Alan Van Horn Real Estate

05/06/2026

Today we officially closed on 3232 Clock Tower Circle Edmond OK 73034. I want to thank Roy and Mary Forsythe for trusting me to help them sell their home. We started the initial discussions last year. Developed a punch list of things we decided to address prior to listing. These are typical things found that will be most likely found by a home inspector. Much better to proactively address these things. Big thanks to Jim Hodge Home Repairs for knocking out the list cost effectively. Phillips Glass for a couple of windows that needed glass replacement. All of our work did pay off. We achieved a great price and we were able to negotiate a preferred date to close. Lenlie Foster was the Realtor involved with the Buyers and its always so helpful to have a Realtor on the other side of transaction who communicates and works just as hard to achieve a win win for both parties. Alan Van Horn is your Keller Williams Central OK Realtor and I can be reached at 405-823-6766 or at [email protected]

$570,000, 4 beds, 3 baths, 2653 sq ft - Contact Alan Van Horn, Keller Williams Realty, 405-823-6766 for more information.

05/01/2026

https://www.tourfactory.com/3241439

A Little Colorado in Oklahoma! Available for Private Tours. Nestled on 3/4 of an acre with nothing behind your home but nature. This custom built home has so much to offer. 5 Bedrooms and 5 1/2 Baths. Owners Suite and Spacious Guest Suite on entry level. 3 Bedrooms and 3 full baths down feed off a huge family room.
 Immaculately Clean and Move in Ready Home
 Insanely Energy Efficient Home. Foam Insulated and Garage Attics Blown in Insulation. American Standard High Efficiency Units and serviced regularly. Utility Bills available upon request. New HVAC Summer 2025
 Peaceful Water Feature extending down and along Covered Patio and Fire Pit
 Greenbelt Cul-de-Sac Lot and Half with Lake Views .74 acres
 Mature Trees and Fully Landscaped Property. Full House Rain Gutters
 Deer, Birds and Wildlife Commonly Seen.
 Large Picture Windows throughout providing breath taking views & natural light. All operable windows have screens if desired.
 4 Covered Porches
o Covered Exterior Front Entry with Brick Pavers & Iron Handrails
o Covered Trex Deck with Ceiling Fan and Outdoor Cooking Area including Ceramic Egg. Spiral Staircase to lower level.
o Covered Patio on Lower Level with Ceiling Fan and Room to entertain
o Covered Porch off Back of Tandem Third Bay Garage. Generac Loc.
 Water Well for Yard Irrigation. Water Irrigation System for Property
 Whole House Back-Up Generator (Generac) Under yearly service contract.
 Navian Tankless Hot Water Heaters. 2 Units.
 All In and Out Lighting is LED
 Trim Edge Dusk to Dawn Season Lighting
 Huge Walk-In Safe Room (directly under front porch)
 Four Total Garages with Epoxy Coating. 3 Bay Tandem on Top & 4th Bay Below
 Whole House Audio-Visual and Whole House Security System
 Natural Gas Firepit Area with large Paver Stones. Just off the Covered Patio
 Decorative Fenced In Area around Covered Patio and Firepit in Back. Entire yard equipped with Wireless Dog Fence. Indoor Outdoor Dog Kennel
 Roof has been examined for Insurance. In very good condition
 Home Owner Dues are $500.00 Annually and includes Clubhouse and Resort Pool Access. Well maintained and Active HOA.
 Location of the Home and Access to Shopping and Highways is a 10+

$1,198,000, 5 beds, 5.5 baths, 4810 sq ft - Contact Alan Van Horn, Keller Williams Realty, 405-823-6766 for more information.

04/16/2026

https://www.tourfactory.com/3240449
New Listing in SE Edmond. Beautiful Home in outstanding condition. 4 Beds, 3 Baths, 2 Living and 2 Dining. Lushly Landscape Property. Sprinkler System, Storm Shelter, Rain Gutters and immaculately clean home. Open Sunday April 19th from 2-4 PM Alan Van Horn is your Keller Williams Central OK Realtor and I can be reached at 405-823-6766 or at [email protected]

$329,900, 4 beds, 3 baths, 2105 sq ft - Contact Alan Van Horn, Keller Williams Realty, 405-823-6766 for more information.

04/03/2026

EDMOND'S 32ND ANNUAL SUMMIT. SATURDAY APRIL 4TH.
8am to Noon at the UCO Forensic Science Institute. Enter off 2nd St. Immediately west of Edmond Chamber of Commerce. Free parking.
The public is invited and in fact encouraged to attend the 32nd Annual Neighborhood Summit. If you live in Edmond this is a fantastic time to meet and hear from Edmonds Leadership. UCO President Todd Lamb will welcome us to the UCO Campus. Hear from; Mayor Mark Nash/City Council, New City Manager A.J. Krieger, EEDA Director Heather McDowell, Larry Stein Oklahoma County Assessor, Police and Fire Chiefs. Learn about the Proposed Unified Development Code (UDC) and HOA short term rental questions. Refreshments and Door Prizes!

Quality Neighborhoods are the source of Edmond's strength and their success and vitality are the foundation on which Edmond will build its future.

Share this and hope to see you at the Summit!

01/08/2026

This from a Dane who gives a pretty good history lesson on the Island. Personally I think Trumps view on acquiring Greenland is very ill timed. Suggesting we "take it by force" is not helpful. Its stupid. Lots of other problems and challenges are more pressing. Do we have a strategic interest in Greenland? Yes. We do have a military base on the Island and apparently there is an abundant supply of rare earth minerals. Greenlanders should decide who they want to have rule, pay taxes too and if needed defend them from attack.

With President Trump's renewed bid to obtain Greenland from Denmark, here's the great Greenlandic title search.

09/17/2025

The Oklahoma County Mortgage Grant Program. Rates today for FHA/VA/USDA loans sits at 5.125% and Conventional Loans are at 5.375%. This program is good for any buyer in Oklahoma County. You do not have to be a first time home buyer. Minimum credit score of 660. Gift funds are allowed as are co-signers if needed. Maximum income limits are $136,780. Affordability to purchase a home continues to improve. If you or someone you know is renting/leasing but would rather be a homeowner this is a program you should ask about. Alan Van Horn is your Keller Williams Central OK Realtor and I can be reached at 405-823-6766 or at [email protected]

08/15/2025

Open Sunday August 17th from 2-4 PM. SE Edmond and listed for $299,900.

$299,900, 3 beds, 2 baths, 2041 sq ft - Contact Alan Van Horn, Keller Williams Realty, 405-823-6766 for more information.

08/11/2025

WHAT HAPPENS AFTER YOUR HOME
GOES UNDER CONTRACT

Congratulations! Your home is now under contract or in real estate your home is “Pending”. What happens next and how should your realtor help you navigate the process until your home is officially SOLD?
Pending with no backups. This means your home is under contract and you are no longer looking for any backup offers. You and your realtor have vetted the buyer(s) contract and lender and feel reasonably confident that in approximately 30 days you will have sold your home.
Pending but its contingent. The buyer of your home needs to get their current home under contract. Your realtor will continue to market the property and accept additional showings and new offers that are NOT contingent. You can only have one contingent offer. Some contingent offers look better than others.
Several things occur after you accept an offer and go under contract. They include:
• Home Inspections. Typically occur within 3-10 days after pending. They can include, whole house, septic/aerobic, well, pool, structural and perhaps other evaluations at the buyer’s cost. Generally speaking, those get coordinated by the buyer realtor.
• TRR Submitted by Buyer(s) via their realtor post inspections. TRR stands for Treatment, Repair and Replace. These are the items that the Buyer(s) are requesting the seller treat, repair or replace. Treat is in reference primarily to termites. If termites or evidence of termites are found the seller is virtually obligated to treat the entire home barrier.
• Appraisal Value Evaluation. If there is a loan, its likely the home will be subject to an evaluation by a licensed appraiser. Sometimes they get waived on Conventional Loans if the buyer is putting a lot down, credit score is high and perhaps previous professional relationship. The appraisal does not typically occur until for a week or two post contracts.
• Mortgage Inspection Certificate. Referred to as the MIC. It’s nothing more than a survey of the property. Typically occurs late in the process. Perhaps a week prior to closing. A sketch of the home as it sits on the lot. It displays all set backs and easements. Are their encroachment issues? Structure built over utility easements? The buyer generally pays for the survey. They do not enter a home. They generally will not announce in advance of their intent to walk around your property. If you have a fence with a gate lock you will want to unlock it to allow the surveyor to walk the property.
• Title Company Info Requests. The Title Company is where you will close the sale. They will want your names, email address and if you have a mortgage balance, they will require the name of lender, loan number and permission to order a payoff amount for balance. This request typically occurs very early in the process. Secure portals are used to protect sensitive information.
The Listing Realtor has several important functions from the date of pending to actual closing of the sale. They include:
• Attendance at the Home Inspection is in my view critical. At the very least they should be available should the buyer’s realtor or inspectors have questions. Some features and benefits of a home need to be shown or explained. Having the sellers available to answer any questions you cannot address is very helpful. At the end of the inspections, it’s typical for the inspector to provide a recap of their findings. I like to hear that readers digest version. Most sellers appreciate knowing how it went. Anything of consequence get called out.
• Attendance at the Appraisal Evaluation. Appraisers will reach out to the listing Realtor requesting a date to conduct the appraisal value. This one individual will determine the VALUE of the home. Does their value support the contract price? What homes did we use that support the list price and contract price? I share those with the appraiser. I provide them with additional information that we believe supports the value. I answer any questions they may have and point out things that I want to make sure they are aware of.
• Negotiate the TRR. The buyers submit their request for items they want treated, repaired or replaced. If you have properly prepared your home for sale this should not be a lengthy request. If you have not done the prep work and things have not been maintained or do not work the list of items can be significant. The best approach is to find common ground. You want to sell your home and the buyers want to buy it. Sellers are not obligated to do anything but most are willing to address things clearly not working or in need of repair. Contracts can “bust” when one party or the other is unreasonable. Sometimes buyers or sellers would prefer $$ rather than fix or replace the items agreed to. An experienced realtor will in many cases coordinate and recommend contractors to perform items agreed to in the TRR.
• Coordinate with Title and Lender. I never assume anything. I am checking with title to obtain Earnest Money receipt. In coordination with buyer realtor and buyer we want to schedule the actual time to close. I may have to help title with an HOA contact. I ask where we are with the MIC being ordered. As things get closer to actual closing, I am asking title for preliminary closing statement to make sure nothing has been left out and that the sellers get a chance to review the final numbers. If there is a trust involved or a death in the family, I am making sure those documents have been provided. With the lender, I am hoping the lender is routinely keeping everyone in the loop. Some do a great job of that and others require me inquiring to see where they are getting final loan approval. When there is an appraisal to be conducted, I like to know when that appraisal is “due back”. Reminding the lender of our date to close. Seems obvious but asking and inquiring keeps the ball rolling or at least lets me know things are not moving along and a delay might occur.
• Routine communication with Sellers. I find it very helpful to routinely pick up the phone, send an email or text a client to make sure there are no surprises. Never too early to make arrangements for moving. Local or long-distance move? Make sure they know about the MIC so they are not concerned about someone walking around outside their home. Making sure they understand that inspection reports generally read like a horror story. They are inspecting a home based off current code in 2025. I want to properly set expectations if we have any concerns about appraisal value.

Alan Van Horn is your Keller Williams Central Realtor and I can be reached at 405-823-6766 or at [email protected]

04/22/2025

ABSORPTION RATES for April 2025. Absorption rates provide an indication of market conditions in Real Estate. A quick read will help you understand the current market. Absorption rates look at supply of inventory of homes to buy. It tells us how many months it takes for the existing inventory in a particular price range to be absorbed or sold. The lower the number of months of inventory the tighter the supply or available homes. As the number of months increases you have a greater supply. Do we have a buyers market, a sellers market or is the market more balanced? What other factors contribute to the existing market today? Three views are displayed. Total Market Overview, Edmond and Deer Creek School Districts and the Entire MLS area. The Total Market Overview is a 25 mile radius of the Oklahoma City Center. The Entire OKC MLS includes surrounding counties including Shawnee, Guthrie, El Reno, South of Norman and Altus OK.
Now that you know what your looking at what does it tell us? When you get to 5.5 to 6 month supply or greater, most would suggest its a buyers market. A month supply of less than 5 starts to favor sellers. Factors that can influence supply include mortgage loan rates or affordability, unemployment, economic health of a town and overall buyer demand.
The Total Market Picture shows that we have less than 5 months of Inventory up to about $400,000. Above $400,000 inventory or supply increases to 10+ months. To the far left side of the chart you see Days on Market. On average homes that are selling take about 30 days to go under contract. The higher priced homes take 45-55 days.
The Edmond -Deer Creek School District chart looks quite different. Here we have less Inventory and only exceed 5.5 months supply in two price categories. While Days on market are not shown I can say that its generally the same as the Total Market. Edmond and Deer Creek School boundaries continue to be areas that are highly desirable. They tend to absorb inventory at a quicker pace. Home values have continued to appreciate year over year.
The Final Chart shows the Entire MLS area. Inventory is over a 6 month supply beginning at about $400,000 and goes over a 9 month supply in several price ranges.
Should you buy now? If your paying cash its YES. You have an even greater advantage today. If you are financing its yes IF the monthly payment is one you can live with today. Single Family homes are not going to decline in value. We simply do not have enough of them. The house you can buy today will never be less expensive. You can always refinance. Should we see 30 year fixed rates drop to 6% or less the pent up demand that has been tempered due to rates will chew up existing inventory rather quickly.
Should you list your home now? Lots of homeowners have significant equity or ownership. Baby Boomers in particular. Many can downsize or move to be closer to family or a more desirable retirement location. What motivates you to sell? When you have decided its time to sell for whatever reasons that motivates you, consult with an experienced Realtor. What needs to be done to get the home ready? What can you realistically expect and how long should it take?
Alan Van Horn is your Keller Williams Central OK Realtor and I can be reached at 405-823-6766 or [email protected]

04/18/2025

https://www.tourfactory.com/3200762
Now Live and Available to Tour! Just a Wonderful Home in Edmonds Eagle Crest. Open House Sunday afternoon from 1-4 PM
Click the Photo to Watch the Virtual Tour. If you know of anyone looking to buy have them reach out to Alan Van Horn your Keller Williams Central OK Realtor at 405-823-6766 or at [email protected]

$335,000, 3 beds, 2.5 baths, 2404 sq ft - Contact Alan Van Horn, Keller Williams Realty, 405-823-6766 for more information.