Area Today. I taught at Holly Creek School several years ago. I believe they have one of the best schools in our area. Holly Creek is a rural community west of Broken Bow. It's a good location for living in the country and yet being about equal distance to Broken Bow 74728 or Idabel, Oklahoma 74745. Today, I'm visiting the Holly Creek area to look at a home. The owner's son called and asked me to do a CMA (Comparative Market Analysis) to see what we would list it for. After we visit the home, making notes, and taking a few photos to help me remember details, I'll compare the property to other recent sales in the area and properties currently on the market, so we can can come up with an a list price indicated by those recent sales comps and the competition properties.
I am finding that some of the market problems in our local area at this time tends to be tied up in lending. Our local banks are where many of my customers end up getting their loans. Their down payment requirements usually are higher than the larger national banks. Local banks will often need 20 to 25% down payment. They finance for a fewer number of years usually and often it's an adjustable mortgage.
Sometimes a local bank will amortize for 30 years, but actually only finance for 3 years, with the mortgage due at that time... This means that to stay with that bank, you will have to go back at the end of the 3 year period and sign documents again to refinance it for 3 more years and remember that the mortgage is actually due at that time... all of it. Their interest rate at this time is 2 points above prime.
One of the other options that we find locally is an adjustable rate mortgage, term is usually 10 or 15 years and the rate adjusts annually. Their interest rate has been running between 6 and 7 % for some time now.
Financing outside our local banks has brought it's own set of problems for many, with higher credit score requirements, more documentation requirements, etc. and often just a slow process to get to closing.
So today, I'm doing a Comparative Market Analysis in Holly Creek, and the lending issues along with the sales comps, location, condition, etc will have to be taken into consideration as we work to try to determine the highest price that the market will bring for the property.
Hope the sun is shining today!
embed map here
Valliant Oklahoma, home of the annual VALLIANT WATERMELON FESTIVAL, is located in McCurtain County, Southeast Oklahoma, approximately 20 miles north of Red River which forms the border between Texas and Oklahoma. 
Valliant is a small town on highway 70. It's major employers are 
Wildlife manages 15 lakes within the state of Oklahoma. The Oklahoma Department of Wildlife stocks the lake with catfish from time to time and installs natural habitat (cedar tops) around the fish feeders. 
from undeveloped pasture land. It is a quiet and peaceful area. Some of the lots on the north end of LakeView Addition are the flatest lots in the addtion. LakeView Addition has good shoreline with good fishing. You can fish right from your yard, or build that boat dock or fishing pier that you've always wanted. 
Addition along the southwest part of Raymond Gary Lake. The George Caldwell Addition is one of the older addtions on the lake. It lies along Spillway Road (or State Highway 209 if you're looking at 911 addresses) and contains all waterfront (lake front) lots. The Caldwell family has been a part of Choctaw County for many, many years. 
Like most of Lake Raymond Gary, The George Caldwell Addition has various styles and sizes of homes. There is no home owners association. There is a voluntary lake association active on Lake Raymond Gary. 
