The Oklahoman Real Estate

LISTING OF THE WEEK

HOUSE PLAN

Tri-level on a lake

Classic look

The Listing of the Week is a traditional tri-level home plus a cottage on a large lot on a lake with a greenbelt in northwest Oklahoma City.

Custom masonry, corner quoins and multiple gables give a classic look to the single-level Ingraham.

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THE OKLAHOMAN | NEWSOK.COM

SATURDAY, APRIL 28, 2012

Castle Gate withstands heat of wildfires, economy

Kenneth Harney THE NATION’S HOUSING

NOT TIME TO LOW BALL It provides a rough sense of what’s happening in local real estate markets.

Call it the lowball index. And it’s down.

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EAST AREA FESTIVAL OF HOMES | RESULTS OF WORK TO CLEAN UP, REBUILD AND GROW WILL BE SHOWN

IN BRIEF

BY DYRINDA TYSON For The Oklahoman dyrinda@gmail.com

CHOCTAW — Things got a little too hot one afternoon last year in the Castle Gate neighborhood as wildfires thrashed through the thick woods surrounding it.

Though the flames didn’t actually destroy any homes, the aftermath was grim, said Josh Simmons, vice president of Gemini Homes.

“Everything was black and Josh dead,” he Simmons said.

“It looked like the Black Forest in ‘The Wizard of Oz,’ ” added Jim McWhirter, Gemini’s founder and owner.

But the 20-acre neighborhood near Hiwassee Road and Reno Avenue, part of the East Area Festival of Homes, didn’t get through unscathed, Simmons said. There was smoke damage, melted siding, scorched landscaping, and heat from the blaze popped the brick off one house.

“We had to redo all the gates because it burned all the wiring,” he said.

Simmons spent about a year cleaning up and repairing the damage, McWhirter said. The charred remains of the trees that once shielded the neighborhood are gone now. And the process wasn’t exactly painless.

“You bite the bullet to do the dozer work because there’s not insurance or anything,” McWhirter said. “It comes out of your pocket. But we’ve put three more houses in here since that, and there’s a

WAX-BACKED SCREEN PATCHES

Homebuilder Jim McWhirter, owner of Gemini Homes, shows the master bedroom at 13439 Glen Eagle Point in Choctaw, a house built by Gemini Vice President Josh Simmons. It’s one of 15 new homes in the annual East Area Festival of Homes this weekend and May 5-6 in eastern Oklahoma County.

PHOTOS BY DAVID MCDANIEL, THE OKLAHOMAN

Lily Hooks was 9 when she was helping her parents clean out their screened porch two years ago.

While her father, Brad Hooks, was complaining about the quality of the adhesive on a selfadhesive screen patch, Lily happened to be cleaning candle wax off a porch table. She noticed how tenaciously the wax was sticking and suggested jokingly that her dad put wax on the patch. It worked.

Now, they’re marketing their wax-backed patches as ScreenMend screen repair kits. You just cut a patch to size and apply it with heat from a hair dryer to either a fiberglass or aluminum screen.

Each kit contains two 5-by-7 screen patches and comes in black or silver. It sells for $5.95 plus shipping at Amazon .com and Screen Mend.com.

Josh Simmons built this house at 13439 Glen Eagle Point in Choctaw’s Castle Gate addition for the East Area Festival of Homes.

fourth one about to start, and we’ve sold another lot that we will be building in the future.”

Visitors have a chance to see the work there and in nearby neighborhoods Saturday and Sunday and

again May 5-6 during the East Area Festival of Homes. The homes will be open free to the public

from 1 to 7 p.m.

Castle Gate’s

model

SEE FESTIVAL, PAGE 2F

‘Steps’ to help with retirement home Since 1971, Fred Meyer has lived happily in an olive-green Victorian near the Harvard University campus. Though he’s 73, he relishes scaling the stairs of the three-story property. Why? Because he insists that doing so keeps him fit.

“Climbing the stairs is part of my daily routine, so it doesn’t feel like exercise,” said Meyer, a veteran real estate broker. “It’s a good habit and a way of staying fit without thinking about it — and one my doctor endorses.”

Meyer said few of his older homebuying clients deliberately shop for a place with stairs to follow his example. But he said those open to purchasing a vertical property have more housing options available to them in retirement.

Of course, many retirement communities designed for those older than 55 offer buyers the choice of living in an apartment on one level, said James W. Hughes, a Rutgers University professor who tracks housing trends throughout the nation.

In addition, Hughes said some

Ellen James Martin SMART MOVES

senior communities offer purchasers the option of choosing a small, detached house on one level — such as a miniature “villa.” But he said seniors who don’t wish to live in an age-restricted community often have relatively few horizontal options open to them, especially if they wish to live in a new or nearly new place.

Here are a few pointers for those who are choosing between vertical and horizontal housing for their senior years: I Look at the big picture of your physical health.

David Geier, an orthopedic surgeon in South Carolina, said many of his patients older than age 55 have a significant level of osteoarthritis in their knees. He said those experiencing a great deal of knee pain, limited range of motion and

balance issues are not ideal candidates to live in a multistory house.

Even after they’ve recovered from total knee replacement surgery, he said some patients are illsuited to vertical living.

However, older homebuyers who are in good condition can benefit from the exertion required to use stairs on a regular basis, said Lisa Morrone, a physical therapist and author in New York.

“For people in shape, using stairs is a good weight-bearing exercise,” Morrone said.

I Lose weight before deciding whether to move to a vertical home.

“At least two-thirds of people in the U.S. are overweight or obese.

And excess weight — like a sedentary lifestyle — puts a heavy burden on the knees,” Morrone said.

Because extra weight is such a major physical problem, she urges heavy people to shed pounds before committing to the purchase of a home that requires stair-climbing.

Samuel Robinson, an orthopedic surgeon in Virginia, said patients with significant knee pain

due to osteoarthritis often find considerable relief after dropping weight. “Even losing five or 10 pounds can make a tremendous difference,” he said.

I Use regular exercise to increase your housing options.

Robert Wayner, a physical therapist in Oregon, said it’s important for older people seeking to live in a vertical house to strengthen their leg muscles — especially their quadriceps, or “quads.”

Besides strengthening their quads, he said seniors seeking to live in a home with stairs should be sure to incorporate into their routine balance exercises, which can help them guard against falling.

Robinson encourages those who include running in their aerobic exercise workouts also to mix in other activities that involve less stress to the knees.

“Instead of running every day, cross-train on alternate days by substituting a swim or a bike ride,” he said.

To contact Ellen James Martin, email her at ellen jamesmartin@gmail.com.

UNIVERSAL UCLICK

‘LIVING IN A NUTSHELL’ Janet Lee, a television-show producer, learned about decorating from the style experts she worked with on Oprah Winfrey’s show and put her ideas to the test in her own series of tiny apartments.

She shares those ideas for smallspace decorating on her blog and now in a book by the same name, “Living in a Nutshell.” It’s filled with ideas that either catch or fool the eye. Her designs are created with renters in mind, so they won’t damage surfaces and can be removed and taken to a new place. “Living in a Nutshell” is published by Harper Design and sells for $25 in hardcover.

FROM WIRE REPORTS

INDEX Stone Permits

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THE OKLAHOMAN

THE OKLAHOMAN | NEWSOK.COM

LEFT: Michael Davidson built this house at 14384 Lanes Crossing in Choctaw’s Beacon Hill addition for the East Area Festival of Homes.

PHOTOS BY DAVID MCDANIEL, THE OKLAHOMAN

Festival: 14 eastside homes shown FROM PAGE 1F

home at 13439 Glen Eagle Point is among those open.

The 2,300-square-foot place features three bedrooms and 21⁄2 baths with extra-wide doorways and hallways, plus an open floor plan to ensure accessibility no matter who ends up calling the house home.

An extra 400 square feet in the form of an unfinished bonus room is tucked up a flight of stairs beyond the utility room.

To finish it or not finish it — that’s up to the buyer, Simmons said.

“If they wanted a bonus room, they could,” he said.

“If they didn’t, they could use it for storage. It’s just an option,” he said.

The festival features 14 homes this year, fewer than in recent years. The fire may have been a factor, said McWhirter, who helped start the festival about 20 years ago and serves as chairman.

But the lingering effect of the national housing crash is the bigger culprit.

“Personally, this is the third slump I’ve been through in 30 years,” McWhirter said. “It happens every 10, 12 years, and it’s a cleansing process.

There were a lot of people who were ‘builders’ who probably shouldn’t be.

There were probably banks that were getting a little too liberal with who they were lending money to.

Same thing with the real estate market.”

The crisis led to more stringent lending standards for builders as well as buyers, he said. Only the strongest builders are able to construct a house that hasn’t presold before the ground is broken for construction.

“You’ve got the serious builders that are in this festival,” he said.

Other homes in the show are: I 4325 Huntly Drive (Stonehaven).

I 12005 Tuscany Ridge Road (Tuscany).

I 12604 Forest Oaks (Forest Glen).

I 12510 Forest Ridge (Forest Glen).

I 2700 Forest Glen Circle (Forest Glen).

I 2708 Forest Glen Circle (Forest Glen).

I 13600 SE 94 St. (Fox-

Kitchen cabinetry goes to the ceiling in the kitchen at 13439 Glen Eagle Point in Choctaw, a home that Josh Simmons of Gemini Homes built for the East Area Festival of Homes.

PHOTOS BY DAVID MCDANIEL, THE OKLAHOMAN

Personally, this is the third slump I’ve been through in 30 years. It happens every 10, 12 years, and it’s a cleansing process.”

JIM MCWHIRTER

GEMINI FOUNDER AND OWNER

mor Estates).

I 628 Silver Tree Circle (Silver Chase).

I 854 Fox Drive (Silver Chase).

I 2512 Red Oak Drive (Timber Ridge Point).

I 15325 SE 41 St. (Huntington).

I 2992 Piper Lane (Kingsgate).

I 14384 Lanes Crossing (Beacon Hill).

A map to the additions is printed elsewhere in the real estate section.

This arched window with storage-seat is in the master bedroom closet at 13439 Glen Eagle Point in Choctaw.

The living room at 13439 Glen Eagle Point in Choctaw, staged for the East Area Festival of Homes.

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SATURDAY, APRIL 28, 2012

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Lowballers striking out in competitive market WASHINGTON — It’s not something that economists routinely track, but it provides a rough sense of what’s happening in local real estate markets. Call it the lowball index.

A year ago, according to researchers at the National Association of Realtors, one out of 10 members surveyed in a monthly poll complained about lowball offers on houses listed for sale. In the latest survey — conducted during March among a sample of 4,500 agents and brokers across the country and not yet released — there were hardly any. Instead, the focus of volunteered comments has shifted to declining inventory levels — fewer houses available to sell — and multiple offers on well-priced listings.

A lowball offer typically involves a contract submitted to a seller where the price proposed by the purchaser is 25 percent or more below list. Lowballs increase sharply when there’s a glut of properties available, asking prices are out of sync with local economic realities, and values are depressed or uncertain.

Buyers figure: Hey, why not? Maybe I’ll get lucky.

Based on the latest survey results, that sort of strategy is not a winning move in many communities this spring. In fact, in local markets where inventories are tight and competition for homes rising, realty agents say that buyers looking to steal houses by lowballing their offers are ending up at the back of the line, their contracts either rejected out of

Roy McKinney

Karen McKinney

Prudential adds Roy McKinney YUKON — Roy McKinney has joined Prudential Alliance Realty, 280 S Yukon Parkway, working with his wife, Karen, as a residential real estate sales associate.

He worked as a supervisor for Yellow Roadway Corp. for the past 24 years, and has lived in the Oklahoma City area for 12 years.

He has many years of experience with investment and rental properties.

Amber Gregg

Gregg joins Keller Williams MIDWEST CITY — Amber Gregg has joined Keller Williams Realty, 1716-A S Post Road in Midwest City, as a residential real estate sales agent.

Previously, she worked with another real estate brokerage. She has a master’s degree in counseling and school psychology from East Central University and lives in Shawnee.

Kenneth Harney THE NATION’S HOUSING

hand or countered close to the original asking price.

In high-demand, highcost markets that have rebounded from recession slumps, sellers are now firmly in control; they pay scant attention to lowballers. Jayne Esposito, an agent with Coldwell Banker Residential Brokerage in Los Gatos, Calif., said that multiple offers are “the rule, not the exception,” in her area, and many transactions end up with final contract prices higher than the listing.

“Sure, I’ve had a few buyers try to lowball and they wouldn’t listen,” she said in an interview, “but that didn’t work out well for them.”

Similar trends are under way in more moderately priced markets. Wes Neal, an agent at Prudential Olympia in Olympia, Wash., said “lowball offers are down a lot because we’re seeing more homes come on the market that are more realistically priced” — sellers have absorbed the hard lessons of the recession years about what the market can bear.

Even when buyers submit shockingly low bids, sellers no longer are so insulted they send the contract back without a counter-offer. Now they negotiate aggressively and the final number ends up close

to the original asking price. For example, Neal said, a buyer recently came in with a bottom-fishing offer of $150,000 on a house listed for $250,000.

Though the seller was irritated, after a series of negotiations the lowball buyer settled for a final price of $230,000.

Outside Washington, D.C., in the Northern Virginia suburbs, well-priced houses in good locations move fast, sometimes pulling in multiple offers within 48 hours of listing, said Chris Ann Cleland, an agent with Long & Foster Realtors. Sellers who encounter the occasional outrageous lowball offer reminiscent of the recession years tell listing agents “don’t even bother” with them. After all, there’s an excellent chance there will be a realistic offer shortly, maybe more than one.

In the suburbs south of Chicago, Judy Orr, an agent with Classic Realty Group in Orland Park, Ill., said lowball frequency and efficacy depend on the specific neighborhood or town.

“We still see them, and we try to work with them” in communities where prices are soft and the impacts of tough economic times persist, she said.

Elsewhere, though lowball offers are down, she urges sellers to stick with it and negotiate. Recently a lowballer came in $40,000 below the asking price.

Through negotiations with the buyer, Orr managed to close the gap to just $2,000 below asking.

Marnie Matarese, an agent with J Wood Realty in Sarasota, Fla., said that while lowball offers are far fewer this spring, some out-of-town buyers still appear to be under the impression that all Florida real estate remains depressed. They insist on submitting offers that make no sense in today’s environment. But Matarese has no problem with this.

“You can’t blame a buyer for trying to get a good deal,” she said, but the fact remains: They usually risk losing the house.

The takeaway here: Rolling lowballs at sellers may have been an effective approach between 2008 and early 2011. But in 2012’s environment — at least in rebounding markets — it could be counterproductive if you truly want to buy.

Ken Harney’s email address is ken harney@earthlink.net.

WASHINGTON POST WRITERS GROUP

In high-demand, high-cost markets that have rebounded from recession slumps, sellers are now firmly in control; they pay scant attention to lowballers.

AP FILE PHOTO

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Age of the home was not fully disclosed DEAR BARRY: When we bought our home, the seller and agent said that it was only 2 years old. They did not disclose that it was built on the slab of an old house that had burned to the ground. The septic system, which is also old, has had problems requiring repair, and we’re worried about old pipes that may be installed under the slab. Is anyone responsible for this lack of disclosure?

Vickie DEAR VICKIE: Problems of this kind could be avoided if homebuyers would consult the local building department for a permit history, before closing escrow. Unfortunately, most buyers are not given this advice.

If the seller of your home knew the history of the house, that it was built on an old foundation and that there was an old septic system, that information should have been disclosed. The same obligation applies to the agent.

It is unlikely that the house fire had an adverse effect on the slab or foundation. If the local building department was doing its job, the old foundation should have been inspected and approved when the house was rebuilt. The age of the underground sewer pipes could be an issue if the original home was very old. These can be evaluated by a plumber who does video inspections of waste piping.

The septic system should have been pumped and inspected by a qualified septic contractor before you bought the property. If this was not done, you were not properly advised by your agent. If the age of the system was the reason for recent repairs, the sellers should take re-

Gary M. Singer REAL ESTATE LAW

Short sale implications Q: We began our short sale on our condo last year, and we’re still not finished. We were initially told that if we are current on our payments and our short sale is complete, we would be able to purchase another home without a problem.

Is this true?

A: If you never missed a payment, your credit should still be reasonably good and there are banks that likely will lend you money right away. But most people who complete short sales fell behind on payments, and it could be a couple of years before they can get another loan.

Each lender has dozens of programs that you may qualify for and there are literally hundreds of lenders out there. Obviously, if you’re paying cash, there’s nothing stopping you from buying a home at any time.

Q: I bought a home a few years ago when I was single, and I recently got married. I put my wife’s name on the home so that we own it together, and we recorded the deed with the county. I received a fairly large tax bill for the transfer. I didn’t sell my wife half the property; I just put her name on it for estate planning purposes. Do I owe this tax?

A: Yes. Whenever you transfer a property in Florida, you must pay documentary stamps tax on the sales price. If you are not selling the property for money and there is a mortgage on the home, the tax man will consider the unpaid balance of the mortgage as the sale price when computing the taxes that you owe for the transfer.

Gary M. Singer is a Florida attorney and board-certified as an expert in real estate law by the Florida Bar. MCT INFORMATION SERVICES

Barry Stone INSPECTOR’S IN THE HOUSE

sponsibility for costs because they did not disclose the true history of the property.

You should write a letter

to the sellers and the agent, making your request for payment.

DEAR BARRY: Our home was built in the 1960s. Recently, a wind damage report caused our homeowners insurance company to raise the premiums. Our insurance agent says it’s because the house doesn’t meet code.

When the house was built, standards for bracing a

home to resist wind forces were not the same as today’s codes. Is there any way for my home to be grandfathered, rather than having to comply with new codes?

Cora DEAR CORA: Your home is already grandfathered as far as compliance with the building department. No one can compel you to make your home

comply with newer codes, not even your insurer.

However, insurance companies provide a service for a fee, and the fee is based upon their assessment of the risk for claims. They can’t compel you to modify your home or to buy their insurance. But they can raise your premiums if they believe there is greater risk of damage because of older construction

standards.

Your options are to find another insurance company that will not charge as much or to get a report from a structural engineer certifying that your home is stable and secure. Hopefully, you can find a less demanding insurer.

To write to Barry Stone, visit him on the web at www.housedetective.com.

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Adding gas logs gains convenience Baseball Hall of Famer Cal Ripken Jr. hammers a nail as he helps build a Habitat for Humanity home in Joplin, Mo. AP PHOTOS

Spirit of volunteers applauded in Joplin

BY JIM HENRY The Joplin Globe

JOPLIN, Mo. — Eleven months after the May 22 tornado, the spirit of volunteers continues through Joplin’s rebuilding efforts.

“I would say volunteer interest is still incredibly high,” said Scott Clayton, executive director of Joplin Area Habitat for Humanity. “There are a lot of times where unskilled labor can assist, and that’s going to be great. But if you’re a framer, if you have some kind of professional skills and you’re looking to help Habitat, give us a call.

We’d like to put you to work.”

After the tornado, a lot of people were stunned at what happened to Joplin, Clayton said.

“Slowly but surely, through months of organization and thousands of good people, we’re in the stage now where we need to build. Habitat for Humanity will be building a lot more houses than we ever have before, but that’s what our role is, and we’re prepared to meet that with the partnerships of so many people. We’re excited, and God willing, we’re going to have a tremendous amount of production,” he said.

Clayton was working at 24th Street and Wall Avenue when Energizer and Habitat for Humanity launched a 13-city tour in which volunteers will donate more than $350,000

Cal Ripken Jr. talks about the importance of giving back to community to Habitat for Humanity and Energizer Bunny Brigade volunteers in Joplin, Mo.

and 1,000 hours. Special guests in Joplin were a 10foot tall, pink Energizer Bunny and Hall of Famer Cal Ripken Jr., who became known as baseball’s Energizer Bunny while breaking major league baseball’s consecutive game streak in the 1990s.

Ripken and Energizer’s “bunny brigade” worked on a home, and the volunteers later canvassed the neighborhood and distributed home power kits that included tips and products promoting energy efficiency.

Elaine Sosnowski, general manager of Energizer lighting products, noticed a big difference in Joplin from last July, when she came from St. Louis to assist with cleanup efforts.

“This feels like the rebirth,” she said. “You can

still see what had happened, but the environment and the whole atmosphere feels so much more positive. You see that it’s flat, but it’s like OK, we’ve brushed away the old and the bad, and we’re building on this fertile ground for the future.”

MCT INFORMATION SERVICES

Q: We have a woodburning fireplace and electric heat and a heat pump that work fine but are 20 years old. We are thinking that we would like to replace them with a new electric furnace and heat pump when the time comes, but would like to wait until the electric furnace gives out. In the meantime, we would like to install some kind of heating device in the fireplace.

We don’t know if we should go to the expense of having gas installed so we can have gas logs installed in the fireplace or do as a neighbor has done and have a propane tank installed in the yard to supply logs to the fireplace.

We know the gas company will cover the cost of installing the gas line only if we change three or more appliances. Any suggestions?

A: It depends a lot on exactly what you’re trying to accomplish. Adding a vented gas log set to your existing wood-burning fireplace will get you the convenience of watching a fire without the mess of wood, but it won’t do much for heat, since a large amount of the heat generated by the gas logs goes straight up the chimney. If you’re looking for the convenience of being able to start wood with a gas lighter, then a small propane tank installation plumbed to a gas log lighter will do the trick.

If the goal is more heat, then you have a couple of options. You could install an airtight wood-burning insert in the existing fireplace, which still burns wood but does it more efficiently and doesn’t re-

Gas logs at American Propane, 7401 Broadway Extension.

THE OKLAHOMAN ARCHIVE

Paul Bianchina HANDY @ HOME

quire any gas connection.

Or you could have a sealed gas insert installed in the existing fireplace, which is easier and cleaner to operate than a wood-burning one and produces more heat, but requires propane or natural gas.

As to which gas source to use if you go that route, it depends on the cost. You would need to talk with the gas company about how much a meter would cost to install with only a single gas connection, as well as a plumber to determine the gas line costs. I suspect propane might be less expensive, but you would also need to talk to a propane company. If you don’t like the looks of an exposed propane tank, you can have an underground tank

put in, but that adds the cost of excavating.

A lot of this also depends on the condition of your existing fireplace, and whether it’s in good enough condition to accept an insert.

So, all that being said, I would start with an experienced, licensed fireplace company and have someone come out, inspect everything, and help you out with some options and cost estimates.

Incidentally, if you are doing this to save on your electric bill by not running your furnace as much, you need to look at the cost trade-offs — electricity savings versus installed cost and operating cost of the new gas unit. It’s doubtful you would see any kind of financial payback within any reasonable time frame.

Remodeling and repair questions? Email paulbianchina@inman.com. All product reviews are based on the author’s actual testing of free review samples provided by the manufacturers.

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HOUSE PLAN

Keep your seat: Masonry, gables give classic look Fix that chair

Custom masonry, corner quoins and multiple gables give a classic look to the single-level Ingraham.

Keystone arches frame the lofty, gabled entry porch plus two windows. Graceful half-rounds crown these windows and the door, which is flanked by sidelights as well.

Inside the naturally illuminated foyer with high ceilings, double doors offer entry to the right and left. On the right is a window-bright dining room with an open link to the kitchen. The doors on the left open into what could be a den, home office, third bedroom, or whatever suits.

Continuing straight ahead through the foyer, you step into a spacious great room awash in sunlight that’s somewhat muted by a wide, covered porch. The rear wall, about 80 percent glass, is arranged in four sliding sections that offer patio access and air circulation. A fireplace and home entertainment center fill the left wall, while the room’s right end flows into the kitchen and nook.

A raised eating bar next to the sink rims the peninsular counter, which also expands the available work surface. An atrium door in the bayed nook opens into a roomy screened porch.

This kitchen also has two pantries, one of them a walk-in. Right past that door, a hallway leads to the garage, utility room, powder room and basement stairs.

The Ingraham’s luxury owners’ suite and a second bedroom are on the opposite side of the house, well

BY RICK NATHANSON Albuquerque Journal

away from the hustle and bustle of the kitchen and nook.

Owners’ suite amenities include a spa tub, two lavatories, enclosed shower and toilet,

plus a huge walk-in closet and built-in dresser. Sliders in the sleeping-sitting area provide direct patio access.

A review plan of the Ingraham 42-016, including floor plans, elevations, section and artist’s conception, can be purchased for $25 by phone, mail or online. Add $5 for shipping and handling.

Associated Designs, 1100 Jacobs Drive, Eugene, OR, 97402. www.associated designs.com. (800) 634-0123.

ALBUQUQUERQUE, N.M. — When it comes to broken chairs and home seating furniture, the emotional investment in fixing it may be greater than the value of the piece itself.

But there are other factors to consider before deciding to fix or pitch.

“Ones that are worth fixing may have sentimental value or may be pieces that a person really likes,” said Paul Sisneros, of Professional Furniture Repair in Albuquerque. “It could also be that the repair may not cost much and the person wants to hold on to the furniture for a bit longer.”

Another reason to fix a piece of furniture, even if it’s clearly inexpensive and poorly made, is “if it’s one of many matching pieces,” like a single chair that’s part of a dining or living room seating set, said Al Youtzy, who operates Action Furniture Repair in Albuquerque, along with his wife, Nancy Youtzy.

If the entire set needed repair, then pitching the whole thing would make more sense, considering that the combined repairs for each chair likely would exceed the cost of buying a new set.

Depending on which business does the work, the labor cost for minor structural repairs to chairs generally starts at $45 and can go up to $75 or more for a larger cushioned living room chair. Labor for reupholstery could cost $300 for a living room chair and more than $500

for a sofa.

Add to that the cost of the materials, such as fabric and padding, versus the cost of the furniture when it was new, and the question of fixing or pitching becomes more than just emotional.

Al Youtzy said much of the furniture now being made is constructed with inexpensive particle board.

“When I do fix pieces originally made with particle board, I replace damaged wood with plywood and hardwood braces,” he said.

Nancy Youtzy, who works the upholstery end of the business, said the most common thing she sees is padding that has compacted and is no longer supportive. If the seating cushions have a zipper, the repair is as easy as removing old padding through the opening and replacing it with new high-density foam and other materials.

Where there is no zipper, adding padding to a cushion will require cutting into the material, which raises the cost of labor and material. That’s why many people opt to simply replace the cushion and upholstery, she says.

“Good padding and good upholstery should last 15 to 20 years, but I’ve seen them last longer,” Nancy Youtzy said.

Other furniture that may be worth repairing include modernistic, retro and collectible pieces, especially those from the 1960s and ’70s, and from manufacturers such as Knoll or Eames, she said.

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Imperfection is perfect for restaurateurs HOME KITCHENS | ROOM’S CASUAL FEEL MAKES SPOT IDEAL FOR FAMILY, FRIENDS

BY MARY MACVEAN Los Angeles Times

LOS ANGELES — Nothing is perfect in Matthew and Shelley Armistead’s kitchen — which, in their case, is just perfect.

The glass-fronted cupboards have a mishmash of glasses and Champagne flutes, vintage egg cups, a Superman mug, African tea cups and Beatrix Potter oatmeal bowls from Shelley’s childhood. The counters are covered in fresh produce and dishes in progress, some of them trials for Soho House, the private club and celebrity haven in West Hollywood where Matthew is chef and Shelley is general manager.

Friends and colleagues drop in. The couple’s two little boys wander in and out. The scene is the essence of casual and cool — perfect because it’s not entirely perfect.

In the three years the Armisteads have been in Los Angeles, they have had three homes, finally settling in Mar Vista, Calif., in a house with a light-filled kitchen with five windows that open onto the backyard. The yard, kitchen and adjacent dining area are the home’s heart.

“We have this big house and we never use it. We’re always in here,” said Matthew, 40, a former furniture maker who started cooking as a way to fund a skiing habit. “Just messing around in the kitchen, that’s what I love. You can literally just do something you’ve never done before.”

He is English, and Shelley is South African. They

Food brought us together as a family, and that’s why I got into cooking.”

MATTHEW ARMISTEAD

fell in love while working at the famed London restaurant River Cafe. The vintage Murano glass vases Shelley collected for their wedding decorate the kitchen.

While he’s making chicken piri piri and cauliflower with wild rice, jalapeno and ginger, Matthew dispatches a friend outside to check on the coals. His wife leaves the kitchen briefly, reminding him to keep watch over the lentils she’s cooking.

The four-burner stove is gas — a requirement, Matthew said. Nearby are jars of tea, Maldon sea salt, a black granite mortar and pestle, and bottles of oils and soy sauce.

“I go through gallons of olive oil,” he said, standing at the stove in shorts and a shirt, a dish towel tossed over one shoulder.

The kitchen walls are painted a pale pink, and the glass-fronted cupboards contribute to the feeling of a sunny homespun bakery. Cake stands hold muffins and bread from the Soho House; a green milk-glass pitcher stands ready. In the cup-

Matthew Armistead, the head chef at Soho House in West Hollywood, Calif., fixes a platter of chicken piri piri, under the eyes of wife Shelley and 3-year-old son Isaac in his home kitchen.

MCT PHOTOS

board, there’s a stack of lush Wonki Ware plates from Di Marshall Pottery in South Africa.

On a wooden counter that separates the kitchen and dining area, a blue bowl holds Brussels sprouts. Other bowls and baskets contain squash, kiwi and pomegranates.

Potatoes and limes go in a rustic wooden box.

Many decisions in the kitchen are kid-centric.

Joseph, 7, and Isaac, 3, eat limited amounts of wheat and dairy, but they already know their way around the spice drawer.

“Food brought us together as a family, and that’s why I got into cooking,” Matthew said.

MCT INFORMATION SERVICES

A detailed view of kitchen and dining room at chef Matthew Armistead’s home.

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REAL ESTATE

THE OKLAHOMAN | NEWSOK.COM

Floating home clash reaches Supreme Court

BY CURT ANDERSON AP Legal Affairs Writer

MIAMI, Fla. — Court documents refer to it as “that certain unnamed gray, two-story vessel approximately 57 feet in length.”

To Fane Lozman, it was a floating Florida home never intended to sail the seas.

Now, a long-running dispute over what the structure was has landed before the U.S. Supreme Court.

Lozman, 50, a former Chicago financial trader, seemingly lost his nearly six-year battle with the seaside city of Riviera Beach, Fla., when his home was hauled away in 2009 and destroyed by court order. But Lozman refused to give up, claiming officials vindictively and illegally targeted him for eviction from the city’s marina because of his vocal opposition to a major redevelopment plan.

“Whatever they had to do to get me out of there, they were going to do it,” he said. “I didn’t look for this drama, it came to me because I wanted to stay at the marina.”

The only-in-Florida backstory matters less to the Supreme Court than a more fundamental question: When is something a vessel, and when is it not?

The court agreed to take the case earlier this year and is expected to hear arguments in October.

The vessel definition is crucially important to not only people who live on the water but also to major commercial businesses such as floating casinos, hotels and restaurants, said Stanford University law professor Jeffrey Fisher. The outcome will determine whether federal

maritime or state laws apply to structures that are moored, more or less permanently, in one place.

“Federal maritime law is very different often than state law because it’s crafted for the specific dangers and concerns of maritime commerce and navigation at sea,” said Fisher, an experienced Supreme Court litigator who is handling Lozman’s appeal. “Here you have a question of federal law that has divided courts across the country.

It’s very significant.”

For example, owners of floating homes usually must pay property taxes, while those owning vessels under maritime law do not. Coast Guard regulations require certain levels of crew for vessels. The standards differ on what kinds and amounts of damages can be awarded in personal injury lawsuits.

There are different rules aboard vessels for employment disputes and compensation for workers injured on the job.

Owners of vessels and floating structures across the U.S. are closely watching the case so they know which set of laws to follow.

Two federal appeals courts have ruled the owner’s intent is key to determining whether a structure is a vessel. But in Lozman’s case, the 11th U.S. Circuit Court of Appeals held that what mattered most was if a structure was “practically capable of transportation over water,” which closely tracks the language in federal law that dates to the 1870s.

Riviera Beach officials declined to comment because of the pending legal case. But in documents urging the Supreme Court

This photo provided by Fane Lozman shows his dismantled home in Riviera Beach, Fla. Court documents refer to it as “that certain unnamed gray, two-story vessel approximately 57 feet in length.” To Lozman, it was a floating Florida home never intended to sail the seas. Now a long-running dispute over exactly what the structure was has landed before the U.S. Supreme Court.

AP PHOTO

not to take the case, they insisted the structure was not similar to a land-based home that would be afforded state law protections against seizure.

Yet Lozman’s home had no engines, no bilge pumps, no steering mechanism, no lights or navigation aids. It had to be towed wherever it went. It had no Florida vessel registration number.

“It was a very unseaworthy craft,” Lozman said, adding the appeal of living there was immediate access to his speedboats and pleasure watercraft.

But a Florida federal judge and the 11th Circuit judges determined the structure was a vessel, in part because it had been towed several times to different marinas across

hundreds of miles.

Lozman’s story began when he picked the marina in Riviera Beach, one of South Florida’s poorest coastal cities, for his floating home. It offered easy access to his speedboats and pleasure craft and was governed by the same state laws as homes on land.

Then Lozman learned Riviera Beach was planning a $2.4 billion private redevelopment project for the marina. The plan included the use of its eminent domain powers to take many local businesses and homes for a project geared toward wealthy yacht owners. On May 10, 2006, the city council held a private meeting to designate the project’s master developer — a day before then-Gov. Jeb Bush signed

a law prohibiting use of eminent domain authority for such projects.

Lozman challenged that decision in state court, arguing the meeting violated open-government laws.

That’s when the trouble began. Lozman claims he was followed and harassed, his truck tampered with and damaged. He started showing up at city council meetings, where he got thrown out regularly and was even arrested.

He became a fixture on local TV newscasts. The local politicians considered him a nuisance; other people saw him as a crusader.

Then the city served an eviction notice, saying Lozman’s 10-pound dachshund was a dangerous dog and that he used unlicensed repair workers at

his home. The city argued he was on a month-tomonth lease that could be terminated under state landlord-tenant law.

Lozman fought the eviction in court and won, with a jury finding in March 2007 that the eviction amounted to retaliation. Meanwhile, the marina redevelopment plan was shelved, replaced by a scaled-down version that didn’t include use of eminent domain powers.

The city then decided to change the rules at the marina, telling Lozman in 2009 his right to stay there would be revoked unless he got the structure registered as a vessel and proved it could be moved when a hurricane or tropical storm threatened. The city also demanded payment of more than $3,000 in dockage fees. When Lozman refused to pay or leave, the city went to federal court and for the first time sought to use U.S. maritime law to impose a lien on the structure as a vessel, not a house.

Fisher said this maneuver was a game-changer and set the dispute on its course to the Supreme Court. The floating home would have been protected from seizure under state law. But a judge sided with the city, so the structure was seized then bought by Riviera Beach for $1,400 and ultimately destroyed.

So, Lozman can never get his floating home back.

He now lives in Miami Beach. But he won’t give up the legal dispute.

“When someone punches you in the face, you either fight back or you run and hide,” he said.

“I’m going to fight back.”

LISTING OF THE WEEK

Tri-level home offers view of lake, greenbelt The Listing of the Week is a traditional tri-level home plus a cottage on a large lot on a lake with a greenbelt in northwest Oklahoma City.

The 2,527-square-foot home at 9505 Silver Lake Drive has three bedrooms, 2½ baths, two living areas, two dining rooms and a shed that could be converted to a garage. The living room has a bay window. The den has a fire-

place. The kitchen has a breakfast bar and eating space. The home has decks in front and back and a dock on the lake. The cottage can be guest quarters or an office.

The home has a storm cellar, hardwood floors and a hot tub.

The home was built in 1921 and moved from the Heritage Hills area in 1953.

It will be open from 2 to 4 p.m. Sunday. From the in-

tersection of Britton Road and N MacArthur Boulevard, take Silver Lake Drive northwest to the home, which is listed by Dixie Newcomb of Paradigm AdvantEdge Real Estate.

For more information, call 476-2261 or 348-4422.

Nominations for Listing of the Week are welcome. Send information on single-family homes to The Oklahoman, Richard Mize, P.O. Box 25125, Oklahoma City, OK 73125. Nominations may be faxed to 475-3996.

The Listing of the week is at 9505 Silver Lake Drive.

PHOTO PROVIDED

THE OKLAHOMAN

NEWSOK.COM

SATURDAY, APRIL 28, 2012

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SATURDAY, APRIL 28, 2012

Building permits Oklahoma City Clayburn Construction, 5500 Pulchella Lane, residence, erect, $1,300,000.

Clyde Riggs Construction, 825 NW 58, medical clinic-office, remodel, $800,000.

Love’s, 3233 SW 89, retail sales, install, $500,000.

Love’s, 12225 N Interstate 35 Service Road, retail sales, install, $500,000.

Perry L. Phillips LLC, 7608 NW 130 Terrace, residence, erect, $400,000.

Willa Construction Co. Inc., 13716 Cascata Strada, residence, erect, $380,000.

Summerfield Contracting, 4727 Gaillardia Parkway, office, remodel, $370,000.

Thornbrooke Homes LLC, 508 NW 151, residence, erect, $350,000.

Dodson Custom Homes LLC, 9101 Via del Vista, residence, erect, $311,000.

R&R Homes LLC, 13308 Greenscape Road, residence, erect, $300,000.

Kskb2 LLC, 16321 N Pennsylvania Ave., automotive repair-wash, erect, $300,000.

Jeff Click Homes LLC, 16808 Kierland Court, residence, erect, $280,000.

TLC Contracting LLC, 317 NW 155, residence, erect, $275,000.

Jeff Beardsley Custom Homes, 3304 NW 23, medical clinic-office, erect, $275,000.

Jeff Click Homes LLC, 17325 Parkgrove Drive, residence, erect, $272,000.

Timber Craft Homes LLC, 1501 NW 172, residence, erect, $265,000.

Rice Custom Homes LLC, 909 NW 196 Place, residence, erect, $250,000.

First Star Homes, doing

business as Turner & Son Homes, 2412 NW 177, residence, erect, $250,000.

First Star Homes, doing business as Turner & Son Homes, 11312 NW 103, residence, erect, $240,000.

J.W. Mashburn Development Inc., 12008 Dornick Drive, residence, erect, $239,000.

First Star Homes, doing business as Turner & Son Homes, 10217 Middlesbrough Lane, residence, erect, $236,000.

Red Door Custom Homes LLC, 8618 Halbrook Manor Lane, residence, erect, $235,000.

Remington Builders Inc., 13221 Brampton Way, residence, erect, $233,000.

J.W. Mashburn Development Inc., 3132 SW 137 Court, residence, erect, $225,000.

Red Door Custom Homes LLC, 8608 Halbrook Manor Lane, residence, erect, $225,000.

Shawn Forth Custom Homes, 18220 Haslemere Lane, residence, erect, $225,000.

Shawn Forth Custom Homes, 18200 Bridlington Drive, residence, erect, $225,000.

Bridgeway Estates LLC, 1808 NW 196, residence, erect, $220,000.

4 Corners Construction LLC, 5808 SE 145, residence, erect, $200,000.

Foster Signature Homes LLC, 16001 James Thomas Court, residence, erect, $200,000.

W.R. Moore Brokerage Inc., 12504 Heathfield Lane, residence, erect, $200,000.

No name provided, 1919 NW 142, recreation center, erect, $200,000.

City of Oklahoma City, 201 N Walker Ave., canopy-carport, erect,

REAL ESTATE $192,500.

City of Oklahoma City, 201 N Walker Ave., canopy-carport, erect, $192,500.

4 Corners Construction LLC, 14509 Almond Valley Drive, residence, erect, $190,000.

Beacon Homes LLC, 19116 Meadows Crossing Drive, residence, erect, $190,000.

Taber Built Homes LLC, 16216 Josiah Place, residence, erect, $190,000.

League Custom Homes LLC, 609 Celtic Circle, residence, erect, $180,000.

Lowery Homes LLC, 9020 NW 80, residence, erect, $180,000.

Taber Built Homes LLC, 4701 Granite Drive, residence, erect, $180,000.

Eason Homes LLC, 9121 Conners Way, residence, erect, $178,000.

Design Development Service, doing business as Elite Quality Homes, 4704 SW 124 Place, residence, erect, $175,000.

Taber Built Homes LLC, 2416 NW 155, residence, erect, $170,000.

Vesta Homes Inc., 4808 SW 126, erect, erect, $170,000.

Martinez Masonry Construction LLC, 5112 NW 18 Terrace, residence, erect, $165,000.

United Construction & Restoration, 14700 Prairie Lane, residence, fire restoration, $162,000.

Larry Toombs, 19701 Meadow Bend Ave., residence, erect, $160,000.

Vesta Homes Inc., 12209 Chesterfield Lane, residence, erect, $160,000.

McAlister Construction Inc., 2412 SE 92 Terrace, residence, erect, $160,000.

4 Corners Construction LLC, 15208 SE 58, residence, erect, $159,000.

Biltrite Construction LLC, 5801 NW 116, residence, erect, $150,000.

Redbud Contractors LLC, 12 permits at 1919 NW 142, for duplex, erect, $150,000.

Taber Built Homes LLC, 15500 Homecoming Drive, residence, erect, $150,000.

Taber Built Homes LLC, 15617 Cardinal Nest Drive, residence, erect, $150,000.

Oklahoma Diamond Group LLC, 10904 NW 118, residence, erect, $140,000.

R&R Homes LLC, 10736 SW 36, residence, erect, $136,000.

Cutter Homes, 9304 SW 24, residence, erect, $135,000.

First Star Homes, doing business as Turner & Son Homes, 2308 NW 172, residence, erect, $132,000.

Westpoint Homes, 6113 NW 151, residence, erect, $130,000.

Ideal Homes of Norman LP, 18305 Carillo Road, residence, erect, $126,000.

Ideal Homes of Norman LP, 18309 Bodegon Road, residence, erect, $125,000.

Martinez Masonry Construction LLC, 5108 NW 18 Terrace, residence, erect, $125,000.

Ideal Homes of Norman LP, 2416 SW 139, residence, erect, $123,000.

R&R Homes LLC, 11436 NW 132 Terrace, residence, erect, $118,500.

Home Creations, 3020 NW 182 Terrace, residence, erect, $116,300.

R&R Homes LLC, 13301 Greenscape Road, residence, fire restoration, $115,000.

R&R Homes LLC, 11433 NW 132 Terrace, residence, erect, $115,000.

Home Creations, 1600 NW 126, residence, erect, $110,800.

Home Creations, 1617 NW 126, residence, erect, $104,300.

Home Creations, 11228 NW 99, residence, erect, $100,600.

Rausch Coleman Homes LLC, 4801 Hunter

THE OKLAHOMAN | NEWSOK.COM

Blvd., residence, erect, $100,000.

Rausch Coleman Homes LLC, 6144 Cielo Terrace, residence, erect, $100,000.

Sooner Traditions LLC, 8104 NW 158, residence, erect, $100,000.

Alan Stuck Custom Homes, 9205 NW 75, residence, erect, $100,000.

Home Creations, 1609 NW 126, residence, erect, $99,900.

Home Creations, 3024 NW 182 Terrace, residence, erect, $92,500.

Home Creations, 12005 SW 8, residence, erect, $90,200.

Home Creations, 11232 NW 99, residence, erect, $90,200.

Ideal Homes of Norman LP, 18524 Agua Drive, residence, erect, $89,000.

Julie Ferris, 14512 SE 44, manufactured home, move-on, $89,000.

Home Creations, 12009 SW 8, residence, erect, $85,500.

Vintage Custom Homes LLC, 10721 SW 35, residence, erect, $85,000.

Home Creations, 608 Inverleith Circle, residence, erect, $84,800.

Home Creations, 5900 Marblewood Drive, residence, erect, $84,000.

Valencia Land LLC, 18032 Andalucia Drive, amusement, install, $82,580.

Ideal Homes of Norman LP, 15257 Stillwind Drive, residence, erect, $79,000.

Home Creations, 2433 NW 197, residence, erect, $78,400.

Ideal Homes of Norman LP, 2620 NW 186, rehabilitation center, erect, $71,000.

Smith & Pickel Construction, 710 W Wilshire Blvd., office, remodel, $50,000.

CRTS Villarma, 1901 Northwest Expressway, restaurant, remodel, $45,000.

Todd Bowling, 10621 S Western Ave., business, remodel, $40,000.

Kenneth Holland, 2941 SW 10, residence, erect, $35,000.

Steven Link, 10100 Addie Lane, residence, addon, $24,000.

Horizon Retail Construction, 145 NE 23, business, remodel, $20,949.

Smith & Pickel Construction, 608 Stanton L. Young Blvd., medical clinic-office, remodel, $20,000.

Michael King, 1817 Linwood Blvd., business, remodel, $20,000.

Frei Contractor Corp., 2018 NE 26, duplex, fire restoration, $17,000.

S 45 Builders, 14500 Leatherwood Circle, accessory, erect, $16,000.

Jeff Struble, 1630 N Blackwelder Ave., restaurant, remodel, $15,000.

Archdiocese of Oklahoma City, 7501Northwest Expressway, office, remodel, $10,700.

Shawn Forth Custom Homes, 16108 Evan Shaw Court, residence, add-on, $10,000.

Sooner Safe Rooms Inc., 3709 Wimberley Creek Drive, accessory, erect, $9,875.

Sooner Safe Rooms Inc., 601 SW 158 Terrace, accessory, erect, $9,714.

Phil Uoc Hoang and Nhung Le Thanh, 3101 SW 107 Terrace, residence, add-on, $9,000.

Rene McPhetridge, 9229 Lakeside Drive, manufactured home, move-on-mobile home park, $9,000.

No name provided, 9224 NE 63, storm shelter, install-storm shelter, $7,800.

David Tinsley, 9717 NW 10, manufactured home, move-on-mobile home park, $7,000.

Ron Wilson, 8613 NW SEE PERMITS, PAGE 15F

REAL ESTATE

THE OKLAHOMAN | NEWSOK.COM

Permits continued FROM PAGE 14F

70, residence, add-on, $7,000.

Industrial Truck Equipment, 3400 Thomas Road, accessory, remodel, $6,800.

No name provided, 8600 SW 46 Place, storm shelter, install-storm shelter, $5,333.

David Harmon, 8010 NW 87, canopy-carport, add-on, $5,000.

Regina Bryan, 1305 SW 114, storm shelter, installstorm shelter, $5,000.

Jamar & Long, 7714 N May Ave., business, remodel, $5,000.

No name provided, 2713 SW 85, storm shelter, install-storm shelter, $4,895.

Amber Stricklin, 1305 SW 132, storm shelter, install-storm shelter, $4,595.

Michael Jackson, 3220 SW 130, storm shelter, install-storm shelter, $4,595.

No name provided, 6815 SE 162, storm shelter, install-storm shelter, $4,595.

Chris Cashion, 10001 Nancy Road, storm shelter, install-storm shelter, $4,500.

David Harris, 8708 Ally Way, storm shelter, install-storm shelter, $4,500.

Gene and Della Reames, 8005 NW 128 Circle, storm shelter, install-storm shelter, $4,500.

James Sterling, 1205 SW 133 Place, storage, installstorm shelter, $4,500.

Larry Gray, 15209 Wilford Way, storm shelter, install-storm shelter, $4,500.

No name provided, 13700 Robinson Court, install-storm shelter, install-storm shelter, $4,295.

Charles Wise, 8304 NW 114, storm shelter, installstorm shelter, $4,150.

Darren and Kristi Heath, 8816 NW 73 Terrace, storm shelter, install-storm shelter, $4,150.

James Michael Bell, 17008 Holly Burn Circle, storm shelter, installstorm shelter, $4,150.

Charlie M. English, 10609 NW 39, storm shelter, install-storm shelter,

Homes For Sale

$4,100.

Debora Snyner, 10724 SW 21, storm shelter, install-storm shelter, $4,000.

James Farres, 4624 NE 88, storm shelter, installstorm shelter, $4,000.

Jennifer Cook, 4309 NW 144 Place, storm shelter, install-storm shelter, $4,000.

Jim Fleetwood, 3116 Robin Ridge Road, storm shelter, install-storm shelter, $4,000.

Timothy Edwin and Joann Nerger, 6909 Sandlewood Drive, storm shelter, install-storm shelter, $4,000.

Shelly Rainwater, 1112 SW 119, storm shelter, install-storm shelter, $3,995.

Shirlene L. Davis, 8421 NW 91, storm shelter, install-storm shelter, $3,995.

David and Mary Milligan, 6901 Blue Spruce Court, storm shelter, install-storm shelter, $3,900.

Lawanda Dorris, 2424 SW 138, storm shelter, install-storm shelter, $3,900.

Carlos Reames, 8901 S Victoria Drive, canopycarport, add-on, $3,800.

Jorge Rivera Rivera, 8304 Timothy Lane, storm shelter, install-storm shelter, $3,795.

Otis Parker, 8512 Jenny Lane, storm shelter, install-storm shelter, $3,700.

No name provided, 3205 Orchard Ave., storm shelter, install-storm shelter, $3,450.

Annette Jacobson, 8409 NW 101, storm shelter, install-storm shelter, $3,395.

Donald Anderson, 14113 S Independence Ave., residence, install, $3,395.

Gerard E. Lauth, 7409 NE 98 Circle, storm shelter, install, $3,395.

Robert Quiring, 409 NW 146 Terrace, storm shelter, install-storm shelter, $3,395.

No name provided, 2112 Breakers Lane, storm shelter, install-storm shelter, $3,395.

Clark and Janet Hale, 1512 SW 135, storm shelter, install-storm shelter, $3,300.

Dung Le, 3220 SW 103,

309.9

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PIEDMONT OPEN SUN 2-5 Model home. New hms on 1/2 ac lots. From NW Expwy & Sara Rd go 4.5 miNCleaton&Assoc373-2494 2.5 acres $11,250 29 min to OKC, $500dwn $147mo. More tracts available. 405.802.8177 15 acres, north of Harrah, will divide. New septic system on one 5 ac site, 405-615-3430 Call for Maps! See why we sell more acreages than anyone in Okla.

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storm shelter, installstorm shelter, $3,300.

Kacie Braddy, 838 Ethan Lane, storm shelter, install-storm shelter, $3,300.

Lindsay Goodson, 2412 NW 163, storm shelter, install-storm shelter, $3,300.

Jeff Sellers, 533 SW 157, storm shelter, installstorm shelter, $3,250.

Amber Cotton, 15228 Grand Parke Drive, storm shelter, install-storm shelter, $3,200.

Chris and Corynn Key, 17329 Clove Hill Place, storm shelter, installstorm shelter, $3,200.

Michael Grader, 2905 Mirage, storm shelter, install-storm shelter, $3,200.

Travis King, 13716 Calistoga Drive, storm shelter, install-storm shelter, $3,200.

Carrie Starling, 3117 NW 62, storm shelter, installstorm shelter, $3,195.

Robert and Nellyne Hanlin, 6800 N Libby Ave., storm shelter, install-storm shelter, $3,150.

Robert and Vicki Hanlin, 11624 Western View, storm shelter, installstorm shelter, $3,150.

Sarah Bell, 14700 S Harvey Ave., storm shelter, install-storm shelter, $3,135.

Christy Kruchten, 11112 Colechester Court, storm shelter, install-storm shelter, $3,100.

Jeff Ryan, 537 SW 157, storm shelter, installstorm shelter, $3,100.

Keith Gorrell, 828 Shady Creek Lane, storm shelter, install-storm shelter, $3,100.

Sean Bowen, 1425 Asher, storm shelter, installstorm shelter, $3,100.

Angela King, 1400 N Fordson Drive, storm shelter, install-storm shelter, $3,000.

Baker Bryan and Doris Rev Trust, 12308 Crystal Gardens Drive, storm shelter, install-storm shelter, $3,000.

Brad and Lisa Rodgers, 1820 Deep Creek Road, storm shelter, installstorm shelter, $3,000.

Courtney Mick, 19409 Skylers Drive, storm shelter, install-storm shelter, $3,000.

Darien Whitehurst, 637 Vickery Ave., storm shelter, install-storm shelter, $3,000.

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EXTRA NICE 3 OR 4 BED 3 bath, extra large home in prestigious SW OKC area aprx 3000sf, office, upst. game room, absolutely beautiful. Owner Fin. avail. w/large down payment 405-570-4291

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PREFAB OR MODULAR HOMES homestogousa.com (405)631-5200

Cash 4 Clunkers!

Guaranteed $5,000 for any trade towards down pymt of new home. WAC 405-631-7600 405-834-8814 Abandoned D/W Repo set up on 5 Acres!! Ready to move in. Free phone application 405-631-7600 Own your Own home For less than rent.

Payments as low as $350mo. 405-577-2884 Palm Harbor Repo 4bd/3bth-BEST Quality 405-324-8000 Rent to Own: Nice 2&3bd MWC $350&up 390-9777 Land & Home Repos Save $$$ 405-324-8010

AUCTION 80 acres Stratford, OK Info: Joe McGowen 405-401-8820 Sat, April 28, 9:30 AM (4 mi. W, 2 mi. S, of Stratford, OK) 3 bd Frame home on 80 acres with 30x50 shop, 28x50 shed, 3 ponds, large watershed lake Hunter's Paradise! Joins lake Longmire on the South. Also complete list of tractors & farm machinery.

Sat May 12, 9:30am 169 acres, 3 bd, home Excellent Place! 1 1/4 mi N. of Asher 4-way Stop Sign (38710 Hwy 177) Complete list of Farm Equip. Hunters Dream!

FREEMAN RE & AUCTION 580-622-5080 or 580-618-0978 (cell) freeman-auctions.com

TENKILLER LAKE lot.

1N ac. Boat slip available. $14,500. Will finance. $1000 down and $144. per mo.

Owner 918-747-5551

Commercial RE Established Business For Sale BBQ BUSINESS WITH BUILDING SHAWNEE, OK AREA (405) 408-4311 C-Store lease or sale. $40K + inv. $2500/month 405-474-1249

Office Space For Rent Gorgeous 2132 sq ft Office and nice 960 sq ft office available at Castlerock Business Plaza in Mustang, OK. Call 580-243-0624 7608 N Western Ave Retail/Office space, up to 2200sf avail, 370-1077 GREAT Office Space Various NW locations 300-6000sf 946-2516

Warehouse Space For Rent 4000 sf Warehouse w/ office, heat & air, 1600 sf fenced yard, 10901 NE 23rd St, Bldg C, Nicoma Park.

630-0394 K Office, K Warehouse for lease. Various sizes.

221 W Wilshire 842-7300

NW 193, storm shelter, install-storm shelter, $3,000.

George Philip, 9629 SW 33, storm shelter, installstorm shelter, $3,000.

Geron and Lorrie Cottam, 9017 NW 79, storm shelter, install-storm shelter, $3,000.

Jeremiah Yarbrough, 9009 Shady Grove Road, storm shelter, installstorm shelter, $3,000.

Joe Wise, 8024 NW 79 Terrace, storm shelter, install-storm shelter, $3,000.

John Batey, 1524 SW 71, storm shelter, installstorm shelter, $3,000.

Kimberly Crawford, 1213 SW 132 Place, storm shelter, install-storm shelter, $3,000.

Margery Broadway, 4812 SW 126 Terrace, storm shelter, install-storm shelter, $3,000.

No Owner Information, 3204 NW 61 Terrace, storm shelter, remodel, $3,000.

Richard R. Sumpter, 1521 SW 121, residence, installstorm shelter, $3,000.

Robb Sanderfur, 717 NW 193, storm shelter, installstorm shelter, $3,000.

Todd Gleaves, 16737 Little Leaf Court, storm shelter, install-storm shelter, $3,000.

William McKinney, 1613 NW 182, storm shelter, install-storm shelter, $3,000.

Peak Nutrition, 5230 N Meridian Ave., retail sales, remodel, $3,000.

No name provided, 3509 NW 52, storm shelter, install-storm shelter, $3,000.

Denise Scott, 1704 Cedar Creek Terrace, storm shelter, install-storm shelter, $2,999.

Christopher and Kimberly Davis, 1033 SW 126, shell building, installstorm shelter, $2,995.

Dan Johnston, 6700 Randi Road, storm shelter, install-storm shelter, $2,995.

Jennifer Bain, 12911 Carter Court, storm shelter, install-storm shelter, $2,995.

Kristen Solis, 4924 NW 164 Terrace, storm shelter, install-storm shelter, $2,995.

Mary L. Cole, 7709 Wegner Way, storm shelter, install-storm shelter, $2,995.

Myrta Riddle, 2924 SW

Free Month Rent! 1&2bd QUIET! Covered Parking Great Schools! 732-1122

Wilshire Valley Apts.

Newly Renovated 1, 2 & 3 bed apts. S8 Ok. Now Acc. 2 bd voucher for 3bd w/ income. Call 475-9984.

BEAUTIFUL LAKE TEXOMA Gated Community with Boat Dock 3200 sf, 2-story brick home w/ storm room.

Master suite has lrg walk-in shower, jacuzzi tub, walk-in closets, dbl sinks. Granite throughout! ¡‘¡ 580-564-9162

MAYFAIR Great location!

1/2 bd W/D hdwd flr quiet secure ngbrhood ¡947-5665 800 N. Meridian 1bd All bills paid 946-9506

3801Woodshdw3/2/2 $2095 18112CalleWay3/2/2 $1150 1013 Kelly Pk 4/2/2 $950 8330 Belcaro 3/2.5/3 $1995 Express Realty 844-6101 www.expressrealtyok.com 1609 Foxfire Rd, 3 bd 2ba 2 car 1500sf, amazing open layout comes w/ fridge & stove $1300 mo $1200dp 409-7989 no sec8 3/2/2, Beautiful house,

by Quail Springs Mall $1150 month 388-2880 3600 NE 143rd 3bd 2.5ba 2car gar, approx 2000sf ch/a, $1100 mo 370-1077

$100 Off

1st Mo Rent 1&2 Bedrooms Furnished & Unfurnished NEWLY REMODELED GATED COMMUNITY

CAVE CREEK ON ROCKWELL 3037 North Rockwell

495-2000

$99 Move In

on Selected Units LARGE TOWNHOMES & APARTMENTS • Washer, Dryers, pools • PC Schools, fireplaces

WILLIAMSBURG 7301 NW 23rd

787-1620 $300 COUPON

$99 SPECIAL Lg 1bdr, stove, refrig., clean, walk to shops. $345 mo. 632-9849 Furnished/Unfurnished Bills Paid » Wkly/Monthly Wes Chase Apts, Elk Horn Apts, Hillcrest 370-1077

ALL BILLS PAID $239 - 1st Mo 1 Beds Quiet, Park, Pool 293-3693 DREXEL ON THE PARK

Florence 429 NW 11th Midtown Studio, Granite Counters, CHA, Free Laundry $675mo $400dep 409-7989 No sec 8 Briargate 1718 N Indiana 1bd, 1ba, 850 sf, wood floors, all elect, $550 mo, $250dp 409-7989 no sec8 Furnished/Unfurnished Bills Paid » Wkly/Monthly Wes Chase Apts, Elk Horn Apts, Hillcrest 370-1077 Putnam Heights Plaza 1bed, ch/a, Dishwasher 1830 NW 39th 524-5907

3/2/2, kitchen appls, lg lot, clean, $800 & $700 + dep. 454-2314, 664-3751

3/2/2, 1808 Kaye Dr. $500 dep $750 rent MWC schools. 324-2611

SAN-TEE APTS SMALL EFFICIENCY $275MO + $135DEP + elec 685-2909

Beautiful 3bd brick home cov'd deck$1085 420-1966

$99 Move In Special!!!

Lg 1 and 2 Bdr, $345 to $420 mo. 632-9849

3bd, 1.5ba, ch&a, lrg kitchen, lrg yard $650 616 Royal Ave. 412-7013

SAN-TEE APTS 1BED + ELEC $350MO $135DEP 685-2909

2 bed, appls, CH&A, No Section 8, $600.

324 E. Jarman. 830-4695

Off 1st Month's Rent Huge Apartment sizes HUGE Grounds to walk or play 416-5259 TUSCANY VILLAGE

804 NW 21st Mesta Park 2bed 1ba 1000sf $675mo $300dep dishwasher free laundry 409-7989 no sec 8

VERY, VERY QUIET Near mall, schls, hosp, Try Plaza East 341-4813

Efficiency 518 NW 12th The Walford, $500 mo, $375 dep, 400sf 409-7989

•ABC• Affordable, Bug free, Clean » 787-7212»

1 Month FREE!

I BUY & SELL HOUSES 27 YRS EXP 650-7667 HOMESOFOKCINC.COM

96, storm shelter, install, $2,995.

Randy Overholt, 8620 NW 70, storm shelter, install-storm shelter, $2,995.

Rhonda Wilkes, 12901 SE 69, storm shelter, install-storm shelter, $2,995.

Shao Chan Sloan, 3516 N Tulsa Ave., storm shelter, install-storm shelter, $2,995.

Shawn Forth Custom Homes, 16108 Evan Shaw Court, storm shelter, install-storm shelter, $2,995.

Sheila Newcomb, 16300 Josiah Place, storm shelter, install-storm shelter, $2,995.

Timothy Duran, 9205 Bryant Terrace, storm shelter, install-storm shelter, $2,995.

Trent Neaves, 4213 NW 146, storm shelter, installstorm shelter, $2,995.

Veronica Smith, 6405 NW 134, storm shelter, install-storm shelter, $2,995.

Wager Gilbert, 6517 N St Clair Ave., storm shelter, install-storm shelter, $2,995.

No name provided, 1117 Norway Ave., storm shelter, install-storm shelter, $2,995.

No name provided, 13909 Plymouth Crossing, storm shelter, installstorm shelter, $2,995.

Andrew Pryor, 10624 NW 34 Terrace, storm shelter, install-storm shelter, $2,900.

Chia-Hsuh Hsu, 5320 NW 114, storm shelter, install-storm shelter, $2,900.

Daniel Dickensheet, 2708 NW 172, storm shelter, install-storm shelter, $2,900.

Glenn W. Roepke, 2212 Coburg Place, storm shelter, install-storm shelter, $2,900.

Jason White, 9205 Shady Grove Road, storm shelter, install-storm shelter, $2,900.

Paul Phillips, 4724 Millstone Drive, storm shelter, install-storm shelter, $2,895.

Paula Harris, 4800 Millstone Drive, storm shelter, install-storm shelter, $2,895.

John Garrett, 7409 NW 116, storm shelter, installstorm shelter, $2,850.

Max L. Townsend, 11017 NW 104 Terrace, storm

MAYFAIR Great location!

1/2 bd W/D hdwd flr quiet secure ngbrhood ¡947-5665

2bd $575 Casady751-8088

I BUY HOUSES Any condition. No cost to U 410-5700

SATURDAY, APRIL 28, 2012

3bd 1.5ba 2car carport 2.5 acres 1275sf $750mo Home&RanchRlty 794-7777 » Large 2 bd » 2 K ba » 1500 sf, fp, wet bar, 2 car, PC Schools » $850/mo, No Section 8.

831-8218 9005 Roxbury Terr, OKC 3237 Castle Rock Rd Quail Creek 2/2/2 Edmd Schls. $900 mo $750 dep TMS Prop 348-0720

2108 NE 18th 2/1 $425 Free List 681-7272

6024 NW Expressway, large, luxury, 1 Bed, FP, pool, appl, all amenities $550.» 685-0332 2bd 2ba 2car fp & wetbar $800mo, $800dep 6308 NW 82nd 405-361-1998

KAT Properties-Apt & Homes for rent. Scan this with your phone app

Bills Paid

3BD in elite area, walk to lake & trails $965 603-4775

Demolitions Kendall Concrete, 5812 Itio Blvd., residence.

David Schons, 2227 NW 20, garage.

Sidumy Sandoval, 105 SW 42, accessory.

M&M Concrete & Wrecking Inc., 3809 NW 10, fire station.

M&M Concrete & Wrecking Inc., 200 S Blackwelder Ave., singlefamily residence.

14421 N Penn 2/2.5 $850 1412 NW 22 2/1 $395 10604 Sunrise 3/2/2 $1095 Express Realty 844-6101 www.expressrealtyok.com 3 Bedroom, 2 Bath House garage, security system, large yard, Historic Neighborhood, 1 yr lease, $1,100/mo + dep. 524-4896 3232 Brushcreek, in Quail Creek on the golf course, 3 bed, 2.5 bath, 2 car, 1 FP, $1875 mo, $1500 dep. ¡ 831-0825

4308 S Youngs Completely remodeled spacious 2bd home with fenced yard, new carpet, new ceramic tile, fresh paint $525mo. Fidelity 692-1661, 410-4200 1138 SW 77th Terrace 3bd duplex with 2 full bath, ch/a, $650 mo, available May 1. Fidelity RE 692-1661, 410-4200

Updated 3bd, 1.5ba, 3car, FP ¡ 4204 NW 54th St. $1000mo ¡ 830-3399

3212 Dumas Lane nice 2bd home with 1car garage, fresh paint, new carpet, only $495 Fidelity RE 692-1661, 410-4200

315 NW 89, 4bd, 1.5ba, ch&a, $775mo, $400dep, sec 8 ok, 831-0825

3/1.5, 2925 SW 60th $750 + $500 dep, 324-2611

800 NW 34th 2bd 1ba w/d hook up. $525 mo 408-5836 Sharp, 2232 NW 54 no pets all appl. $850 3/2/2 JW Rlty 755-2510 7032 Stony Creek, 3/2/2 fp, fenced, $975mo $900dep TMS Prop 348-0720 3bd, 2ba, 2car, ch&a, FP, fncd yrd $850 + $400dep, 1yr lease ¡ 405-816-3795 Nice 3/1.5/1 $600mo 82nd & Harvey area 817-480-4353 2 bed, 1 bath, ch&a 3804 NW 23rd Sec. 8 Ok Call for info. 529-9377

825 SW 67TH 3BD 1.75 BA GAR WD HKUP $695 408-5836 3312 SW 28th 2bd 1ba w/d hkup $450mo 408-5836 2 bd, fenced yd, 1 car gar $550+$350 dep, no sec 8 2608 SW 27th¡631-5695 7221 S Shartel, OKC Nice 3/2/2, 1750sf, $1000mo 817-480-4353 5116 S OLIE Ave 2bd 1ba w/garage. $595 mo 408-5836 2337 SW 49th St, $495 + dep, 2 bd, 1 car, Sec 8 OK, Hestand RE, 685-6817.

Welcome Home! 2 & 4 bdrm homes avail. Call now. for appt. 831-4183 1033 Hoyt 3/1/1 $595 Free List 681-7272 Especially nice 3BR 2.5BA dplx 1800sf $895 603-4775

6307 Anderson Dr in Valley Brook nice 2bd home fresh paint, clean $395 Fidelity692-1661, 410-4200

Cotton Wood Ridge Condo 2bd 1.5ba 900sf Amazing must see, fireplace, ch/a, New Stove & Dishwasher, Stackable Washer/Dryer $700/month $600deposit 409-7989 No Sec 8

Rent to Own: Nice 2&3bd MWC $350&up 390-9777

3/1.5/1, 4905 East Ave $695 + $500 dep, 324-2611

Furnished/Unfurnished Weekly/Monthly 370-1077

Houses for rent

15F

shelter, install-storm shelter, $2,825.

Robert E. Boulware, 5608 NW 125 Court, storm shelter, install-storm shelter, $2,825.

Brett Aten, 11416 Sturbridge Road, storm shelter, install-storm shelter, $2,800.

Vernon and Amy Deas, 2701NW 114, storm shelter, install-storm shelter, $2,795.

Jessie Adams, 2512 SW 44, storm shelter, installstorm shelter, $2,750.

Melvin Brown, 6200 Garr Place, storm shelter, install-storm shelter, $2,750.

Ashley Waddell, 11020 NW 101, storm shelter, install-storm shelter, $2,700.

Russell Maples, 18708 Scarlet Oak Lane, storm shelter, install-storm shelter, $2,700.

Troung Pham, 509 SW 154 Court, storm shelter, install-storm shelter, $2,600.

Jeremiah Burton, 717 NW 121 Terrace, storm shelter, install-storm shelter, $2,500.

Juan Carapia, 9007 N Olie Ave., residence, relocate, $2,500.

Matt Menhennett, 16225 Capulet Drive, storm shelter, install-storm shelter, $2,500.

Merlin Fletchall, 3136 NW 36, storm shelter, install-storm shelter, $2,500.

Sharon Reynolds, 7813 SW 89, storm shelter, install-storm shelter, $2,500.

Alloy Building Co., 1133 SW 39, canopy-carport, add-on, $2,400.

Vu Giang Hoang, 3315 N Military Ave., canopycarport, add-on, $2,000.

Tina Medlin, 8216 NW 87, accessory, erect, $1,500.

Angela King, 1400 N Fordson Drive, accessory, erect, $1,000.

637 NW 109th 3bd 2ba 2car $850 mo $800 dep 1200sf no sec 8 409-7989 Nice 4bed 2 bath 229 NE 16th. 1304 NE 8TH 1bd 1ba sec 8 ok 406-0565

.

Updated 3 bed, 2 bath, 2 car, 4039 NW 62nd Terrace, No Smoking 405-721-6713 12709 Arrowhead Lane Updated. In the Greens 3bed 3 bath, double car garage, 2 living areas, formal dining area 2734' $2500mo 408-5836

29 SE 33rd 1bed, water & gas paid $350 Free List 681-7272

PROFESSIONAL REAL ESTATE SERVICES SINCE 1982

Renovated 3/2/2, spacious, close to freeway, $795 + dep, 405-863-2999

Mgmt » Leasing » Sales

128 SE 23rd 3bd 1ba lrg storage $495mo 408-5836

Spectrum Management 848-9400 usespectrum.com

16F

SATURDAY, APRIL 28, 2012

THE OKLAHOMAN

NEWSOK.COM