I'm looking to move in the spring/summer and upgrade to a......different neighborhood. I currently live in east Tulsa, a little north of the Battle Creek area.
I would like to live in Tulsa but we have a middle schooler and I've not heard anything good about any of the TPS schools. Which TPS middle and high schools are "good"?
I'll be looking in the $150k - $180k range so nothing spectacular....we're just middle class folks. I like a lot of the newer houses I see but they're always in BA, Jenks, Owasso, etc. I also like some of the older midtown homes, but I'm not sure I could afford one and I'm not sure about the schools there.
[:)]
there is some middle class stuff in that range in west jenks or south Bixby, but you'll be hard pressed to find something above 2k sq ft built recently for that.
We live in Forest Creek between 81st and 91st off of Harvard. It's the most active family neighborhood I've ever seen. Looks like the neighborhood from ET at Halloween! We had 122 trick-or-treaters this year!
We have a neighborhood pool and park, and every parent knows every kid in the neighborhood!
Houses are in your price range. Jenks schools. I think Jenks is #1, but not sure.
Neighborhood is about 30-40 years old, so the homes have lots of character and we have huge trees, winding creeks and large back yards.
The neighborhood association sponsors several parties, kids events, and holiday parades. We also have hayrides at holloween.
We love it. Made my wife uneasy when we first moved there because she was a mid-towner and was not used to neighbors being so friendly. She lived in Florence park for 20 years and only knew the neighbors directly around her house.
2k square foot is probably more than I could afford anywhere!
Thanks Gas, that's helpful. I'm somewhat familiar with that area as I used to manage that Pizza Hut at 82nd and Harvard when it first opened in my younger days. I'm having a hard time picturing it though, I'll have to drive down and check it out....I only remember a gated community down there which I know is far beyond my means. [:D]
As far as non-magnet TPS schools go, my understanding is that Edison middle and high schools are very, very solid. You should check out Ranch Acres and some of the other subdivisions in that area. I'm sure you can find a home in your price range nearby.
I would probably say Edison as well. You could definintely find some things in your price range in the Edison school district. Especially if you are only needing 3 bedrooms.
We are actually looking in the Forest Creek area, and a great home just sold at 82 & Harvard, it was 2700 sq ft and it sold for just over 180k. Walnut Creek and such also have good places in there.
Gaspar, we are so on the fence, new neighborhood, full of young families, young kids (pricey) older neighborhood, more character, better value, but I wonder are young families still moving in or all the kids HS and above?
I have a kid starting middle school next year, and have been looking into it quite a bit. The three top middle schools within TPS are Thoreau, Carver, & Edison (magnet program). Each has something to offer, and I would recommend visiting each. Carver has the top test scores in the city, and feeds directly into BTW (which is a top 100 school in the nation). If you really want your child to go to BTW, I would choose Carver. Thoreau is further south (around 71st & Memorial), and also tests well. It has a very different approach to teaching, encouraging collaborative projects/open classrooms/variety of approaches. Many of the kids do go onto BTW, though not all. Both Carver & Thoreau are magnet schools, so it doesn't matter where you live (though certain areas may provide you with a better chance of acceptance). Carver takes based upon grades; Thoreau uses somewhat of a lottery, trying to draw a diverse group of students. Edison has a good magnet program, but I have heard mixed things about the non-magnet classes. The plus side is that, if you live in Edison district and meet the minimum criteria, you are automatically admitted to the magnet program (students outside the district are admitted depending upon available space). Edison middle school feeds into Edison High School, and very few go elsewhere. I have heard pretty good things about Edison High, but not as good as BTW.
Transfers to all three schools are required, and you will need teacher recommendations and transcripts for each. The due date for those is coming up very soon.
quote:
Originally posted by pmcalk
I have a kid starting middle school next year, and have been looking into it quite a bit. The three top middle schools within TPS are Thoreau, Carver, & Edison (magnet program). Each has something to offer, and I would recommend visiting each. Carver has the top test scores in the city, and feeds directly into BTW (which is a top 100 school in the nation). If you really want your child to go to BTW, I would choose Carver. Thoreau is further south (around 71st & Memorial), and also tests well. It has a very different approach to teaching, encouraging collaborative projects/open classrooms/variety of approaches. Many of the kids do go onto BTW, though not all. Both Carver & Thoreau are magnet schools, so it doesn't matter where you live (though certain areas may provide you with a better chance of acceptance). Carver takes based upon grades; Thoreau uses somewhat of a lottery, trying to draw a diverse group of students. Edison has a good magnet program, but I have heard mixed things about the non-magnet classes. The plus side is that, if you live in Edison district and meet the minimum criteria, you are automatically admitted to the magnet program (students outside the district are admitted depending upon available space). Edison middle school feeds into Edison High School, and very few go elsewhere. I have heard pretty good things about Edison High, but not as good as BTW.
Transfers to all three schools are required, and you will need teacher recommendations and transcripts for each. The due date for those is coming up very soon.
I have three boys. Each one went to one of the schools PM refers to. Your research is right on. We loved each school for different reasons. Thoureau is your best bet if you want to live in a neighborhood nearby that fits your parameters. Carver is best scholastically but Thoreau is close behind and does it with a more diverse population. You can't beat BTW for a TPS high school both in real life learning and scholastics but it is a small school compared to Jenks, BA or Union. Some tradeoffs there. Edison has history and is anxious to improve but would be my last choice. Good facilities and convenient but just not there yet. Homes in its district are available for your price range.
Lastly, PM is right about them being magnets and you can transfer into them no matter where you live, however that is as long as you live in the TPS district.
Chimney Hills. Very quite. Been here since March of 81. Homes are 200,000.00 up though.
I'm just wondering what peoples thoughts on central high school and the middle schools nearby where.
North Tulsa is a quite and just lovely area,PLENTY of kids.
Sun Meadow is a great neighborhood, between Yale and Sheridan, south of the Creek Turnpike. Jenks school district. Older homes, built mostly in the late 70's, but large lots, approx. 1/3-1/2 acre each, and lots of large trees.
Many of the homes are still occupied by the original owners. Quite a few of the ones that go on the market need updating, but most are sold in the price range you are looking at. Some that have changed hands have been updated nicely. And they seem to be well built. We moved here after living in new construction, and there is a world of difference in the quality, especially in this price range.
Nick
In North Tulsa, Brady Heights is a good neighborhood, and it is in the historic Carver district, which means you get priority towards admission.
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Originally posted by citizen72
Chimney Hills. Very quite. Been here since March of 81. Homes are 200,000.00 up though.
I'm not trying to bash here, but why even post Chimney Hills when they said they need something in the 150-180 range?
Anyone had any luck negotiating the realtor fees down? Or is it pretty much a standard 6%? I think that's what I paid the last time I sold my house.
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Originally posted by TulsaSooner
Anyone had any luck negotiating the realtor fees down? Or is it pretty much a standard 6%? I think that's what I paid the last time I sold my house.
I thought it was 7%
I think it depends on your realtor/realty company, but I thought the standard was usually 6%. That's what it was 2 years ago when we bought new and sold the condo. Our realtor gave us a deal and only charged us 2% (her share) when we bought the new house since we bought and sold through her.
quote:
Originally posted by TulsaSooner
Anyone had any luck negotiating the realtor fees down? Or is it pretty much a standard 6%? I think that's what I paid the last time I sold my house.
You know I was just wondering about that this morning, having never sold a house yet.. 6%? Grah. There goes any chance of making a dime of profit to use for a down payment.
quote:
Originally posted by safetyguy
I think it depends on your realtor/realty company, but I thought the standard was usually 6%. That's what it was 2 years ago when we bought new and sold the condo. Our realtor gave us a deal and only charged us 2% (her share) when we bought the new house since we bought and sold through her.
I wonder if they'd all do something like that? That would be a great way to save a lot of money....but it would limit your selection.
I could never imagine giving someone $9,000 to help me spend $150,000 for things I can do myself. It just blows my mind. Maybe I'm missing something, but all the records they have are public. $9,000 is a TON of hours you could spend getting previous sales history of the house and neighbors or anything else you wanted to do. That's more than closing costs, so for that matter you could just re-sell the house if it turns out you don't like it! @ $100 an hour that's two a half weeks of full time work. Sorry Realtors, feel free to start a thread defending yourselves, but I just don't get it.
- - -
That aside, I live in Ranch acres and my son goes to Patrick Henry. We are very pleased with the school and LOVE the area. When we want a larger house it will be difficult for us to leave the area.
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Originally posted by cannon_fodder
I could never imagine giving someone $9,000 to help me spend $150,000 for things I can do myself. It just blows my mind. Maybe I'm missing something, but all the records they have are public. $9,000 is a TON of hours you could spend getting previous sales history of the house and neighbors or anything else you wanted to do. That's more than closing costs, so for that matter you could just re-sell the house if it turns out you don't like it! @ $100 an hour that's two a half weeks of full time work. Sorry Realtors, feel free to start a thread defending yourselves, but I just don't get it.
Uh, they put a sign up in your yard. That's worth $9K. /sarc
Finally starting to look now and didn't see anything I just had to have in south Tulsa, but it's early in the process.
What do any of you know about Rolling Oaks in west Tulsa? The homes seem nice and it would definitely shorten our commute to downtown, don't know much about Berryhill schools though...I always thought it was another town. [^]
It's in Tulsa and I kind of think west side development might be in our future so those are some positives. Anybody have any thoughts on Rolling Oaks neighborhoods on the west side?
See PM for where I live and what school my son goes to... I like my area and houses usually rent for < $1000.
From what I've been told, Berryhill test scores are very good. I'm in Sand Springs, but my neighbors still go to Berryhill. Three girls, elementary, middle school and one in high school, the parents are very happy.
I think Berryhill is a great area, my biggest problem with neighborhood was how close the houses were to each other. Also, make sure you have a good structual engineer check the house in inspections, there are great ones an not so great ones in there.
Thanks for the info, guys. We're going to drive through Rolling Oaks this evening and see what we think. I'm committed to living IN Tulsa and that fits the bill with the bonus of nice homes and shorter commute so we'll see if it works out. I've noticed some other homes we've looked at that had obvious structural damage so that's hit or miss and we'll definitely have it inspected before buying.
Good info on Berryhill schools, thanks!
I concur. RUN from the City! Do not even waste your time or money.
Huh?
The Berryhill area IS in the city of Tulsa. Isn't it?
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Originally posted by tim huntzinger
I concur. RUN from the City! Do not even waste your time or money.
Is she running from Berryhill or Tulsa? Because I would disagree with you on both...
I continue to hear good things about Berryhill but T-town? Overpriced, underserviced, eternal road construction, middling schools. One refrain about T-town is that unlike the suburbs it is more neighborhoodly, something this 25-year resident absolutely disputes. Drove through my old hood south of the fairgrounds on Pittsburg and it looks like crap, even worse than when I lived there - even with all the fairground updates and commercial infill. Too many overpriced or dumpy hoods in T-town.
quote:
Originally posted by tim huntzinger
I continue to hear good things about Berryhill but T-town? Overpriced, underserviced, eternal road construction, middling schools. One refrain about T-town is that unlike the suburbs it is more neighborhoodly, something this 25-year resident absolutely disputes. Drove through my old hood south of the fairgrounds on Pittsburg and it looks like crap, even worse than when I lived there - even with all the fairground updates and commercial infill. Too many overpriced or dumpy hoods in T-town.
I guess all I can say is sorry to see that you had a bad experience. I, on the other hand, have had great experiences in Tulsa, and found Jenks, Sand Springs, and Broken Arrow to have "dumpy" neighborhoods. As for overpriced, I think my housing is priced just right, considering the amenities and opportunities nearby that I don't have in the suburbs (safe neighborhood, quick walk to grocery/pharmacy/eateries/university, feasible bike ride to entertainment districts and shopping, short communte to work). I could probably pay less to live in the suburbs, but then I'd pay more for transportation. But that's just my take on it.
I suppose it shows that if you look for negatives, you'll find them anywhere you go. My situation works for me, and yours must work for you (otherwise, we wouldn't be where we are, right?). [8D]
TulsSooner, I live in the Renaissance neighborhood. We've got a few houses for rent in the neighborhood, and they should be in your price range. I think the most expensive rental I found was $1,000 and that was for a 4 or 5 bedroom.
Love T-town, I am just bitter bc I cannot sell my house at the appraisal value and I live in one of our most 'desirable' neighborhoods. Bunch of dumpy please-infill-me lots surrounding me - but it is still not as dumpy as my old hood.
I agree. I have been in Tulsa for 41 years. My wife and I along with our 2 children live in midtown. We love our neighborhood and most of our neighbors but there are even patches within our neighborhood that are starting to look rundown too. Tulsa is weird that way. You can have a nice neighborhood and a block away have a rat hole. Things can be done about it however I have found. Contacting the non-emergency TPD number along withe Mayors action center can get you help with code violaters that can bring your property value down.
quote:
Originally posted by tim huntzinger
One refrain about T-town is that unlike the suburbs it is more neighborhoodly, something this 25-year resident absolutely disputes.
Maybe you had bad breath.
And at that price point $150-$180??! Man, you must be poor! You gonna live in a shack! Sure you don't want a nice trailer? At that point you are gonna have an unremodeled tear-down or have to live around a bunch of legacy homeowners waiting to be bought out.
Maybe I have bad breath, but Tulsa's homes are overpriced, the schools are middling, and I still feel fortunate to live here!
Or like the time when the pig developer was going to restring my electric lines and showed up at 845 am with an AEP truck. Must have been my breath, RWarn. The pig developer was going to put that pole in my backyard so that my electric line was one foot over my roof line. All without my permission. And it would have been damn near impossible to rectify. And good thing my wife is in the legal field because without her we would have been screwed.
Know how my neighbors responded when the pig developer was going to put the pole across the street and have a line running from the POS rental to his new infill Tuscan POS's? Must have been my breath, RWarn because they were angry at ME for causing him to HAVE to put the line across 35th st. As it was, he snubbed his nose at the Joke City Codes and strung my electric line right over top of the pool.
So this is what one can expect in Tulsa neighborhoods and their so-called developers. Be prepared to be stabbed in the back and to fight for yourself.
So, anyway, drove through Rolling Oaks yesterday after work. It seems to be a really nice neighborhood, especially for the price. If the time comes, I guess we'll just have to decide if we want to live in the boonies away from retail development but closer to work.
You getting your price point? New construction?
I'd move to Jenks. I also like west Tulsa that area has alot of old time charm. I'm not too big a fan of mid-town or North Tulsa. Good luck.[:P]
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Originally posted by sauerkraut
I'd move to Jenks. I also like west Tulsa that area has alot of old time charm. I'm not too big a fan of mid-town or North Tulsa. Good luck.[:P]
But North Tulsa has so many kids!And low crime!Im thinking of moving there myself and becoming a gang member.Do the crips accept 42 year old white boys???
Do not go too far north. I live in Brookside and we have gang graffiti all over the place - less than one mile from Sen. Inhofe and Mayor Taylor!
Don't let your anger carry you too far Tim. I see "gang" grafitti south of 91st as well. Any punk with a spray can and a bad attitude can play gangster.
True, but when a Utica Square home is subject to home invasion at the same time I notice an increase in graffiti in the area, something is up. You are absolutely right, Tulsa is too small not to be quickly accessible to miscreants. I think the allure of the suburbs is that they tend to have limited access, and younger families naturally have more interaction than midtowners. At least we no longer have idiot Drew Diamond dismissing the very idea of gangs in town.
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Originally posted by TulsaSooner
Huh?
The Berryhill area IS in the city of Tulsa. Isn't it?
Uh. No.
quote:
Originally posted by tim huntzinger
Love T-town, I am just bitter bc I cannot sell my house at the appraisal value and I live in one of our most 'desirable' neighborhoods.
Sell it to the guy that appraised it!
quote:
Originally posted by tim huntzinger
Tulsa's homes are overpriced
Are you serious? The homes here are dirt cheap compared to most other cities in the country.
County Assessor said $210. Just got an offer for $205. Our intitial asking price was $250. Been on the market for a year. We bought five years ago at $170 and put $11 in. Would that be worth your effort?
I think your response was directed at me but I'm not sure what you're asking...
If you're complaining about the time to sell, your home was obviously either priced too high or it didn't show well. Without seeing it and the comps in your specific area, I have no idea which one it was...
quote:
Originally posted by tim huntzinger
County Assessor said $210. Just got an offer for $205. Our intitial asking price was $250. Been on the market for a year. We bought five years ago at $170 and put $11 in. Would that be worth your effort?
Aren't you glad you live in Tulsa?[:P]
Could be the market isn't as strong as the realtors would like you to believe or...you paid too much.
quote:
Originally posted by tim huntzinger
County Assessor said $210. Just got an offer for $205. Our intitial asking price was $250. Been on the market for a year. We bought five years ago at $170 and put $11 in. Would that be worth your effort?
Just look at the bright side, Since the Assessor values your house at $210 your are entitled to the 5% mandatory increase in the assessed value to where the new value will be $220+ which makes it an automatic increase for buyers, who are standing in line wanting the cheap real-estate in T-town with a new arena.
h2O I think it was a problem with the listing realtor, they focus on Owasso and North county. Props to them, though, I think we have a buyer!
Here it is, (//%22http://cindyhand.featuredwebsite.com/listings.asp?listing_id=1093592475%22) or was, thank goodness!
$100 a square foot ain't bad.
2,100 square feet on a .22 acre lot...you must have the smallest backyard...
Nice home. Glad its working out. So are you now selling out to the burbs?
I would rather have pins under my fingernails during a conversation with RWarn than live in the burbs! Better to be forced to drink chewin tobacco juice listening to Cannon Fodder drone on than live in the wasteland of burbia! I would rather have the Artist paint a portrait of me on far than live in the hinterland!
[:D]
I take back all the nasty things I said about T-Town. Lookin in the Whiteside Park area, Patrick Henry district, actually. So if you have kinfolk in the area, better warn em.