This isn't my home but I do live around the corner from it. If you've never seen it is a stunning example of ultra modern architecture in Tulsa. I'd love someone with a heart for revitalizing this area to buy it.
Not sure if this is the correct board within this forum but thought I'd post here.
http://www.davidclarkdesign.com/house/
(http://photos2.zillow.com/is/image/i0/i3/i8865/ISmcs3es3t0ucj.jpg?op_sharpen=1&qlt=90&hei=446&wid=596)
Nice house.
I love that house. Great view. Price?? I can't pull up his web site in my iphone
Quote from: Conan71 on September 25, 2010, 01:35:48 PM
I love that house. Great view. Price?? I can't pull up his web site in my iphone
Reason would be because that home page is ENTIRELY Flash. I HATE websites that don't offer alternative mobile sites when their main page uses ALL Flash.
grrrr.....
I wish Apple would get with the program and start allowing Flash.
This is house is amazing! If I could afford a house in that price range this one would be high on the list. Answer to flash: Android
Quote from: jne on September 25, 2010, 05:48:51 PM
This is house is amazing! If I could afford a house in that price range this one would be high on the list. Answer to flash: Android
What's the answer to charging your phone twice a day with Android? I've also seen the Flash performance on the android. I'll wait.
Say what you will about Apple and it's restrictive nature regarding the App Store, but that's where I actually like it. Don't like the idea of some dude in China getting information on my phone via an open-source app that someone loads.
Don't like iTunes, but I do like how they've made it more difficult for developers to get their apps approved by going through a security process. Open source works only when you have control over the hardware AND the connection.
I'm going to engage in a little thread drifting here...
If you don't want some dude in China to get all the information on your phone via some program he wrote, I suggest not installing programs written by some dude in China. It's not like there's no cryptographic verification of the program's origin. Also, Apple does not do any sort of in depth code review of things submitted to the App Store. At best they do a cursory check to make sure you're using approved languages and not calling non-public APIs.
It looks good, but in reality it's a complete farce.
Quote from: nathanm on September 25, 2010, 11:11:09 PM
I'm going to engage in a little thread drifting here...
If you don't want some dude in China to get all the information on your phone via some program he wrote, I suggest not installing programs written by some dude in China. It's not like there's no cryptographic verification of the program's origin. Also, Apple does not do any sort of in depth code review of things submitted to the App Store. At best they do a cursory check to make sure you're using approved languages and not calling non-public APIs.
It looks good, but in reality it's a complete farce.
Better than the open source that is Android. Open source CAN be good. For the same reasons it's good, it can be a security nightmare. But that's my opinion. YMMV.
Here's the realtor's page for the home: http://my.mcgrawrealtors.com/searchidx/hometour/tour1.asp?mlsnbr=1027245&type=mcgraw#http://www.mcgrawrealtors.com/photo/webphoto_n/2010/9/1027245_1.jpg
It is open today 2 - 4.
Quote from: Hoss on September 25, 2010, 08:38:41 PM
What's the answer to charging your phone twice a day with Android? I've also seen the Flash performance on the android. I'll wait.
Say what you will about Apple and it's restrictive nature regarding the App Store, but that's where I actually like it. Don't like the idea of some dude in China getting information on my phone via an open-source app that someone loads.
Don't like iTunes, but I do like how they've made it more difficult for developers to get their apps approved by going through a security process. Open source works only when you have control over the hardware AND the connection.
I don't really have a battery life problem... Whats your answer to replacing your battery when need be? FTR - I'm not fanboy/hater or anything. The flash website works beautifully on my phone (Droid x with Froyo). Just sayin...
Quote from: jne on September 26, 2010, 01:19:01 PM
I don't really have a battery life problem... Whats your answer to replacing your battery when need be? FTR - I'm not fanboy/hater or anything. The flash website works beautifully on my phone (Droid x with Froyo). Just sayin...
I have two friends at work; both with HTC Evos and these two friends also dumped AT&T to go with the Droid (EVO). The wish they'd have never done it. I hear them screaming and yelling about random lockups and having to bring their charger to work with them.
Don't get me wrong. I was looking at both because my contract with AT&T was up back in July. But I did about a month's worth of looking at Droid reviews, starting with AT&Ts Sidekick (Motorola phone) and wasn't very impressed with what many people said. I'm not an Apple fanboy...far from it....and even thought about getting a phone with Windows Mobile on it. But many people I know have the iPhone, and in the end, the fact it had so many users that were so happy with it, and I was in the window of getting a good deal on one because of the transition from the 3gs to the 4, I ultimately stuck with them.
And if I have to replace the battery? By that point my contract will be up again and I suspect the iPhone 5 will be out also.
Quote from: Hoss on September 26, 2010, 12:27:20 AM
Better than the open source that is Android.
How is it better to have only one (or two, if you attribute godlike powers to Apple's reviewers) set(s) of eyes looking for security issues than many sets of eyes? Security through obscurity is no security at all. The bigger problem is authentication the provenance of a particular program. Of course, that problem has been solved for many years now, so even that isn't really a problem if the platform isn't completely broken.
Quote from: nathanm on September 26, 2010, 03:37:02 PM
How is it better to have only one (or two, if you attribute godlike powers to Apple's reviewers) set(s) of eyes looking for security issues than many sets of eyes? Security through obscurity is no security at all. The bigger problem is authentication the provenance of a particular program. Of course, that problem has been solved for many years now, so even that isn't really a problem if the platform isn't completely broken.
You missed my point Nathan, as you have a tendency to do on occasion. I also say later that the beauty of open source can also be it's downfall. If you have too many sets of eyes that know the architecture of a given OS, then there's that much more chance for someone to hack it or exploit it. Close the source, and only a few know how it works unless you take the time and pain to reverse-engineer it.
Why do you think most large corporations don't use open source programming? It can be a security risk. In the industry I work for, that's a HUGE issue, especially when it comes to EI3PA compliance.
Quote from: Hoss on September 26, 2010, 03:13:13 PM
I have two friends at work; both with HTC Evos and these two friends also dumped AT&T to go with the Droid (EVO). The wish they'd have never done it. I hear them screaming and yelling about random lockups and having to bring their charger to work with them.
Don't get me wrong. I was looking at both because my contract with AT&T was up back in July. But I did about a month's worth of looking at Droid reviews, starting with AT&Ts Sidekick (Motorola phone) and wasn't very impressed with what many people said. I'm not an Apple fanboy...far from it....and even thought about getting a phone with Windows Mobile on it. But many people I know have the iPhone, and in the end, the fact it had so many users that were so happy with it, and I was in the window of getting a good deal on one because of the transition from the 3gs to the 4, I ultimately stuck with them.
And if I have to replace the battery? By that point my contract will be up again and I suspect the iPhone 5 will be out also.
The side kick was a short lived android fail. I considered iphone, until I spent some time playing with an old school droid, then I knew I was likely going with Droid 2 or Dorid X. Chalk me up on the satisfied customer side. Leaving AT&T felt great. I've been with them since they were AT&T, then Cingular, then AT&T again. Each time there was a change, my bill somehow went up. I spent countless hours on the phone with them making them attempt to justify my increase and they would, as a consolation, give me various discounts that would expire in 6 months, so I would have to call again and start the process over. AT&T had great coverage though and I was apprehensive about going to Verizon. So far, I've been happy with the coverage too. I have 3g more often than I did with AT&T. The phone has been great, Swipe has finally gotten me to accept a soft key keyboard and tethering to my laptop for free can't be beat. I like the iPhones too, but I don't regret choosing the droid for a second.
Security risk eh? ooo, I'm scared LOL. Did anybody go look at the house?
Quote from: Hoss on September 26, 2010, 04:21:00 PM
Close the source, and only a few know how it works unless you take the time and pain to reverse-engineer it.
Yeah, that's worked out real well for Microsoft, Cisco, and others. Or Apple, for that matter, who can't seem to shut down the jailbreakers despite the source being closed. As I said, security through obscurity is no security at all. Neither is more or less secure, really.
Quote from: jne on September 25, 2010, 05:48:51 PM
This is house is amazing! If I could afford a house in that price range this one would be high on the list.
I don't know if amazing is anywhere close to an accurate adjective, I finally got to my laptop this morning, wow! I've ridden or driven past this house many times and didn't realize how well executed this on the inside as well. If I were in the market for such a house, I'd jump all over it.
Cool, I've wondered what that house was like on the inside. I posted a thread about a new house nearby that should be getting close to being finished soon:
http://www.tulsanow.org/forum/index.php?topic=15547.0 (http://www.tulsanow.org/forum/index.php?topic=15547.0)
Did anyone else view the home on Zillow? I was very surprised by the value of the homes surrounding it.
Zillow says it's worth 307,000. I'd love to know what methodology an appraiser would use to come up with a price. Nearby comps are a total mixed bag, I guess you would really have to put it into what I'd call a special interest category which would take into account the uniqueness of the house and the views. It will be interesting to see what it eventually sells for. I notice there's one still for sale either next door or a few houses down for $150K on the same hillside. Not as spectacular a house, but not a dump either. It's been on the market at least since this thread started.
http://www.oklahomamodernblog.com/2010/09/distinctive-tulsa-hilltop-home.html
[snicker]There goes Pat Fox ruining the neighborhood again...[/snicker]
I had a dream most of the time of my dream house and it's really amazing! Whew, but I think Ultra Modern Reservoir Hill House is fascinating one! I wanted to own one like that not only in my dreams, probably I would have one in the near time!
what a nice house is this. please help me. wants to know more about this house.
SPAM anyone?
(http://www.hudsonhorizons.com/pub/images/spam.jpg)
Quote from: Conan71 on October 01, 2010, 08:26:58 AM
SPAM anyone?
(http://www.hudsonhorizons.com/pub/images/spam.jpg)
\
Only if it's cooked on an iron skillet in slices about 3/8" think.
Quote from: Red Arrow on October 01, 2010, 08:34:54 AM
\
Only if it's cooked on an iron skillet in slices about 3/8" think.
With two fried eggs sunny side up and a pile of hash browns
Please hope me?
Quote from: nathanm on October 01, 2010, 09:02:02 AM
Please hope me?
Well and keep in mind posting the picture here had been helped us to see it.
Quote from: Red Arrow on October 01, 2010, 08:34:54 AM
\
Only if it's cooked on an iron skillet in slices about 3/8" think.
I like to slice it a half inch thick and either grill it or smoke it.
I'm anxiously awaiting the "smoking" jokes that are sure to follow.
Quote from: Smokinokie on October 01, 2010, 11:48:39 AM
I'm anxiously awaiting the "smoking" jokes that are sure to follow.
I also like to smoke spam. It's in my job description. 8)
Quote from: nathanm on October 01, 2010, 11:57:55 AM
I also like to smoke spam. It's in my job description. 8)
Is that on your business card? ;D
Quote from: Conan71 on October 01, 2010, 08:50:21 AM
With two fried eggs sunny side up and a pile of hash browns
Sorry, I just had to........
According to Tulsa county land records accessed via their free property search the owner of this house owns multiple homes/lots in the neighborhood. I'm 99% sure in August they bought a vacant home just down the street from the home they currently occupy. It is the home I mentioned in this thread --> http://www.tulsanow.org/forum/index.php?topic=15547.msg164917#msg164917
I have no idea what their plans are, but as a neighbor a few blocks away I'm very curious to know.
Quote from: rdj on October 11, 2010, 12:48:01 PM
According to Tulsa county land records accessed via their free property search the owner of this house owns multiple homes/lots in the neighborhood. I'm 99% sure in August they bought a vacant home just down the street from the home they currently occupy. It is the home I mentioned in this thread --> http://www.tulsanow.org/forum/index.php?topic=15547.msg164917#msg164917
I have no idea what their plans are, but as a neighbor a few blocks away I'm very curious to know.
Are you talking about the owners of the home in the topic of this thread? I don't think so...they are moving off the hill...I don't believe they own any other properties up there.
How do you search the land records?
You can search the property records for free here --> http://www.assessor.tulsacounty.org/assessor-property-search.php
These have been online for some time, however, they were not free until recently. They became free as a result of a lawsuit. This has been a point of difference in the current county assessors race. I'll let you do the investigation on which side feels which way.
I performed a search by the owners name again this evening and saw where they have purchased property just 5 lots down from their current home in August of 2010. I'm not trying to intrude on their privacy, just curious what they have planned. As a homeowner in the middle of a remodel less than a block away I'm keenly interested in why they are purchasing vacant homes and empty lots while having a home for sale five blocks away.
Quote from: rdj on October 19, 2010, 06:54:24 PM
You can search the property records for free here --> http://www.assessor.tulsacounty.org/assessor-property-search.php
These have been online for some time, however, they were not free until recently. They became free as a result of a lawsuit. This has been a point of difference in the current county assessors race. I'll let you do the investigation on which side feels which way.
I performed a search by the owners name again this evening and saw where they have purchased property just 5 lots down from their current home in August of 2010. I'm not trying to intrude on their privacy, just curious what they have planned. As a homeowner in the middle of a remodel less than a block away I'm keenly interested in why they are purchasing vacant homes and empty lots while having a home for sale five blocks away.
Just from my expierience in Arizona, it is an investor that will build something in an area for less than the valuation, then try and leverage the property that they built since it may be way above the valuation, and use that leverage to buy more property to develop with homes smaller than the original in hopes of selling the additional homes above the investment and making money off of the purchased lots, and leveling the homes that may exist on those lots.
I have heard that this house is in contract for $550,000. It is featured in a publication about future historic homes in Tulsa. It is located on Victoria Street on Reservoir Hill. That street features a number of important Modern and Contemporary homes including a home built by the architect that designed Lortondale. I should point out that there is a Ranch style home on Victoria with a large deck that has a fabulous view of downtown Tulsa that is currently listed for $150,000. I would say the $150,000 home has tremendous investment potential given the values of the other Modern and Contemporary homes on the street. The $550,000 home being discussed here was built by an important local attorney. I have heard the name of the architect but it slips my mind now. He was clearly influenced by that much immitated California builder named Eichler. In fact it's close to being an Eichler knock off. Anyway, recently I've run into several folks talking about flipping houses in the Reservoir Hill area. It's five minutes north of downtown, five minutes to the Tulsa Country Club, ten minutes to Utica Square and it has larger lots that Maple Ridge. Check out the georgeous old historic revival homes builted by Cass and Aileen Mayo. One of those Mayo homes is currently listed for $200,000 (a bargain because of some bad remodeling). The brick cottages in the Reservoir Hill flats are identical to Florence Park and sell for about $50,000 to $60,000. There is a great deal of upward potential in these parts. Reservoir Hill is the upper end of "hip" in Tulsa.
Quote from: Hometown on November 18, 2010, 09:34:11 AM
The brick cottages in the Reservoir Hill flats are identical to Florence Park and sell for about $50,000 to $60,000. There is a great deal of upward potential in these parts. Reservoir Hill is the upper end of "hip" in Tulsa.
There are some great deals there. The only problems are most are 1 bathroom houses and there is a crime stigma in that area even though most of the higher crime neighborhoods are further north and east.
Quote from: SXSW on November 18, 2010, 09:47:53 AM
There are some great deals there. The only problems are most are 1 bathroom houses and there is a crime stigma in that area even though most of the higher crime neighborhoods are further north and east.
Black on Black violence is a problem in the flats. I would like to see a police substation located at Apache and Cincinatti near those crime magnet liquor stores. I picture community based police with knowledge of the neighborhood. A "cops on bikes" kind of friendlier policing approach. We don't need any more harassment than we already have. I saw a small police substation turn around a neighborhood in Dallas. Anyway, Like most neighborhoods, it's the rentals that are a problem. A neighbor and I have been kicking around the idea of buying and renovating rentals and getting owners into them and making a little money in the process. Tulsans generally seem less demanding about the number of bathrooms but If I were renovating I would think you would want to add at least a half bath to the brick cottages. How do the one bath homes in Florence Park fair during resale? I live in one of the old Cass Mayo homes and if you count the bath in the basement I have two full baths and two half baths. Mayo was looking forward. Pretty remarkable for a home built in 1927.
Quote from: Hometown on November 18, 2010, 10:12:36 AM
How do the one bath homes in Florence Park fair during resale?
They do fine but they are also in midtown and less than a mile from TU and Utica Square...
Quote from: SXSW on November 18, 2010, 11:00:35 AM
They do fine but they are also in midtown and less than a mile from TU and Utica Square...
When I drive around midtown I am reminded of the marvelous boulevard and old mansions on 15th between Utica and Lewis that have been destroyed. I am reminded of the wonderful old big houses on Denver that ran from downtown to the river that have been largely ruined. I am reminded of the Old Theatres, the Delman, the Will Rogers and the Brook that were destroyed. I recall Philbrook before the unfortunate additions. I also remember when some of the largest and finest old homes of Maple Ridge along 18th through 20th Streets were being abandoned and neglected. And I remember when young families started buying back into those homes. Redevelopment of Midtown has come at a heavy price and frankly Midtown isn't what it used to be. It's not nearly as beautiful as it was in the 50s and 60s. The northwest quadrant of the city has been overlooked much to its benefit. Redevelopment has not ruined it. Midtown depresses me. Tulsa south of 51st Street is just tacky period. My part of town excites the part of me that remembers Tulsa when she really was America's most beautiful city. And I would be bored and embarassed if I lived in an all White neighborhood. That's not hip, that's hick.
Nostalgia.
"The Greek word for "return" is nostos. Algos means "suffering." So nostalgia is the suffering caused by an unappeased yearning to return."
— Milan Kundera
Angie, How many people get to return to their hometown after a 30 year absence? I got to come back to Tulsa. When I drive around our old neighborhood on Norfolk up from Tracy Park I turn a corner and see a place where I played as a kid and my senses come alive. I remember the smell of the air and the brightness of the light and the changing colors on the old bank tower and a city that was the center of my world. It's a city that still frames my Liberal world view.
When I was a kid my mother wanted to show us a neighborhood she had always loved and she drove us to forbidden North Tulsa and turned up Denver Avenue to Reservoir Hill. I remember our wide eyes as we went around and up and down the twisting roads and the historic revival beauties of "The Hill."
How lucky I was to leave Tulsa when I was 21 and how fortunate I was to return when I was 51.
Hey, here's a little more about the builder I mentioned – Eichler.
http://en.wikipedia.org/wiki/Joseph_Eichler
One of Eichler's main architects was Claude Oakland. Claude Oakland was also a mentor to one of the most famous artists to come out of Tulsa: Architect Bruce Goff (Boston Avenue Methodist, Tulsa City Club, Spotlight Theatre, Bavinger House).
http://en.wikipedia.org/wiki/Bruce_Goff
Anyway I also mentioned a couple of homes for sale on Reservoir Hill.
First, here's the old Mayo built home that's currently listed. It's at the top on one of the Hill's more desirable blocks and is a bargain at $200,000 (probably because of some bad remodeling that could be undone). It's a Spanish Revival home with a pool. I give it a strong buy recommendation but it will take some money to get it in shape. On a good day, in a better economy, with the house's failings corrected, I would ask $350,000 to $400,000. You can have it for $200,000.
http://www.realtor.com/realestateandhomes-detail/2225-North-Elwood-Avenue_Tulsa_OK_74106_M71482-32277
Then there's the house listed for $150,000 just a couple of houses down from the Ultra Modern Home in contract for $550,000. I understand the layout is problematic and needs some work but that otherwise the deck and $1M view of downtown Tulsa is its best feature. This house screams bargain, value, bargain, value. I say some young attorney who wants to make a mark in this town should buy this house. With elbow grease and improvements this house is worth at least $300,000.
http://www.realtor.com/realestateandhomes-detail/2225-North-Elwood-Avenue_Tulsa_OK_74106_M71482-32277
Oh, I understand. Sorry if you thought my post was critical of your reminiscing. I have never left Tulsa, but I have the same feeling for things not here anymore.
HT, which house up there was designed by Honn? Overall, have you heard much about structural issues or water issues in the houses?
Quote from: Conan71 on November 18, 2010, 02:28:07 PM
HT, which house up there was designed by Honn? Overall, have you heard much about structural issues or water issues in the houses?
The Donald Honn house is a house with a name, something like Lion's Crest. It is very similar to his Lortondale houses and has what is probably the best view of downtown from The Hill with a pool between the house and the view. Until recently it was owned by an old Gay couple that were quite well known here in town. Victoria Street in general is a showcase for Modern and Contemporary homes with a few wonderful historic Mayo homes thrown in. I believe some of the houses up here have had trouble with movement. I know I have to keep after the leaks in my basement. The waterproofing I did last summer seems to be working but I'll probably have to it redo at some point. Of course, you have to keep after the cracks in the stucco and ice in winter is an issue up here. Then there are the cardinals, peacocks, foxes and rabbits and lady bugs, buterflies and the near constant breeze. I know of one young family with a bunch of boys that bought a big old Mayo home between the top and the flats and got a tremendous bargain under $100,000. He's a banker and she does landscaping. I would say they stand to make a $300,000 profit one of these days. Of course with Clinton's capital gains exemption for the sale of personal residences ($500,000 for a couple) they will be able to keep every dollar and they will be sitting pretty.
I have enjoyed reading about Reservoir Hill in this thread. My wife and I are looking for a bit bigger home than our current ranch style in midtown (~1,500 sq ft) and expect to buy something in the next 6-9 months. She liked Reservoir Hill when I took her up there this summer to look around. I still think it would take some convincing to get her to move to "north Tulsa".
Hometown - I see the three homes currently for sale on the Hill that you have mentioned:
Spanish Revival - http://www.zillow.com/homedetails/2225-N-Elwood-Ave-Tulsa-OK-74106/22149447_zpid/
Ultra Modern - http://www.zillow.com/homedetails/230-W-Victoria-St-Tulsa-OK-74106/22149774_zpid/
Million Dollar View - http://www.zillow.com/homedetails/260-W-Victoria-St-Tulsa-OK-74106/22149431_zpid/
Is the bad remodeling you speak of re: the Spanish Revival house the bathroom addition above the garage? I love the size of the lot but wouldn't know one thing about returning it to its proper glory. I can't tell whether it has a view of downtown Tulsa. I love the Ultra Modern but it pushes our budget.
Patrick, I didn't attend the open house but I think it's the addition you referred to. I'm checking with my neighbor who went and looked and will tell you if it is anything else other than that. The Spanish Revival is my favorite of the homes currently available. $200,000 is a bargain.
I'm not sure that the remodeling needs to be removed. Maybe someone with an eye for design could doctor and fix.
The Seller is a local Judge. The house is on one of the better blocks here. There is also a home with peacocks on that block. It's wonderful to wake up and find a family of peacocks sitting on your garage roof. Anyway, be forwarned that this is the closest knit, friendliest neighborhood I've ever lived in. Within the first week of moving in all of our immediate neighbors had stopped by to introduce themselves. The annual neighborhood party is set for next week and is always well attended. There is also an annual picnic and a longstanding neighborhood association. There are only 60 some odd homes in the association and all are on the way up or at the top of the Hill. Neighbors run the gamut from business owners to professionals to oil men, a librarian, a retired American Airlines mechanic and an unemployed legal secretary -- that's me.
Tell your wife there are a lot of well-off women up here. This morning I saw a blonde who just sold her downtown restaurant jog by with a redhead architect's wife. Another woman that just built and moved into her new home on the top drives a new luxury car and has survived life in North Tulsa for three weeks now.
Your wife could walk out the front door and be at Miss Jackson's in 10 minutes.
Good luck Patrick and let me know how it works out.
Conan, the Honn home was dubbed "High Croft II" by its previous owners.
Update on Spanish Revival home remodeling issue: My neighbor says, "There is a bath/laundry room addition over the garage. You go through the bedroom closet to access the br." So access to the bath through the closet is the issue. Sounds like it could be gussied up and made right if you spend some money.
Re views: Originally all the homes here had views but now that we have mature trees and fences some views have been eclipsed. I would "guess" that you have good views of downtown from the second story of the Spanish Revival home.
What a detailed report! Thanks Hometown, I am going to drive up there this weekend and poke around. I haven't visited since this summer so I need to get my bearings again. I did tell a friend about the other house for sale (~$150k w/ views) and he stopped by to look at it yesterday. Perhaps he is interested.
The neighborhood dynamic sounds great. Our current neighborhood is wonderful and very close to a park, but most of the residents are elderly so we don't do too many things together. Everyone is friendly though.
The seller of the ultra modern recently purchased four lots just to the east of the home they sold. One has a home that is vacant and falling down the other three are empty. I understand after they sold their house they moved to a home near Ranch Acres. Does anyone happen to know them? I'm very curious what their plans are as these empty lots are caddy corner to mine. I know the name, but didn't want to just throw it out on the board.
Quote from: rdj on April 27, 2011, 11:08:40 AM
The seller of the ultra modern recently purchased four lots just to the east of the home they sold. One has a home that is vacant and falling down the other three are empty. I understand after they sold their house they moved to a home near Ranch Acres. Does anyone happen to know them? I'm very curious what their plans are as these empty lots are caddy corner to mine. I know the name, but didn't want to just throw it out on the board.
The namesake of the website from the first post (http://www.davidclarkdesign.com/house/) is listed as a grantor of the property in the sale this past December, according to a Tulsa County property records search.
Quote from: rdj on April 27, 2011, 11:08:40 AM
The seller of the ultra modern recently purchased four lots just to the east of the home they sold. One has a home that is vacant and falling down the other three are empty. I understand after they sold their house they moved to a home near Ranch Acres. Does anyone happen to know them? I'm very curious what their plans are as these empty lots are caddy corner to mine. I know the name, but didn't want to just throw it out on the board.
I know the owners, but it's none of my business what their plans are...and I wouldn't be so presumptuous to ask.
Quote from: AngieBrumley on April 27, 2011, 02:20:10 PM
I know the owners, but it's none of my business what their plans are...and I wouldn't be so presumptuous to ask.
And then there is that. Which is why I didn't put there name on the board, even though I know it. I know multiple people that know them, but haven't taken the step to ask for an introduction. Was just curious if anyone else might know and be willing to share even if it was via PM.
Quote from: Hometown on December 01, 2010, 02:44:27 PM
Update on Spanish Revival home remodeling issue: My neighbor says, "There is a bath/laundry room addition over the garage. You go through the bedroom closet to access the br." So access to the bath through the closet is the issue. Sounds like it could be gussied up and made right if you spend some money.
Re views: Originally all the homes here had views but now that we have mature trees and fences some views have been eclipsed. I would "guess" that you have good views of downtown from the second story of the Spanish Revival home.
The Spanish Revival home doesn't have a decent view, even from the 2nd story. I'm buying it anyway. My wife absolutely loves the upstairs laundry room. It's the basement that really needs work, and I'm sure we'll also have to put a roof on it before closing. Looks like I'm going to be neighbors with some of you soon. We may even have the pool up and running for Memorial Day, but it's going to be close. FYI, my wife used to live in the house the "redhead architect's wife" lives in now : -) We're really looking forward to being in a more eclectic neighborhood, and I appreciate that people aren't willing to share everything they know about their neighbors on here.
Great story on fellow Reservoir Hill residents:
Tulsa World: Couple produces eco-friendly wine
http://www.tulsaworld.com/scene/article.aspx?subjectID=39&articleID=20110522_39_D1_CUTLIN209760 (http://www.tulsaworld.com/scene/article.aspx?subjectID=39&articleID=20110522_39_D1_CUTLIN209760)
Quote from: roadhunter on April 30, 2011, 03:19:42 PM
The Spanish Revival home doesn't have a decent view, even from the 2nd story. I'm buying it anyway. My wife absolutely loves the upstairs laundry room. It's the basement that really needs work, and I'm sure we'll also have to put a roof on it before closing. Looks like I'm going to be neighbors with some of you soon. We may even have the pool up and running for Memorial Day, but it's going to be close. FYI, my wife used to live in the house the "redhead architect's wife" lives in now : -) We're really looking forward to being in a more eclectic neighborhood, and I appreciate that people aren't willing to share everything they know about their neighbors on here.
I had heard from a neighbor that you were purchasing the house. It is a lovely house. Congratulations. The list price was a steal. According to another neighbor that grew up on The Hill in the '50s, every property had a view before we had all these mature trees. I think a HOA policy encouraging the protection of views is in order but Tulsans and Reservoir Hill residents generally don't really get the view thing.
Thanks, Ronnie. We closed on Tuesday, and will be moving in over the next 3-4 weeks. It's amazing how news travels up there : -) Where we are now (Southern Hills area) people don't even know their neighbors' names. We've been here 4 years and never met the people next door. We're very much looking forward to becoming part of a real community. If you see my white Tacoma with a camper shell on it in the driveway, stop by and say "hi"!
-John
I have enjoyed reading the posts on here about Reservoir Hill. I was not familiar with the area. We have looked at the house that is for sale on W. Victoria St and like it. I am wondering if anybody has any feedback about this house because it concerns me it has been on the market for so long. Otherwise does anyone know anything about any other properties in the area that may be available and I am not seeing on realty sites. Hope to hear something from someone.
Quote from: Majestic on October 11, 2011, 09:39:50 PM
I have enjoyed reading the posts on here about Reservoir Hill. I was not familiar with the area. We have looked at the house that is for sale on W. Victoria St and like it. I am wondering if anybody has any feedback about this house because it concerns me it has been on the market for so long. Otherwise does anyone know anything about any other properties in the area that may be available and I am not seeing on realty sites. Hope to hear something from someone.
In this market, you can assume one of three or four things for a slow-mover: overpriced, major structural issues, mold and/or water damage, or some sort of title or insurance issue (like a flat top or wood shake roof) which makes it hard to finance.
Have you physically been to the property or just looked at it on the listing broker's web site? I'd think you could probably answer a lot of your own concerns with a site visit or two. Best of luck on your search. Reservoir Hill is a very cool area and certainly one I'd consider if I were in the market for something different in this market.
Quote from: Majestic on October 11, 2011, 09:39:50 PM
I have enjoyed reading the posts on here about Reservoir Hill. I was not familiar with the area. We have looked at the house that is for sale on W. Victoria St and like it. I am wondering if anybody has any feedback about this house because it concerns me it has been on the market for so long. Otherwise does anyone know anything about any other properties in the area that may be available and I am not seeing on realty sites. Hope to hear something from someone.
I assume you mean the red home that overhangs the southwest of the Hill. I don't know anything about the house that isn't on the listing. As a resident just a few blocks over, I would assert the house has been on the market for a while for three reasons. First, houses are just sitting longer (especially in this price range and size, there are 429 houses between $100 & 150k in the TPS district with only 295 closing in the last six months for an 8.7 mo supply) and financing continues to be an issue for some buyers. Second, the house is a tweener for this area, it's not big enough for a family (only 2 bd) that might make the leap to the Hill yet it's not updated enough for the single person or childless couple that would be interested in a home of this size. Third, is general perception of the area, which is just that, perception.
My personal opinion is the home will make a great buy for someone. At $135k it's not a huge chunk of cash (especially at a 4-4.5% mortgage rate) and with another $10-20K in upgrades it could transform into a very cool mid-century-ish ranch style home.
Quote from: rdj on October 12, 2011, 11:45:59 AM
I assume you mean the red home that overhangs the southwest of the Hill. I don't know anything about the house that isn't on the listing. As a resident just a few blocks over, I would assert the house has been on the market for a while for three reasons. First, houses are just sitting longer (especially in this price range and size, there are 429 houses between $100 & 150k in the TPS district with only 295 closing in the last six months for an 8.7 mo supply) and financing continues to be an issue for some buyers. Second, the house is a tweener for this area, it's not big enough for a family (only 2 bd) that might make the leap to the Hill yet it's not updated enough for the single person or childless couple that would be interested in a home of this size. Third, is general perception of the area, which is just that, perception.
My personal opinion is the home will make a great buy for someone. At $135k it's not a huge chunk of cash (especially at a 4-4.5% mortgage rate) and with another $10-20K in upgrades it could transform into a very cool mid-century-ish ranch style home.
Yes, I visited that house on an open one weekend. We are soon to be empty nesters and I love the hill and am intrigued by the style. My wife is reluctant though. Here are the problems we observed:
-It isn't as cool looking in person as it is on the website. IOW, it didn't meet expectations. Specifically, it is an older cosmetic redressing of a late fifties ranch style (ramblers for those from the north). The house sits nicely, high and off a well paved driveway, but alas, there is no garage. Its been closed off or never existed. Thats a bummer for guys who like to tinker or for storage.
-It has an older deck that is two stories tall that is in need of serious rehab or replacement. Dangerous at the moment and expensive to replace. The expected view of the downtown skyline is non-existent 8 months out of the year as trees obscure it. The broker suggested trimming or removing trees to enhance the view. Large trees that sit on a sloping lot? Price that and take it off the asking price or stop pimping the skyline view.
-Inside: small entry and small formal living room on first level with really thick carpet that seems to be hiding a hump in the floor that runs the length of the room. A house built on a slope in the late fifties with a long hump in the living room floor? Poorly repaired foundation problems in the past or new ones awaiting. Don't really need a formal living room and the ceiling is suspiciously low anyway. Step down to the kitchen/dining which is nice and faces the deck. Will be great when the deck is fixed and the trees are trimmed.
-The house is on about 4 different levels. In spite of the non existent garage, it is quite small. It is a non-traditional layout and frankly one that would be hard to live in. Step up from the kitchen to a very small master bedroom with very little closet space, then down a spiral stairway to a nice sized family room looking area that is actually the second bedroom with even less closet space. Bathrooms small but neat. Interior design is late 90's vanilla with a tip of the hat to mid-century modern. The landscaping appears to have been nice at some time in its life but with no where to store gardening tools it looks like they gave up. Heavy power lines cross the yard which looks right into your neighbors back room.
I wanted to like this house desperately because of the price. But even with repairs and upgrades it is only suitable for a single person who travels a lot and pays to have yard work done.
I looked at this on Zillow, cool place but reminds me a little of a tree house. The Zillow broker's listing made it sound as if they were only doing some painting on the deck, not major structural.
Thank you guys for the responses to my questions about the house currently on the market in your neighborhood. Yes we personally have been to the house a few times. We actually made an offer but withdrew it until we can sell our current home. We are a couple and our kids are grown so the house is large enough for us especially with the additional room downstairs, makes it like a 3 bedroom. I just had concerns over the length of time on the market with no other homes available in the neighborhood so it seemed like someone would jump on it. I guess I am hoping it will still be there to downsize too when we sell our much larger country home with acerage. Thanks again. Also I understand that it is perception about the North side. What has been your experience with crime up on the hill ?
Quote from: Majestic on October 13, 2011, 10:08:16 PM
Thank you guys for the responses to my questions about the house currently on the market in your neighborhood. Yes we personally have been to the house a few times. We actually made an offer but withdrew it until we can sell our current home. We are a couple and our kids are grown so the house is large enough for us especially with the additional room downstairs, makes it like a 3 bedroom. I just had concerns over the length of time on the market with no other homes available in the neighborhood so it seemed like someone would jump on it. I guess I am hoping it will still be there to downsize too when we sell our much larger country home with acerage. Thanks again. Also I understand that it is perception about the North side. What has been your experience with crime up on the hill ?
After looking at the listing online, there were several things that popped out at me, Majestic.
The house is desirable to a very narrow group of buyers due to location, functionality, and potential structural issues. You should heed that for re-sale time down the road. Sure, buy it thinking this is your house for the next 30 years, but consider anything which might make you have to move some point soon. The current owners apparently bought the house in '09 for not much less than the asking price is now, so it's not like they are flipping at a profit, especially after paying broker fees.
As everyone else has pointed out, it's an empty-nester place. Looking at the staircase, no way I'd have small kids in the house, or would I live there after physical mobility becomes an issue.
I grew up in a house built on a hill which developed serious structural issues. The way it's built on the hill is probably more of a turn-off than a benefit to the majority of potential buyers. There are a lot of people who wouldn't mind having a place like that but would rather not assume what they perceive as structural risk.
Finally, the location issue isn't north Tulsa per se, it's convenience to work, shopping, schools, etc. which limit this property. May not be an issue to you or me, but to someone who works in a south Tulsa suburb, or even mid-town the commute might be a turn-off.
If the "million dollar" view really is that occluded, I'd low-ball it especially considering how long it's been on the market. I wouldn't be real hopeful since they paid near what they are asking. But, just because someone else paid too much for something doesn't obligate you to overpay them to help rectify their mistake.
Don't get me wrong, I look at the price per square foot, neighborhood, unique construction, and think to myself: "slam dunk deal" but you have to consider how many other people share that view and if you'd be stuck two years down the road in the same situation this seller is in. That's certainly got to be a factor in deciding it's value to
you.
I just drove through the neighborhood to see if anything new has come up. There is a lovely modest old home that is being auctioned off online now. Apparently it is a bank owned property. It is at 1925 N. Denver Blvd. It is near the entrance to the neighborhood to the east of the Reservoir Hill sign. A couple of years ago it was admitted to the Reservoir Hill Neighborhood Association which is a pretty elite group of I think 60 some odd homes. Last winter a home across the intersection that is also a member of the RHNA was auctioned off for a very low price. There is one home in the neighborhood that had been for sale but because of lack of interest the owner took it off the market and rented it. It is on the upper circle with a completely unobstructed view to the east. It has tear down potential but could also be made attractive with an infusion of money. Regarding the house on Victoria, I think it is important to consider its location. Victoria has a handful of important contemporary homes with a history of obtaining high resale prices. The home next to the house we are discussing sold for something like $535,000. Now I have also heard that the Victoria Street home we are discussing is flawed because of its layout but let's remember that in construction most problems can be corrected. Let's say you have to pump $100,000 or more into the house to address the design issues. I would say that given the history of prices of nearby contemporary homes such an investment would not be imprudent. There is also an old Cass Mayo home that was on the market that was taken off. I'm not sure but it looks like the owner is making some repairs so it may come back on the market. I have not been inside but much of it has been remodeled so it might be closer to move in condition with minimal work needed. And we haven't even discussed the whole east side of the hill where there are twisting turning roads and a number of fairy tale houses and probably better bargains. That stretches all the way over to Cincinnati around Burroughs Elementary. Anyway, I have been regretting that I'm not in a position now to jump on that property 1925 N. Denver. I bet someone is going to get a bargain in that auction. I hope they appreciate its historic character and are ready to take care of it and contribute to the neighborhood. Reservoir Hill is unlike any other neighborhood in Tulsa.
Quote from: Ronnie Lowe on October 23, 2011, 12:57:10 PM
I just drove through the neighborhood to see if anything new has come up. There is a lovely modest old home that is being auctioned off online now. Apparently it is a bank owned property. It is at 1925 N. Denver Blvd. It is near the entrance to the neighborhood to the east of the Reservoir Hill sign. A couple of years ago it was admitted to the Reservoir Hill Neighborhood Association which is a pretty elite group of I think 60 some odd homes. Last winter a home across the intersection that is also a member of the RHNA was auctioned off for a very low price. There is one home in the neighborhood that had been for sale but because of lack of interest the owner took it off the market and rented it. It is on the upper circle with a completely unobstructed view to the east. It has tear down potential but could also be made attractive with an infusion of money. Regarding the house on Victoria, I think it is important to consider its location. Victoria has a handful of important contemporary homes with a history of obtaining high resale prices. The home next to the house we are discussing sold for something like $535,000. Now I have also heard that the Victoria Street home we are discussing is flawed because of its layout but let's remember that in construction most problems can be corrected. Let's say you have to pump $100,000 or more into the house to address the design issues. I would say that given the history of prices of nearby contemporary homes such an investment would not be imprudent. There is also an old Cass Mayo home that was on the market that was taken off. I'm not sure but it looks like the owner is making some repairs so it may come back on the market. I have not been inside but much of it has been remodeled so it might be closer to move in condition with minimal work needed. And we haven't even discussed the whole east side of the hill where there are twisting turning roads and a number of fairy tale houses and probably better bargains. That stretches all the way over to Cincinnati around Burroughs Elementary. Anyway, I have been regretting that I'm not in a position now to jump on that property 1925 N. Denver. I bet someone is going to get a bargain in that auction. I hope they appreciate its historic character and are ready to take care of it and contribute to the neighborhood. Reservoir Hill is unlike any other neighborhood in Tulsa.
What is the auction site, Ronnie?
Quote from: Conan71 on October 24, 2011, 10:30:52 AM
What is the auction site, Ronnie?
Per Zillow, it looks like Hudson & Marshall: http://www.hudsonandmarshall.com/Property/Tulsa-OK-74106-1925-North-Denver-Boulevard/85396.aspx (http://www.hudsonandmarshall.com/Property/Tulsa-OK-74106-1925-North-Denver-Boulevard/85396.aspx)
Ok this is a little off topic but still kind of on. I saw on the news that the Hanson Family home is going to be auctioned off. Why auction and not just out right sell it with a set price ? What is the benefit to selling it by auction ?
Quote from: DolfanBob on October 24, 2011, 10:50:26 AM
Ok this is a little off topic but still kind of on. I saw on the news that the Hanson Family home is going to be auctioned off. Why auction and not just out right sell it with a set price ? What is the benefit to selling it by auction ?
If a house is an odd custom or has limited market appeal to the masses, sometimes you can actually wind up with more money via the auction route. One in particular I can think of is the old "trash incinerator" house which sold a few years back. It is up north adjacent to Hwy 75 where Bird Creek crosses under (can't remember if it's roughly 36th or 46th St. North). The house was truly cool, but it doesn't have a well-defined spot in the marketplace due to it's uniqueness and the fact you have to drive through an absolute ghetto to get to this little oasis of a property.
Other times it may well be the owner has had the house on the market for months and is finally desperate to simply get out from under it. Other reasons I'm not entirely sure about. Williams & Williams explains more on their web site:
http://www.williamsauction.com/
Also, looking over the Hanson property, looks like they want to parcel out the remainder of the land. Their homestead is the exact sort of situation an auction can be ideal for.
Great article on a beautiful Reservoir Hill property! http://issuu.com/prairiehive/docs/prairiehiveissue6
My wife and I drove through this weekend. I had noticed there was a house for sale on Woodrow (Zillow link (http://www.zillow.com/homedetails/222-W-Woodrow-Pl-Tulsa-OK-74106/22149297_zpid/)). House / pictures look beautiful. Can't tell what kind of backyard it has or view.
This is a beautiful home. I can't speak to all the views but I know from the backyard it's a nice hillside view.