The Oklahoma Real Estate by OPUBCO Communications Group

LISTING OF THE WEEK

HOUSE PLAN

Mustang acreage

Is it magic?

The Listing of the Week is a rustic two-story home on 5.4 acres west of Mustang.

Looking at the Topeka, the word “magic” springs to mind. But it’s actually quite real and functional. PAGE 5F

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REAL ESTATE

Kenneth Harney

THE OKLAHOMAN | NEWSOK.COM

SATURDAY, MAY 21, 2011

SUCCESSFUL REMODELING NEEDS RELATIONSHIP WITH CONTRACTOR

THE NATION’S HOUSING

Credit question Some credit experts call it the best-kept secret in home mortgage finance. Others say, so what? People could start rebuilding their credit scores if their rent, utilities, cell phone, insurance and other monthly accounts were reported to the national credit bureaus. PAGE 4F

IN BRIEF HOME SALES ON REBOUND

Light-colored cabinets, dark counter tops and stainless-steel appliances say “new, new, new,” while the red brick lends an air of history to Susan Wheeler’s remodeled kitchen in Oklahoma City’s Mesta Park neighborhood. PHOTO BY STEVE GOOCH, THE OKLAHOMAN BY DYRINDA TYSON

CONTRACTOR TIPS

Special Correspondent dyrinda@gmail.com

Avoiding scams When hiring a contractor, the National Association of the Remodeling Industry recommends: I Check references. Look at photos of past projects to determine quality. I Make sure the contractor has insurance. Request a copy of the certificate or get the carrier’s name and inquire directly. I Compare estimates. Makes sure they all cover the same scope of job. Beware of estimates falling far below the others. The association’s service directory offers more tips and a list of area members. For more information or to get the directory, call the Central Oklahoma chapter at 528-6274 or go to www.remodeltoday.com. The directory goes live in June at www.nariofcentraloklahoma.com.

Susan Wheeler’s kitchen is two drawer pulls and an electrical inspection away from being declared a wrap, as remodeling contractor Robert Helms walks a crew through to show off his handiwork. One of the biggest changes might be what isn’t there now: an entire wall. The kitchen in its former incarnation was a postage stamp of a room with that wall slicing through to divide it from a mud room beyond. “We wanted it open,” Wheeler said. “Everyone sat cheek to cheek in there.” So Helms and his Edmond Kitchen & Bath crew came into Wheeler’s Mesta Park home to tackle that project, one drawn out by a structural engineer’s illtimed trip overseas and the daunting task of making an inconvenient load-bearing wall disappear without taking most of the house with it. Three months later, the wall is gone, the house is still standing stronger than ever, and a space

From left, contractor Tim Pedry, homeowner Susan Wheeler, contractor Robert Helms, who remodeled Wheeler’s kitchen, and contractors Michael McMillan and Aaron Burdg are shown in Wheeler’s Mesta Park home. PHOTO BY STEVE GOOCH, THE OKLAHOMAN

once dominated by dark woods and floral wall treatments has been drawn into the 21st century — though the remnants of a chimney anchoring one wall offer a nod to the home’s 101-year-history. “They did a great job,” Wheeler said. “We were really concerned because it was a load-bearing wall.”

Building trust Such projects require a certain level of trust as virtual strangers move in to take over a portion of a home. “One thing I think people overlook is that you’re going to have SEE REMODEL, PAGE 2F

Some nearing retirement want to upsize homes If you’re approaching retirement, it’s likely that many of your friends are stepping down from their family homes to small properties or condos where the upkeep is minimal. But you could be one of the few in your age group seeking to upsize. “For some older people, the retirement dream is a ‘family Mecca’ that invites visits from grown children and grandkids,” said Tom Early, a real estate broker and former president of the National Association of Exclusive Buyer Agents (www.naeba.org). Sid Davis, a broker who’s written several books on real estate, said it’s rare for older people to upsize. He estimates that no more than 5 percent of those near retirement have both the means and inclination to upsize. But those

capable of buying bigger often go to great lengths to fulfill their vision. “These are people with big, close families. In many cases, nearly everyone in the extended family lives close to home — or no more than 100 miles away,” Davis said. Here are a few pointers for those who intend to upsize as retirement nears: I Purchase a place your family will visit often. If the vision of a family mecca appeals to you, Davis said you’ll want to be sure you buy the sort of property that’s well located for as many family members as possible. Perhaps you have a daughter who’s in an established law firm near where you wish to buy a larger home. And maybe you have a son with a dental practice in the same area. With such profession-

Ellen James Martin SMART MOVES

ally stable offspring — and assuming good relations in the family — you can be reasonably confident your grown kids and their families will visit often if you live close by. But what if your children have careers in the military, or are living overseas? Then you may want to hold off until they settle down more permanently, Davis said. I Look for a setting that will serve as a magnet for the family. Perhaps you and your spouse would like to move to an age-restrict-

ed, gated community. Yet you’d also like to see your family as frequently as possible. If so, you could well give a second thought to your original plan. “Rather than moving to a senior community, pick a place with more recreational options for the kids,” Davis said. Early advised, “Focus on the interests of both the young children and teenagers in your group,” he said. I Consider the realities of travel to a distant area where you propose to buy. Do you hanker to retire to a faraway place with a better climate and still see the extended family often? If so, Davis said you’d be well advised to choose an area with good transportation access. To be sure, you won’t want to live so close to an airport that you’ll be

tormented by the noise of planes flying overhead. Yet you’ll want to be close enough to the airport that family visits aren’t too arduous. “People counting on air travel for the family to get together should live within a 90-minute drive from an airport with good service,” Davis said. I Zero in on a property with the right features for overnight family visits. Are you looking forward to retiring to a location that will draw family members for frequent overnight visits? If so, you’ll want the right home features. “Look for a house with at least three bedrooms and — even more important — as many bathrooms as possible,” Davis said. Email Ellen James Martin at ellenjamesmartin@gmail.com. UNIVERSAL UCLICK

Home sales are on track to outperform last year, even though the market doesn’t have the benefit of the homebuyer tax credit. This is thanks to sustained economic growth, the slowly recovering jobs picture and historically high affordability conditions, said Lawrence Yun, chief economist for the National Association of Realtors. Unemployment remains high at about 9 percent, but the country is seeing more than 100,000 jobs being created each month, and the U.S. could see 1.5 million net new jobs this year, Yun said. Frank Nothaft, chief economist for Freddie Mac, said he expects a bit more robust job growth, closer to 2 million, but both economists said the unemployment rate will remain high despite the new jobs because of the size of the hole that needs to be filled.

REMODELERS RECOVERING According to the National Association of Home Builders’ Remodeling Market Index, the remodeling market is heading into recovery with an increase to 46.5 in the first quarter of 2011 from 41.5 in the fourth quarter of 2010. This marks the highest level for the RMI since the fourth quarter of 2006. An RMI below 50, however, indicates that still more remodelers report market activity is lower (compared to the prior quarter) than report it is higher. The overall index combines ratings of current remodeling activity with indicators of future activity like calls for bids. Current market conditions for the first quarter of 2011 rose to 46.1 from 43.3 in the previous quarter. Future market indicators climbed to 46.8 from 39.7 in the previous quarter.

INDEX Stone Permits

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SATURDAY, MAY 21, 2011

REAL ESTATE

THE OKLAHOMAN | NEWSOK.COM

Left: “We wanted it open,” Susan Wheeler says of her once-tiny kitchen. A remodeling job took out a wall to make it happen. PHOTO BY STEVE GOOCH, THE OKLAHOMAN

Remodel: Association starting point FROM PAGE 1F

someone like Robert (Helms) in this home for two to three months,” said Michael McMillan, president of the Central Oklahoma chapter of the National Association of the Remodeling Industry. “You want to make sure you have a relationship with that contractor before you ever start, and that takes time to build.” That’s where the industry chapter comes in handy, said McMillan, owner of McMillan Remodels in Edmond. For contractors like Tim Pedry, owner of Pedry Remodeling in Edmond, the local chapter offers a chance to network with people who think like he does. Integrity and pride in his work, he said, prompted him to join and “just be around the same quality of remodelers.” For homeowners, the organization can offer education and a fast track to deciding who to hire for a project. Remodeler applicants have to make their way through a stringent process including background and criminal checks, McMillan said. If they’re accepted, members are expected to adhere to a code of ethics. In essence, the association does all the legwork for the homeowner, who can hire one of its members with a clear conscience, he said. It issues a yearly service directory listing members, which also includes suppliers, that’s free for the asking. “It’s just the peace of mind knowing there’s a reputation, there’s a track record,” Helms said.

Membership drive The national organization came together when coalitions merged about 40 years ago, he said. The Central Oklahoma chapter is about 25 years old, and McMillan said he’s con-

centrating on getting the word of it out to homeowners and potential members alike. Membership has risen and fallen over the years but has ticked back up to around 20. A membership drive luncheon earlier in the month attracted some new faces. “So we’re on track to add good, quality people,” he said. Meanwhile, members are keeping busy. The economy the past few years has changed perceptions. “People have taken a step back and reconsidered moving out of this older home into something newer versus updating,” McMillan said. “If often comes back to what we have invested in our homes. It makes more sense.” Oklahoma’s annual weather drama often plays a role as well. Aaron Burdg, superintendent for Sine Construction in Oklahoma City, said weather tilted his company’s workload last year. “We do a lot of insurance restoration, so we were just covered up,” he said. “But as far as the regular work goes, I would say it tapered off slightly.” The stereotypical contractor — one slithering out from under the rubble after a storm to bilk homeowners out of their hardearned cash — is one that leaves association members cringing. “That’s one of our biggest reasons (to join the association),” Burdg said, “to help break that stereotype down, to establish that trust. And help the reputation of the contractor.” Whatever the work, McMillan said, a little education can go a long way for homeowners, and the association is there to help. “We not trying to sell you on anything,” he said. “We want to be one of your resources.”

White cabinetry contrasts with dark counter tops and complements the work island top in Susan Wheeler’s remodeled kitchen. PHOTO BY STEVE GOOCH, THE OKLAHOMAN

McMillan Remodels remodeled this bathroom. PHOTO PROVIDED BY MCMILLAN REMODELS

A bathroom remodeled by McMillan Remodels. PHOTO PROVIDED BY MCMILLAN REMODELS

The red-brick chimney provides a 101-year-old background for the new oven and other features of Susan Wheeler’s remodeled kitchen in the Mesta Park neighborhood. PHOTO BY STEVE GOOCH, THE OKLAHOMAN

THE OKLAHOMAN | NEWSOK.COM

REAL ESTATE

SATURDAY, MAY 21, 2011

Show House is open Saturday and Sunday NICHOLS HILLS — The Symphony Show House & Gardens continues from 10 a.m. to 4 p.m. Saturday and noon to 5 p.m. Sunday at 1701 Drury Lane. For a map and more information, go online to www.symphonyshow house.com. The event, by the Oklahoma City Orchestra League, raises money for music education programs of the Oklahoma City Philharmonic.

This view shows the guesthouse of the Symphony Show House in Nichols Hills.

This spacious bedroom in the Symphony Show House has room for two or more sitting areas.

PulteGroup shows rise in home orders BY THE ASSOCIATED PRESS

LOS ANGELES — The spring home-selling season got off to an encouraging start for PulteGroup Inc., even as its loss widened in the first three months of the year as the homebuilder sold fewer homes. The company said net new home orders rose less than 1 percent versus the January-March quarter last year, when federal tax credits for homebuyers drove an industrywide surge in home sales. While just a tiny bump, the increase in orders is notable because it happened without the aid of the government tax incentive, which expired in April 2010. Rival builders Ryland Group Inc., Meritage Homes Corp. and M/I Homes Inc. each reported that new home orders declined in the same period. (To be fair, PulteGroup’s new orders would have fallen 9 percent, had the company not tweaked its order reporting process.) Management said orders and customer traffic increased every month as the quarter progressed. It didn’t provide details on how sales were faring in April and May. PulteGroup Chairman, President and CEO Richard Dugas said the quarter’s sales trends reflect a modest home-selling season that’s developing. “Overall, I’m very encouraged with how the year has started and the potential for sustainable gains as the year progresses,” Dugas said. Still, home closings, or completed sales, remained weak, falling 17 percent from a year earlier. That helped keep the builder in the red. Despite the encouraging order trends, Dugas anticipates home closings won’t recover enough in the second quarter and the builder will post a modest loss. Sales tanked last summer after the homebuyer tax credit expired and remained weak through most of last year, which means PulteGroup and other builders should have easier sales benchmarks in the second half of this year. Homebuilders have been hoping for a boost in sales this spring after seeing sales of new homes plummet last year to the lowest level on records going back nearly 50 years.

The kitchen opens to the living area in the Symphony Show House, 1701 Drury Lane in Nichols Hills. PHOTOS BY STEVE GOOCH, THE OKLAHOMAN

REAL ESTATE

SATURDAY, MAY 21, 2011

THE OKLAHOMAN | NEWSOK.COM

Mine unreported accounts to rebuild scores WASHINGTON — Some credit experts call it the best-kept secret in home mortgage finance. Others say, so what? Millions of Americans whose credit scores have declined in recent years because of economic stresses could start rebuilding their scores if their rent, utilities, cellphone, insurance and other monthly accounts were reported to the national credit bureaus. But typically they are not, and as a consequence they fail to show up as positive factors on credit scoring systems such as FICO or VantageScore. These on-time payments essentially go to waste for consumers, even though monthly rents often can be as large as mortgage bills, and years of utilities and other payments are widely recognized as strong indicators of creditworthiness. Now for the best-kept secret: Under federal law, these unreported accounts need not go to waste. You as a mortgage applicant are guaranteed the right to bring evidence of your unreported on-time payments to lenders, and they in turn are required to consider those records in making a decision on granting you a home loan — provided you request it. If a loan officer refuses, he or she could be open to legal penalties.

Supplementary data Though federal financial regulators generally acknowledge the right to present supplementary

Kenneth Harney THE NATION’S HOUSING

data that consumers enjoy under the Equal Credit Opportunity Act, only one — the National Credit Union Administration — has published guidance informing lenders they are required to comply. Factoring in so-called nontraditional credit accounts not only could provide important help to buyers and owners with recession-scarred scores but could also aid the estimated 35 million to 54 million consumers who don’t show up — or barely show up — in the files of Equifax, Experian and TransUnion, the three national credit bureaus. Many of these are young people with so-called “thin” files with just a couple of credit accounts, and many are minorities. So where’s the disconnect here? Why aren’t more consumers documenting their otherwise unreported monthly payments? And why are loan officers likely to stare at account records and say: Are you kidding? We only look at credit files. The problem is complex. Almost no one in the consumer finance field has paid much attention to the Federal Reserve’s “Regulation B” that interprets the rules on treatment of alternative

Flooded family room suggests plenty of liability DEAR BARRY: We bought our home about a year ago. When the first rains came, our family room was flooded, and the insurance company refused to pay the claim because the patio was sloped toward the building and because the pavement was above the weep screed on the stucco wall. We paid a contractor to replace the patio. He sloped it away from the building, but it is still above the weep screed, so rainwater still leaks into the house. Thus far, our costs for flood damage, including mold removal, are nearly $30,000. It seems unfair that we are stuck with these expenses. Nothing about faulty drainage was mentioned by our home inspector, the termite inspector, the sellers or the real estate agent. The agent recommended the home inspector but now disclaims liability because we were the ones who scheduled the inspection. Is anyone liable for nondisclosure, or are we left holding the bag? Gary DEAR GARY: Your situation raises a number of issues. So let’s start with who may be liable. The home inspector and the termite inspector are both at fault for not disclosing the slope of the pavement and the fact that it covers the stucco screed. Any home inspector worthy of the title routinely looks for drainage problems of this kind. Pest control operators (termite inspectors) routinely disclose such conditions because they are classified as “section two” issues, that is, conditions that can lead to infection by wood-destroying organisms. The home inspector and termite inspector can point fingers of blame and denial at each other, but they were both professionally negligent when they overlooked apparent faulty drainage.

Barry Stone INSPECTOR’S IN THE HOUSE

Your agent may also be liable if he gave you the name of one home inspector only. If he gave you a list of names from which to choose, he may be off the hook. However, the list that he gave you may or may not have included the best home inspectors available. Some agents place their preferred inspector at the top of the list, but the top position is not always reserved for the best. If the sellers owned the home for at least one rainy season, it is reasonable to assume that they knew about the drainage problem. It may be difficult or impossible to prove that they knew, but if they owned the home for several years, it is unlikely that they never had water intrusion. Next in line is your contractor. If the pavement he installed covers the stucco screed, then the work he did was substandard. Installing pavement without clearance to the screed is a violation of the building code. Every building contractor should know this. Finally, there is the denial of your claim by your insurance company. Homeowners insurance policies typically exclude the water source from coverage but pay for the resultant damage to the building. You should have your policy reviewed by an attorney to see if the carrier is unfairly denying the claim. At the same time, you can get a legal opinion regarding liability of the inspectors, the sellers and the agent. To write to Barry Stone, go www.housedetective.com. ACTION COAST PUBLISHING

credit. Lenders who know about it don’t want the hassles of sorting through “shoe box” records that may or may not be accurate. Major players in the mortgage market such as the Federal Housing Administration, Fannie Mae and Freddie Mac all say they’ll accept alternative credit data but have restrictions on what they will consider. FHA, for example, does not permit applicants with low credit scores to boost them by adding positive, nontraditional data. The credit industry is eager to incorporate accurate, nontraditional information but is illequipped to deal with sources that cannot provide large and regular amounts of verified reports. “The (national) bureaus know that alternative data is highly predictive,” said Barrett Burns, CEO of VantageScore, a joint venture created by Equifax, Experian and TransUnion. “We think millions of people could benefit” if it were collected and loaded into scoreable files.

Accessing information Experian already collects positive rent-payment data on approximately 8 million units in

large apartment complexes and incorporates the information into its scores, he said. But Burns noted that the industry has had difficulty accessing information on utilities payments in some states, and collection of cellphone account records has raised privacy issues. Without accurate information being available in large quantities, he said, it is difficult to assist large numbers of consumers. Nonetheless, efforts are under way to mine unreported credit data — potentially the untapped shale gas of the mortgage market — and transform it into something useful. A private firm, Trycera Credit Services, has announced an agreement with the National Credit Reporting Association — a trade group representing companies that provide the merged credit bureau reports and scores used by mortgage originators — to independently verify the accuracy of consumersupplied payment records. Those records can then be provided to lenders as part of the standard credit reporting and scoring information used in mortgage underwriting. Michael G. Nathans,

president of Trycera Credit Services, said the project is just getting off the ground but that preliminary information is available at the company’s website, www.trycera.com. The service will cost $20 to verify rental and mortgage payments, $15 for other verifications. Trycera also offers Visa debit cards that can help consumers document

their nontraditional credit payments in a scoreable format. Of course there are no guarantees that lenders will accept your alternative credit data. But federal law requires them to at least “consider” it — if you ask. Email Ken Harney at kenharney@earthlink.net. WASHINGTON POST WRITERS GROUP

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HOUSE PLAN

Late mortgage payments fall again in 1st quarter BY THE ASSOCIATED PRESS

NEW YORK — The number of homeown-

ers making late payments — or no payments — on their mortgages fell for the fifth straight quarter in the first three months of 2011. But the figure remains stubbornly high compared with the precrisis norm, likely because of the huge backlog of homes waiting to be foreclosed. The rate of borrowers nationwide who were 60 days or more past due on their mortgage payments fell to 6.19 percent for the first quarter, according to credit reporting agency TransUnion. That was down from 6.77 percent at the same time last year. Delinquency rates were highest in Florida, at 14.37 percent, down from 14.65 percent a year ago, followed by last year’s leader, Nevada, at 14.19 percent, down from 15.98 percent. Arizona was next, at 9.14 percent, compared with 10.94 percent in the 2010 first quarter. California, fourth at 8.58 percent, showed the biggest drop of any state in the past year, falling from 10.68 percent. These four states were the hardest hit by the housing meltdown. North and South Dakota continue to have the lowest delinquency rates, at 1.54 percent and 2.53 percent, respectively. South Dakota’s rate actually rose, from 2.44 percent last year, one of nine states that saw an increase in late payments compared with last year. The biggest increase was in Maine, where delinquency climbed to 5.04 percent of borrowers, from 4.64 percent in the 2010 first quarter.

Compact Topeka is graceful, functional Looking at the Topeka, the word “magic” springs to mind. But it’s actually quite real and functional. The steeply pitched gables and intricate detailing of this Gothic revival home are so fascinating you’ll want to run your eyes over all of its various embellishments for a long time, just as guest designer Rodney Pfotenhauer intended. With a compact 1,000 square feet of living area, this home is well-suited to the needs of singles or small families. It also makes a delightful mother-in-law cottage, or vacation home. Graceful turned posts support both porches. One shelters the front entry, and the other is on the side, accessed via the living room. Either porch is a great location for suspending an old-fashioned cushioned porch swing for summer use. Entering, you step into the dining room, which is partially open to both the kitchen and the living room. A bathroom with shower nestles into an alcove just around the corner, convenient to all of the ground-floor rooms. A fireplace warms the vaulted living room, which is two stories high at its apex. Light spills in through one large multipane window on the ground level, plus two on the upper level that fill most of the triangular wall spaces on either side of the chimney. The remaining mainfloor room could be used as a bedroom, home office, hobby room or whatever suits. Its boxed bay window can be built with window seats at both ends, or left open. It’s a pleasant spot for a desk or sewing machine.

SATURDAY, MAY 21, 2011

The steeply pitched gables and intricate detailing of this Gothic revival home are so fascinating you’ll want to run your eyes over all of its various embellishments for a long time, just as guest designer Rodney Pfotenhauer intended. Laundry appliances are upstairs, along with the Topeka’s owners’ suite. Amenities here include a spacious bathroom, walkin closet, and cozy window seats.

For a review plan, including scaled floor plans, elevations, section and artist’s conception, send $25 to Associated Designs, 1100 Jacobs Drive, Eugene, OR, 97402. Please specify the Topeka 42-012 and include a return address when ordering. For more information call (800) 634-0123.

Long way from norm While the rates in most states and the nationwide rate are down from their peaks, they are still not near the pre-recession normal of around 2 percent, said Tim Martin, TransUnion’s group vice president for the U.S. housing market. Nor has the mortgage delinquency rate improved as much as similar statistics for credit cards or auto loans. “It’s still a long way from the norm, and not improving as much as some of the other credit types,” he said. One reason for the rate to remain stubbornly high is the time it takes to foreclose on a house. There are up to 3.7 million seriously delinquent homes in the country, according to some estimates. And foreclosure listing firm RealtyTrac Inc. said processing delays appear to be getting worse. In states like New York, for example, it now takes an average of more than two years for a home to go from the initial stage of foreclosure to being repossessed by a bank. TransUnion’s data is culled from 27 million credit reports, representing about 10 percent of all U.S. consumers who actively use some form of credit. If delinquency continues to improve at its current pace, Martin said rates won’t return to normal for another 8 years. “It just gives you a sense for how high these rates are, historically speaking, and how far we have to go at this kind of slow improvement pace,” he said. TransUnion expects rates to continue drifting down through the rest of the year.

REAL ESTATE

SATURDAY, MAY 21, 2011

THE OKLAHOMAN | NEWSOK.COM

Drywall techniques let imaginations run wild From the lightest of stipples to the heaviest of Mediterranean swirls, the texture on your walls and ceilings does a lot to create your home’s specific look and feel. It can also be a fun way to change your home’s appearance. If you’re starting with new drywall, the texture is the last thing to be applied after all the seams have been taped and then covered and smoothed over with successive coats of drywall cement until the walls appear seamless. For existing drywall that you’d like to change, you have a couple of options. You can sand off the existing texture until you’re down to smooth walls, or you can apply additional drywall cement over the existing texture, sanding it as necessary after it dries to get a smooth surface. With either technique, it’s important that the walls be smooth and sealed, so drywall installers prefer to prime the drywall before applying the texture. The primer coat seals both the drywall cement and the porous paper surface of the drywall and helps to point up any flaws in the

Paul Bianchina HANDY @ HOME topping coats. Priming can be done with wallboard sealer or with a primer. Talk with your paint store or drywall supplier for specific recommendations. Now that you have a smooth surface to work on, you have a lot of options for what the texture should look like and how it should be applied. Before you do an entire wall or room, be sure to look at some samples, or do some experimenting on scraps of drywall or other material to perfect your technique. I Machine application: Professional drywall installers texture surfaces using a trailer-mounted texturing machine. Powdered texture material is poured into a hopper and mixed with water, then air pressure is used to push the thick liquid texture though hoses to a spray gun, and out through a nozzle. By

Homebuyers shun ‘fixer-uppers’ BY KATHLEEN LYNN The Record (Hackensack N.J.)

HACKENSACK, N.J. — In the overheated housing market of five years ago, buyers often felt they had to accept homes in woeful condition. But these days, most look at “as-is” properties and say, “No thanks.” “I try to stay away from things that need a lot of work,” said Michael Lisa of Chestnut Ridge, N.Y., who is searching for a home in northern Bergen County, N.J. “Buyers will tolerate nothing,” said Maria Rini, a RE/ MAX agent in Oradell, N.J. A recent Coldwell Banker survey found that 87 percent of first-time buyers said a move-in-ready home is important to them. “This is absolutely the story of this market. It seems buyers will pay a premium, engage in a bidding war and even overpay just to avoid buying a ‘project’ house,” said Beth Freed, of Terrie O’Connor Realtors in Ridgewood, N.J. As a result, real estate agents strongly advise sellers to fix up their homes for quicker and more profitable sales. For example, when Kate Conover recently listed a Franklin Lakes, N.J., colonial, she encouraged the seller to replace the roof and driveway, repair ceilings, rip up carpets and paint interiors. Paying contractors to do the work cost almost $40,000, but Conover estimated it added well over $100,000 to the asking price. “There is no question homes that have been spruced up for the market sell quicker,” said Conover, a RE/MAX agent in Saddle River, N.J. But she recommended against major renovations — such as replacing the kitchen and baths — in the Franklin Lakes home. Most agents agree with that philosophy, saying sellers shouldn’t risk spending more than they’ll get back in the sale price. That’s especially true with major kitchen and bath renovations because they’re so much a matter of taste. “No matter what you do, it may not be the buyer’s choice anyway,” said Antoinette Gangi, a RE/MAX agent in Woodcliff Lake, N.J. On the other hand, agents say that major maintenance and safety issues — such as underground oil tanks and leaky roofs — must be dealt with before the home goes on the market, because buyers are unwilling to take them on. Beyond those kinds of headaches, sellers can make a big difference with simple and relatively inexpensive fixes: painting the walls, getting rid of clutter and pulling up carpets to show the hardwood floors that buyers crave. And spruce up the front yard and entryway to make a good first impression, recommended Pat Sudal, a Weichert agent. “Freshen the flowerpots, trim the bushes and mulch,” she said. In the same vein, Gangi recommends painting the front door if it’s looking tired. “Curb appeal is very important, and the front door is the first thing you see,” Gangi said. Getting rid of clutter (as part of an overall deep cleaning) is probably the most cost-effective step, agents say. When sellers resist this advice, Rini reminds them they’ll have to pack up their stuff when they move anyway. “You’ve got to clean it out sometime; if you do it now, it’s going to benefit you financially,” she said. Marie Ferraro, an Oakland, N.J., decorator who works with sellers, calls this “prepacking.” “You want to depersonalize the home so that prospective buyers can see their lifestyle happening there,” Ferraro said. Buyers may not even consciously notice that a room is cluttered or crowded with awkwardly arranged furniture, she said, “but they experience it nonetheless.” “Get everything off the floor,” advised Cynthia Harkins, an agent with Prominent Properties Sotheby’s International Realty in Franklin Lakes. MCCLATCHY-TRIBUNE INFORMATION SERVICES

changing tips in the nozzle and working with the consistency of the mix and the amount of air pressure, an experienced installer can create anything from light splatters, called an “orange peel,” to a thick, heavy texture, called a “heavy knockdown,” and lots of textures in between. For large areas, a professional texturing rig will give the most uniform appearance in the shortest amount of time, but it’s not for the do-ityourselfer. I Hopper gun: A hopper gun works on the same principle as the professional texture machine but on a much smaller scale. Texture material is placed in a hopper, and an air compressor is used to blow air through a nozzle, which in turn sprays the thick liquid texture onto the surface. Once again, changing the nozzle, air pressure and texture consistency will change the look of the texture. Hopper guns, with or without an air compressor, can be rented or bought fairly inexpensively. I Spray cans: For patches and other small areas, you can buy pre-

mixed texture material in spray cans. It works well for orange peel and light to medium knockdown, but it takes a little bit of practice, so be sure to try it out first before using it on a patch. Due to the cost, it’s suited for small areas only. I Paint-on texture: If you like a light texture, you can simply paint it on, which lets you take care of your texture and your paint job at the same time. There are texture additives, similar to fine sand, that can be added to some types of paint. You can also use a stippling roller, which sticks to the paint a little bit as you apply it and causes the paint to have a slightly bumpy texture as it dries. Stipple finishes typically most closely resemble the plaster finishes found in a lot of older homes. I Hand-applied texture: Here’s where you can let your creativity have full rein! Handapplied textures are done with regular drywall cement or special texture compounds, usually somewhat thinned down to make them a little creamier and easier to work with. They can be

applied in just about any way and with just about any tool that suits your imagination and the type of finished look you’re hoping for. For example, you can thin the compound down, dip a stiff paint brush or even a whisk broom into it, then flick the bristles with a stick to splatter the compound. Another method is to dip a round brush into the compound, then dab or swirl it onto the surface. To achieve the Tuscan or Mediterranean look, apply a slightly thicker compound in a more sweeping motion, using the edge of a drywall knife or a trowel. Adding fine sand to the mix will

cause the trowel to skip slightly, again changing the look of the finished texture. For any of the handapplied textures, lean a sheet or two of drywall against a wall, and put some plastic sheeting on the floor. Try applying the compound to see what it looks like, then scrape it back off before it dries. This will give you a large area to practice on and will give you realistic results inexpensively, before you commit to an entire room of something you might not like. Remodeling and repair questions? Email Paul at paulbianchina@inman.com. All product reviews are based on the author’s actual testing of free review samples provided by the manufacturers. INMAN NEWS

THE OKLAHOMAN

NEWSOK.COM

SATURDAY, MAY 21, 2011

Permits Oklahoma City Inland America, 1409 W Interstate 240 Service Road, retail sales, add-on, $1,200,000. Miller Architects, 9100 Renny Road, medical clinic-office, remodel, $750,000. Miller Architects, 13500 S Tulsa Drive, medical clinic-office, remodel, $750,000. Elliott Architects, 12401 Trail Oaks Drive, retirement housing, add-on, $680,000. No name provided, 7650 W Reno Ave., retail sales, remodel, $400,000. Majestic Properties LLC, 3440 NW 172 Terrace, residence, erect, $350,000. Wayne Long Construction, 12612 Lapis Lane, residence, erect, $300,000. Renaissance Custom Homes LLC, 3101 SW 141, residence, erect, $286,000. Wayne Long Construction, 13901 Verona Strada, residence, erect, $285,000. Landmark Fine Homes LP, 18504 Salvador Road, residence, erect, $280,000. RW Custom Homes LLC, 19540 Talavera Lane, residence, erect, $240,000. Greystone Homes LLC, 1812 NW 195 Circle, residence, erect, $230,000. Vintage Custom Homes LLC, 12620 Lexington Drive, residence, erect, $220,000. Greystone Homes LLC, 1301 NW 192 Terrace, residence, erect, $215,000. Taber Built Homes LLC, 19208 Garden Creek Lane, residence, erect, $200,000. Crossings Church, 14600 N Portland Ave., office, remodel, $200,000. Mashburn Faires Homes LLC, 3200 SW 141, residence, erect, $199,200. Dane & Associates Electric, 7100 Terminal Drive, public building, remodel, $197,500.

Taber Built Homes LLC, 8904 SW 48, residence, erect, $195,000. Red Door Custom Homes LLC, 5112 SW 125 Place, residence, erect, $185,000. Tommy Huelskamp LLC, 3256 Orchard Ave., residence, erect, $175,000. Tommy Huelskamp LLC, 3240 Orchard Ave., residence, erect, $175,000. Tranquility Homes LLC, 19500 Brookshire Court, residence, erect, $175,000. R&B Home Construction LLC, 3519 Galatian Way, residence, erect, $170,000. Beacon Homes LLC, 16000 Evan Shaw Court, residence, erect, $167,000. Kirk Brown Homes, 5809 NW 117 Terrace, residence, erect, $165,000. Tommy Huelskamp LLC, 3236 Orchard Ave., residence, erect, $165,000. Tommy Huelskamp LLC, 3117 NW 192 Terrace, residence, erect, $165,000. Roberts (Corbyn) Homes Inc., 6001 Acorn Drive, residence, add-on, $150,000. Mashburn Faires Homes LLC, 2712 SW 96 Court, residence, erect, $145,000. King’s Crown Homes Inc., 21 SE 87, residence, erect, $140,000. King’s Crown Homes Inc., 25 SE 87, residence, erect, $140,000. King’s Crown Homes Inc., 20 SE 87, residence, erect, $140,000. Walter Owens Homes Inc., 2204 Wheatfield Ave., residence, erect, $135,600. Westpoint Homes, 6008 NW 158, residence, erect, $130,000. Billy McCallie, 15601 Rolling Terrace Drive, residence, erect, $130,000. Landmark Fine Homes LP, 18520 Rastro Drive, residence, erect, $125,000. Landmark Fine Homes

REAL ESTATE LP, 18524 Rastro Drive, residence, erect, $125,000. Harbor Homes, 17101 Prado Drive, residence, erect, $110,000. Harbor Homes, 17221 Prado Drive, residence, erect, $110,000. Home Creations, 11204 NW 99, residence, erect, $100,700. Commercial Permit Group, 7624 W Reno Ave., retail sales, remodel, $100,000. Star Construction, 1912 Breakers West Blvd., residence, erect, $99,000. Star Construction, 1913 Breakers Lane, residence, erect, $99,000. Home Creations, 12000 NW 133 Terrace, residence, erect, $87,100. Bedlam Bar-B-Q, 610 NE 50, restaurant, add-on, $80,000. Jim Abernathy Construction, 6216 Plum Thicket Road, residence, add-on, $60,000. Ideal Homes of Norman LP, 1805 NW 143, residence, erect, $59,000. Nationwide Permits, 7642 W Reno Ave., retail sales, remodel, $58,750. Jessica Lombard, 16200 E Memorial Road, manufactured home, move-on, $47,000. Sine Construction LP, 4800 N Miller Ave., residence, fire restoration, $45,000. Kinser Construction, 2228 S Santa Fe Ave., warehouse, add-on, $42,300. Resthaven Cemetery, 500 SW 104, parking, install, $41,830. Fync Trust, 6601 S Cimarron Road, storage, erect, $40,000. Arcadia Farm LLC, 1225 E Interstate 44 Service Road, residence, remodel, $30,000. Levi Evans, 7901 S Council Road, six permits, manufactured home, move-on-mobile home park, $30,000. No name provided, 2326 S Central Ave., storage, erect, $26,000.

Ap Enterprises, 9717 NW 10, manufactured home, move-on-mobile home park, $25,000. NAI Sullivan Group, 8015 Northwest Expressway, retail sales, remodel, $25,000. No name provided, 3308 SE 89, manufactured home, move-on-mobile home park, $25,000. John Pinion, 5101 Gaillardia Corporate Place, office, remodel, $25,000. John Pinion, 5101 Gaillardia Corporate Place, office, remodel, $25,000. Jack Ramey, 14100 N Frisco Road, accessory, erect, $20,000. Westpointe Homes, 6101 NW 158, clubhouse, erect, $20,000. Ap Enterprises, 3308 SE 89, manufactured home, move-on-mobile home park, $15,000. Bryan Mitchell, 1715 NW 16, club-tavern, remodel, $10,000. Tom Wyche, 10805 Blueberry Drive, storage, erect, $8,200. Midland Construction LLC, 608 NW 159, residence, add-on, $8,000. Clark Construction, 529 W Main, parking, install, $6,500. Jamars and Long, 3017 N Stiles Ave., office, remodel, $6,000. Charles Richmond, 11817 NE 50, storage, erect, $6,000. Manuel Rocha, 3845 SW 24, accessory, remodel, $5,000. Steve Wells, 2600 S Mustang Road, accessory, erect, $5,000. Michael Ellis, 6112 NE 71, residence, fire restoration, $5,000. Linda K. Kitchen, 11008 NW 116, storm shelter, install-storm shelter, $4,500. Ronald Uhls, 908 NW 172, storm shelter, installstorm shelter, $4,295. James Jewell, 16729 Rainwater Trail, storm shelter, install-storm shelter, $4,195. Judy Jones, 3228 S West-

THE OKLAHOMAN | NEWSOK.COM ern Ave., funeral services, remodel, $3,500. Helga Brumley, 500 SW 157, storm shelter, installstorm shelter, $3,400. Robert Scouten, 400 Land Run Lane, storm shelter, install-storm shelter, $3,395. Smartsafe Enterprises, 6804 S Shartel Ave., storm shelter, install-storm shelter, $3,300. Cam T. Lu, 616 SW 156, storm shelter, installstorm shelter, $3,295. Gustano Fontana, 5604 Holly Brooke Lane, storm shelter, install-storm shelter, $3,295. Christopher Wingate, 8017 Chumley Lane, storm shelter, install-storm shelter, $3,295. Russell and Laura Monkers, 13304 Vandiver Drive, storm shelter, install-storm shelter, $3,100. Elmer Smith Trust, 14608 Mistletoe Drive, storm shelter, installstorm shelter, $3,000. Phillip Walker, 2700 Normandy, residence, fire restoration, $3,000. Hollis Harper, 2641 SW 84, storm shelter, installstorm shelter, $3,000. Alexander Bruce, 11148 NW 6 Terrace, storm shelter, install-storm shelter, $2,995. Sarah Webb, 6800 Levescy Road, residence, install-storm shelter, $2,800. Glen McClain, 8001 Westwood Lane, storm shelter, install-storm shelter, $2,800. Eugene and Anna Mae Adams, 9200 Ians Place, storm shelter, installstorm shelter, $2,700. James D Snow, 436 NW 96, storm shelter, installstorm shelter, $2,700. Aaron Rumsey, 3605 Mustang Creek Circle, storm shelter, installstorm shelter, $2,700. Kevin Kim, 14116 Apache Drive, storm shelter, install-storm shelter, $2,650. Vivian Dinh, 2717 SW 139, storm shelter, installstorm shelter, $2,650. Kim Dinh, 2505 SW 80,

storm shelter, installstorm shelter, $2,650. Joshua Dinh, 9201 Southlake Drive, storm shelter, install-storm shelter, $2,650. Annie Nguyen, 2820 SW 136, storm shelter, installstorm shelter, $2,650. Sandray Roberts, 501 S Mustang Road, business, remodel, $2,500. Polly Ponder, 10421 NW 41, storm shelter, installstorm shelter, $2,450. William Cogburn, 2918 NW 20, canopy-carport, add-on, $2,400. James Neff, 6500 S Indian Meridian, storm shelter, install-storm shelter, $2,400. Pamela S. Deal, 2125 NW 19, residence, remodel, $2,100. Roy Hobbs, 2416 Morning Glory Drive, canopycarport, erect, $2,000. Gerald E. Allen, 816 NW 101, residence, remodel, $2,000. Budget Flag & Banner, 2300 NW 15, land mark, install, $1,800. Budget Flag & Banner, 2300 NW 15, land mark, install, $1,800. Budget Flag & Banner, 2300 NW 15, school, install, $1,800. Herbert H. Nelson Jr., 8613 S Ross Ave., storage, erect, $1,800. Trinity Group Architects, 6401 S Portland Ave., temporary building, moveon, $1,500. Cesar A. Delafuente, 2501 Dittmer Road, residence, add-on, $1,000.

Demolitions Ray’s Trucking, 715 NE 20, single-family residence. K&M Dirt Services LLC, 1425 NE 14, residence. L&S Demolition, 1205 NE 20, single-family residence. Ray’s Trucking, 715 NE 20, garage. Kendall Concrete, 1701 N Sapulpa Ave., residence. Donald E. Thelma M. and Barbara Bailey, 2940 SW 10, garage.

REAL ESTATE

THE OKLAHOMAN | NEWSOK.COM

SATURDAY, MAY 21, 2011

Short sales can help buyers and sellers HOUSING | PROCESS IS OFTEN SLOW BUT HAS BECOME EASIER BY MCCLATCHY-TRIBUNE INFORMATION SERVICES

Lori Purcell was sick of being a landlady and wanted to unload her two-family house in Garfield, N.J. But she knew it would never sell for the $325,440 she had paid in 2004. A short sale solved her problem. Sharon Bell was looking for an affordable two-family house in Rutherford, N.J. A short sale solved her problem, too. Short sales — in which a lender allows a distressed homeowner to sell for less than the amount owed on the mortgage — have become a large part of the housing landscape, accounting for 13 percent of sales nationally in February. And though they can still be drawn-out affairs, real estate agents and lawyers say that as short sales have become more common, the

Short sales — in which a lender allows a distressed homeowner to sell for less than the amount owed on the mortgage — have become a large part of the housing landscape, accounting for 13 percent of sales nationally in February. odds of having a smooth transaction are getting better. “The process has become easier over time, because we are more aware of what to expect and what needs to be done,” said Susan LeConte, of LeConte Realty in Hasbrouck Heights. She said short sales account for one in every four transactions in her office.

Process can be slow Still, buyers, sellers, real estate agents and lawyers have plenty of stories about short sales that are held up

for months — or even years — for a wide variety of reasons (and sometimes for no apparent reason). Purcell, a legal assistant, said it took almost a year to complete the sale of her home. She had bought the home in 2004, living in one unit and renting out the other. But after she moved in with her fiance in Wayne, N.J., her tenants brought in extra people — and dogs — to live in the apartment. They were often late with the rent, and they broke the plumbing. Then a contractor punc-

tured a water line. Purcell decided she was done with being a landlady and put the house on the market. She soon realized she wouldn’t be able to get nearly as much as she had paid, and she started negotiating with the bank for a short sale. Answers were hard to come by. “You call an 800 number and speak to the customer service representatives who have no clue what is going on,” she said. “Every time I called, I got a different story.” She credits her real estate agent, Eileen Meehan of RE/MAX in Saddle River, N.J., with getting the deal done. “She just kept following up and following up,” Purcell said. The home sold for $220,000 last fall — more than $100,000 less than Purcell had paid. “It was like a weight lifted off my shoulders once it finally went through,” she said.

Lenders often blamed Purcell’s story is echoed by many who say lenders are slow to act on shortsale offers. “I’m waiting for the bank — they just don’t give you an answer,” said Nicole Idler, of Friedberg Properties in Tenafly, N.J., who has been working for two years with a seller trying for a short sale. As the process dragged on, the market has been sliding, so she had to cut the asking price from $349,000 to $299,000. “It’s a very long, tedious, frustrating process,” Idler said. Similarly, RE/MAX agent Sal Poliandro has been trying to sell a shortsale property in Rochelle Park for two years. He has received several offers on the house. But by the time the lender finally responded to the offers, the buyers had moved on. “It should have sold two times over,” Poliandro said. “It’s frustrating.” First of-

fered at $299,000, the home’s price has been cut to $259,000. The delays aren’t always caused by the lenders. Sometimes sellers delay sending the required documents or change their mind and try to modify their mortgages rather than seek a short sale. Because of these hang-ups, many homebuyers and real estate agents avoid short sales. “I just won’t look at them anymore,” said buyer Anthony Marcantonio, of Englewood, N.J., who made offers on two Bergen County short sales, only to see both deals fall apart — in one case, after he spent $500 on an inspection. “They’re very risky. I try to dissuade my buyers from doing them,” said Ellen Weiner, a Weichert agent in Clifton, N.J. With home prices down from their peaks of 2006 and 2007, she said buyers can get a good deal without the hassle of a short sale.

LISTING OF THE WEEK

Home features sun room with 12 new windows The Listing of the Week is a rustic two-story house on 5.4 acres west of Mustang. The 2,236-square-foot house has four bedrooms, 2½ baths, two living rooms, one dining area and an attached two-car garage. The main living room has a ceiling fan and new laminate flooring. The remodeled kitchen has a

breakfast bar, eating space and new tile flooring and backsplash. The master bedroom has a ceiling fan and remodeled bath with double vanities and a walk-in closet. All bedrooms have ceiling fans. The sunroom has 12 new windows and view of ponds. The home has a new water heater, pressure tank and water filtration. The

OKC Northwest

RE for sale Del City

313

4005 Corbett 3/2/2 Like new • 417-2176 www.homesofokcinc.com

Edmond

Acreage For Sale

314

OPEN SUN 2-5 beautiful custom 4/3.5/3 3517sf too many upgrades to list. Must see $384,500 601 NW 159th St. Appt, Info. 330-1763, 694-8106

302 FORECLOSURES

Land for Sale 10 miles E. of Norman in Pink, OK Frontage on Hwy 9 100 acres $220,000 55 acres $132,500 45 acres $69,500 27.5 acres $79,500 Frontage on New Hope Road 240 acres $468,000 160 acres $312,000 80 acres $168,000 Greg Davidson (405) 863-4546 Mike Davidson (405) 831-1974 PIEDMONT OPEN SAT 2-4 & SUN 2-5. Model home. New hms on 1/2 ac lots. Info also available for new hms in other additions. From NW Expwy & Sara Rd go 4.5 mi N Cleaton & Assoc 373-2494 1N to 10A, E. of OKC, pay out dn. before 1st pmt. starts, many are M/H ready over 400 choices, lg trees, some with ponds, TERMS Milburn o/a 275-1695 paulmilburnacreages.com

5 ACRES

Near Tinker, approx 6 mi, wooded, secluded area, owner will carry @ $48,000, cash price $25,000, 405-314-3472. 2K A. waterwell & septic, $18,950, $950dn. $180mo. or 5A. $29,500, $1500Dn. $264mo. @7O % 25mi. S. of OKC Dibble area. Also land in Tuttle area 745-5889 OWNER FINANCING 1-28 Acres Many Locations Call for maps 405-273-5777 www.property4sale.com Payout dn pmt before 1st pmt starts. Your opportunity to own land, 40 areas, E, NE, SE of OKC 1N A. Milburn o/a 275-1695 terms PRIME BUILDING SITES -PIEDMONT Eastwind Estates II, 3/4 and 1 Acre lots Leon 373-4820 OVERLAND EX REALTY Call for Maps! See why we sell more acreages than anyone in Okla. E of OKC. o/a 275-1695 5 or 10 acres tract. Big trees in country, own fin. 360-6586 or 590-4367

Farms, Ranches For Sale, Okla. 308 80 acres, Charter Oak & Post Rd, fenced, 16X70 mobile home, barn, steel frame shop, 2 ponds, $300K obo, 405-740-2522

73, 1-4 bdrm homes in Edmond start @ $24,900 Patrick @Allied 740-6616

4/2.1/3, waterfront, pool playground, $229,500. 4/2/2, Piedmont Schools, $165,500, 514-3800.

MWC

317

OWNER CARRY 2 bd, 1 bth, 1 car, ch&a, remodeled, $3K down 310 E. Jacobs, 348-2108

Moore

318

Westmoore schls, extra sharp 3bd contemporary home, 2-car gar, ch/a, cul-de-sac lot, completely remodeled, fresh paint, new carpet & light fixtures. Only $94,500 Fidelity RE 692-1661, 410-4300 Two Beautiful New Homes For Sale 944 & 952 NW 29th St. 1640 sqft Built 2011 $165,000 Matt 8633261, Randy 255-8963

OKC Northeast

323

2119 Hardin Dr. 3bd, 2ba, 2liv, 1426sf $55,000 4500 N Terry 3bd, 2ba, 2car, 1347sf $72,500 Emery Realty 405-921-6606 Rent to Own 212 NE 15th 3bd 1 ba Price Reduced!. Call for maps. Easy Approval 405-273-5777 www.property4sale.com

OKC Northwest

324

Exc. Invest. Lg. bldg lot zoned, plus 2bd house, corner lot. 4004 NW 50 721-6607 To See. PC 3/2/2 Nice secluded area, backyard access, Exc loc. $108,850 Quick Sale 946-4371, Metro 1st BANK OWNED 3/2/2, 2 liv 1820sf, brk, PC schl, pool $79.9K Arlene CB 414-8753

OKC Southeast

325

5628 Lanceshire 3/2/2 1700' Like new 417-2176 www.homesofokcinc.com 527 SE 71 St Remodeled, wood floors, 3/1/1, 860 sf $68,900neg. Don, 923-8848 Owner Finance or Rent to Own 2, 3, 4bds, all areas 562-0000 or 2545 SW 59th

OKC Southwest

326

Owner Finance or Rent to Own 2, 3, 4bds, all areas 562-0000 or 2545 SW 59th BANK OWNED 3/2.5, 2 liv 2029sf, .24 acre, ch/a, fp $43.9K Arlene CB 414-8753

Piedmont

327

COUNTRY LIVING-PIEDMONT 2187 E Trail Dr. 5+ Acres, 3 BD, 3K Ba 2 Liv, 1 Din Home is Loaded! Leon 373-4820 Overland Ex Realty 1172 Phil's Way new hm on approx 1/3 ac 3/2/2 approx 1646' $159,900. Marian 850-7654 Cleaton & Assoc 373-2494 Great Price 902 Meadowlark NE 3bed, 1.5ba, 1.67 ac., $64,000 (405)615-8419

(El Reno, Guthrie, Cashion, Deer Creek,

332

Spacious extra sharp 3bd completely remodeled brick home, large studio with exterior entrance, ch/a, very unique floor plan with lots of charm. Just reduced $5,000! Great area, only $85,900. Fidelity692-1661, 410-4300

Rent to Own El Reno - 615 N. Evans 2bd 1 ba - Call for maps Easy Approval 405-273-5777 www.property4sale.com

4401 NW 26th, East of Meridian, 3/2/2, new carpet & paint on kitchen cabinets, Florida rm, strg bldg, $118,900, call Bill, @ Bateman Co, 324-2022

(Tecumseh, Shawnee, Noble, Purcell, Etc.) 333

8000 N McKee Blvd 3bd 2ba formal din huge master approx 2102' $147,900 Marian 850-7654 Cleaton & Assoc 373-2494 OPEN SUN 2-5 7216 Walnut Creek 3bd w/walkin closets 2 ba $125,000 Marian 850-7654 Cleaton & Assoc 373-2494

FORECLOSURES 123, 1-4 bdrm homes in NW OKC start @ $18,074 Patrick @Allied 740-6616

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.

Mobile Homes, Manufactured Houses 339 Huge Summer Sale. Save $1000s w/instant rebates. Own land/family land. ZERO down. Financing avail. Bad credit ok. 1000 dollar furniture allowance w/purchase. Free phone app. WAC 405-631-7600 3/2 Mobile Home Buyer to Move. Pls call 386-2659 or 606-5595 for details 3bed, 2ba, 1200 sq ft Mobile Home, 2001. ‘ $11,999 OBO Mustang Schools Huge Discounts Singles & Dbls. Financing Available 405-470-1330 Abandoned D/W set up on 5 acres. Brick foundation, driveway, ready to move in. Free phone application 405-631-7600 ’ $281mo. ’ Refurbed doublewide ready NOW! 3 bd/Island/ Decks/Shop/Fence 405-470-1330 FREE MOBILE HOME INSURANCE QUOTE. No restrictions on Year Model. Scott 760-9814 Repos Available on Land 1-10 acres. Ready to move in. Free application 405-631-7600 2009 Solitaire Neumayer Park / Yukon 3bed, 2ba, 16X80 $29,000. Call 833-6375. 2bd 1K ba set up in quiet park SE 50 & Sooner OKC $6000 »» 691-4196 **NEW** 1216 sq ft $25,995 - 1 only Maxeys Homes 631-3600 Over 100 Repos on Land or 0 down w/your Land! WAC 866-764-3200,405-631-3200 Rent to Own: Nice 2&3bd MWC $350&up 390-9777 Repo 28x56 Solitaire 918-617-7742 Repo 16x80 Fixer Uppers $11,900 301-2454, 517-5000 Repo 28x84 Solitaire 301-2454, 517-5000

Suburban, NW

Etc.)

home has two new heating/air conditioning units and almost 30 fruit trees. Built in 1984, it is listed for $219,900 with Russell Jones of RE/MAX Twin Rivers Real Estate. For more information, call 431-6521 or 350-3031.

Suburban, SE

4bd 2bath 16x76 MH on 3.59 acres. Cellar, 2c gar, storage shed. Kit appls. 1yr old asking $35,000 Noble schls 405-227-6023

Open Houses 334.2 PIEDMONT OPEN SAT 2-4 & SUN 2-5. Model home. New hms on 1/2 ac lots. Info also available for new hms in other additions. From NW Expwy & Sara Rd go 4.5 mi N Cleaton & Assoc 373-2494

Real Estate Auctions

342

Bank owned On-Site REAL ESTATE AUCTION Minco 16053 County St. 2740 Sale: Sat, June 18 at 12 noon FREE COLOR BROCHURE 800-260-5846 auctionservicesintl.com 5% Buyers Premium Auctioneer: Joe Fisher Real Estate Auction Sat. May 28th, 2011. Sealed bid auction. Prime Purcell, Oklahoma location. 129 S Green Ave, Purcell. For brochure call 580-2256743, or see at: www. genecobbauction.com

Real Estate Notices

345

Inv Prop For Sale 562-0000 » Houses in all areas » Pkgs of Houses& duplexs » Apartment complexs » Some w/Fin. available » Will pay Commission to agents I BUY HOUSES Any condition. No cost to U 495-5100

Real Estate Wanted

The Listing of the Week is at 15016 SE 79, west of Mustang.

OKC Northwest

346

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

Commercial RE Business Auctions

350

Established Business For Sale Great Opportunity! Restaurant & Hookah Bar All equip. 405-203-4963

Investment Property For Sale 355 Inv Prop For Sale 562-0000 » Houses in all areas » Pkgs of Houses& duplexs » Apartment complexs » Some w/Fin. available » Will pay Commission to agents Wholesale properties, 104 unit $13K per door, 4 plex $169K, duplex $69K, 405-409-7779 Seabrooke Realty

Business Property For Rent 360 New I-35 frontage bldg for rent: ofc/shop/whse, 1900sf $800mo 412-7665

Industrial Property For Rent 361 5000sf, Offc/WH with fncd yd, $1200/mo, 2115 SW 42nd St. 659-0378

Office Space For Rent

363

Apartments Bethany/ Warr Acres 420.5 $99 Move In Special 1 & 2bds, carports, coin lndry $345-445 470-3535

Edmond

422

TOP LOCATION! Pd. wtr/garb. Near malls. Try Plaza East 341-4813

MWC

424

1 & 2 BEDROOMS, QUIET! Covered Parking Great Schools! 732-1122

OKC Northwest

431

$200 off

1 & 2 BEDROOMS Furnished & Unfurnished NEWLY REMODELED GATED COMMUNITY

CAVE CREEK ON ROCKWELL 3037 North Rockwell

495-2000 $100 off

First Month’s Rent LARGE TOWNHOMES & APARTMENTS • Washer, Dryers, pools • PC Schools, fireplaces

Williamsburg 7301 NW 23rd

787-1620 $200 OFF

Washer/Dryers, Fireplaces PC Schools-Townhouses

PARKLANE

8100 N. MacArthur Blvd. »»» 721-5455 »»» $50 Moves You In! Beautiful 1 & 2 bdrm. 2 lakes, 6 pools, 30,000 sq ft fitness center. Make an appointment to view today! 405-721-2191. Offer ends May 21st

GREAT Space OFFICE

»» ALL BILLS PAID »» 1 Beds-Move in Today! $99 First Month 2 Beds & Townhomes, too DREXEL ON THE PARK Pool & Park 293-3693

1, 2 & 3-Room Offices $175 & up ‘ 50th & N Lincoln area 235-8080

Walford Apts-Midtown518 NW 12 large 2bd 1ba 1100sf washer & dryer conn $950mo $850dp Corner Studio 650sf $625 mo, $525/dep 409-7989

Various NW locations MOVE IN SPECIALS 300-6000sf 946-2516

Florence Apts-Midtown1bd 1ba Studio 600sf, Granite Counter tops, wood floors, CH/A, All Elect, Free laundry $675 $400 dep. 409-7989 1716 NW 17th Apt 3 Spacious 1bd apartment in 4plex, ch/a, built in appls, only $325. Water & garbage paid Fidelity 692-1661, 410-4300

OKC Northwest

453

$101 FIRST MONTH Affordable Luxury Spacious, too 416-5259 TUSCANY VILLAGE

By Penn Sq. clean, modern 2 Bd, 1.5 Ba, Appliances, no-smoke/pet, some bills pd. secluded $750/mo. 866-440-5354

Briargate Apts 1718 N Indiana 1bd 1ba 800sf Apt $550/mo $300/dp 409-7989

Historic area, new carpet 106 NW 20, 2607 N Dewey 1bd $380-$410 232-9101

2528 NW 12th 1bd 1bath 900sf $475mo $300dp no sec 8, garage extra 409-7989

Receiver’s Sale

Assets of a steel manufacturing company in Wichita Falls, TX. The bid must include all of the tangible assets that will be sold. A list of the assets is available. The sale will be free and clear of all liens, claims and encumbrances. Sale to be held on Thursday, May 26, 2011, at 10:00 am, at 120 N Robinson, Ste. 1920, Oklahoma City, OK. For more info, please contact Mike Hunter at 405-235-3040 or mjhunter@ turnaroundpro.com

431

Oakwood Apts 1bd 1ba 5824 NW 34-K off special $325mo $175dp 409-7989 no sec 8

OKC Southwest

455

2432 SW 90th Pl 2/1.5/1 refs req'd No Pets $725/ mo + $600/dep 410-9777

Yukon

460

Furnished/Unfurnished Bills Paid » Wkly/Monthly Wes Chase Apts, Elk Horn Apts, Hillcrest 943-1818

Duplexes, 3 bed, 2 bath, 2 car, some new, some gated, call Rick, 405-830-3789.

$99 Move In Special 1 & 2 Bd, $345 - $446 mo 5944 NW 40 470-3535

Hotels/Motels 462

1&2 Bed Nice & Peaceful $450-$550 $200dep No app fee. No Sec 8. 370-0278 MAYFAIR Great location! 1/2 bd W/D hdwd flr quiet secure ngbrhood ¡947-5665

1 Month Free!

Lg 2bd $550 Casady751-8088

Furnished/Unfurnished Bills Paid » Wkly/Monthly Wes Chase Apts, Elk Horn Apts, Hillcrest 943-1818

RE for rent Del City

465.5

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

1225 S Sooner, 3 bed, 2 bath, ch&a, appls, easy on I-40, $750, 737-7543.

800 N. Meridian 1bd All bills paid 946-9506

3bd 2ba 2car fp 1440sf $850 Home&RanchRlty 794-7777

OKC Southwest

433

$99 SPECIAL Lg 1bdr, stove, refrig., clean, walk to shops. $335 mo. 632-9849 Furnished/Unfurnished Bills Paid » Wkly/Monthly Wes Chase Apts, Elk Horn Apts, Hillcrest 943-1818 $99 Move In Special!!! Lg 1 and 2 Bdr, $345 to $420 mo. 632-9849 $295 Furnished Efficiency 2820 S Robinson 232-1549

Yukon

438

»»»»»»»»»»»»» » Yukon All Bills Paid » » 1 bd From $495 Move» » 2 bd From $595 In» » 3 bd From $695 Today» » Open7days/wk354-5855 » »»»»»»»»»»»»

Condominiums, Townhouses For Rent 441 3536 NW 51st. #305. 2bd 1.5 ba gas/wat pd $600 mo 748-8520 www.redbudrealestate.com 14409 A N Penn 2bd 2ba water & cable paid $700mo. 748-8520 www.redbudrealestate.com NW OKC, 2 bd, 2.5 ba, all appl's, most bills pd, no sec 8, no pets. 720-1419

Duplexes

3108DentwoodTr3/1/1 $575 681-7272

Edmond

466

2412Northwood3/2/2 $1250 833 Fox Run Trl 5/4/3 $2495 2256 Melody Dr 4/2/2$1300 1021 Juno Cir 3/2/2 $925 Express Realty 844-6101 www.expressrealtyok.com 307 NIMROD 2bd 1ba $625mo 748-8520 www.redbudrealestate.com 225 Sunset 3bd 1ba 2liv $795 mo 748-8520 www.redbudrealestate.com 3 bed, 2 bath, 2 car, ch&a $1150 + $1150 deposit 824-8954 or 348-9405 1321 Del Norte Dr 3bd 2ba 2car 1400sf $1160/mo $1000dp 409-7989 no sec8

MWC

468

504 E. Indian, 4bd 2ba fresh paint, clean, $725 Fidelity410-4300, 692-1661 3/2/2, remodeled, no pets, 813 Delia St. $725 mo $600 dep. 340-3058 Rent to Own: Nice 2&3bd MWC $350&up 390-9777 7404 SE 15 Nice 3 bed $600 • 732-3411

Moore

469

813 N Lawton, spacious 2bd home w/2car garage, shop & back yard, ch/a, very unique floor plan, only $795 Fidelity RE 692-1661, 410-4300

452

Rent, Rent to Own605-5477 2bd from $395-595 3bd from $450-895 4bd from $595-995 housesforrentofokc.com

1bed garage apt. $600mo all bills paid 718K NE 25 section 8 ok 204-4308

10000Shadwvine3/2/2 $850 Express Realty 844-6101 www.expressrealtyok.com

OKC Northeast

Mustang

PHOTO PROVIDED

470

Available Now 2bd, 1ba, 1 car, fncd backyard $635 301 Brookview. 376-5846

OKC Northeast

474

Large 3bd 2ba nice, must see, sect 8 OK, 405-248-4079

OKC Northwest

475

2616 NW 50 2bd 2bath 2car 1200sf Contemporary Condo, all appls $1175mo $1000dep & 2612 NW 50 1000sf 2bed 1bath 1 car all appliances $950/mo $800/dep 409-7989 2542 NW 18th large 2bd home, detached garage, formal dining, great area. Only $525 Fidelity 692-1661, 410-4300 Rent, Rent to Own605-5477 2bd from $395-595 3bd from $450-895 4bd from $595-995 housesforrentofokc.com 6704 NW 124 3/2/2 $1125 2243 Dublin 3/2/2 $895 9709 University 2/1/1 $675 Express Realty 844-6101 www.expressrealtyok.com 6021 NW 58th Terr 3bed 2bath 1car, PC Schools, $975mo, $975dep 1600sf 409-7989 no pets/no sec8 K Off Special 884 NW 115th 3bd 2ba 2car $900/mo $800/dep 1300sf 409-7989 No Sec8 10512 Harvest Moon 3bd 2.5 bath 2 living $850 748-8520 www.redbudrealestate.com NWExpr/Council remodel 3bed, 2ba, 2 Car Garage, 1450 1FP, central A/C, $900 PC school 748-6292 4121 NW 28 2bd 1ba very nice $675 748-8520 www.redbudrealestate.com Camden Place, well kept 3 bed, 2 bath, 2 car, $1100 month, 285-6312. 1217 NW 91st, 3 bed, 1 bath, 1 car, ch&a, $725/ mo, $725/dep, 812-6461 14323H N Penn 2/2.5 $775 1715 NW 1st 2/1 $450 681-7272 Great 2 Bed 1 Bath www.2khouses.com Sec 8 Ok, 3 bd, Complete Redo. 1156 NW 91st $700, $700dep. 942-3552

OKC Southwest

477

New Rivendell Exec Home 408-4168 Luxury indoor pool & spa Fully equip'd media & wrkout rooms $5100/mo Openhouseok.com 3016 SW 26th Extra Nice 2bd spacious home, exc condition, nice neighborhood, only $495 Fidelity692-1661, 410-4300 Rent, Rent to Own605-5477 2bd from $395-595 3bd from $450-895 4bd from $595-995 housesforrentofokc.com 3108 SW 65th Street 3bd, ch&a, garage, new paint, Western Heights Schls, $675. 745-4414 4821 S. Brdway 4/2/2CP 1633 sf, $900 + $600 dep, »» 615-4938 »» Rent To Own/Lease: 2/2, 3/2, TH, A/C, W/D hkup, $500-$600/mo, 919-6827 3bd 1ba $500 + $400dep. ¡ 3bd 1ba 2car $600 + $400dep ¡ 631-8220 2 bed, W/D hook-up, fenced yard $500/mo, $250/dep. ¡ 631-8039 7617 S Villa 3/1.5/2 $775 681-7272

Spencer

479

2632 N Shadynook Way 3bd 1ba 1acre, $650/mo $450 dep. 405-209-4125

Village/ Nichols Hills 481.5 3/2/2, 9508 Essex Court no pets, $800 mo, available June 1, 340-3058

Norman

473

2305 Rivercross Ct 3/2/2 + study, 1880sf $1275 Home&RanchRlty 794-7777

Yukon

482

Lease/Purch 3/2/2 $1090 /mo; $114,900 712 Willowood Dr. 205-2343 405 Owen, 3/2/2 fenced yard Yukon schls $850mo 605-5477 Others Free list

8704 Lansbrook Ln 4bd 3ba 2car 2640sf $1450mo $1450dp 409-7989 no sec8

Mobile Home Rentals 483

OKC Southeast

Norman 1 BR pk model, Sunnylane Estates $425 incl utils 602-999-7583

476

Rent, Rent to Own605-5477 2bd from $395-595 3bd from $450-895 4bd from $595-995 housesforrentofokc.com 3bd 1ba, 1152 SE 18th St $700+ $600dep Sec 8 Ok Avail Now 405-812-0096

Rooms For Rent

489

Room across from UCO campus, no smoking /drugs, $330, 509-6789.

3bd 4912 Creekwood $750; dwtwn apt, 1bd $400 effic $350 749-0603

Moore-Room for Rent For details call 405-799-0071.

2601 SE 51st Brk3/1K /2 fncd ch&a cpt no8/pets $725+ref/job. 740-6072

Furnished, bills paid, except ph & cable. private entry bath nice area $400 371-8426

10F

REAL ESTATE

SATURDAY, MAY 21, 2011

THE OKLAHOMAN | NEWSOK.COM

Make the most of light in your home BY MELISSA RAYWORTH For The Associated Press

It’s a request that designers hear constantly: Bring more sunshine into my home. Whatever a person’s taste, “I think almost everybody wants to maximize the light in their living space,” said HGTV host Genevieve Gorder. Natural light can bring out the beauty of fabrics and furniture, and seems to have an intangible impact. The conventional wisdom is that “if you have a room that’s very sunny and packed with natural light, people use it more, and they’re happier in it,” said designer and decordemon.com founder Brian Patrick Flynn. It can be challenging to increase the daylight in rooms with small windows. But with the right mix of paint colors, fabrics, furniture and mirrors, homeowners can maximize the sunlight in even the darkest rooms. Gorder, Flynn and Betsy Burnham of Los Angeles’ Burnham Design shared some tips and tricks for helping the sun to shine brightly in any home:

Reflections All three designers recommend mirrors. “It makes a space feel bigger,” Flynn said, “and if the space has a view and you put a mirror on the wall opposite the window with that beautiful view, you’ve doubled the light, doubled the view.” The idea of mirrors can make clients nervous. “People can think it sounds a little ’70s or dated, but not if it’s an antiqued mirror and if it’s just a small part of your room,” Burnham said. If you’d prefer a mirror that isn’t antique, Burnham suggested having a large one expertly framed. It can be hung on a wall or, if it’s quite tall, propped up against a wall and anchored at the top. Smaller mirrors can be used anywhere. Line the backs of bookshelves with mirrors or arrange several on one wall.

Cool colors Many people try to maximize light by painting a room in a pale color. But the choice of shade is important. Yellow-based shades, even if fairly pale, can warm up a space. “I see newly built homes where the developer has chosen a yellow throughout and it’s such a mistake. Somehow it closes it

This photo courtesy of Sarah Dorio shows a room designed by Brian Patrick Flynn/HGTV.com. Flynn often uses all-white color schemes in rooms with ample natural light, then adds contrast with one bold accent color. AP PHOTO

It can be challenging to increase the daylight in rooms with small windows. But with the right mix of paint colors, fabrics, furniture and mirrors, homeowners can maximize the sunlight in even the darkest rooms. in or warms it up too much,” Burnham said. “You want cool tones,” she said, like “blue-grays and taupes that are shades of off-white with a little blue in them. It can really chill things out.”

Downsize dark “Instead of big, dark wood pieces of furniture,” Burnham said, “try something lighter and airier, like a glass-topped piece with a metal base.” That allows you to see the floor, drawing attention to a light-colored rug or

pale wood flooring. In decorating a wood-paneled living room in a Tudor house, Burnham “kept all of the antique pieces and old sofas, but we recovered everything in different fabrics that were all white to offwhite. It completely changed the room,” she said. “It was friendlier, modern and lighter.” Gorder recommended doing the biggest pieces in a room, such as sofas and love seats, in light colors. Then she advised bringing in brighter or deeper

This image courtesy of Sarah Dorio shows a room designed by Brian Patrick Flynn/HGTV.com. For a moody, glamorous effect, Flynn installs glossy black floors in rooms with ample natural light to play with sheen. AP PHOTO

shades for smaller pieces of furniture.

Trick the eye Cotton and linen fabrics in soft colors evoke cool summer breezes and sunny days at the beach, while “heavier fabrics, like velvets or brocades or even chenilles, sort of weigh a room down,” Burnham said. Gorder agreed: Using sheer and cottony fabrics in pale shades, such as “light smoky purples that are barely there,” she said, “lightens and brings a sense of joy, and with that emotion comes a sense of lightness.”

Lighten up Some window treatments, such as Roman shades, block sunlight even when they’re technically open. Burnham suggested using

“really tailored, simple draperies on rings on an iron rod, and maybe have a wand to push them back.” Draperies hung that way are easy to open fully, so “you can clear the windows during the day, and it can still be private at night.” Even sheer curtains hung behind draperies can limit sunlight. So try hanging a single drapery, rather than a double set.