Touring a Home in Stillwater: What to Ask and What to Look For

The best questions on a home tour are about the things a listing can't show you: the age of the big systems, what the home costs to live in, and what the seller will do to get a deal done. A showing is usually 20 to 30 minutes, and most of it goes to how a house feels. This is the list I'd bring to every tour, plus a few things to look at while you're in the room. If you're buying for an OSU student, I've added a section for you.

Before you walk in

• Decide your top three must-haves and your top three dealbreakers. After five homes in a day, they run together. A short list keeps you honest.
• Take photos and short videos of each home. Most buyers think they'll remember which house had the big kitchen. They won't. Photograph the roof, the water heater, the electrical panel, and any area that worries you. You can enter the serial number on HVAC and hot water tanks into an LLM and it will tell you the year it was built.
• Tour in daylight when you can. Natural light shows stains, cracks, and dated finishes that lamps hide. Also, not be afraid to look when its raining, while it may be inconvenient it can show other concerns.
• Have your pre-approval ready. In a slower market there's more time, but a well-priced home can still get an offer in the first weekend.

Questions about the home's age and condition

Ask the listing agent, and check the answers against the listing and the seller's disclosure.

1. How old is the roof? Roofs in Oklahoma take a beating from hail and wind. Ask about any claims or repairs.
2. How old are the HVAC system and the water heater? These are two of the most expensive things to replace, and they're easy to ask about.
3. Has the foundation been repaired, or has there been any settling? Look for cracks above doors and windows, doors that stick, and gaps along the baseboards.
4. Has there been water in the house, from a roof leak, a plumbing leak, or flooding? Look for stains on ceilings and around windows. See Is Stillwater in Tornado Alley? Flood Risk for Home Buyers.
5. When were the electrical panel and plumbing last updated? In older homes, ask about the type of wiring and pipes.
6. Which repairs or updates has the seller made, and are there receipts? Permits and receipts tell you what was done and by whom.
7. Is there a storm shelter or safe room? This is common in Oklahoma and often a deciding factor.
8. Which appliances, window coverings, and fixtures stay with the house? Get it in writing in the offer, not just in the tour.

In Oklahoma, sellers of most homes provide either a property condition disclosure statement or a disclaimer statement. Ask which one you'll receive. A disclaimer means the seller isn't making statements about the home's condition, which makes your own inspection even more important. If the home was built before 1978, you'll also get a lead-based paint disclosure.

Questions about what it costs to live there

9. What do utilities run in a typical winter and summer month? Ask for the last 12 months if the seller will share them. You can always call the City of Stillwater and they can provide the average, low and high for any address you are interested in.
10. What are the property taxes, and could they change when you buy? See Property Taxes in Stillwater: What Home Buyers Should Know.
11. Is there an HOA, and what does it cover? Ask for the fee, what it includes, and any rules on fences, parking, rentals, or exterior changes.
12. What does homeowners insurance cost on a home like this? Call an insurance agent before you write an offer, especially for older roofs.
13. Is the home on city water and sewer, or on a well or septic? Rural and acreage homes work differently. Ask for service records.
14. Which internet providers serve the address? Check this before you fall for a home with a long driveway.

Questions about the seller and the deal

15. How long has it been on the market, and has the price changed? The listing agent can tell you, and so can the listing history. See Is Stillwater a Buyer's Market Right Now?
16. Have there been other offers, and why did they fall through? The honest answer helps you decide how to write yours.
17. What is the seller hoping for in a contract? Timing, a rent-back, or a specific closing date can be worth as much as the price.
18. Is the seller open to a credit toward closing costs or a rate buydown? In this market, more sellers are. See What Are Seller Incentives in Stillwater? and How Do Rate Buydowns Work?

Questions for a new construction tour

Builders sell differently, so the questions change. Reach out before you visit, because many builders ask that your agent come with you on your first visit.

19. What's included in the price, and which finishes are upgrades?
20. Which incentives are available, and do they require the builder's preferred lender or a closing date?
21. When will the home be finished, and how firm is the date?
22. What does the warranty cover, and for how long?
23. Should I still get an inspection? Yes. See Do You Need a Home Inspection on a New Construction Home?

To compare two builders, see Frye Farms vs. Park Valley.

What to look at while you're there

• Open the cabinets, run the water, and flush the toilets. Check water pressure and how quickly it drains.
• Look up. Ceiling stains and sagging are easy to miss.
• Look down. Uneven floors, soft spots, and gaps at baseboards can point to foundation or moisture issues.
• Smell the house. Strong air fresheners and a musty smell both deserve a question.
• Check your cell signal in the main rooms.
• Walk the yard. Look at drainage, where water goes in the rain, the fence, and the trees near the house.
• Stand in the street. Check parking, noise, and how the house sits compared with its neighbors.

Buying a home for your OSU student?

A few extra things to look at when the buyer is a parent and the resident is a student:

• Bedrooms and bathrooms. A home where each roommate has a private space is easier to live in and easier to rent later.
• Parking. Ask how many cars fit in the driveway and the garage.
• Layout. Separate living areas give roommates room to study and have friends over.
• A video call tour. If you can't be there, ask me to video the showing so your student and you can look together.

For more, see Buying a Home for Your OSU Student: Questions Parents Ask and How to Tour Homes in One Weekend.

After each showing

Sit in the car or take a minute in the driveway, and write down:

• What you liked most and least
• Anything you want to know more about
• A score from 1 to 10
• Your rough numbers: price, monthly payment with taxes and insurance, and what you'd need to fix

If you tour three homes in a day, those notes are the difference between a clear decision and a muddle. Then I can help you compare them side by side.

Frequently asked questions

What should I ask on a home tour? Start with the age of the roof, HVAC, and water heater; any past water or foundation issues; what utilities and taxes cost; and what the seller is open to. In Oklahoma, also ask whether the home has a storm shelter.

How long should a home tour take? Plan on 20 to 30 minutes per home, and longer for a home you're serious about. Book a second showing for your top choice, ideally at a different time of day.

Should I take photos and videos during a showing? Yes, ask the listing agent first. Photos of the major systems and any problem areas are useful later.

Do I need my own agent to tour a new construction home? Many builders ask that your agent come with you on your first visit, so reach out before you tour.

Should I get an inspection even if the home looks perfect? Yes. A tour tells you how a home looks. An inspection tells you how it works.

Want to tour homes in Stillwater?

Message me and I'll set up your showings, bring this checklist, and help you compare what you see. Call or text me at 405-614-9600.

Buying a home for your OSU student? Join Stillwater Home Buying for OSU Parents on Facebook, a free group where I share timelines, neighborhoods, and answers to the questions parents ask most: https://www.facebook.com/groups/1388465913401688

Ann Morgan is a REALTOR® with Real Estate Professionals in Stillwater, Oklahoma, specializing in new construction and OSU parent-buyer relocation. A five-time winner of Stillwater's Best Realtor award and a consistent top-3 agent in the Stillwater MLS.