It's pretty rare that you see an actual group with a name attached to a flip job. Such as " Another great flip by the XXXXX Team". It's usually just an owner that has a lot of different contractors come through. If that makes sense. I need to do a bit more research to know who the good/quality groups are and I will post them here.

I am not typically a vouching type, but I have seen firsthand the Bruce Mulford flips in the Village. They have gone deeply in the houses on ether side of mine. Windows, sidewalks, even a driveway on one.

I think they are top of the market on price, however.

We also have the scrape-and-build-new groups mainly in Nichols Hills.

Several builders doing this now.

We also have the scrape-and-build-new groups mainly in Nichols Hills.

Several builders doing this now.
Which is just sad.

It's pretty rare that you see an actual group with a name attached to a flip job. Such as " Another great flip by the XXXXX Team". It's usually just an owner that has a lot of different contractors come through. If that makes sense. I need to do a bit more research to know who the good/quality groups are and I will post them here.

Kalidy comes to mind off the top my head. I have a friend of mine who is a window installer for Bruce Mulford, and I've seen some nice properties they've turned around.

Which is just sad.

+1

I'm in between May and Independence, and North of 50th St in a neighborhood called Mayfair Hills. I can attest to what worthy cook is saying from my personal experience. Been on the market 105 days with a lot of interest, and we are one mile away from pretty much anything you would need, including work along NW Expy with BRT on the way. OAK development coming in will only increase prices further along with additional investments along the May Ave shopping corridor.

Open House Sunday 2-4 PM
$315,000
3 bd
2.5 ba
2,591 sqft

Redfin Link: https://www.redfin.com/OK/Oklahoma-City/5201-N-Drexel-Blvd-73112/home/72038499
Zillow Link: https://www.zillow.com/homedetails/5201-N-Drexel-Blvd-Oklahoma-City-OK-73112/21902777_zpid/?view=public

^

Why are you selling?

^

Why are you selling?
Need another bedroom, playroom, office, and schools (I don't have time to see what happens with OKC realignment, although I think it is a good change).

Also, house across the street from us just sold for $365,000+! Average $/sqft in our neighborhood is $120+ for the quick flips.

Need another bedroom, playroom, office, and schools (I don't have time to see what happens with OKC realignment, although I think it is a good change).

Also, house across the street from us just sold for $365,000+! Average $/sqft in our neighborhood is $120+ for the quick flips.

I'll sell you my house in NW OKC....lol 5 bed, 3 full/2 half baths, formal dining, eat-in, office/living area off the back of the master, a little over 3,400 square feet. Putnam City schools to avoid that pesky OKCPS re-alignment mess. lol. Back yard backs up to the neighborhood walkiing trail which also leads to the neighborhood pool/playground area, clubhouse, tennis courts, and lake. Pretty sought after established family neighborhood.

We're not on the market yet but when we are we'll be listed in the $300,000-$315,000 range. Would be more than happy to strike a deal prior to putting in on the market as that would give us both some wiggle room on the price. Or if anyone else might know someone that's interested hit me up with a private message or just ask here. Our neighbor just sold her house in 1 day for $113 a square foot. Best comp we've had in a long while so we're getting serious now about finally downsizing since kid 2 of 3 is off to college next week.

What we've noticed is that the updated houses in our neighborhood are selling quickly but the ones that need some work are sitting for a bit. We have definitely noticed a trend of millenials moving to our hood and buying becuase it was where their grandparents lived back in the day and now they are moving back to start their families. Definitely seeing that transition starting to take place which is nice to see.

I am not typically a vouching type, but I have seen firsthand the Bruce Mulford flips in the Village. They have gone deeply in the houses on ether side of mine. Windows, sidewalks, even a driveway on one.

I think they are top of the market on price, however.

+1 Bruce does a really good job. As far as I know he has limited his activities to The Village though.

Is it just me or has the market for 300k+ homes in Edmond /NW OKC basically ground to a halt?

Is it just me or has the market for 300k+ homes in Edmond /NW OKC basically ground to a halt?

depending on the school district /neighboorhood the 300k +/- range in edmond goes extremely fast we have lost 5 houses that we have looked at in the last few months where someone offered more than list price on the first day of showing

For the most part, with a few exceptions, everything in that price range and above is def slowing down. You have to basically get lucky this time of year.

What is the market doing as far as acreage properties in Edmond/Arcadia/Deer Creek?

For the most part, with a few exceptions, everything in that price range and above is def slowing down. You have to basically get lucky this time of year.

Yeah, I've noticed a number of properties in Edmond (particularly in new construction) that seem to be priced right and have a lot of the desired features, but are just completely stuck. Not a lot of momentum.

If you want some real data on new home sales instead of anecdotes: https://www.builderonline.com/local-housing-data/oklahoma-city-ok

It looks like it is the under $350K homes that lag the last few years, not the above.

Interesting if you compare it to Tulsa, which really lags OKC in new home sales and prices. Wonder if that's because they are much more dependent on O&G.

I can see that being true for new builds since there is an over saturation of new builds $350K and under so it takes time to close all those out. Most new builds above that are custom and the ones that aren't sell at a faster rate since there is less competition. However, lump existing in with new builds the MLS says another story

For all homes, in Edmond, current Active homes above $350K have been on market an average of 90 days.
pending homes at 71 days
sold homes (past 6 months) at 60

For all homes, in Edmond, current Active homes below $350K have been on market for 58 days
pending homes at 43
sold homes (past 6 months) at 33

Is it just me or has the market for 300k+ homes in Edmond /NW OKC basically ground to a halt?

I would say 300k is the rough dividing line where the market begins to slow and things can take awhile to get sold. However, that is just a general rule and there is a lot of 300k competition in Edmond. Things are also still moving very quickly at that price point if they are priced right and depending on other factors.

I would say 300k is the rough dividing line where the market begins to slow and things can take awhile to get sold. However, that is just a general rule and there is a lot of 300k competition in Edmond. Things are also still moving very quickly at that price point if they are priced right and depending on other factors.

That’s the thing too, anything priced correctly leaning towards aggressive will move quickly.

I see homes in fox lake move in a weekend and others take months. All about price.

The reason I ask is that I plan on selling my acreage horse property close in. (Edmond) so I watch. I just have to find the right place to buy first. Not much out there like I want or that would work. Kind of funny that there is a lot of acreage but never the right place. I guess its the same with most people, just trying to find there perfect place.

The reason I ask is that I plan on selling my acreage horse property close in. (Edmond) so I watch. I just have to find the right place to buy first. Not much out there like I want or that would work. Kind of funny that there is a lot of acreage but never the right place. I guess its the same with most people, just trying to find there perfect place.

What price range are we talking about? There are a lot of people looking for acreages/privacy in general. Some of the properties I've seen get the most attention from buyers have been acreages. If priced right-this is key, overall, market is healthy and things are moving well.

That’s the thing too, anything priced correctly leaning towards aggressive will move quickly.

I see homes in fox lake move in a weekend and others take months. All about price.

Yes. My sister in law and her family live in Fox Lake. They are probably on the higher end in there but have a pretty unique property that has been updated with a pool and I think it would go pretty quick.

Ok Realtor, mine place is est in mid 500K since it is 10 ac in Oklahoma county and close in but no in Edmond city limits, hill, view, trees, privacy, horse barn w/stalls, pipe and cable riding arena, small house in good shape, but a bit dated to todays standards. Fruit and nut trees, huge fenced garden area, mult outbuildings. Fenced and cross fenced. I cannot sell without finding my next place as I cannot be out in the street with all my stuff and renting is not an option for mult buildings worth of stuff. I am trying to find a smaller acreage close in with a larger house but hate what is in style now. Love light golden oak, brass, non open concept. Need good soil and about 3 or 4 ac of which 2 needs to be tillable. good well too for a rather large size garden and orchard. Soil is a deal breaker if not good as well as a good well and painted woodwork is also a deal breaker for me. it would have to be in a dumpser and gone. Same price range and area.

That’s the thing too, anything priced correctly leaning towards aggressive will move quickly.

I see homes in fox lake move in a weekend and others take months. All about price.

That's how it is in my neighborhood to the south of Foxlake. I like that every house is different, with many built in the 60's-80's on 1.5 to 5 acres. They come up for sell often. Those who price reasonably and are low $300's sell really fast and people fix them up. Those who have unrealistic expectations have apparently no idea how many homes compete in the $400,000 range and you can build a nice brand new large home for that. We bought our's very reasonably, but had to take it "as is" and close quickly. But we bought it within hours of it coming up for sale.

Need good soil and about 3 or 4 ac of which 2 needs to be tillable. good well too for a rather large size garden and orchard. Soil is a deal breaker if not good as well as a good well .

Good soil in Oklahoma? Let me know when you find some.

There’s lots of good soil in Oklahoma. Lots of very productive farming. You have to know what you are looking at and for what.

If you want to know current state of higher end market look no further than Nichols Hills area.

62 homes for sale over $1 million.
0 homes under contract over $1 million.

If you want to know current state of higher end market look no further than Nichols Hills area. 62 homes for sale over $1 million.0 homes under contract over $1 million.Is this mainly due to continued weakness in the oil market?

I don't think that is helping. I also thing that NH just isn't as desirable as it has been in the past. It's stupid expensive to live there and you can get more bank for your buck in so many other parts of metro.

I don't think that is helping. I also thing that NH just isn't as desirable as it has been in the past. It's stupid expensive to live there and you can get more bank for your buck in so many other parts of metro.That's a pretty good point. $150-175/ft. gets you an updated house with some high-end features in most parts of the metro, and the commutes are easy enough from most places. I can see why Buyers wouldn't want to pay a 2 or 3x premium to get into NH.

If you want to know current state of higher end market look no further than Nichols Hills area.

62 homes for sale over $1 million.
0 homes under contract over $1 million.



I think most of those homes people have overvalued the market. They see someone down the street get 1.5, they think they should get it as well.
They look at zillow and think thats what they should get as well.

I wonder if the new tear down law in NH is hurting sales?

I don't think that is helping. I also thing that NH just isn't as desirable as it has been in the past. It's stupid expensive to live there and you can get more bank for your buck in so many other parts of metro.

I don't think people buy in NH looking for a bargain. If cheaper is what you are looking for, yeah, they go elsewhere.

Relative to other high end neighborhoods, I don't think NH is necessarily less desirable than it has been, but may be less affordable overall right now. Million $ plus homes are struggling all over the metro.

Several of the Street of Dreams Homes in NE Edmond (may now just be two) are still on the market from the 2018 SOD, all in excess of $1 mill. Been sitting there a while and are beautiful homes.

I agree with Rover. People don't live in Nichols Hills because they are worried about price per square foot or how many minutes it takes to commute somewhere. Even with the tear downs, which are unfortunate, Nichols Hills has a "feel," a history and a cachet (and a deep family history for a lot of people), not to mention possibly the best geographic location in the metro.

In terms of high-end neighborhoods, not sure I see how Nichols Hills has a better geographic location than Heritage Hills/Mesta Park.

Lets look at Edmond

42 for sale over $1 Million
5 under contract over $1 million
(1,073 total for sale, 408 under contract)

Mesta/Heritage/Downtown Area

8 for sale over $1 million
0 under contract for over $1 million
(66 total properties for sale, 10 under contract)

MLS OKC METRO (Residential)

182 for sale over $1 million
6 Under Contract over $1 million (5 in Edmond, 1 in Norman)

As a 35 year old, from conversations I've had with buyers around my age, no one has Nichols hills high on their radar. If they have any interest, it's usually those east side streets that run along western. However, All agree it's just not worth the prices and property taxes. Places like Mesta, Heritage Hills, Crown Heights, Edgemere, Lakehurst, Linwood, Lincoln Terrace have more positive vibes.

All of Nichols Hills, there are 73 homes for sale. 4 under contract. Two of those are under $300K, one is at $575K gut job on east Wilshire, and one is an $875K tear down. I guess I just disagree with some (which is fine) that it's still the cream of the crop. Numbers aren't showing it. The people who live there obviously don't care, there just isn't a line forming to replace them when they put their house on the market.

Worthy Cook and others involved in the real estate market, is it just me or are builders building a lot more low end starter homes these days? What i am calling starter homes are ones under $200K and under 2000 sq ft more like around 1500 sq ft. Also it seems like alot of the newer homes are being built on 7000 sq ft lots or less. I am sadden that developers east of I-35 in Edmond are dozing alot if not most of the trees not in a green belt and building lots of say 7000 sq ft range.

To each their own re: Nichols Hills. I don’t really have a dog in the fight. It’s a small area and will definitely have a narrower pool of buyers than some place like Edmond. In my experience the people my age (40s) that are buying there are often those that grew up there, are through their starter houses and want to go back to raise their own kids there. Or the ones that grew up in surrounding areas and have always just really loved it.

Absolutely. The smaller the lots, the more houses you can build. Under $200K is a price range where they can basically print money, because it's a great starter home price, PLUS it being brand new. Now that being said you get what you pay for. They usually aren't the best quality of homes and most have issues down the road.

I'm still perplexed about east Edmond and the demand. Prices are ridiculous too. Reminds me of the flight to deer creek area not too long ago. You have over inflated prices that will eventually become saturated. Then when you try to get out you are upside down.

My age old complaint about OKC, and it's not unique to OKC but does seem really prevalent there, is the fact that the developers will throw the tight, small, low quality starter home neighborhoods everywhere without a sense of what may be surrounding it, which makes it impossible for the area to start to string together the more higher-end areas that will help OKC attract better retail etc.

My favorite example of this is 150th street between Penn and Santa Fe. When I was growing up there was the very nice Northwestern Estates there, followed by Glen Eagles and then the area on the NW corner of the Western intersection developed (forget the name). I thought that was starting to develop into a nice, higher end stretch. But the last time I was home, I saw these ugly tiny places filling in all the gaps along that road.

Some would argue, by the way, that that's a strength of OKC, in that the lower and higher end places aren't separated out, it makes the city more equitable and less segregated. I get that point. But it does lend to a sense of schizophrenia.

Beautiful new home in Nichols Hills listed for $700/SF. I can't recall that high of a price....1303 Bedford....we will see....

https://www.realtor.com/realestateandhomes-detail/1303-Bedford-Dr_Nichols-Hills_OK_73116_M72142-13814?view=qv

Beautiful new home in Nichols Hills listed for $700/SF. I can't recall that high of a price....1303 Bedford....we will see....

https://www.realtor.com/realestateandhomes-detail/1303-Bedford-Dr_Nichols-Hills_OK_73116_M72142-13814?view=qv

I'd be very surprised if they get that much, they've only lived there for ~6 months after construction was completed so I have a feeling they bit off more than they can chew.

Its a pretty awesome piece of land. Front faces Kite park, back faces grand park.

Its a pretty awesome piece of land. Front faces Kite park, back faces grand park.

Agreed on that lot, it's a big asking price but there are only so many lots that are this desirable. I really dislike the design of this house, it's like Todd and Margo went to a parade of homes in Edmond and said "build me this and make it 3x as big." There are a lot of good houses for sale in the 2.5 range that you could make amazing for less than this.

I think it is owned by one the "kids" (probably 50 now) of the guy that started Leisure Time Pools. I need to start selling pools apparently.

I'd be very surprised if they get that much, they've only lived there for ~6 months after construction was completed so I have a feeling they bit off more than they can chew.

Was this the house Russell Westbrook built?

Beautiful new home in Nichols Hills listed for $700/SF. I can't recall that high of a price....1303 Bedford....we will see....

https://www.realtor.com/realestateandhomes-detail/1303-Bedford-Dr_Nichols-Hills_OK_73116_M72142-13814?view=qv

Its double the highest price per foot within a 1/2 mile radius in the last year that has closed. Even the new builds aren't anywhere near that high per foot. Also, that may have been a hard house to photograph but the pictures are pretty underwhelming IMO.

Was this the house Russell Westbrook built?

Westbrook's house is on Guilford Lane.

Ok Realtor, mine place is est in mid 500K since it is 10 ac in Oklahoma county and close in but no in Edmond city limits, hill, view, trees, privacy, horse barn w/stalls, pipe and cable riding arena, small house in good shape, but a bit dated to todays standards. Fruit and nut trees, huge fenced garden area, mult outbuildings. Fenced and cross fenced. I cannot sell without finding my next place as I cannot be out in the street with all my stuff and renting is not an option for mult buildings worth of stuff. I am trying to find a smaller acreage close in with a larger house but hate what is in style now. Love light golden oak, brass, non open concept. Need good soil and about 3 or 4 ac of which 2 needs to be tillable. good well too for a rather large size garden and orchard. Soil is a deal breaker if not good as well as a good well and painted woodwork is also a deal breaker for me. it would have to be in a dumpser and gone. Same price range and area.


That sounds like our desirable home. We are on 5 acres now and would like to upgrade but stay in the same area. Land all seems incredibly pricey and with more lane people seem to want larger houses. Just because I want 10 acres doesn't mean I want a 3k sq ft home.

While I am sure I haven't seen all the contemporary homes for sale in Oklahoma City, but it sure seems that Dallas has nicer, even less-expensive contemporary homes....

https://moderndallas.net/moderndallas-weekly-real-estate-feature/#.Xhh-vVNTmqQ

Less expensive than what, Sosa? Perhaps, but there are definitely much cheaper contemporary homes than that in OKC. Especially when you consider that house appears to be a couple hundred yards from the end of one of the runways at Love Field and looks to be the first nice house on a pretty rough (at least in comparison to the house being discussed - I have no firsthand knowledge of the area in question) street. Plop that house in highland park, deep ellum, uptown, etc. (my knowledge of Dallas neighborhoods is pretty limited) and I'd assume it would go for what, maybe double that asking price?

https://www.zillow.com/homes/4425-Cowan-Ave-Dallas,-TX,-75209_rb/26735448_zpid/

That said it does look like a really nice place and would love to see hundreds more of those in OKC, which would help drive down the prices of contemporary homes in the city.

$620K new build right next to Classen Curve:

https://www.zillow.com/homedetails/1167-NW-57th-St-Oklahoma-City-OK-73118/121377617_zpid/

That's Kyle Singler's place. Been on the market for a LONG time at 405 days. Already priced below what he paid for it back in 2015. Took over 300 days to sell it then too.

^

There have been a bunch of new moderns home built in that same Meadowbrook Acres neighborhood and all have sold.

^

You didn't hear it from me but have it on good authority that another of the modern Meadowbrook homes will be on the market soon.

There must be something really funky about it then. Or it smells lol

LOL nothing of the sort (to my knowledge). : ) Onward and upward type of situation is my understanding!

$620K new build right next to Classen Curve:

https://www.zillow.com/homedetails/1167-NW-57th-St-Oklahoma-City-OK-73118/121377617_zpid/

I toured this house when I was looking for a place for my move back to OKC. It’s pretty nice and spacious. One of its big positives is also a big negative, in my opinion: it has super easy access to all the shops at Classen Curve and Whole Foods. But that’s because it literally abuts Classen Curve’s big parking lot, and that’s the predominant view from the back deck.

There are a lot of really nice new builds in that neighborhood too. It has a nice, tucked away feeling.

LOL nothing of the sort (to my knowledge). : ) Onward and upward type of situation is my understanding!

Can you give us the initials of seller?

My age old complaint about OKC, and it's not unique to OKC but does seem really prevalent there, is the fact that the developers will throw the tight, small, low quality starter home neighborhoods everywhere without a sense of what may be surrounding it, which makes it impossible for the area to start to string together the more higher-end areas that will help OKC attract better retail etc.

My favorite example of this is 150th street between Penn and Santa Fe. When I was growing up there was the very nice Northwestern Estates there, followed by Glen Eagles and then the area on the NW corner of the Western intersection developed (forget the name). I thought that was starting to develop into a nice, higher end stretch. But the last time I was home, I saw these ugly tiny places filling in all the gaps along that road.

Some would argue, by the way, that that's a strength of OKC, in that the lower and higher end places aren't separated out, it makes the city more equitable and less segregated. I get that point. But it does lend to a sense of schizophrenia.

An interesting observation. I worked for a major financial services company that (still) does not have a presence in Oklahoma City. Years ago l got acquainted with the man in charge of establishing offices and he said 2 things - one was that the DOK had the highest add rates per capita in the country (newspaper advertising was still big). The second reason was that OKCs wealth was very scattered around most all directions in the city and not concentrated in one area like most cities. They wanted to put offices in areas of concentrated wealth and high traffic.