Selling an inherited home during probate is emotional, complicated, and full of deadlines many real agents have never seen.

That’s why families and executors across Oklahoma City, Moore, Edmond, Yukon, and Norman trust Becky Seda of Seda Real Estate Group when they need it done right.

The Probate Advantage Most Agents Don’t Have

Becky Seda, with Seda Real Estate Group, Keller Williams Summit, has been helping Oklahoma families sell probate and inherited properties for over 10 years. She has successfully closed estates ranging from those that are worth around $50,000 and facing many needed repairs to luxury estates that are worth over $1 million. 

What really sets her apart? Becky works hand-in-hand with probate attorneys every single week — she’s even married to one. That means she understands Oklahoma probate law, court timelines, and required paperwork better than most other agents in the OKC metro.

Common Probate Problems Becky Solves Every Month

Becky and her team at Seda Real Estate Group work with probate properties regularly. 

They are used to: 

Becky gives honest advice: if listing on the open market will net you significantly more, she’ll tell you. If a quick cash sale to an investor makes sense, she will let you know. She works with investors often, but knows they aren’t right for every property. 

Certified Senior Housing Professional

Many probate properties belonged to senior parents or grandparents. As a Certified Senior Housing Professional (CSHP), Becky also helps families coordinate downsizing, estate clean-outs, and senior moves when needed. Beyond that, her resources that help seniors with those moves come in handy when helping families sell a home in probate. 

Ready to Sell an Inherited House in Probate?

Don’t risk delays or lost money with an agent who “thinks” they can handle probate. Work with the agent Oklahoma City families already trust.

Call or text Becky Seda directly at 405-400-9973 for your free, no-pressure probate consultation today.

She’ll listen to your needs and walk you through exactly what needs to happen next.

Seda Real Estate Group: Serving Oklahoma City, Edmond, Yukon, Norman, Yukon, Moore, and the entire OKC metro.

How long does it take to sell a house in probate in Oklahoma?

It depends on the type of probate and is very case specific. With that said, most probates close within 4-6 months. It can be as little as three, and in rare cases 12 months or more. Because it is so case specific, you can call our office to discuss your situation.

Typically 4–12 months from the date the administrator is appointed, but Becky regularly closes in 30–60 days once court approval is granted.

Do all heirs have to agree to sell a house in probate in Oklahoma?

Yes, unless the will grants the executor full power of sale. Becky can help coordinate signatures and mediations when heirs disagree.

Can you sell a house in probate before probate is finished in Oklahoma?

Sometimes, with court permission. Becky and her network of experienced probate attorneys know exactly how to petition the judge quickly.

Call Becky Seda today at 405-400-9973 — because when it comes to probate real estate in Oklahoma City, experience makes all the difference.

If you’re planning to sell your home in Oklahoma City, Moore, Yukon, Edmond or any of the surrounding areas, prepping for showings is a critical step. 

We have 7 essential tips to help you prepare for a successful showing in Oklahoma City. Because making a good first impression is important and can set your home apart.

Tip #1: Leave 15 Minutes Before the Showing Starts

While a showing may be scheduled for a certain time, it’s not uncommon for the buyers or their agent to show up a few minutes early. Leaving about 15 minutes before they are scheduled to arrive will ensure that if they are early you aren’t rushing to get out of the house. 

“It’s so important not to be in your house for showings,” said Becky Seda, lead agent for Seda Real Estate Group. “People don’t feel at ease, they feel like they’re being babysat, and that’s not the feeling we want them to have when they are trying to envision themselves living there.” 

Tip #2: Be Mindful of Smells

Your family may love roasted brussel sprouts or broccoli. Maybe fish is a weekly meal. However, foods with bold aromas like those could leave your buyers ready to exit rather than enjoy your home. 

We also recommend avoiding lots of candles or strong smelling plug-in scents or cleaners. 

“I really like a good neutral scent,” said Seda. “Keeping your home clean—take out the trash regularly, make sure the dog beds are clean, etc.— does wonders.”

A pot of stew or recently baked cookies generally do leave amazing smells behind (though probably not good to mix those smells together). However, it’s not necessary for you to make stew or cookies every day.

Tip #3: Keep Safety in Mind

Before your home showing in OKC, it’s good to remove or secure a few things. While buyers are generally escorted by an agent, it’s impossible for them to keep an eye on multiple family members at once. Securing any weapons, taking prescription medications, and valuable jewelry with you is always a good idea. 

“Protect yourself, take those firearms, medications, and any valuables with you,” said Seda.

And, don’t forget to make sure your agent has the code to your home’s security system. If you aren’t comfortable leaving the alarm unarmend, then the agent will need the code. It can be quite unnerving for a potential buyer to set off the alarm and not have a way to turn it off. 

Tip #4: Make a Plan For Your Pets

It can be scary for your pets to have strangers coming into their space. Likewise, it can be scary for a buyer to encounter an unknown animal. 

When possible, take your pets with you. If that’s not possible, keep them contained. 

“It’s really hard for an agent who may be showing your house to have to worry about an animal getting out when they open doors,” said Seda. 

Dealing with a nervous animal that is barking or crying could also make a potential buyer uneasy, and may make them feel rushed to get out of the house. 

Tip #5: Climate Control

It’s especially important during Oklahoma’s hot summer months, or coldest winter months, to keep your home at a comfortable temperature. 

If you have already moved out of the home you are selling, it may make sense to leave the thermostat a little higher, to reduce your bills. However, if a buyer comes in and the home is especially hot (in the summer) or cold (in the winter) they may assume that the HVAC system is not working properly. You want your potential buyers to feel comfortable during their time in your home. 

One option is to have your agent adjust the thermostat a few hours ahead of the showing and then again after a showing. Or, if you are able to remotely control the thermostat then you could handle those adjustments yourself. 

Tip #6: Keep a Neutral Environment

You want your home to appeal to a wide range of buyers, which means it’s best to remove anything that may be overly political or religious. Those types of items can spark negative thoughts about who you are in a potential buyer’s mind. Unfortunately, in some cases, that has caused buyers to look elsewhere.

Neutral, tasteful decor can help buyers imagine themselves in your home. 

Tip # 7: Be Flexible

The more flexible you are, the more likely you are to have successful showings. 

“Having your home on the market is inconvenient. It just is,” said Seda. “However, you do need to allow buyers to come see your house.” 

Your agent can set it where showings need advanced notice by hours or even by certain days. If you have an event, such as a birthday party or baby shower, happening your agent can ensure that no showings are scheduled during that time. Communication with your agent is key. 

Bonus Tip

Now, for a bonus tip! While it’s not necessary to provide anything for the potential buyer, having a few bottles of water, some simple snacks, like granola bars, on the kitchen counter, and even playing some soft music are nice ways to welcome them into your home. Sometimes a buyer may be out looking at multiple homes in a day, which means they may be tired, hungry or thirsty. A simple treat left out could help them to remember and build a good impression of your home. 

With a little preparation and the right local expertise, you can make your home shine during showings. 

If you’re thinking about listing your home in Oklahoma City, let’s talk! At Seda Real Estate Group, our team can help guide you every step of the way—from prepping for showings to closing the deal. Give us a call at 405-400-9973 to find out how we can help you!

Oklahoma is known for natural disasters, like tornados and even flooding and earthquakes. Unfortunately, for homeowners, those disasters have led to increased insurance costs, in recent years. 

There’s no denying home insurance rates in Oklahoma are high. In fact, the average home owner pays $6,210 per year, that’s 194% higher than the national average, which is $2,110 per year, according to NerdWallet.

In recent months, our team at Seda Real Estate Group has noticed that buyers are checking rates more closely when deciding whether or not to buy a home. 

Those rates, combined with current mortgage rates have many home buyers re-evaluating their budget. 

So why are rates so much higher in Oklahoma?

The easy answer is the weather. Oklahoma is best known for tornadoes, but other large weather related events, like flooding and wildfires have led to rate increases each year. Earthquakes are also a factor.  

The Oklahoma Insurance Department offers advice on their website to Oklahomans who are curious about how to get the best rates — suggesting things like shopping around to different insurance companies or increasing your deductible.

The insurance department does suggest that those buying or already owning a home in Oklahoma consider adding additional coverage to cover things like earthquakes and sewer/water backups, which are not typically covered by a standard plan. 

While it’s important to understand these factors when buying a home, they don’t have to be deal breakers for your overall goal. They may rule out a particular property or require some budget adjustments — but they don’t mean you can’t buy a home.

The Oklahoma Insurance Department also has an article with suggestions on how you may be able to lower your home insurance rates. You can find that here.

If you have questions or are interested in buying or selling a home we would love to help. Give us a call at 405-400-9973.

If an investor has made you an offer on your home it’s important to know you may be leaving money on the table. 

While their offer is likely tempting, it’s not always your best choice. In fact, without taking the right steps you could be losing a lot of money. 

So before you sign anything, here’s how to ensure you are getting the best offer and the most money for your home. 

Too Good To Be True?

An investor may offer to buy your home without an inspection or repairs, with cash, with all your personal belongings in it, or any number of other options. It can be very enticing, especially for someone who is downsizing or struggling with their home’s upkeep. 

Do not leave your hard-earned equity on the table and hand it to an investor unknowingly.

Becky Seda, Seda Real Estate Group

However, it’s important to remember that investors, while an important part of the real estate market, are running a business and they are making a business decision. Whereas you have invested in your home and it can be a highly emotional decision for you. 

Let’s take a look at a real life example: I had a person call saying an investor had offered them $100,000 for their home, as is, with personal belongings still inside. They felt like it was a little low, but considering they were going to leave all of their things behind and not have to worry about repairs they felt like maybe they should take it. They called wanting to find out if we thought it was a good offer.

We looked at it, factoring in all the same option — no repairs, no clean out — and felt like they could definitely get more. So the client decided to list their home. They got three offers quickly. The home ended up selling as-is, with many personal items still in it, for $70,000 more than the investor had offered them!

This is the kind of financial gap that can happen when you sell off-market. 

Click above to hear Seda Real Estate Group’s Becky Seda explain more about selling to an investor.

The Value of Competition

Competition in real estate is a good thing. When you choose to put your home on the market you invite competition. 

You never know what factors there may be that would bring someone to your home. Maybe there’s a neighbor or someone who lives nearby that would like to have a family member move close, maybe there’s a buyer who is motivated to improve a home while they live in it. 

“So, when you put a property on the market, even as-is, we sell as-is properties all the time, you’re going to do better inviting competition than if you just let somebody write you a check,” said Becky Seda, lead agent with Seda Real Estate Group.

You simply don’t know what competition could bring unless you put your home on the market and allow others a chance to make an offer. 

The Thing To Remember About Investors

It’s important to remember that investors are in the business of buying homes. There’s nothing wrong with that; in fact, in many ways they bring value to the real estate market. But it’s important to remember that it is a business.

When an investor makes you an offer they are looking at their bottom line, their profit margin. It’s a black and white business decision for them. They need to buy at a price low enough to cover repairs and other costs, and still sell the house for a profit later. So when you sell to an investor, you’re often selling at a price that doesn’t reflect the true market value of your home. 

Whereas a buyer shopping homes on the market will not be factoring in that profit margin, which is why they are often willing to pay more than the investor. 

“Do not leave your hard-earned equity on the table and hand it to an investor unknowingly. Just do your research,” said Seda.

There are definitely cases where selling to an investor would be in a homeowner’s best interest. So how do you decide if that’s what’s right for you? 

How to Ensure You’re Getting the Best Offer

If an investor makes an offer on your home, then you need to take a step back and do some research before making a final decision. 

One way to do that is to seek the advice of a trusted real estate agent who knows the market and can give you a fair and accurate price opinion. At Seda Real Estate Group, we are always happy to help you figure out what your home might sell for. You may be surprised and find that your home is worth more than you initially thought. Or it could be that the investor option IS in your best interest. But it doesn’t hurt to have an agent run the numbers to ensure you are getting the most out of your home.

Another option would be to hire a home appraiser. They will be able to evaluate your property and give you a price that it could sell for. This option will cost you money. So make sure you know the cost and take that into consideration. 

Again, we want to stress that there is nothing wrong with selling your home to an investor. If you do your research, weigh your options, and still feel that selling to an investor is the best option then by all means go for it. 

“You, as a homeowner, with the equity that you have in your home, you need to have a choice as to what you are going to do with that,” Seda said. “It is OK to sell, as long as you’re doing it with your eyes wide open.”

Our goal is simply to ensure that you don’t unknowingly hand over the equity that you’ve built throughout the years you’ve lived in your home. If you have questions we are here to help. Give us a call at 405-400-9973.

Should I have my home appraised or inspected before I list it?

It’s not uncommon for those looking to sell their home to ask if they should have an appraisal or an inspection done on the property before it’s listed. 

Let’s take a closer look at the options with each.

Appraisals

When it comes to appraisals, Seda Real Estate Group Listing Agent Becky Seda says while there are some instances where that could be beneficial, as a general rule it’s not usually necessary.

“A real estate agent can run numbers on your home similarly to how an appraiser would, so you can have a good idea of the value,” Seda said.

In most transactions, a buyer’s lender is going to order an appraisal. Even if you were to purchase one before, the appraisal ordered by the buyer’s lender will be what is used moving forward. 

A case where an appraisal might be helpful before listing is when the property has something unique about it. 

“If you are on a property that is on 200 acres and the house was added onto several times —  this part was built in 1945 and this part in 1984 — maybe there’s a barn or something else, an agent will be able to price that for you, but getting an appraisal beforehand may give you a sense of security,” Seda said. 

However, if your home is a typical 3 bedroom, 2 bathroom in a neighborhood of 3 bedroom, 2 bathroom homes then it’s going to be fairly simple for your listing agent to price it effectively.

Another thing to remember about appraisals is that there are different types. 

If you have refinanced your home that appraisal is likely going to be different than an appraisal that is determining the property value for sale. 

Also, if an appraisal was done months or even years ago it is likely too far outdated to be trusted today. 

Ultimately, your listing agent can help to guide you through this decision making process. They are trained to determine a property’s value as part of the listing service. 

Inspections

When it comes to inspections, there’s a little more to consider. In many cases, purchasing a home inspection before listing a property can be beneficial. 

“I would say, if you have lived in your home longer than 15 or 20 years I really would recommend you go ahead and get an inspection on the property,” Seda said.

If you live in Oklahoma, a buyer will have your home inspected, once it’s under contract. They will choose the inspector, which means they are going to trust that person’s evaluation of your home. 

The benefit to getting an inspection before listing is:

  1. You can catch larger issues beforehand and make repairs or even pricing decisions with that knowledge in hand. 
  2. You will have more say in how issues are handled. Once under contract, a buyer gets to negotiate those decisions. You may not always like or agree with their decisions.
  3. You can start any insurance claims that might otherwise slow down the closing process.

Case in point, say you find termites during an inspection. If you find it before a contract is signed then you can choose what type of treatment to do. Once under contract, a buyer will have a say in that treatment, which could become a point of contention. 

It’s important to note inspectors will always find something during an inspection. If it’s a bunch of little stuff you might not worry about it too much, because you can use that for negotiation power. However, if they find something big then it could save you a lot of frustration, and even money, to know ahead of time.

Whether it’s an appraisal or an inspection that you are considering purchasing before you list your home, it’s best to discuss it with your listing agent. They can help guide you through the process to determine if it’s worth the cost.

Have questions? Our team is here to help. Give us a call at 405-400-9973 or email us at contact@sedarealestategroup.com.

Why, at SREG, we have different agents for sellers and buyers

It’s not uncommon for a real estate agent to represent both a seller and a buyer in a home transaction. In fact, we’ve even heard of agents that will “discount” their services if they represent the buyer and seller. 

“In Oklahoma, it is perfectly legal for one agent to represent the buyer and the seller,” said Becky Seda, lead agent at Seda Real Estate Group. “People do it all the time.”

However, at Seda Real Estate Group, we choose NOT to represent both sides of a contract.

Here’s why.

Relationship

First, our listing agents often work with clients for months before their house is officially listed. They know their motivations for selling and their goals.

“I believe they have hired me to get them as much money as possible on their property,” Seda said. 

Whereas, a buyer is typically expecting their agent to help them save as much money as possible.

“For me, I feel like there’s a conflict of interest between those two,” Seda said. “I make no judgments about how others do business, but for me I choose to keep them separate.” 

That’s why at Seda Real Estate Group we have a team of agents. With listing agents and buyers’ agents working to ensure their clients get the best deal. The team approach ensures that whether an agent is working with a buyer or a seller they are fully focused on their client. 

Trust and Loyalty

Which brings us to the next reason. By working with just one side, clients can trust their agent’s advice.

“I like to make sure my client never wonders what my motivation is,” Seda said. “My motivation is always to be their advocate and fiduciary through the process.”

Another reason, representing both sides could bring about questions of loyalty. 

“Our loyalties lie with our clients — whether buying or selling,” Seda said. “I don’t want there to ever be a question in their mind as to who I am focused on working for. I am always focused on my client.”

Sellers and buyers should always expect their agents to respect and honor their confidentiality. By not having one agent representing both sides, we can continuously work to help our clients reach the goals they have shared with their agent.

“We’re not going to disclose a seller’s motivation to sell or a buyer’s motivation to buy, and I would never want to be accused of that,” Seda said. “But once an agent has that knowledge, we wouldn’t want that to come out in our negotiation style one way or another.” 

Our Team Approach

When an unrepresented buyer calls from one of our yard signs or they find an online listing, the buyers’ agents in our office can work directly with them, ensuring they have an agent dedicated to helping them. 

Again, in Oklahoma, it is completely legal for an agent to represent both sides of a contract. 

If you would like to learn more about the Seda Real Estate team or have questions about buying or selling a home, reach out. Our team is here for you. Give us a call at 405-400-9973.

Selling a home involves many moving parts, and the real estate agent who lists your home plays a crucial role throughout the process. From helping you prep your home for sale to getting you to the closing table, a good listing agent will help you navigate the process, steering you through any bumps along the way.

Here’s a closer look at what you, as a seller, should expect from your agent during the process.

Preparing to Sell

For many people the desire to sell is there, but the long list of repairs or upgrades feels overwhelming. At Seda Real Estate Group, we offer our clients a unique program called Make Ready. Our team is here to help you through the process of prepping your home for sale. We work with contractors to help you get bids and navigate the various upgrades and/or repairs — in some cases, carrying the cost to closing, so you pay nothing up front. Be sure to ask our team about this option to see if it might work for you.

Initial Pricing Strategy

One of the most critical responsibilities of your listing agent is determining the right price for your home. This involves analyzing data and market trends, studying current inventory, and understanding what motivates buyers. Pricing a home correctly is both an art and a science.

Your agent will review recently sold homes to understand what appraisers will consider, and assess active listings to gauge your competition. The goal is to price your home in a way that maximizes your return without deterring potential buyers.

Pricing is a critical part of the process. If priced too high, your home might linger on the market, giving the impression that something is wrong with it. Conversely, pricing too low could mean leaving money on the table. Striking the right balance is essential.

Marketing Your Home

Once your home is on the market, your agent’s focus shifts to marketing. It’s crucial for them to ensure that your home receives maximum exposure.

Effective marketing can include a mix things, such as:

Your agent should be skilled in leveraging these strategies to attract as many potential buyers as possible.

Handling Showings and Feedback

When showings begin, your agent should actively follow up with prospective buyers and their agents. By reaching out, your agent can not only encourage showings, but gather feedback.

Feedback from showings and open houses can be invaluable. This feedback can provide insights into how your home is perceived by the market, helping to refine your marketing strategy and adjust your pricing or presentation as needed.

Negotiating Offers

When offers come in, your agent’s role is to negotiate on your behalf. This includes presenting you with a clear breakdown of any offers or counteroffers, explaining terms, and strategizing to meet your main objectives—whether that’s achieving the highest price, a smooth sale, or a quick closing.

At Seda Real Estate Group, we believe that it is important to have an agent who is solely focused on representing your interests, as a seller. Our listing agents do not double-deal as buyer’s agents, a fact that is somewhat uncommon in the market.

“I do not ever negotiate both sides of a contract,” she said. “It’s really important to me that I am 100-percent making sure that you (the seller) don’t leave a single dollar on the table.”

While many agents are willing to represent both sides — some even offer incentive to do so — our team believes strongly that it is our responsibility to ensure YOU are getting the best deal possible. Representing both sides would add a conflict of interest that might take away from our ability to fairly represent YOU, as the seller.

“I never want to be in a position where I’m negotiating against you,” said Becky Seda, lead agent for Seda Real Estate Group. “If someone calls off a sign, we have buyers agents on our team that will represent them. I will always only represent my seller. Period.”

Managing the Contract Process

Once you’re under contract, your agent will coordinate with various parties such as the buyer’s agent, the title company, and the buyer’s lender. They’ll ensure that inspections are scheduled and help you prepare for them, addressing any issues that arise.

Repair negotiations are another critical area where your agent should provide support. They’ll help you understand repair requests and obtain bids, ensuring you’re not agreeing to costly repairs without understanding the true expense. With a long list of trusted contractors on hand, your agent can also help schedule repairs, if needed.

Appraisals and Closing

Your agent will often work with appraisers to ensure that your home’s value is accurately represented. While the agent cannot directly influence appraisals, they can provide data and analytics that help ensure the appraiser doesn’t miss any information that could impact the appraised value.

Your agent will also review closing documents before you sign to ensure everything is in order. They will also help to arrange and navigate any special needs you might have regarding the closing process — signing early, due to a move, or handling other complicating factors.

Long-Term Support

Even after your home is sold, your agent should keep your contract on file for the required five years (and often longer). If you have questions in the future about the sale, you can reach out for assistance.

In summary, a good real estate agent is not just a facilitator but an active partner in the home-selling process. They should provide comprehensive support from pricing and marketing to negotiating and closing, ensuring that you achieve the best possible outcome for your sale.

If you’re considering selling your home, finding an experienced agent who excels in these areas can make all the difference. Our team at Seda Real Estate Group would love to help you.

If you would like to discuss the sale of your home, even if it may be a few months down the road, our team can help. Give us a call at 405-400-9973.

You found the “perfect” home, only to later learn that the appraisal came back short of the contract price. The shock can leave you scrambling for answers and fear over what happens next.

Before you panic, here’s what you need to know to navigate the situation and, hopefully, keep your deal on track.. 

Understanding the appraisal process

When you purchase a home with a home loan, the bank or lending establishment is going to bring the bulk of the money to closing. Because of that they typically require that the home’s value be assessed. They do this to ensure that it is a good investment for them, before they fully agree to fund the loan.

A low appraisal does not necessarily mean that the home was overpriced.

“Sometimes a seller has their property listed at a price where there simply are not a lot of comparable sales for the appraiser to use in approving the value of that home,” said Becky Seda, lead agent for Seda Real Estate Group, in Oklahoma City. 

What’s next? 

A low appraisal does not have to be a dealbreaker. Here are a few steps to help you navigate the process.

  1. The first thing to do if the appraisal comes back low is to have your buyer’s agent provide comps to the appraiser to show why the home’s value could be higher. 
  2. If that doesn’t work, get the listing agent involved. They can provide details and documentation about why the home was priced a certain way.
  3. If that doesn’t work, you can order another appraisal. There will be a cost associated with this option. Typically, in Oklahoma, appraisals start at about $650 and go up in cost from there. 
  4. Another option is to “bridge the gap.” 


Bridging the gap, in this case, means filling in what the bank will not cover. This can be quite confusing, but let’s try to explain it some.

When you buy a home with a loan there will be a minimum down payment required. The amount is based on the type of loan. For example, with a conventional loan, the bank might require a 5% down payment, meaning they’ll lend 95% of the sale price. However, if the property appraises for less than the sale price, the bank will only lend 95% of the appraised value. This means the buyer must either cover the difference to make up the gap, negotiate with the seller to reduce the price, or meet somewhere in the middle.

*If this is something you are facing, we strongly suggest you talk with your agent and the lender to fully understand what the change in your down payment would be. 

Negotiations

The next option is to go to the seller and renegotiate the sale price. That happens quite often.

“If you really believe the home was overpriced and the price of the appraisal is the true value of the home, then you can tell the seller, ‘I’m not going to pay more than the appraised value,’” said Seda.

Ultimately, if you and the seller cannot see eye to eye, under normal terms of the Oklahoma contract, you and the seller can part ways. In this case, you would get your earnest money back. However, you would still be out the cost of the appraisal(s) and inspections. But, you are not forced to purchase the home and the seller is not forced to sell you the home for less than the contract price you had initially agreed upon.

If you have questions about this process our team would be happy to help. Give us a call at 405-400-9973 or email us at contact@sedarealestate.com.