Beware of new “tricks”

February 16th, 2006 at 5:36 pm (Important Notices)

Many property owners have had calls from Curtis Roberts appraisers and been asked to appraise their property concerning the OSU project. I called the number given on my answering machine as 918-296-0700 and they asked when I would like to schedule an appraisal. I asked who had requested the appraisal and was told that it was Cinnabar. I KNEW IT WAS NOT ME!!!!

Perhaps I have misunderstood OSU in saying that it was up to property owners to call to arrange an appraisal with Cinnabar. This seems to be a new pressure tactic. Considering the fact that Dr. Schmidly and Gary Clark have said negotiations were between a willing seller and a willing buy, I find it disconcerting that Cinnabar is now contacting property owners to suggest that an appraisal appointment must be scheduled.

So, if you are NOT a “willing seller”, do NOT fall into this “trap”!

4 Comments

  1. Doug Emde said,

    February 17, 2006 at 3:14 pm

    I just received the same call. I have not requested an appraisal at this time because I have yet to see an accurate appraisal. I would advise everyone to cease communications with Oklahoma State until they hire a more “friendly” acquisition company and a more accurate appraisal company. Don’t get sucked into an appraisal that would provide an inaccurate market value!

  2. Doug Emde said,

    February 17, 2006 at 3:16 pm

    One other thing, until you have been served regarding condemnation, you do not HAVE to allow an appraiser onto your property. OSU has the ability to make an offer without an appraisal. Let them shoot us an offer first and we can go from there.

  3. Teresa Stringfellow said,

    February 20, 2006 at 9:34 pm

    I would like to suggest that your interested and affected parties look through the fair market values through county records. I do not live in your county, but I do live on a main street, and I question the fair market value of my house, in comparison with other comparable houses in my neighborhood. My fair market value seems to be less than it should be, and I wonder why this would be kept down, when in actuality it should be more because it is a main street properly. Since evidently the plans have been in the works for some time, you might compare your fair market value figures and make sure they are comparable to other neighborhoods in your city and county, making sure they have not been kept lower to enable a cheaper taking.

    I would also question eminent domaine if it is based on current residential fair market value instead of projected or commercial fair market value. How can they legally buy a residential property with this money and make it commercial after the sale instead of before the sale? That would be like buying a house for business purposes without it being rezoned for business first. I would think that the property should be rezoned and the fair market value raised because it would then be a commercial property before it is purchased.

    I wish your neighborhood the best. I’ve seen how eminent domaine has taken properties that are not condemned, and the owners of these properties cannot afford to find new homes of equal property size and structure with the money they are given. Good luck!

  4. OkStateExpansion.com » Blog Archive » New tricks said,

    September 22, 2006 at 10:25 am

    [...] BEWARE of “New Tricks”. Many property owners have had calls from Curtis Roberts appraisers and been asked to appraise their property concerning the OSU project. I called the number given on my answering machine as 918-296-0700 and they asked when I would like to schedule an appraisal. I asked who had requested the appraisal and was told that it was Cinnabar. I KNEW IT WAS NOT ME!!!! [...]

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PETITION

February 4th, 2006 at 8:34 pm (HOW CAN YOU HELP?, Important Notices)

Download Petition

Print the petition, sign, take it to your neighbors, friends, relatives and even strangers to sign. If you want to collect signatures by standing in a public area, you can do that. Print as many copies as you need. If you do not live in Stillwater, you can print the petition, sign, and get other signatures, preferably, OSU alumni, too. Send the signed petitions to CCOSU, 847 W. Eskridge Ave., Stillwater, OK. 74075 or fax to (405) 377-4823.

1 Comment

  1. Dr. Ted Douglas said,

    February 5, 2006 at 8:07 pm

    Very interesting, though it won’t be effective. But what about the possiblity of a public referendum calling for a statewide vote to stop this? Given that a majority of Oklahomans are fans of the University of Oklahoma I would think that a referendum would pass and put a stop to this needless aquisition.

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Master Plan Survey

February 3rd, 2006 at 9:24 am (Important Notices)

There is a survey on the Benham site. It asks for an ordering of importance of improvements, positive aspects of campus (most positive aspects of master plan, negative aspects of campus (aspects which need the most thought and work) and General comments about the master plan. You might want to fill it out.

Link to Survey

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Before Selling to OSU

January 16th, 2006 at 5:15 pm (Important Notices)

Before you sell your property to OSU, you might want to go to the County Administration building at 6th and Duck and ask the County Assessor to print out information regarding the updated, 2006, assessed value of your property. You might also be wise to ask about the property around you.

Last summer an individual of the firm, hired by OSU to gather information, went to the County Assessor to get the appraisals for all properties in the proposed acquisition area. It is possible they are making offers according, not only according to the appraisals of Cinnabar, but also from the list provided them last summer giving 2002 valuations.

Properties are assessed in a 4 yr. cycle. This year is the year in the cycle for properties in the proposed acquisition area were scheduled to be revalued. Therefore, it makes sense that property values have increased in the last four years.

An official of OSU stated to me that the County Assessor was “playing games with the assessments” and assesssing the properties much higher than they should be.

However, in a letter to the editor, Stillwater Newspress published on 1/15/06, Cheri Hall, retired Payne County Assessor (12/31/04 and 26 years of serving in that office) said: “In order for the assessor to establish a market value, she must maintain a sales file and verify if the sales are arm’s length transactions between a WILLING seller and a WILLING buyer without duress. Only these sales can be used in establishing market value. To insure that every county in this state is in compliance with the law, the Ad Valorem Division performs several studies in each county every year, including their own sales study.

Cheri assured that valuations in the assessor’s office are based on market value. The assessor is required by law to appraise property at market value. using a recognized procedure for mass appraisal. That procedure is establised in the Rules and Regulations of the Ad Valorem Division of the Oklahoma Tax Commission according to the Oklahoma Statutes and based on the standards of the International Association of Assessing Officers.

Cheri also suggests that everyone in the affected area should ask for a copy of the complete OSU appraisal when OSU makes an offer, to look it over and talk to a local appraiser familiar with the Stillwater market.

A friend of mine who has been a real estate agent in the City of Stillwater for many years, told me that when a house is placed on the market, it is rarely listed at the assessed value. Instead, she said, it is nearly always listed at least 10% higher than the assessed value.

I’m only passing on information that may be of help to you, things I have learned since Nov. 5, 2005. I do not claim to be an expert!

2 Comments

  1. Dr. Ted Douglas said,

    January 18, 2006 at 9:39 pm

    Was down at the assessor’s office today and yes the 06 valuations are up significantly, yet on several of the properties I looked, the assessor was still under true market value. I understand someone from OSU, not sure who, met with Jackie and accused her of just raising the evaluations because of OSU’s announcement. He provided her with comp sales he felt were appropriate. She gave him stacks of sales that the assessor used. One of OSU’s comps was the sale of a property from one man to his brother in law, not an arm’s length transaction at all. I did see one appraisal where the appraiser from Tulsa used a house on Ramsey as a comp sale. His opinion was that the house on Ramsey sold for $65000, he drove by and it’s a nice house. What he didn’t take into account was that since it was purchased for 65K, the owner has spent $15000 on exterior siding and paint, not to mention the complete remodel on the interior. Contact a local appraiser before you sell!

  2. Tamara Colbert Maschino said,

    January 19, 2006 at 12:40 pm

    I am disgusted that OSU would question the Assessor comps, they have struck a new low. My mom’s house is in immaculate condition, has around 2000 sq feet and has had tons of upgrades including $25000 spent in the past couple of years on a new roof, carpet, etc. Is it any wonder people are concerned about having an OSU appraisal after hearing about these war stories on what they have done?

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IMPORTANT ANNOUNCEMENT

January 9th, 2006 at 10:31 pm (Important Notices)

Got this email tonight. Can’t verify, so watch for it tomorrow. I heard this was going to be from our big donor to pay for the west end of the new stadium. I hope it’s for that, and not to buy more property sooner!

Sent: Monday, January 09, 2006 3:33 PM
Subject: OSU Press Conference

OKLAHOMA STATE UNIVERSITY TO
ANNOUNCE HISTORIC GIFT ON TUESDAY

Gift Represents Largest Ever Cash Gift to
Support a Collegiate Athletic Program in the History of the NCAA

What: Substantial Leadership Gift Announcement - Historic in Scope and Size
When: Tuesday, January 10, 2006, at 11 a.m.
Where: Varsity Club Room - Second Floor, Football Complex Inside the
Athletic Center at Gallagher Iba Arena

Special Note: The announcement will be
carried live around the world over the Internet at www.okstate.com.

In what is characterized as the “single largest donation” ever to an NCAA
collegiate athletic program, Oklahoma State University officials are
preparing to announce a record-setting gift which, in terms of scope and
magnitude, will propel Oklahoma State’s ambitious vision to build a world
class athletic complex unrivaled in stature and size closer to reality.
Details on the gift and its impact to elevate Oklahoma State’s
tradition-rich athletic program to a new level of national prominence and
competitiveness in all sports will be presented at the press announcement.

5 Comments

  1. doug emde said,

    January 10, 2006 at 1:39 pm

    Well, $165 million. The Oklahoman website lists the projects which include a tennis facility which last time I saw a master plan was located at Washington and Eskridge, also a new baseball facility which was shown at Duck and Eskridge. I guess the 20 year plan has been stepped up a notch now.

  2. Tamara Colbert Maschino said,

    January 10, 2006 at 6:47 pm

    I am still angry at how OSU paid the Adlers 22,000 less than the county appraisal and then gave that small amount of “bonus of 300 per year” to the amount paid. There needs to be a impartial advocate for these folks that can protect their interests, this is so disgusting. On Yahoo Finance, an article on the Pickens gift lists a timeline for projects , this is a portion of that article and I am providing a link for the entire article.

    OSU’s athletic projects

    The total cost of the proposed OSU athletic facilities is currently projected to be about $300 million, which includes architectural fees and land acquisition. Those projects, their estimated costs and proposed timelines, include:

    New outdoor practice fields; $6 million; completed by 2007.
    Closing in of the west end zone at Boone Pickens Stadium; $120 million; completed by 2008.
    A new equestrian center; $4 million; completed by 2008.
    Construction of a multi-purpose indoor practice complex; $50 million; completed by 2009.
    A new soccer/track complex; $30 million; completed by 2009.
    New tennis facilities; $15 million; completed by 2009.
    A new baseball stadium; $30 million; completed by 2011.

    Shortcut to: http://biz.yahoo.com/bw/060110/20060110005775.html?.v=1

  3. Tamara Colbert Maschino said,

    January 11, 2006 at 12:29 am

    Another link to a story on Pickens, this briefly mentions the ire of the Stillwater community

    Updated: Jan. 10, 2006, 6:05 PM ET
    Texas tea fuels Cowboy philanthropistBy Mike Fish
    ESPN.com

    Shortcut to: http://sports.espn.go.com/ncf/news/story?id=2285520

    Just about every day, Mike Holder picks up the phone to check in with good buddy T. Boone Pickens. Sometimes, the oil and gas tycoon beats him to the call. They chat about energy prices and hedge funds, though conversations ultimately get around to Oklahoma State, and specifically, the Cowboys’ athletic program.

  4. Lee Agnew said,

    January 11, 2006 at 11:32 am

    I just sent the following email to campus.masterplan@okstate.edu, with a CC: to osupres@okstate.edu:

    Subject: Input/Feedback

    The “Input/Feedback” link appears to have been removed from the OSU Master Plan web site. I wonder if that’s symptomatic of something.

    I also wonder if OSU officials are still planning to schedule those “meetings in early January to gather additional campus and community input.” Why bother? The people who matter have made their opinions known, $165 million worth.

    Yesterday’s AP news reports about the latest Pickens donation list specific athletic facilities scheduled for completion within the next five to six years. Many of these facilities (e.g. tennis courts) are still listed as part of the “20 year plan” on the web site. Am I to assume that the statements on the web site are no longer (as Nixon would say) “operative?”

    What about all the other web site statements, about working with property owners in a “fair and compassionate manner,” and will use eminent domain “only as a last resort?” Are those statements “inoperative” as well?

    I submit that the concerns expressed at the December 2 Regents’ Meeting about the Master Plan and the process by which it was presented to the larger community, are still very much “operative.” After yesterday’s announcement, they are even more so. The issues of demographics, sustainable design, and true community input have not gone away, and they will not go away with a wave of a $165 million magic wand.

    As a member of a family that has been intimately connected with the University since the 1940s, I am extremely disappointed with the recent actions of the OSU Administration. What is especially galling is the fact that this Pickens donation was known to the Administration at least since New Year’s, but OSU representatives evidently did not see fit to mention it during any of the City or County meetings on January 9. The University appears to have sold out its core mission in order to become a wholly owned subsidiary of Pickens, Inc. This is not the University in which I once took pride.

    Just in case this email is actually read by a live person, I am and remain

    Lee Agnew,

    C. E. Donart Class of 1968
    BA OSU (English) 1972

  5. Lee Agnew said,

    January 18, 2006 at 11:26 am

    To correct the record: The next day I checked the site again, and the link was there. I re-sent my message of January 11 with a correction and note of apology, also noting that my “core questions” still stand.

    Haven’t heard back from anyone.

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SIGN UP TO HELP

December 20th, 2005 at 11:23 pm (Important Notices)

Sign up to help! *(Also see summary of Dec. 20 meeting under the topic “Meeting Summaries”). Are you willing to work on a committee to:

  1. Do research on how street closings, revenue tax loss and the loss of utility payments effect citizens, schools, fire department, etc. in the City of Stillwater
  2. Be a part of a coalition for the City of Stillwater residents?
  3. Be willing to work with faculty and students of OSU regarding their concerns?
  4. Could you make phone calls, help circulate a petition work on publicity through media sources?
  5. Write letters to Board of Regents, Legislators, editors in Stillwater and around the state, and to the City of Stillwater?
  6. Research OSU Foundation, its funding and policies?
  7. Research alternative sites for location of the Athletic Village?
  8. Gather information regarding homeowners, rental property owners, offers given for property, manner in which such transactions have been handled and the satisfaction of property owners in the transactions, as well as OSU acquisitions to date?
  9. Draft a moratorium for the City and State regarding eminent domain parameters?

6 Comments

  1. Tamara Colbert Maschino said,

    February 3, 2006 at 5:00 pm

    Thanks for posting the requests for a contact for seniors living in the proposed acquisition area, it is imperative that these senior citizens receive the help they so desperately deserve. This is becoming even more of a necessity with the unbelievable lowball figures these folks are getting back on their OSU appraisals. Many of these seniors and other property owners are not aware of the new 2006 Payne County Tax Assessments and OSU is not using these new figures, only the old assessments which is cheating these folks out of the money they would need to purchase another home to live in. We need to stick together and help each other out, I do not understand why OSU does not take the high road and pay these folks properly. Schmidly says the location of the athletic village is “non-negotiable” Well perhaps we need to tell OSU that their cost cutting approach that is harming Stillwater’s long time residents is “non-approvable” and they need to send it back the table and rework the numbers to help our neighbors out.

    People are still being told that they must have appraisals by March and then be out by June, what is going on here? Are we going to allow this kind of intimidation of homeowners? Is OSU an institution of higher learning or is it in the business of cut throat take over property acquistion?

  2. Trude Coonrad Naff said,

    February 3, 2006 at 11:54 pm

    As all property owners have, I’ve thought about OSU’s determination to take certain property from its owners since this invasion began, and I’ve come to the same conclusion as OSU — it doesn’t matter how much the 2006 Payne County tax assessments are. OSU has not, and apparently will not, deal with property owners in good faith. The fact of the matter is simple: OSU wants the property it has designated as the future “Athletic Village.” That being the case, the property should not be purchased at “fair market value,” but at a price for which PRIME property would sell. I’ve approached this with the knowledge that our structures are being “appraised” when, in fact, it is not the structures the OSU Foundation is after…IT’S THE PROPERTY on which the structures sit. How much is that real estate worth? I think quite a bit to Boone Pickens…

  3. Tamara Colbert Maschino said,

    February 4, 2006 at 12:24 pm

    Trude, you are absolutely correct. As my family and I have been discussing with our neighbors, it is the real estate law of location, location, location. And in that regards it is Prime Real Estate. In a normal real estate situation, these centrally located, close in, properties would escalate in value. These type of neighborhoods are usually revitalized and become desired because of location and the charm of older homes. In this instance, that is not being realized because of OSU’s immense greed and lack of respect for the Stillwater homeowners. These properties should be worth far more for these reasons, and even more for being the property that Boone Pickens wants so dearly. We are deeply upset with OSU for the abrupt manner it announced this project and the insult added by short changing these homeowners and property owners by offering a pittance for their properties. Shame on OSU.

  4. jonah.N said,

    February 8, 2006 at 2:47 pm

    Mrs. Colbert-Maschino, As a Stillwater resident I know how helpless you
    must feel right now,as well as the other residents,but i do have some advice.

    What you and the other property owners who live in the effected area should
    do is to band together and simply refuse to “sell” your property to the university,
    but from what i’ve heard the eminent domain law is on the verge of being
    rewritten right now,so i’m thinking that the university AKA “president”
    schmidly wants to to get the property asap before the new E.D law is
    rewritten and passed in the state house. Best of luck to you

  5. Tamara Colbert Maschino said,

    February 9, 2006 at 3:19 pm

    Thank you for your kind words. This has been a very trying and stressful time for our mother who does not deserve to have this happen to her at this time in her life. This is horrible for anyone living in this area or owning property here, it is like a nightmare that does not go away. It is harming our community of Stillwater and creating an incredible backlash for OSU. No one is winning at this situation, we are all losing and it is so unnecessary. We are worried about the seniors living here that are giving up everything, at their ages, security is the most important thing. That sense of security comes from their homes and family, and they are having the rug pulled out from under them. We are worried that the legacy will be ill health from the stress, financial hardships and loss of community. How much can these seniors take?

  6. Dr. Ted Douglas said,

    February 9, 2006 at 3:57 pm

    An excellent idea. Think about the publicity “University files 266 condemnation lawsuits, Completely shuts down Payne County Legal System” That truly would be the best way to combat OSU at this point. Quit talking, quit ordering appraisals, quit everything and sit back and watch them squirm. A PR nightmare!!!!!!!!! Let’s Do IT!

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WE ARE STILL FIGHTING

December 14th, 2005 at 12:14 pm (Important Notices)

WE ARE STILL FIGHTING the current proposed OSU Master Plan Expansion!

At the Board of regents meeting, Dec 2, Dr. Schmidly stated that he would like to meet with us. I know he stated the same thing to those representing the faculty and students. I do not know if Dr. Schmidly has met with the faculty and students. However, I do know that he has been too busy to this point to meet with us. He said he was in hopes he might be able to meet with us before 2006. We were in hopes to meet with Dr. Schmidly to see if we could all work together in a cooperative manner. Perhaps he will have time to do that before the Board of Regents meeting on Jan. 27 in Muskogee.

**(As of today, Dec.15, we DO now have a meeting with Dr. Schmidly.)

WE NEED HELP! Are you willing to work on a committee to:

  1. Do research on street closings, revenue tax loss effect on citizens, schools, etc. in the City of Stillwater .
  2. Be a part of a coalition for the city of Stillwater residents?
  3. Be willing to work with faculty and students of OSU regarding their concerns?
  4. Could you make phone calls, help circulate a petition?
  5. Write letters to Board of Regents, Legislators, editors in Stillwater papers and around the state, and to the city of Stillwater?
  6. Research OSU Foundation Funding and policies
  7. Research alternative sites for location of the Athletic Village?
  8. Gather information regarding homeowners, rental property owners, offers given for property, manner in which such transactions have been handled and the satisfaction of property owners in the transactions, as well as OSU acquisitions to date?
  9. Draft a moratorium for the City and State regarding eminent domain parameters?

Please email us, oseinfo@okstateexpansion.com, to let us know in what capacity you would most like to “serve.”

3 Comments

  1. Anonymous said,

    December 15, 2005 at 12:13 am

    The property I own were appraised the first week in December. I recorded my conversation with the appraiser after he completed his appraisals. Our conversation lasted over 12 minutes. Following is the transcription:

    DECEMBER ———–
    Cinnabar Appraisal of rental properties:

    The appraisals took approximately 15 minutes each. The appraiser measured the outside of each of the structures and conducted a walk-through of the interior of each structure. He had a checklist and it appeared that he was noting what large appliances were included with the structures. There was no dialogue between the appraiser and the owners during the inspection.

    Following is a transcript of the conversation with the appraiser employed by Cinnabar, after the appraisals of the above-referenced rental properties were completed.

    Speakers: CA = Cinnabar Appraiser
    PO = Property Owner

    CA:…they can’t do that [make an early announcement] because there’ll be insider trader stuff going on, and then there’ll be lawsuits. It’s got to be, it’s got to be an announcement on one day, but that, that…

    PO: What do you mean insider stuff?

    CA: Well if they, if they were uh, if they, if they, uh, you know – how would you see it – an announcement taking place?

    PO: Well I…you have to let people know that there, number one, that there’s a plan to do this—number one, and get public reaction to that. I think building an athletic village people would be going, “That’s stupid,” no matter where they put it. Then, I mean, try to get the public opinion of that and then think it through. And if it’s so negative, as it has been—I would suggest that it would have been anyway—then how do you think people are going to react to it, coming at it this way? Not very well. And then you couple it, and triple it, and compound it with, you know, closing streets, all kinds of things. How would you do an announcement? There’s no insider business. The insider business was Boone Pickens giving them money and saying I want my playpen in this area. That was the insider. So the insider stuff has already occurred, in my opinion. That and the sale by the Bonds. And they’re business partners in this deal. And their property is not going to be considered in the market value. That is absolutely absurd.

    CA: The market value is as of the day of the announcement.

    PO: OK, that’s insider stuff that you’re talking about. The insider business went on and went down before the announcement – so there has been insider activity in this whole deal. They didn’t want that considered in the market value, so they did it and it hasn’t even been closed, so why isn’t it part of it? They haven’t closed on it. They’re closing in January, so what eliminates that from being considered? It hasn’t even been closed on.

    CA: It’s a bulk sale for one thing.

    PO: The deal could go bad…the deal could go south…

    CA: That’s right…so it isn’t part of the market.

    PO: Why isn’t it? You said “in the market at the time of the sale.” An offer has been made.

    CA: An offer’s been made in a bulk sale.

    PO: OK, here’s how it’s working…this is how I see it. If that’s not going to be considered as part of the market value, they’re closing January 4, the sale will be done, so you’re saying it can’t be considered. Is that what you’re saying?

    CA: At the effective date of the appraisal, it’s got to be a closed sale.

    PO: OK. What – they’re jumping on this trying to get appraisals? Are they trying to get appraisals out before January 4?

    CA: Oh, I’m going to have appraisals to them before December 15.

    PO: OK. So, they’re going to try to get it out before that so…before January 4, or date it before January 4, so we can’t say or claim that should have been considered in this? So, what does a bulk sale have to do with this?

    CA: Well, if you were buying something in bulk, wouldn’t you pay less for it?

    PO: No.

    CA: Well, most people do.

    PO: No. So, if they’re paying less for it and it would be more advantageous for them, why would they want it public? You can’t have it both ways. You’re trying to have it both ways. “We’re buying it in bulk for less—but we don’t want you to know that we’re buying it for less.” That doesn’t help them. Or that we WAY overpaid. And who determines that it has to be a closed sale before it’s considered in market value?

    CA: The Appraisal Institute. The National Guidelines of the Appraisal Institute.

    PO: So after January 4, that can be considered in the market value?

    CA: Not if you made the inspection before at the…[time of the announcement].

    PO: Then why in the hell didn’t someone tell somebody that? Why didn’t they say, “If you have the inspection, though, before the close of the Bond sale, you have lost your right to have that considered in the value of your property”?

    CA: It’s a…it’s a bulk sale.

    PO: So, what?

    CA: I’m not going to use any sales out of a bulk sale on an appraisal.

    PO: Why not?

    CA: We don’t do that anywhere. That’s…we’re not treating you…the appraisers aren’t treating you any different. If somebody goes out and buys one lot in a subdivision, you know, if a builder goes out and buys one lot in a subdivision and he buys 10, don’t you think he’s going to want a deal on the 10, he gets it as a matter of course. If somebody buys…uh, my experience as a real estate appraiser—21 years, has been that when someone sells a bulk sale in, wherever…in Tulsa, and they sell 10 rental properties, they do it in a package deal and they get a better price than if they had sold them one by one.

    PO: So people that have 10 pieces of property in this area…

    CA: I’m not saying that…I said that’s a bulk sale.

    PO: What constitutes a “bulk sale”?

    CA: Anything sold in a group. If somebody’s got 10 properties, like you’ve got two, I appraise those separately and independently…those are just like, I mean it doesn’t matter to me who owns them. As long as the transaction that I’m using for market comparable is not a piece of a bulk sale. You know…I mean…if…I don’t know any of these people that you’re talking about…I know there’s a transaction where there’s 30 or 40 properties all sold at once, and, and, I don’t know what those were, but how do you…if they say we’re going to accept three million bucks for 30 properties, how do you…how do you break it out? What’s worth what in that? It’s one contract for X amount of dollars for the whole mess. I don’t know how to break it up.

    PO: You don’t think there’s a formula that could be devised that…

    CA: No.

    PO: Oh, come on.

    CA: They’re duplexes…

    PO: Come on…

    CA: Well, I’m not going to argue with you.

    PO: Well, I mean…it’s a bulk sale, but it’s not—it has value, and it’s valued as…

    CA: Don’t believe me. Call an appraiser of your own.

    PO: It’s not that I don’t believe you, it’s that…and it’s what you said and the key is, if properties are appraised before the close of that bulk…any sale, that piece of property can’t be considered in market value. That’s bologna. You do comps all the time. I mean—well, why didn’t they tell anybody? That’s what I’d like to know.

    CA:I don’t know the answer to that.

    PO: Is that their policy usually? Don’t tell people…

    CA: What?

    PO: What they’re actually getting into until after it’s done?

    CA: It, it won’t affect the value of your property one way or the other.

    PO: Well, I don’t think they would convince people of that.

    CA: I don’t think they’re going to convince people of much of anything at this point. I really don’t. There are too many inflamed people. I will tell you in my experience so far, about, it’s running about 80/20. About 80 percent are ready to sell, about 20 percent aren’t. Of the the 20 percent that aren’t, are really, not really wanting to sell. The people that aren’t interested are REALLY not interested.

    PO: Well, I think the people who aren’t interested have sort of an inkling that they are not being told the whole story. The facts are not adding up.

    CA: Well, if it’s any consolation to you, this…I mean when I did these kind of appraisals around the University of Tulsa it was the same way.

    PO: And did the take it by eminent domain?

    CA: Umhu.

    PO: And what did they use that property for?

    CA: They used it for parking lots, they used it for the new tennis facility, they…uh…they got a lot—I mean they’ve done…that’s a pretty broad deal, that greater good thing.

    PO: It has to be a necessity.

    CA: Well, I saw them take a whole…I’m not going to argue with you…but I took all those appraisals classes and the powers of the State are pretty broad.

    PO: Well, I agree with that.

    CA: I think they’re trying to tighten them up in the legislature.

    PO: And, I agree with that and I think they’re probably going to do it.

    CA: That was a private university. This is a state university which, they’ve got a little broader powers, but they’ve also got a little bit more…I mean their regents and people like that come under a lot more fire than the private…

    PO: Sure they do. The Governor does, too, when the regents do stupid stuff.

    CA: TU just arbitrarily took, I mean stuff that I didn’t think…

    PO: Would fall under that?

    CA: I’m sure that some of the logic is that they wanted a block of land where they could build a state-of-the-art athletic village that would be incomparable to anything around the nation, and this was the logical direction to come. Sorry that your…

    PO: It isn’t the logical…I mean…

    CA: Which would be the logical direction?

    PO: West.

    CA: Well, that’s a separation of campus, and that’s what OU did and that’s what some of the others have done, and it disjoints the campus.

    PO: I went to OU and…and, they’re going to beat the pants off us no matter where it is—disjointed or not disjointed…I mean…

    CA: At least they’re putting up some money to put them on some even ground.

    PO: Well, that’s the key, too. This is, this is by private funds by a private individual to buy it…to buy property, and I…

    CA: I think it’s going to the Foundation.

    PO: But, the Foundation does not have the right of eminent domain power, the University does. So, they’ll flip it back to the University so they’re diverting funds every which-way, where-ever they need them. So, the whole thing is creepy and you don’t care about that.

    CA: I’ll tell you who really want this, is like that Patio Apartments.

    PO: Well, that’s the Bond’s place. The Bonds own the Patio Apartments.

    CA: Yeah, I know, but the big apartment complexes around here, none of them are making any money…they’re running for it.

    PO: Sure. The Bonds are business partners. That’s crazy. That’s a conflict of interest right there.

    CA: I don’t know anything about that.

    PO: That’s the deal that has been made for January 4.

    CA: Let me assure you that I’ll do the very best I can on the appraisal on your two properties.

    PO: I’m sure you will.

    CA: They’re putting a push on these. Thanks for being on time.

    PO: Thank you for being on time.

  2. doug emde said,

    December 15, 2005 at 2:24 pm

    This is exactly why I told the attendees at the City of Stillwater informational meeting to get a copy of the assignment letter! From this conversation, they appear to have set an effective date for all appraisals at sometime in November 2005. The market has changed since the announcement. In one case a home that was under contract before the announcement, had the contract purchased by an investor and closed for 20% more than the listed price. Taking 400 units off the market will have an effect on value throughout the city because replacement units cannot be built fast enough to meet demand. Real estate is subject to the economics of supply/demand just like anything else. We are having a decrease in supply and an increase in demand which will lead to inflation. Sounds to me like the foundation realized this would happen so set the effective date at a time prior to this driving marketing force. There are recorded sales during the last 6 months that have doc stamps affixed which any appraiser should consider. They indicate that the owners were paid anywhere from $11.07 to almost $16.00 per square foot for the available sites. Also watch the Board of Regents v. Jane Earnest case closely. The BoR is trying to keep from answering questions in the case concerning purchases of Craig Buchanon’s and Marie Malave’s property. Ask for the assignment letter and the entire appraisal so that you can send a copy to the Oklahoma Real Estate Appraisal Board in the event that you feel a law or rule has been violated.

  3. Craig Buchanan said,

    December 18, 2005 at 1:22 am

    Well, the Board of Regents can refuse to answer the question about how we were paid, but I put their letters and the sales contracts on our site : http://www.arewefreeyet.org (in the BLOG section). The long and short of it is that we “sold” our house for $123,000 as far as we were concerned. According to their lawyer, they paid 115,000 for the house and the other $8,000 was a settlement for the harassment and trespassing that OSU did trying to get us to come to the bargaining table.

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The Oklahoman - Pickens’ Role in OSU Investments

December 6th, 2005 at 12:10 pm (Important Notices, Misc, Other Articles)

What many people don’t know is the increasing role Pickens is playing in the management of certain financial investments that help support the university.

So far, OSU golf has been the largest beneficiary. Holder said it would be ideal if other OSU athletic programs could take advantage of Pickens’ skills, but their financial needs for facilities and operations are so great that practically every donated dollar is spent as soon as it arrives.

The nonprofit group had two paid officers last year. Holder served as president and was paid $150,000. Mike McGraw served as secretary/treasurer and was paid $50,000. Holder was the men’s golf coach at the time and McGraw was the women’s coach.

McGraw was named men’s coach this year after Holder became athletic director. The salaries they received from OSU Cowboy Golf were in addition to their university salaries.

Normally having Pickens on the board would prevent the group from investing money with his funds, since it would create a conflict of interest. Pickens, however, agreed to waive all management fees. That not only made the investments possible, but boosted potential profits.

Excerpts from “Pickens’ investments earn OSU millions,” The Oklahoman, Sun December 4, 2005

2 Comments

  1. Lee Agnew said,

    December 6, 2005 at 5:53 pm

    I fail to see how Pickens’ waiving his “management fees” removes the conflict-of-interest aspect, if we’re talking about investing in companies Pickens has an interest in. I understand very little of finance at this rarefied level!

    I’m also wondering if we’re seeing an indication of the Daily Oklahoman’s editorial inclincations on this issue. I mean, hey… a high-rolling Texas oil guy, big contributor to many of the Oklahoman’s favorite conservative advocacy groups: what’s for them not to like?

  2. Dr. Ted Douglas said,

    December 6, 2005 at 9:46 pm

    Look into BP Capital further and you’ll find that they were a major contributer to the Swift Boat campaign against Kerry. Now I was a Bush supporter myself, but this puts Oklahoma State as providing funds to a campaign. Also, they probably should look into any contributions made to Tom Delay. By investing University funds with such a company you support causes that maybe a University shouldn’t be supporting.

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Contact the Governor & State Legislators

December 5th, 2005 at 12:31 pm (Important Notices, Misc)

It is very important that you express your concerns regarding the expansion plan to the Governor and your state legislators and encourage other Oklahoma residents to do the same. You might explain to out-of-area Oklahomans that by making their objections known, they are not only speaking for expansion area property owners, but for all Oklahoma property owners who may be subject to eminent domain for non-essential use in the future. No private property is out-of-reach. When most of the homes in the proposed expansion were built, the area was considered “in-the-country” and “up-scale”. OSU has even taken property west of town, in the floodplain, in recent years.

Speaking from experience, Matthew P. Smith emphasized this course of action in his Letter to the Editor, published in the Stillwater NewsPress, Dec 12, 2005.

The Board of Regents is appointed by the governor. Let the governor know how you feel and how you will vote next election, should the board approve this plan. They are supposed to govern over the land grant universities. The president and CEO of the OSU system, Dr. Schmidly, is supposed to work for them. Make sure the dog is wagging the tail and the tail is not wagging the dog.

Contact the state representatives and senators for this area. Tell them how you feel. Then call your friends and family in other towns in Oklahoma and have them contact their elected officials and let them know they will not get votes in the next election if this goes through. The Legislature appropriates money for OSU every year. The university needs their support and does need the legislators unhappy with them.

Since the Kelo decision, the Supreme Court case regarding the use of eminent domain in Connecticut, it is clear that the primary authority for regulation of eminent domain is the state government.

Now that we’ve been schooled in the fact that state level eminent domain issues will not be addressed by the Federal Supreme Court, but are matters of the state legislative branch, do you think we’ll now see the citizens of Florida stand up for their neighbors who are at risk of being pushed aside? For those of us in other states who have no say in the impending actions at Riviera Beach, Florida, this will be a lesson in how much one state’s citizens care enough to prevent land-robbery in their state.

- Apathy Watch: Florida Case, Valhall, Oct 3, 2005

State officials for the expansion area are listed below. Oklahoma residents outside the area can look up contact information for their officials at Project Vote Smart. Enter 9 digit zip code in search box near upper left corner of home page. There is a link for looking up 9 digit zip code by address, if unknown. List of all officials for zip code 74075-4238, includes biographical info, as well as contact.

Governor & state congresspersons for expansion area

Governor: Brad Henry
Web address: www.gov.ok.gov/message.php
Capitol Address: 2300 N. Lincoln Blvd., Rm 212, Oklahoma City, OK 73105
Voice: (405) 521-2342 Fax: (405) 521-3353

Representative: Terry Ingmire
Email: terryingmire@okhouse.gov Capitol Address: 2300 N. Lincoln Blvd., Rm 301-B, Oklahoma City, OK 73105 (405) 557-7411
District Address: 5713 W. 7th St., Stillwater, OK 74074 (405) 743-2628

Senator Mike Morgan:
Email: bard@oksenate.gov Capitol Address: 2300 N. Lincoln Blvd., Rm 422, Oklahoma City, OK 73105 (405) 521-5565
District Address: 1008 Woodcrest, Stillwater, OK 74074

5 Comments

  1. B.A. McCrary said,

    January 12, 2006 at 5:06 pm

    My parents have lived in their home north of the campus in Stillwater for over 50 years. They built the home of their dreams hoping to raise a family and retire there. That dream almost came true. Their home, and many others nearby are owned, not rented. They are not run down. They share the misfortune of being on the site chosen for the new home being built for the OSU president. My parents are at an age when it is financially, emotionally and physically impossible for them to start over.

    The orange blood runs deep in my family. My parents met when they were young instructors at OSU following WWII. My father spent his career teaching at OSU. His three children hold six degrees from OSU. He has two grandsons attending OSU (they, too, will loose their housing). My parents remain active citizens of the OSU and Stillwater community. However, there is now a deep sense of betrayal in our family.

    My question: How can OSU justify taking the homes of people like my parents to build a new presidental home when there is currently a president’s home sitting on a huge lot just a few blocks north of the newly selected site? Could it be so that a suite for T. Boone will be available when he visits? So that he will have a clear view of his stadium? Can anyone explain the justice in this situation?

  2. Ann Williams said,

    January 12, 2006 at 8:00 pm

    I cannot resist responding to the comment made by B.A.
    I hear so many stories of this same theme. I think we all can deal with life’s tough situations, but feeling so betrayed by what we love is somehow harder to manage.

    We find ourselves feeling betrayed by our country, our city and our university in our property being taken so unneccessairly. It seems to be a “right” that most of us, as strong supporters of and as citizens of the United States of America, our cities, and the alumnae of Oklahoma State University never dreamed would be so trampled. We are being hit by the loss of much we have loved. We are angry, hurt, stressed and grieving. We are losing respect.

    Ed Long, former member of the Board of Regents and a former State Senator said at a meeting I attended that he would like to see a list of all the people in the acquisition area and what they had contributed to the university. He didn’t think it would be much and OSU would not miss them. I am sure he was referring to monetary contributions.

    We have many who have, for years, attended nearly all sporting events of OSU, supported the university through bond issues, projects, activities, pride and through contributions they could afford monetarily. We have many in the area that are either currently teaching at the university or are retired professors.

    It is as if, as Mr. Long suggested, that the feeling of “those in charge” are of the same opionion. How sad for the university we have known and loved for so many years.

    It would be understandable if there was no other way for the campus to progres and expand. I am sure the people in the eminent domain area would have had no qualms about giving their property rights to OSU, if this were the case. Many in the area would have been quite willing to sacrifice for OSU. But OSU has close to 25,000 acres in the Stillwater area on which no taxes are paid. Much of it is vacant land. And we wonder why real estate and property taxes in our City are so high.

    It seems as if worth is measured by OSU in $ only. Even games can be attended by those of “greater means”. But, the real measure in life will be one’s action and one’s soul. I hope we can all remember that.

  3. Marion Agnew said,

    January 12, 2006 at 11:15 pm

    Thank you for that reminder, Ann.

    And I have been meaning for some time to apologize to Craig Buchanan. Craig, I spent several weeks in Stillwater in 2004 and 2005, but your property fight never made it onto my radar screen. I can’t imagine having to go through this great a loss without community support. I’m sorry that OSU treated you with so little respect. I wish I had been paying attention and could have spoken up then.

  4. dr. ted douglas said,

    January 13, 2006 at 9:45 am

    I’ve received word that the city attorney found proof this week that Hall of Fame is a city owned street. We’ll see what Mayor Bud does with that tidbit. The position of Mayor will be up for election this spring. The only names I’ve heard running are Bud Lacy and Martha McMillan, two university employees. Ann, is there any way that you would consider running? I think someone from this area needs to run or maybe we could talk Hank Moore into a run. There needs to be a voice for Stillwater in that position!

    Ann’s reply: I really got a chuckle out of that! And I need one at this point :-) Thanks for the compliment, but that would be waaaaay beyond me. I may not even be in Stillwater to serve a term. I am NOT an “activist”…hard to believe with this, isn’t it. I AM concerned about “politics” and all that is happening in the grand ole US of A, let alone right here in Stillwater, America. Besides, I do not desire to become “corrupt” :-) Also, Hank has been asked, but said he did not feel capable of handling budget issues, etc…..just yet. Maybe we could push him.

  5. Lee Agnew said,

    January 13, 2006 at 12:46 pm

    Hi Barb, good to hear from you; wish it could have been under better circumstances…

    The “New President’s House” is a new wrinkle for me; I can’t find it on either of the Master Plan “Project Lists.” But then, I used to think that your folks would get a reprieve, since they’re located in the “20-year” area rather than the “Immediate acquisition” area. Guess I was wrong?

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Important Homeowners Mtg.

November 30th, 2005 at 8:45 pm (Calendar, Important Notices)

RE-SCHEDULED: NORTH WASHINGTON STREET HOMEOWNERS MEETING

Wed. Nov 30, at 8:45 pm at Hillcrest Baptist Church. The date of the neighborhood meeting to discuss presentation strategies for the regents meeting on Dec. 2, and to organize neighborhood committees. It has been changed from the 29th so we can also attend the meeting scheduled by the City in the Public Library on the 29th.

On Friday, December 2, 2005, the Board of Regents for the Oklahoma A&M Colleges will meet at 10:00 am at the Scholar’s Inn Clubhouse at Langston University. One of the topics on their agenda is disscussion (they vote in Jan.) of the proposed OSU Master Plan which includes the OSU acquisition of property from Hall of Fame to McElroy on both sides of Washingtoon St. and from McElroy to Eskirdge Ave. on the east side of Washington St. We need to be there! Buses will take us (see about buses on under “Importan Notices”

Those wanting to speak at the Dec. 2 meeting need only be present when the meeting begins at 10:00am. Written information submitted prior to the meeting is preferred. Information emailed to Dr.Wilson (doug.wilson@okstate.edu) will be forwarded to the regents. Points to consider when contacting the regents are listed below:

  1. We support the development of a master plan. We recognize that planning is vital for the success of any organization.
     
  2. We are very concerned by the scope, timing and implementation of the OSU master plan. Some concerns include the following: (see website @ www.okstateexpansion.com for further information.)
    1. Fair compensation in the acquisition of property - make replacement cost a
      factor in the fair compensation calculation
    2. Loss of tax revenue for the city and Stillwater Public Schools
    3. Student safety at Will Rogers School and the Stillwater High School
    4. Traffic flow and rezoning implications
    5. Development of a viable link between the city long-range plan the the OSU master plan (also include school board in the link)
  3. We request that approval of the OSU Master Plan be postponed until community concerns have been adequately addressed.

7 Comments

  1. Anon said,

    November 20, 2005 at 3:12 pm

    There are a few comments regarding the expansion plan and one family’s experience when OSU took their property in this topic at the Stillwater NewsPress Forum - http://community.cnhi.com/groupee/forums/a/tpc/f/25310472/m/51710639

  2. Dr. Ted Douglas said,

    November 30, 2005 at 2:11 pm

    A couple of points, don’t throw tomatoes on me, I’m just trying to let you know the facts so that you can determine your strategy. The eminent domain process is designed to allow for the most good of the government. For example if OU decided they wanted to expand their athletic complex through the process of eminent domain and they were going to use TAX money to do it, we in Stillwater wouldn’t want them to pay $300,000 for a $100,000 house, because it is our tax money going to enlarge a school we don’t like. The same is true of highways, we as taxpayers don’t want to get needled every time we need a widen road. The thing that makes this alot different is it’s not tax money, but an individual’s money donated to make the aquisition. BUT the law is written for the typical case not this special case.

    The “commissioners” appointed are typically 3 real estate licensees, not appraisers. They will come to your property, listen to your arguments, listen to OSU and then the 3 will go have a cup of coffee by themselves and settle on a number. Having been there, I know that they will usually favor the property owner’s side because they know how inconvenient it is and they will identify with the property owner. However, they are still driven by the law that says just compensation is equal to fair market value.

    Steps you need to take: When cinnibar’s appraiser arrives at your house, make note of the time they arrived. Follow them around and see what they pay attention to. If they miss something (door to the cellar, horizontal heat/air, etc.) make a written note, but don’t share that with them at this time. Note whether they crawl in the attic or in the crawl space. Note whether they got up on the roof or used binoculars to veiw the roof or if they even looked at the roof. Finally note what time they leave. All of these things will be important when you are negotiating because it will give you more leverage when they find out that their appraisers did a haphazard job.

    That’s it for now. Ask me questions if you want. I’ll be checking back later.

  3. Marion Agnew said,

    November 30, 2005 at 3:09 pm

    No tomatoes — thank you for information about how best to handle a difficult situation with good sense.

    I’m advocating an entirely different strategy for my father. Until the Regents approve the plan, there is no need at all for Cinnibar to come onto his property. It’s not even worth satisfying his curiosity.

    And I’m a little concerned that the Regents will take the number of homeowners who have talked with Cinnibar as a measure of the number who will comply without a fight.

    However, each homeowner is different, in different circumstances. Everyone makes decisions differently.

  4. Dr. Ted Douglas said,

    November 30, 2005 at 6:27 pm

    I was posting that for the benefit of those that mistakenly signed up. I’m following your strategy of not “inviting” appraisers onto my property.

    Maybe this should be a separate post but is there any way that the folks that got the letter using the words eminent domain and the June 1 date could post a copy of it? My letter did not say that and I thought it was one of those cases of mass hysteria and rumors. But I heard today from a city official that indeed they now know that 2 different letters went out. I would sure like to see the letter online!

  5. Paul said,

    November 30, 2005 at 7:51 pm

    I was one of the home owners last night who mistakenly said that their letter contained eminent domain. When in fact the map with the article that was published the same day as the letters were sent out was where the first mention of eminent domain came out. I am very sorry for inaccuratly conveying that it was in the certified letter, it was not.

    I also think that the only difference in the two letters that the city mentioned was the date that the meeting was supposed to take place. You were either told to go the 16th or 17th, this is only a guess. If someone knows something different then please post it.

  6. David Demezas said,

    December 1, 2005 at 10:20 am

    Paul said,
    “I was one of the home owners last night who mistakenly said that their letter contained eminent domain.”

    I am confused by his posting. First, did or didn’t the letter use the threat of eminent domain? Second, does Paul’s letter represent the letters sent to the residents N. of McElroy? Third, did the residents N of McElroy receive the same letter as the residents S of McElroy? Perhaps someone from N of McElroy and someone from S of McElroy could scan their letter and send it as an attachment to “oseweb@okstateexpansion.com” and the letters, if different, could be posted on this site.

  7. Paul said,

    December 1, 2005 at 9:29 pm

    No, the letter that I received did not have eminent domain in it. Neither did my neighbor or someone elses that also lives north of McElroy.
    Now would some one who lives south of McElroy confirm whether or not their letter did or did not contain eminent domain in it. I do not have a scanner or I would post my letter.
    The newspress that came out Nov. 5 was where eminent domain was first used, that Im aware of. That is also the same day that we received our letters. That is why I myself confused it as being in the letter when in fact it was in the Newspress the same day the letter arrived. There were several others at the meeting Tuesday night who said that their letter contained eminent domain also. Now can anyone confirm if their letter actually does contain eminent domain?

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