therefore repeat:  I don't hear whining!  So be there and be heard now!

http://TulsaRealEstateWeb.com

http://NortheastOklahomaRealEstate.com

http://BixbyOklahomaRealEstate.com

http://dsolano.homesandland.com

I went to the Get Motivated Seminar today with a bunch of friends from Coldwell Banker.

It was the first time I have had the privilege to visit our new convention center, the BOk Center and I have to say I was overall very impressed even though I would make a few changes if I were queen of the world. 

I had to get over my first impression that it looked like the space ship from Lost in Space.  Someone mentioned that it reminded her of a big roll of duck tape.

Nevertheless, it is a beautiful new facility and a tribute to our city for getting the thing built.  Downtown Tulsa has needed something to get it jump started and this just might be what we needed.

OK, OK -- traffic was gridlocked at 6:30 am because 18,000 people converged on downtown Tulsa at the same time.  What else?

I am full of my own opinions, I want to hear from you!

http://TulsaRealEstateWeb.com

http://NortheastOklahomaRealEstate.com

http://BixbyOklahomaRealEstate.com

http://dsolano.homesandland.com

QuikTrip Corporation celebrated it's 50th anniversary by sponsoring a big bash at River Parks yesterday. 

The festivities began at noon on the west bank of the Arkansas River.  Leon Russell came with his band and so did Hanson.  They are all from Tulsa originally.

The night ended with a giant fireworks display.  The event was free to the public and the weather was absolutely gorgeous.

In my opinion, the best part of the entertainment was the trip down memory lane with a video collage of QuikTrip commercials where we all got to see Lamar and his antics again.

Thank you, Chester Cadieux, not just for yesterday's entertainment, but also for having given us a safe clean and enjoyable place to buy gas, pop, coffee, and food for the past fifty years.  We know we can count on QuikTrip to be give us a memorable experience every time we go there.

The first QuikTrip stored opened on South Peoria at 52nd Street in the Brookside area in 1958.

http://TulsaRealEstateWeb.com

http://NortheastOklahomaRealEstate.com

http://BixbyOklahomaRealEstate.com

http://dsolano.homesandland.com