[nocoldiron]

I use to be able to find lots of properties that fit my wants-5+ acres,well,small house,under 100,000,would really like pond or stream,east side of state in hilly land-seems like they all sold and nothing showed up to replace them.Are people waiting until a better selling market comes back? I thought the Oklahoma rural real estate market was strong despite the national economy?

[peggydavis]

What I have noticed in my area is that prices have gone up, especially for acreages. So, I guess that is a strong market. Many of the people asking higher prices don't really have to sell, they are just seeing if they can get a high price.

[nocoldiron]

Thank you Peggy.I thought I was delusional-asking prices are going UP in a economy (particularly real estate) that favors buyers,not sellers.

[Goodpasture]

It's not that much of a buyers market in Oklahoma, now. Oklahoma did not experience the rapid inflation that other parts of the country did, so it is not experiencing the deflation they did.

[ktautfest]

The Board of Realtors in Oklahoma has recently reported that the average cost of a home purchased in Oklahoma between 2006 & 2007 has INCREASED 4.2%.

You may be able to find something with a mobile home on it instead of a regular framed house - of course, it would have to be in parts more rural. Have you looked on the fha.gov website for their foreclosed properties availability? The house may be a fixer upper, but if you look at it terms of land value, you may be able to find some bargains.

[okietransplant]

here's a good search site/tool for oklahoma real estate in all areas. many of them are foreclosures, so you can make an offer accordingly.

Searches

and you can look up tax records with a free access account here:

: : CountyAssessor.Info : : Residential and Commercial Property Comparable Data

use a throw away email to register and you can reregister for f/a over and over. i occasionally lookup recent sales in my area to see what the market is doing.

[okietransplant]

here is a good realtor in Poteau with prices on acreage in your range:

Poteau Oklahoma Real Estate Agent - Town and Country Realty - 918.647.8204 - Listings

we looked at land there and the realtor was very helpful. they may be able to direct you to additional mls sites to do lookups in the area.

this site for SE OK country property used to be excellent but it looks downsized:

OKMLS Real Estate Listings - okmls.com

lastly, if you are looking in SE OK, ask for the google map location from the realtor before you drive out there and look it up on the google terrain map view. we almost did the drive to look at acreage and looking at the map i realized it was landlocked.

you can also look up adjacent land for enviro problems with water, superfund sites, etc here:

EPA | EnviroMapper StoreFront

lol sorry! i get carried away and like alot of information in my arsenal when looking at country properties

[Mattie Jo]

There are a lot of nice homes in Tahlequah for sale in town, but they have been on the market for ages. I know of one that was for sale last summer.

[nocoldiron]

thanks guys,looking for rural property,thought I had found some land in Gore but according to the flood maps,it'very high risk-might explain why the price was so good.

[okietransplant]

Originally Posted by nocoldiron

thanks guys,looking for rural property,thought I had found some land in Gore but according to the flood maps,it'very high risk-might explain why the price was so good.

glad that you are taking your time. being out of state you have to be even more careful in choosing the right realtor and property to look at. it can get expensive even in the state with gas prices. oklahoma is a large area to cover.

do your homework and insist on a survey. adverse possession laws in oklahoma is 15 yrs. ie: if someone fenced off a portion of the land and the owner didn't stop the encroachment for 15 yrs, it belongs to the neighbor. don't trust anyone for stating what you are buying.

another biggie is well water. check the quality and flow before buying.