Josh Beaty- Realtor

08/04/2026

Bring the boat, fishing poles, and weekend plans. This turn-key property near Bristow Point puts you close to Lake Eufaula, with a public ramp about 1/8 mile from the home and lake views from the property. The separate 12x12 building already has electric, water, a toilet, and sink, giving you a ready-made spot for tackle, tools, storage, or a lake-day hangout. The home also has a back deck, storm shelter, fenced section of the yard, and exterior lights operated from inside. A practical lake-area property with extra space and a location that makes getting on the water easy. Enjoy the quieter Bristow Point setting while remaining approximately 20 minutes from Eufaula and McAlester for marinas, lake recreation, restaurants, shopping, and everyday conveniences.

MLS # 2601807 – Bring the boat, fishing poles, and weekend plans. This turn-key property near Bristow Point puts you close to Lake Eufaula, with a public ramp about 1/8 mile from the home and lake v...

08/03/2026

"Buying Rural Land Near McAlester: Seven Things to Verify"

A pretty piece of land can still become an expensive headache if you don't verify what is behind the listing photos.

Before you make an offer on rural land, here are seven things worth checking:

1. **Legal access and easements**
Confirm through title evidence whether the property has legal access, not just a driveway or road that people have historically used.

2. **Road maintenance**
Find out whether the access road is public, private, or shared- and who is responsible for maintaining it when it needs work.

3. **Survey and boundary lines**
A licensed surveyor can help identify the boundary evidence and show whether visible fences, roads, or improvements appear to cross property lines.

4. **Water source and well condition**
Verify whether water comes from rural water or a well, then ask about the well’s age, records, production history, water quality, and likely repair or replacement costs.

5. **Septic or soil suitability**
If there is no septic system, have a qualified professional determine whether the soil and site can support the type of system needed; if one exists, get it inspected.

6. **Utilities and reliable internet**
Confirm electric availability and connection cost, then check actual cell coverage and internet options at the property- not just in the general area.

7. **Deed restrictions, floodplain, and mineral rights**
Review title evidence and local records for restrictions, floodplain status, and any mineral interests that were previously reserved or will not transfer with the surface.

Land can be a great purchase, but acreage alone does not tell the whole story. Before you fall in love with a property, make sure the details support what you want to do with it!

Josh Beaty | Keller Williams SEOK

07/27/2026

CONTINGENT OFFERS: What do they actually mean?
I recently worked a deal involving a contingent offer, and it was a good reminder the words "under contract" do not always tell the whole story.

A contingent offer does not mean "maybe", it means "Yes, IF this agreed-upon condition is met."

That condition could be:

• Their current home selling
• Financing being approved
• The home passing inspection
• The appraisal coming in where it needs to
• Another agreed-upon requirement stated in the contract

The property is still under contract, but there is a condition that could allow the deal to fall apart if it is not satisfied by the deadline or under the terms written in that contract.

For sellers, the important question is not just “Do we have an offer?” It is: What is the contingency, how long does it last, and what are our options if another buyer comes along?

Every contingency is different. The actual contract language and deadlines matter.

If you are considering buying or selling and a contingent offer comes up, message me before assuming what it means for your situation.

Josh Beaty | Keller Williams SEOK

07/20/2026

Pittsburg County Market Update 👇
The market is still moving. We had 44 closed sales this month-that’s up 25.7%.
Homes are taking a little longer to sell, averaging about 55 days on market. Prices have softened some too, which creates opportunity for buyers and makes it even more important for sellers to have the right strategy from day one.
The market isn’t dead. It’s just more balanced- and the people who are prepared are still getting deals done.
Thinking about buying or selling? Let’s talk about how to make the most of your investment, give me a call 📲

07/09/2026

Under Contract!
Happy to help my sellers get this one moving in the right direction! I'm grateful for their trust and exited to help get them to the closing table!

If Selling has been on your mind, yours could be next.

📲Call me!

06/29/2026

Market Update | May-June 2026

All green across the board! That's something we don't see often.
Homes are selling faster, prices are rising, and buyer activity is remaining strong.

Here's what we're seeing as of June:

✅ 32 Days on Market (⬇️ 48.4%)
Homes are selling much faster than they were just a few months ago.

💰 Average Sale Price: $233,000 (⬆️ 33.4%)
Home values continue to trend upward, giving sellers an opportunity to maximize their equity.

📐 Average Price Per Sq. Ft.: $132 (⬆️ 11.9%)
Steady appreciation continues across the market.

🔑 44 Closed Sales (⬆️ 7.3%)
Buyer activity remains healthy, even with higher interest rates.

Whether you're thinking about buying, selling, or just curious what your home is worth in today's market, I'm here to help!

📲Reach out anytime

06/10/2026

🏠 Character, Space, AND Value?
Some homes just have a feel to them the moment you walk inside. This one blends character, charm, and improvements in all the right places.
Take a quick tour through 106 Riley St. and see what stands out to you. 👀
📍106 Riley St. | Haileyville, OK
3 Bed-2 Bath 1,341 SQ FT

Fully move-in ready and waiting to welcome its next owner!

Listed by:
Josh Beaty
918-508-0459