11307 S College Ave
Tulsa, OK 74137
NEGOTIATE
Price
$675,000
Beds
5
Baths
4
Sq Ft
4,810
Year
2006
Days Listed
127
◆ Executive Summary
Overall: NEGOTIATE—this gated luxury home presents a rare opportunity to capitalize on severe seller distress, with six price cuts totaling $174,900 (20.5%) over 127 days dropping the ask from $849,000 to $675,000, now below the March 2023 purchase price of $750,000. The seller is effectively underwater after carrying costs, signaling either financial urgency or market rejection that creates exceptional leverage for an aggressive lowball offer. However, the catastrophic price collapse and anemic engagement (762 views, 25 saves in four months) raise red flags: demand full disclosures on all mechanical systems, roof condition, and foundation before closing, as the listing omits critical details on HVAC age, roof material, and structural specs that could explain why every previous buyer walked away. The bones are solid—5 bed/4 bath in top-rated Jenks schools within a gated community—but the nine-month market failure suggests you can negotiate 10–15% below the current $675,000 ask if you can identify and address the hidden friction point scaring off other buyers.
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11307 S College Ave, Tulsa, OK, 74137 home NEGOTIATE Catastrophic Price Erosion—$114,900 Cut in 127 Days Listed Below 2023 Purchase Price—No Appreciation in Three Years Catastrophic Price Collapse: $175k Drop in 15 Months Catastrophic Price Collapse: Five Cuts in Four Months
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▲ Top Findings
Catastrophic Price Erosion—$114,900 Cut in 127 Days
Originally listed at $849,000 in November 2025, the property has suffered six price reductions totaling $114,900 (13.5% decline), now at $675,000 after 127 days on market. Most dramatic drop: $54,900 in a single seven‑day window (June 17→July 18). This velocity and magnitude signal seller distress, inventory overhang, or initial mispricing—all red flags for immediate negotiating leverage.
Listed Below 2023 Purchase Price—No Appreciation in Three Years
Sold for $750,000 in March 2023; now asking $675,000 in August 2026. After $10,000 holding costs (40 months × $131 HOA + property tax estimates), the seller faces a gross paper loss of roughly $75,000–$90,000 if transacted at list. In a period when Tulsa metro saw modest gains, this property underperformed. Pair with the listing's claim of 'new HVACs, Anderson windows, generator, safe‑room' renovations—if those were completed post‑2023, the seller would expect appreciation, not a $75k haircut, suggesting either forced sale or renovation costs far outpacing market reception.
Catastrophic Price Collapse: $175k Drop in 15 Months
Listed at $849k in Nov 2025, pulled off market at $795k in Apr 2026, now down to $675k—a 20.5% haircut. That's a $175k vaporization in 15 months and seven price cuts. This isn't 'testing the market,' this is panic. Seller bought at $750k in March 2023 and is now barely breaking even after carrying costs. Either they overpaid catastrophically, the market turned hard, or something is deeply wrong with the property that the listing isn't disclosing.
Catastrophic Price Collapse: Five Cuts in Four Months
Listed November 2025 at $849,000, cut five times to $675,000 (down $174,900 or 21%) over 127 days. That's not normal negotiation—it signals either the seller started wildly over-market or the home has hidden defects turning away every buyer who tours. For context, nearby comps sold $708k–$855k, so current ask is reasonable on paper; the question is why no one bit at any higher number.
Missing All Critical System and Structure Details
Heating, cooling, roof material, exterior siding, foundation type, and garage space count are all 'N/A' in the MLS. For a 2006 home now twenty years old, you need dates on the roof (typical 20–25 year life), HVAC model years (listing says 'two new' but no install dates), and foundation condition (Oklahoma has expansive clay soils). Demand a full disclosure packet, roof inspection, and HVAC service records before you write an offer.
Zombie Listing: Six Price Cuts Over 127 Days×3
Listed Nov 2025 at $849k, cut six times to current $675k — a $174k (20.5%) reduction. Pulled briefly in April 2026, relisted immediately, and continued bleeding. This pattern indicates severe initial overpricing and/or a feature buyers are rejecting (layout, location within gated community, or market saturation at this price/size). Days on market now 127 with only 762 views and 25 saves is weak engagement for a luxury property. **Also flagged:** Death-Spiral Price Cuts: Six Reductions, Still Not Selling Listed Nov 2025 at $849k, relisted Apr 2026 at $790k, then cut six times to $675k—down 20.5% in ten months. After 127 DOM and only 762 views, the market has spoken: even at $675k it's not moving. This pattern screams overpricing, desperation, or a hidden defect scaring off buyers. **Also flagged:** Zombie Listing: 9 Months, $174k in Price Cuts Listed November 2025 at $849k, briefly removed April 2026, then relisted at $789k and now down to $675k — a 20% total reduction across nine months and seven price changes. Either the seller wildly overshot value or the home has a serious buyer hesitation factor (layout, condition, or location) not visible in photos. At 127 days on Zillow with only 25 saves and 762 views, market interest is anemic.
Sold Only 14 Months Ago for $750k—Now Asking $675k After Cuts
Purchased March 2023 at $750k; now asking $675k after initially trying $849k. Seller is underwater or close to it—selling for 10% less than they paid just over a year ago (before transaction costs). Red flag: what went wrong? Why the urgent exit at a loss in a gated luxury neighborhood?
Why the Fire-Sale Exit? Hidden Defects or Financial Distress?
Seller bought 14 months ago for $750k, listed at $849k (13% flip markup), then cut to $675k (10% loss). This trajectory—combined with 127 DOM and low engagement—suggests either: (a) undisclosed structural/mechanical issues scaring off buyers, (b) financial distress forcing a quick exit, or (c) market mispricing due to condition. Buyer must dig deep.
Aggressive Price Reduction Sequence
Listed November 2025 at $849,000, cut to $675,000 by July 2026—a 14.5% ($115,000) reduction in just four months. While the seller purchased in March 2023 for $750,000, the initial list was 13% above that purchase and market rejection has forced the price below the 2023 buy-in, erasing ownership equity. This pattern indicates either overpricing at launch or weakening local demand for high-end inventory.
Negative Equity vs 2023 Purchase
The March 2023 purchase at $750,000 now listed at $675,000 means the seller faces a $75,000 nominal loss (10% below buy-in) before transaction costs. Listing description touts 'two new HVACs, new Anderson windows, generator, safe-room'—if these upgrades were post-2023, the effective loss deepens. Absent permits or receipts, it's unclear whether cited improvements justify the original $849k ask or whether the market simply declined.
Expert Panel (8/10)
Gated luxury home suffering severe price erosion after $95k in cuts within four months, now slightly below 2023 purchase—investigate seller distress and prolonged market exposure.
Catastrophic Price Erosion—$114,900 Cut in 127 Days
Originally listed at $849,000 in November 2025, the property has suffered six price reductions totaling $114,900 (13.5% decline), now at $675,000 after 127 days on market. Most dramatic drop: $54,900 in a single seven‑day window (June 17→July 18). This velocity and magnitude signal seller distress, inventory overhang, or initial mispricing—all red flags for immediate negotiating leverage.
Listed Below 2023 Purchase Price—No Appreciation in Three Years
Sold for $750,000 in March 2023; now asking $675,000 in August 2026. After $10,000 holding costs (40 months × $131 HOA + property tax estimates), the seller faces a gross paper loss of roughly $75,000–$90,000 if transacted at list. In a period when Tulsa metro saw modest gains, this property underperformed. Pair with the listing's claim of 'new HVACs, Anderson windows, generator, safe‑room' renovations—if those were completed post‑2023, the seller would expect appreciation, not a $75k haircut, suggesting either forced sale or renovation costs far outpacing market reception.
Stale Market Exposure and Relisting Pattern
First listed April 2026, delisted in mid‑April ($795k), then relisted May 2026 and continuously cut. Combined with 127 cumulative days on Zillow and six reductions, the property shows classic 'zombie listing' behavior—withdrawn to reset clock, returned with aggressive pricing, yet still sitting. Only 762 views and 25 saves after four months suggest weak buyer engagement, even at a 30% discount per square foot vs the nearest $801k comp (4,810 sf).
Price per Square Foot 17% Below Area Comps—Value or Trap?
At $140/sf, this home is $26/sf (15.6%) below the $166/sf implied by the $801k, 4,810 sf comp and roughly 10–15% below the range of other 4,400–5,000 sf sales ($708k–$854k yield $151–179/sf). Given luxury finishes, gated setting, and claimed 'theater room, swim spa, outdoor kitchen,' this discount either reflects genuine value (if renovations and condition warrant it) or signals hidden defects, deferred maintenance, or a cooling luxury segment in south Tulsa. Without an appraisal or inspection, you cannot know which.
Missing Critical Structural and System Data
The brief omits roof type/age, heating/cooling specifics beyond 'two new HVACs,' parking capacity, foundation type, and permit records. Research confirms 'no specific permit records for the past 10 years' visible online. For a 20‑year‑old, nearly 5,000 sf luxury home claiming major upgrades (generator, safe‑room, dual HVAC, Anderson windows), the absence of permit documentation raises questions: were these improvements code‑compliant and permitted? A buyer must verify all system ages, roof warranty, and whether the theater sound‑insulation and electrical upgrades (generator) were properly permitted.
HOA Fee $131/mo in Line with Gated Amenity Profile
A $1,572 annual HOA in the Waterstone gated community is reasonable for gate maintenance, landscaping, and common-area upkeep in a Tulsa suburb. This is not a red flag; south Tulsa gated neighborhoods typically run $100–$200/mo. Expense is modest relative to property value and does not impair cash flow or resale.
Flood Zone Unverified—Generic Research Only
Research states 'many lots in 74137 are outside SFHA (Zone X), but exact FEMA designation for 11307 S College Ave must be confirmed via City of Tulsa GIS or flood certification.' Without a Letter of Map Amendment or elevation certificate, you face residual flood-insurance and resale-disclosure risk. For a $675k purchase, demand a flood zone determination and elevation certificate during due diligence.
Strong Schools and Low Crime Support Long‑Term Hold
Jenks school district (7/10 elementary/middle, 9/10 high school) is among Oklahoma's best. ZIP 74137 crime grades A/B with violent crime 20% below national average and property crime 21% below. Research notes 'southwest 74137 gated subdivisions have fewest incidents—handful per year.' For families prioritizing safety and education, this remains a premium location despite current pricing turbulence.
Solid home in excellent neighborhood, but catastrophic price collapse and stale listing signal desperation—aggressive lowball warranted.
Catastrophic Price Collapse: $175k Drop in 15 Months
Listed at $849k in Nov 2025, pulled off market at $795k in Apr 2026, now down to $675k—a 20.5% haircut. That's a $175k vaporization in 15 months and seven price cuts. This isn't 'testing the market,' this is panic. Seller bought at $750k in March 2023 and is now barely breaking even after carrying costs. Either they overpaid catastrophically, the market turned hard, or something is deeply wrong with the property that the listing isn't disclosing.
Zombie Listing: 127 Days and Counting
On market since late April 2026 (with a brief delisting in early April), this home has sat for over four months and through multiple price cuts without a buyer. In a desirable gated community with top schools and low crime, a well-priced home should move in 30–60 days. 762 views and only 25 saves tells you lookers aren't converting—people see it, read the listing, and walk away. That's a red flag for undisclosed issues or unrealistic seller expectations even at the reduced price.
Comparable Sales Context: Priced Below Comps
Nearby sold comps range from $708k to $854k for similar 4,500–5,100 sq ft homes. At $675k ($140/sf), this property is now priced 5–10% below the bottom of that band. Either the seller is finally realistic, or comps reflect superior condition/updates this home lacks. Given the price collapse and long DOM, I suspect the latter—buyers who've toured are voting with their feet. Demand your agent get feedback from showing agents on why offers haven't materialized.
Unexplained $750k→$849k Listing Jump in 20 Months
Seller purchased for $750k in March 2023, then listed at $849k in Nov 2025—a 13% appreciation attempt in under three years. Listing touts 'two new HVACs,' 'new Anderson windows,' swim spa, and generator, but research found zero building permits in the last decade. Without permit verification, that $99k markup is speculative. Now the market has rejected it and the price is back below purchase. If those upgrades happened, demand receipts, invoices, and warranties—or assume they're cosmetic fluff.
Listing Removed Apr 12, Relisted Apr 23: Classic Reset Play
Seller pulled the listing on April 12 at $795k, then relisted 11 days later at $789.9k—a nominal $5k cut to reset DOM and appear 'fresh.' This is an old trick to game Zillow/MLS algorithms and shed stale-listing stigma. It didn't work; they've cut another $115k since. When sellers resort to delisting games, they're either getting bad advice or are in denial. Either way, it signals weakness you can exploit in negotiation.
Tulsa Market Context: Soft and Oversupplied
Tulsa's housing market has cooled significantly from 2021–2022 highs; inventory is up and appreciation has flattened or turned negative in many segments. A property sitting 127 days in a 'coveted gated neighborhood' with top schools is a direct reflection of that softness. This isn't coastal California where scarcity props up prices—Tulsa has land, and buyers have options. Use that leverage: the seller is competing with every other stale listing in 74137.
Schools and Crime: Legitimate Strength
Jenks schools are excellent (7/7/9 ratings, with the high school at 9/10), and 74137 zip rates A/B for safety with crime ~46% below national average. This is a genuine quality-of-life advantage and supports long-term value. If you have school-age kids or prioritize safety, this checks the box—just don't let the 'great schools' narrative distract from the price collapse and DOM issues.
Critical System and Structural Data Missing
Listing provides zero detail on HVAC age/capacity (despite claiming 'two new HVACs'), roof condition/age, foundation type, or heating/cooling systems. For a $675k, 4,810 sq ft home built in 2006, you're looking at 18–20-year-old bones. Roof, HVAC, water heater, and appliances are all at or past replacement age. Demand a full home inspection, HVAC service records, and roof certification. If seller balks, walk—there's a reason they're being vague.
HOA and Flood Zone: Unknowns That Could Bite
HOA fee is $131/mo ($1,572/yr), but no details on what that covers or whether there are pending special assessments in the Waterstone community. Flood zone is unverified—research says 'likely Zone X (low risk)' but recommends GIS confirmation. Given Tulsa's stormwater management issues and proximity to creeks, get a flood cert and elevation certificate before you close. If it's in a flood zone, your insurance costs just doubled.
No Zestimate or Rent Zestimate: Algorithmic Void
Zillow has no Zestimate or rent Zestimate for this property, which is unusual for a subdivision home in a metro area. This can indicate data quality issues, recent construction/remodel that confused the algorithm, or simply that Zillow lacks comp density. It means you're flying blind on third-party valuation and can't easily check if $675k is fair. Lean harder on your agent's CMA and independent appraisal.
Well-appointed luxury home in a strong school district showing severe price fatigue after 127 days and five cuts totaling $174,900—investigate why it won't sell.
Catastrophic Price Collapse: Five Cuts in Four Months
Listed November 2025 at $849,000, cut five times to $675,000 (down $174,900 or 21%) over 127 days. That's not normal negotiation—it signals either the seller started wildly over-market or the home has hidden defects turning away every buyer who tours. For context, nearby comps sold $708k–$855k, so current ask is reasonable on paper; the question is why no one bit at any higher number.
Unexplained $75,000 Jump in Three Years
Sold March 2023 for $750,000; relisted just two years later asking $849,000 (13% gain). Listing touts 'new' Anderson windows, two new HVACs, generator, safe-room, swim spa, and steel pergola—all credible upgrades—but no permits on file to verify scope or cost. If those improvements were DIY or unpermitted, appraisers and lenders may discount them; if they were pro-grade, seller should produce receipts and permits to justify the ask.
Missing All Critical System and Structure Details
Heating, cooling, roof material, exterior siding, foundation type, and garage space count are all 'N/A' in the MLS. For a 2006 home now twenty years old, you need dates on the roof (typical 20–25 year life), HVAC model years (listing says 'two new' but no install dates), and foundation condition (Oklahoma has expansive clay soils). Demand a full disclosure packet, roof inspection, and HVAC service records before you write an offer.
Above-Average HOA for Tulsa, Compounding Monthly Costs
At $131/month ($1,572/year), the Waterstone HOA fee is modest by coastal standards but above typical Tulsa comps. Combined with Oklahoma property taxes (estimated ~1.0–1.2% of market value, or roughly $7k–$8k/year on a $675k sale), you're looking at ~$650/mo in fixed non-mortgage costs before insurance and utilities—about 10% of a $6,500 PI payment at 7% rates. Budget accordingly.
Flood Zone Unknown; South Tulsa Drainage History
Research confirms 74137 has managed stormwater but provides no parcel-specific FEMA zone. Oklahoma has seen severe flash-flooding events (e.g., Tulsa River floods). Before closing, pull the official FEMA map panel and elevation certificate; if you're in Zone AE or X (shaded), flood insurance will add $50–$200/mo to your monthly nut.
Strong Jenks School District (9/10 High School)
Jenks High School scores 9/10, middle school 7/10, elementary 7/10—among the top-rated districts in the Tulsa metro. This is a genuine asset for resale and family livability, offsetting some of the pricing concerns above.
High Maintenance Burden for First-Time Buyers
At 4,810 sq ft, five bedrooms, and four baths, this house will cost $12k–$20k/year in routine upkeep (HVAC, landscaping, pool/spa, etc.)—on top of mortgage and HOA. The theater room, jacuzzi tub, outdoor kitchen, and swim spa are fun but each adds complexity and repair risk. If you've never owned, budget 1–2% of home value annually for surprises.
Crime Profile: Safer Than Tulsa Average, But Not Zero
ZIP 74137 earns an 'A' safety grade with violent crime 20% below national average and property crime 21% below. That's strong relative to Tulsa (which has elevated citywide crime), but ~30 crimes per 1,000 residents/year still means a few incidents nearby annually. Gated community adds a layer of deterrence.
Questions to Ask at the Showing
1) Why five price cuts—what feedback killed prior offers? 2) Permit receipts for windows, HVACs, generator, safe-room, pergola. 3) Roof age and condition report. 4) HVAC service logs and model years. 5) Any foundation issues or past settling (Oklahoma clay). 6) HOA financials: reserves, planned assessments, deed restrictions. 7) Flood zone cert and any history of water intrusion. 8) Utility bills (gas + electric for 4,810 sf).
High-quality gated property with strong bones and finishes, but a brutal 127-day listing history with six price cuts screams market rejection and overpricing — now ~10% below latest comps after losing $174k in asking price.
Zombie Listing: Six Price Cuts Over 127 Days
Listed Nov 2025 at $849k, cut six times to current $675k — a $174k (20.5%) reduction. Pulled briefly in April 2026, relisted immediately, and continued bleeding. This pattern indicates severe initial overpricing and/or a feature buyers are rejecting (layout, location within gated community, or market saturation at this price/size). Days on market now 127 with only 762 views and 25 saves is weak engagement for a luxury property.
Sold 2023 for $750k, Now Asking $675k After Reno Claims
Property sold March 2023 for $750k. Listing touts 'new' Anderson windows in family/primary, two new HVACs, generator, safe-room, swim spa, steel pergola, and outdoor kitchen upgrades — yet asking price is $75k below the 2023 sale after all that capital. Either the work was cosmetic/personal preference (not adding resale value), the 2023 sale was peak timing, or these 'upgrades' cost more than they return. No permits in research to verify scope or cost of work.
Priced 10–16% Below Active Comps Despite Size
Nearby actives: $801k (same 5bd/4ba/4810sf), $789k (5bd/5ba/5092sf), $709k (4bd/4ba/4473sf). Subject is largest at 4,810sf but asking $675k — roughly $140/sf vs $160–170/sf for actives. This could signal strong value or confirm the market's hesitation: maybe layout is choppy, finishes feel dated despite 'upgrades,' or the neighborhood has hit a ceiling. Without Zestimate or closed comps, hard to know if this is opportunity or warning.
Theater Room and Upstairs Layout May Limit Appeal
Upstairs theater with sound-insulated walls, AV closet, wet bar — sounds impressive but adds zero bedrooms (only 3 guest beds up). Families shopping 5bd often want flexible bonus/bed space, not a dedicated cinema. Theater rooms are expensive to build, polarizing to buyers, and hard to repurpose. Primary suite downstairs is a plus for aging-in-place, but the upstairs layout may feel underutilized for the square footage.
Outdoor Kitchen and Swim Spa: High-Cost, Low-Return Amenities
Full outdoor kitchen (grill, cooktop, sink, fridge), swim spa, steel pergola with heaters — these are 'entertainer' features that cost $50k–$100k+ but appeal to a narrow buyer profile. Swim spas especially are niche (not a full pool, not a hot tub) and may be seen as a liability (maintenance, eventual replacement). If seller financed these upgrades post-2023 purchase, they're eating the depreciation now.
Design Quality: Good Bones, But Staging Hides Real Flow
Two-story barrel-beam entry, cast-stone fireplace, solid wood cabinetry, spa primary bath with heated floors and jacuzzi — these are premium 2006-era finishes that have held up. Layout reads as traditional (formal dining, study behind French doors, primary down, kids up) which works but isn't trendy open-concept. Photos likely staged; real question is whether the 4,810sf feels spacious or segmented. Theater room and upstairs wet bar suggest owner customized heavily for their lifestyle, not universal appeal.
Missing Critical System and Material Data
No data on HVAC age (listing says 'two new' but no dates), roof condition/age, exterior material, foundation type, or parking count. Flooring noted as 'warm hardwood' in living areas but no specifics on upstairs or wet areas. For a 2006 build, roof is likely original (20 years old in 2026) and approaching replacement ($20k–$40k). HVAC claim in listing but no permit record = verify at inspection.
HOA Gated Community: $131/mo, But What's Included?
Waterstone is a gated Jenks-area HOA. $131/mo is modest for a luxury gate, suggesting minimal amenities (guard, landscape, maybe pool). Gated communities can limit buyer pool (some hate HOAs) and add governance risk (special assessments, rules). Research notes 'higher-end, predominantly owner-occupied' but no detail on HOA health, reserves, or pending issues. Verify CCRs and financials before offer.
Neighborhood and School Quality: Strong Fundamentals
Jenks schools are excellent (7/7/9 ratings, with Jenks HS at 9/10). 74137 ZIP is low-crime (A safety grade, ~46% below national average) and affluent. South Tulsa gated subdivisions are stable, not declining. This is a fundamentally sound location — the issue isn't the neighborhood, it's the house's market fit at this price/size.
Renovation Potential: Limited Upside Without Major Layout Change
With 'new' windows, HVACs, generator, and outdoor amenities already in place per listing, typical value-add renos (kitchen, bath, flooring) are likely done or unnecessary. To justify comps at $160/sf+, buyer would need to address whatever is causing market rejection — possibly reconfiguring theater to bedroom, modernizing finishes that feel 2006-heavy, or improving curb appeal/entry. Cost to meaningfully reposition: $50k–$100k minimum.
Clean gated neighborhood with strong schools and low crime, but extended listing history and serial price cuts signal overpricing or buyer resistance.
Extended Market Time & Serial Price Reductions
Property has been actively listed for 127+ days with six documented price cuts from $849k (Nov 2025) down to $675k (July 2026)—a 20.5% markdown over ~9 months. This pattern suggests initial overpricing, possible buyer resistance, or market softness. The home sold for $750k in March 2023, so current ask is below that benchmark despite claimed upgrades.
Gated HOA Community with Above-Average Safety
Located in Waterstone, a gated subdivision in ZIP 74137 rated A/B for crime safety with violent crime ~20% below and property crime ~21% below national averages. South Tulsa's gated neighborhoods have the fewest incidents. Strong safety profile supports family appeal and long-term value stability.
No Permit History for Claimed Major Upgrades
Listing touts two new HVACs, new Anderson windows, home generator, safe-room, swim spa, and outdoor kitchen—substantial capital improvements—yet deep research found no accessible permit records for the past decade. Unpermitted major mechanical, electrical, or structural work can trigger lender/appraisal issues, resale complications, and code-enforcement risk. Buyer must verify all upgrades with building department and title search.
HOA Fees & Gated-Community Governance
Monthly HOA of $131 is relatively modest for a gated community with amenities, but buyer should review Waterstone CC&Rs for special assessment history, reserve fund health, and any pending litigation or deferred maintenance. Gated communities can face unanticipated levy spikes if infrastructure (gates, streets, landscaping) requires major capital outlay.
Flood Zone Not Confirmed; South Tulsa Stormwater Context
Research indicates the area has managed stormwater systems but could not retrieve the parcel-specific FEMA flood zone. Many lots in 74137 are Zone X (minimal risk), but proximity to the Riverside corridor and Creek Turnpike drainage means a formal flood certification is essential. Flood insurance costs and resale marketability hinge on the official designation.
Strong School District & Family Appeal
Served by Jenks Public Schools with ratings of 7/10 (elementary/middle) and 9/10 (high school). Jenks is one of Tulsa metro's top-rated districts, a significant value driver for family buyers. School quality supports demand and resale premium in this price tier.
Assessed Value & Tax Data Missing
Brief does not provide tax assessed value, annual property tax, or effective rate. Oklahoma county assessors often lag market sales, so the buyer must independently confirm the current tax bill and understand reassessment risk post-sale. Large homes in 74137 can face step-up surprises if prior assessment was stale.
Price Below 2023 Sale Despite Upgrades
Sold for $750k in March 2023; now asking $675k after claimed renovations (HVAC, windows, generator, etc.). If upgrades are genuine and properly permitted, the ~10% discount vs 2023 suggests either a softening luxury market in Tulsa or buyer skepticism about condition/permit status. Comps in the $700k–$850k range indicate this ask is at the lower end.
A well-appointed luxury home trapped in a death spiral of price cuts, now stale after 127 days and six reductions totaling $174,000—market is saying it's still overpriced.
Death-Spiral Price Cuts: Six Reductions, Still Not Selling
Listed Nov 2025 at $849k, relisted Apr 2026 at $790k, then cut six times to $675k—down 20.5% in ten months. After 127 DOM and only 762 views, the market has spoken: even at $675k it's not moving. This pattern screams overpricing, desperation, or a hidden defect scaring off buyers.
Zombie Listing / Stale Inventory
Property has been continuously on-market since November 2025 (relisted April 2026). 127 DOM with only 25 saves against 762 views (3.3% engagement) suggests buyers are clicking away quickly—likely due to price, condition concerns, or poor photography/presentation.
Sold Only 14 Months Ago for $750k—Now Asking $675k After Cuts
Purchased March 2023 at $750k; now asking $675k after initially trying $849k. Seller is underwater or close to it—selling for 10% less than they paid just over a year ago (before transaction costs). Red flag: what went wrong? Why the urgent exit at a loss in a gated luxury neighborhood?
Price vs Comps: Still Materially Undercut by Recent Sales
Asking $675k ($140/sf) for 5bd/4ba/4,810sf. Nearby comps: $801k, $789k, $855k for similar size/bed/bath in same timeframe. Even after six cuts, this home is priced 15–20% below market—suggesting known issues (foundation, systems, flood damage) or desperation. Buyers aren't biting.
Missing Critical System/Mechanical Information
Listing discloses 'two new HVACs' and 'new Anderson windows' but provides zero detail on age of roof, water heater, foundation type, or evidence of permits for major upgrades. For a 20-year-old luxury home, the silence on these fundamentals in a distressed sale is a red flag—buyers should assume worst-case condition.
Flood Zone Uncertainty in South Tulsa Stormwater Corridor
Property is near the Creek Turnpike and Riverside corridor—an area with managed stormwater systems. Research could not confirm the FEMA flood zone (likely Zone X, but unverified). Tulsa has had significant flood events; without a flood cert, assume flood insurance is required and budget $1,200–$2,000/yr minimum.
Gated HOA at $131/mo—Low but Limited Budget for Reserves
$131/mo HOA in a gated luxury community (Waterstone) is surprisingly low—likely covers gates/entry only, not roads, amenities, or major infrastructure. Low fee = low reserves = risk of special assessments. Buyer must review HOA financials and reserve study before closing.
Attractive Nuisance: Swim Spa & Outdoor Kitchen Liability
Listing touts 'new swim spa,' jacuzzi tub, and outdoor wet bar with gas cooktop—all attractive nuisances. Insurance carriers will require pool/spa fencing per OK law, auto-cover, and liability rider. Expect $200–$400/yr premium add-on and potential coverage exclusions if not properly secured.
Crime Context: Safe Zip, But Citywide Tulsa Crime Elevated
74137 scores A/B for safety (crime 46% below national avg), but Tulsa overall has violent crime near 9–10 per 1,000 (vs. 2.9 in 74137). Gated community insulates, but insurers price at metro level—expect standard Tulsa liability premiums (~$1,200–$1,800/yr base) despite local safety.
No Permits Found for Claimed 'New' Systems
Listing claims 'two new HVACs,' 'new Anderson windows,' and 'new swim spa'—but research found zero permit records for the past 10 years. Either work was done without permits (code/insurance risk) or claims are exaggerated. Buyer must verify all system ages and warranties via inspection and receipts.
Estimated Annual Insurance Cost: $3,200–$4,500 All-In
For a $675k luxury home in Tulsa with swim spa, outdoor kitchen, and unverified flood zone: Base HO3 ~$2,400–$3,200; flood (if required) +$1,200–$2,000; umbrella liability (recommended for pool/spa) +$300–$500. Total ~$3,900–$5,700/yr. Any claims history or code violations will spike this further.
Why the Fire-Sale Exit? Hidden Defects or Financial Distress?
Seller bought 14 months ago for $750k, listed at $849k (13% flip markup), then cut to $675k (10% loss). This trajectory—combined with 127 DOM and low engagement—suggests either: (a) undisclosed structural/mechanical issues scaring off buyers, (b) financial distress forcing a quick exit, or (c) market mispricing due to condition. Buyer must dig deep.
Solid home in top Tulsa suburb with aggressive recent price cuts (14.5% drop in 4 months) and long market exposure (127 days) signaling possible pricing or market headwind issues.
Aggressive Price Reduction Sequence
Listed November 2025 at $849,000, cut to $675,000 by July 2026—a 14.5% ($115,000) reduction in just four months. While the seller purchased in March 2023 for $750,000, the initial list was 13% above that purchase and market rejection has forced the price below the 2023 buy-in, erasing ownership equity. This pattern indicates either overpricing at launch or weakening local demand for high-end inventory.
Extended Days on Market in Strong School District
127 days on Zillow with 762 views and only 25 saves (3.3% save rate) suggests limited buyer interest despite Jenks schools (9/10 high school, 7/10 elementary/middle) and gated Waterstone location. Typical luxury Tulsa homes move faster; this duration implies price, condition concerns, or niche appeal that narrows the buyer pool.
Negative Equity vs 2023 Purchase
The March 2023 purchase at $750,000 now listed at $675,000 means the seller faces a $75,000 nominal loss (10% below buy-in) before transaction costs. Listing description touts 'two new HVACs, new Anderson windows, generator, safe-room'—if these upgrades were post-2023, the effective loss deepens. Absent permits or receipts, it's unclear whether cited improvements justify the original $849k ask or whether the market simply declined.
Missing Construction & System Details
Brief shows 'N/A' for roof, HVAC specifics (only narrative mentions 'two new HVACs'), foundation, exterior, and parking count. For a 4,810 sq ft 2006 build, knowing roof age, foundation type (slab vs. crawl for mold risk), and HVAC capacity is critical. The theater room and swim spa add mechanical load; unverified system sizing or deferred maintenance could surface in inspection.
No Permits Found for Major Claimed Upgrades
Listing cites 'two new HVACs,' 'new Anderson windows,' generator install, safe-room construction, and outdoor kitchen—all typically requiring permits. Deep research states 'no specific permit records for the past 10 years' are available in consulted sources. Unpermitted work can complicate resale, insurance, and appraisals; buyer should verify permits or obtain contractor affidavits and code compliance letters.
High Price/Sq Ft for Tulsa; Comps Mixed
At $140/sq ft, this listing is mid-range within its comp set ($147–$179/sq ft) but on the lower end given similar size and bed/bath. One comp at $854,800 (0 bd listed—likely data error) skews the range; excluding it, comps average ~$753k for 4,600–5,100 sq ft. Current ask of $675k is 10% below that average, suggesting either the price cuts have brought it to fair value or the home has condition/desirability gaps vs. comps.
Strong School Performance (Jenks District)
Jenks High School 9/10, middle school 7/10, elementary 7/10—among Oklahoma's top-rated publics and a key driver of 74137 demand. This is a material strength and likely the reason the neighborhood commands premium pricing; families prioritizing education will value this highly.
Low Crime, Safe Zip (74137 Grade A)
74137 scores 'A' for safety: overall crime 46% below U.S. average, violent crime 20% below, property crime 21% below. Gated Waterstone community adds another security layer. Crime risk is minimal and materially lower than Tulsa citywide averages, supporting family appeal and stable values.
Flood Zone Unknown—Verification Required
Research confirms Tulsa Regulatory Floodplain Atlas exists but does not provide parcel-specific FEMA zone for 11307 S College. South Tulsa subdivisions are often Zone X (minimal flood risk), but proximity to creek corridors and turnpike drainage means a formal FEMA map check or elevation certificate is essential for insurance pricing and peace of mind.
HOA Fee $131/mo in Gated Community
$131/month ($1,572/yr) for Waterstone gates, common areas, and likely landscaping/security. Not unusual for a gated Tulsa suburb, but adds ~$16k to ten-year ownership cost; confirm what's covered (pool, roads, insurance master policy) and review HOA financials and any pending special assessments.
2006 Construction—Lead Paint & Asbestos Unlikely
Built 2006, well after lead paint ban (1978) and asbestos phase-out (1980s residential). Risk is negligible for these legacy hazards. Standard due diligence remains: radon test (Oklahoma moderate risk), mold inspection (Tulsa humid subtropical climate, especially in theater/safe-room if below-grade), and HVAC/duct cleaning given 'two new units' claim.
No Known Contamination Sites or Industrial Adjacency
Research found no Superfund, brownfield, or industrial parcels near 11307 S College in the Knollwood Estates area. Neighborhood is residential; nearest commercial corridors (71st St, Creek Turnpike) are retail/office, not heavy industry. Soil and groundwater contamination risk is baseline-low; recommend Phase I ESA only if due diligence uncovers prior gas station or dry cleaner within 1/4 mile.
Well-located gated-community luxury home in safe Jenks district, but nine months on market with $174k in cuts screams motivated seller or overpriced from day one.
Zombie Listing: 9 Months, $174k in Price Cuts
Listed November 2025 at $849k, briefly removed April 2026, then relisted at $789k and now down to $675k — a 20% total reduction across nine months and seven price changes. Either the seller wildly overshot value or the home has a serious buyer hesitation factor (layout, condition, or location) not visible in photos. At 127 days on Zillow with only 25 saves and 762 views, market interest is anemic.
Price vs. Recent Sale and Comps: Likely Fair Now
Sold March 2023 for $750k; now asking $675k after cuts — a 10% nominal drop that likely reflects stable-to-soft Tulsa luxury fundamentals rather than distress. Nearby comps cluster $708k–$854k for similar square footage, placing the current ask at or slightly below the low end. The 2023 sale, however, may have been peak; the listing's inability to move at $849k–$789k suggests $675k is closer to genuine demand.
Upscale Upgrades Without Permit Paper Trail
Listing touts two new HVACs, new Andersen windows, generator, swim spa, outdoor kitchen, safe room, and extensive built-ins — all value adds totaling easily $50k–$100k+. Research found no permits on file for the past decade, raising questions about whether work was unpermitted (code risk, insurance gaps, resale title clouds) or simply not captured in online records. Buyers should demand receipts, warranties, and final inspection certificates.
Outstanding Schools and Safe, Affluent Zip Code
Jenks High (9/10), middle and elementary both 7/10 — one of Oklahoma's top public districts. ZIP 74137 scores an A for crime safety, with violent crime 20% below national average and property crime 21% below; the gated Waterstone subdivision sits in the southwest pocket of the zip with minimal incidents. Demographics skew higher-income, owner-occupied, and family-friendly. This checks every 'good neighborhood' box.
Suburban Car-Dependent Location with Excellent Access
Waterstone is auto-centric — no transit, limited walkability to retail — but minutes to Creek Turnpike, Riverside, and Jenks main street. Proximity to Tulsa Hills shopping and Jenks amenities is strong. Lifestyle depends on two-car household and tolerance for sprawl. Not a concern for the target buyer, but a non-starter for anyone seeking urban walkability.
Flood Zone Unknown; South Tulsa Generally Low Risk
Research could not confirm FEMA flood zone from GIS; many lots in 74137 are Zone X (minimal risk) given drainage infrastructure, but parcel-level verification is required. No red flags in the listing (no flood disclosures, no elevation concerns), and the area is not historically flood-prone, so this is likely a paperwork formality — but buyers must obtain a flood cert and check insurance requirements before closing.
HOA and Three-Car Garage: High Functionality
$131/month HOA is modest for a gated community (gate maintenance, common areas, possibly pool/clubhouse). Three-car garage with wall of built-ins and dedicated storage room is a luxury-home essential and well-executed here. No HOA litigation or special assessment mentions in research; standard governance risk.
Would I Live Here? Yes — If the Price Reflects Reality
This is a meticulously finished family home in a top-tier Tulsa suburb with excellent schools, low crime, and resort-style outdoor living. The nine-month stall and 20% price cut are the only red flags; either the seller was chasing 2021 appreciation or there's a condition/layout issue not visible remotely. At $675k, if inspections are clean and permits can be documented, this is a strong buy for a Jenks family. At the original $849k, it was a hard pass.