Straight talk about real estate
Honest advice, market insights, and practical tips from over 30 years of helping people buy and sell homes in the Tulsa Metro.
How Much Earnest Money Do You Need in Oklahoma?
What earnest money is, how much is typical in the Tulsa Metro, where it goes, and when you get it back. A clear, plain-language guide for Oklahoma buyers.
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How Much Is My Home Worth in the Tulsa Metro?
What do homes actually sell for in Tulsa, Broken Arrow, Owasso, Jenks, and Bixby right now? Why online estimates miss the mark, what the data says, and how a real market analysis gives you a number you can trust.
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Storm Shelters in Oklahoma Homes: What Buyers Should Ask
Does this home have a storm shelter? Here is what Tulsa Metro and Northeast Oklahoma buyers should ask about storm shelters and safe rooms before making an offer.
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Is the Tulsa Metro a Buyer's or Seller's Market in 2026?
The Tulsa Metro is close to balanced in 2026, with a slight seller edge in Tulsa and some suburbs tipping toward buyers. Here is what supply, days on market, and prices look like town by town, and what it means for you.
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Buying a Home with a Well and Septic in Northeast Oklahoma: What to Know Before You Offer
Considering a rural home in Coweta, Claremore, Pryor, or Muskogee? Here is what buyers need to know about private wells and septic systems before making an offer in Northeast Oklahoma.
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How to Evaluate Offers on Your Tulsa Home: Cash vs. Financed and What Actually Matters
The highest price is not always the best offer. How to compare cash and financed offers, contingencies, earnest money, and closing timelines when offers land on your Tulsa-area home.
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What Are Mortgage Rates in Oklahoma Right Now? (And What Can You Afford in the Tulsa Metro?)
Oklahoma 30-year fixed rates are running roughly 6.6%-6.9% right now. Here is what that means for your Tulsa-area budget,and how local programs like Tulsa County First Home and USDA 100% financing can stretch your buying power.
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Which School District Will My Home Feed Into? A Tulsa Metro Zoning Guide
Your child’s school is decided by your address, not the city on the street sign. How school district zoning really works in Tulsa, Jenks, Bixby, Owasso, Broken Arrow, and Union.
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How Long Do Homes Stay on the Market in the Tulsa Metro?
What days on market really means for your offer, and how long homes actually sit in Tulsa, Broken Arrow, Owasso, Jenks, and Bixby. Recent market data plus negotiation tips from 30-year agent Nancy Wilmeth.
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Your Offer Was Accepted, Now What? A Step-by-Step Guide to Closing on a Home in the Tulsa Metro
Your offer was accepted, now what? A step-by-step walkthrough of the closing process in the Tulsa Metro — inspections, appraisals, escrow, closing day, and everything in between.
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How to Choose a Real Estate Agent in the Tulsa Metro: What to Look For and What to Ask
Wondering what to look for in a Tulsa real estate agent? Key questions to ask, what experience really matters, and how to find the right fit for buying or selling in the Tulsa Metro.
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How the New Real Estate Rules Affect Tulsa Buyers and Sellers
The NAR settlement changed how buyer agent commissions work. Here is what Tulsa metro home buyers and sellers need to know about the new rules and what they mean for you.
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How to Make a Strong Offer on a Home in the Tulsa Metro
You found the right home in Broken Arrow, Jenks, or Owasso — now how do you write a competitive offer that sellers take seriously? A practical guide from an agent with decades of experience.
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Are Coweta, Pryor, and Muskogee the Best Real Estate Bargains in Northeast Oklahoma?
Coweta, Pryor, and Muskogee offer more home for the money than the pricier Tulsa suburbs. Here is a side-by-side comparison of price, pace, and what each town offers.
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Why Claremore Is a Hidden Gem in the Tulsa Metro
Affordable homes, small-town charm on historic Route 66, and a fast commute to Tulsa. Here is why Claremore is one of the best values in the Tulsa Metro for buyers and families.
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Homeowners Insurance in Oklahoma: What Homeowners in the Tulsa Metro Need to Know
Oklahoma has some of the highest homeowners insurance rates in the nation. Here is what homeowners in Tulsa, Broken Arrow, Jenks, and Bixby need to know about coverage, costs, and what standard policies do not cover.
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Downsizing in the Tulsa Metro: A Guide for Empty Nesters and Right-Sizers
Thinking of downsizing from your family home? Practical tips on decluttering, choosing the right smaller home, and making a smooth transition in the Tulsa Metro, from an agent who has helped dozens of families right-size.
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Why Bixby Is One of Tulsa's Best Suburbs for Families
Top-rated schools, master-planned communities with resort-style amenities, and a median home price around $320K. Here is why families keep choosing this fast-growing south Tulsa suburb.
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Tulsa Housing Market Update: Fall 2026
Current Tulsa housing market data: median home prices up about 4% year over year, inventory around 3 months, and homes selling in about 37 days. What buyers and sellers need to know now.
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Why Jenks Is One of Tulsa's Best Suburbs for Families
Top-ranked schools, safe neighborhoods, the Oklahoma Aquarium and Riverwalk Crossing, and homes in the $360K range — here is why Jenks keeps topping the list of Tulsa suburbs for families.
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Why Owasso Is One of Tulsa's Fastest-Growing Suburbs for Families
Top-rated schools, award-winning safety, and homes under $300K — here is why Owasso has become one of the most popular choices for families moving to the Tulsa Metro.
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Relocating to Tulsa From Out of State: A Step-by-Step Guide
Moving to Tulsa from out of state? Here is exactly how the home-buying process works from getting pre-approved and choosing a neighborhood to closing day and getting settled.
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How to Prepare Your Home for Sale in the Tulsa Metro
A step-by-step guide to getting your Tulsa-area home ready to sell — curb appeal, decluttering, repairs, staging, and pricing right from day one.
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Why Broken Arrow Is One of Tulsa's Best Suburbs for Families
Considering Broken Arrow? Great schools, affordable homes, safe communities, and a charming downtown Rose District — here's why families keep choosing this Tulsa suburb.
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New Construction vs. Existing Homes in Tulsa: Which Is Right for You?
New construction or an existing home in the Tulsa Metro? A practical comparison of cost, quality, location, and what to watch for — honest advice from 29+ years of helping buyers decide.
Read moreWhat to Expect From a Home Inspection in Tulsa
Buying a home in Tulsa? Here's what a home inspector actually checks, common issues in Oklahoma homes, typical costs, and what happens when problems come up.
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Down Payment Assistance in Tulsa: How the County's First Home Program Works
Tulsa County's First Home Program gives first-time buyers up to 3.5% in forgivable down payment assistance. Here's how eligibility, income limits, and the application process work.
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Should I Keep Renting or Buy a Home in Tulsa?
Rent is the most you'll ever pay for housing — a mortgage is the most. Here's the real rent-vs-buy math for Tulsa, Broken Arrow, Jenks, and beyond.
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How Much Are Property Taxes in Oklahoma?
A clear breakdown of Oklahoma property tax rates, homestead exemptions, and what Tulsa-area homeowners actually pay — plus tips on appeals and planning.
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Is Tulsa a Good Place to Invest in Real Estate?
Thinking about investing in Tulsa? Rental yields, cap rates, community picks, and what over 30 years of local experience tells me about where to put your money.
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Should I Buy a Home Now or Wait in Tulsa?
Wondering if now is the right time to buy a home in Tulsa? A clear breakdown of current market conditions, mortgage rates, and what decades of experience tells us about timing.
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Can I Use My VA Loan More Than Once?
Oklahoma veterans and active-duty service members often wonder if their VA loan benefit can be reused. Here's how entitlement works, what the funding fee looks like, and how to use your benefit again.
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How Much Do You Actually Need to Buy a Home in Tulsa?
The #1 question I hear from buyers — and the answer is almost always less than you think. Down payments, closing costs, and Oklahoma programs that can help.
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What I Wish Every First-Time Buyer Knew
After over 30 years and hundreds of transactions, I've seen the same worries and misconceptions come up again and again. Here's the honest advice I give every first-time buyer.
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How Much Are Closing Costs in Oklahoma?
Closing costs are one of the most common questions I get from buyers. Here's a clear breakdown of what to expect and how to prepare.
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Is Now a Good Time to Sell My Home in Tulsa?
The market shifts, but the fundamentals of selling well don't. Here's how to know if it's the right time for you — regardless of the headlines.
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