Calvin Lyman
Real Estate
ClearPath™ Monthly · Issue #3
November 2026
Real Estate Has Challenges. We Help You Find Solutions.
When properties need work, listings stall, or the right buyer is hard to find, strategy matters. This edition features ClearPath’s Oklahoma and Texas opportunity pipeline — plus practical guidance for complicated situations.
When Real Estate Gets Complicated, Solutions Matter.
Successful real estate outcomes rarely come from a one-size-fits-all playbook. They come from creativity, patience, market knowledge, and the right network. Many properties in our pipeline are not traditional retail listings. Some need rehabilitation. Some need a faster exit. Others simply need to meet the buyer who can see past cosmetic issues or unconventional layouts. That is where ClearPath is useful. We help homeowners, buyers, investors, and real estate professionals work through complicated situations — inherited homes, vacant properties, stalled listings, renovation projects, and deals that do not fit a standard MLS brochure. Our network of investors, agents, contractors, and industry partners creates more paths forward than a single marketing plan ever could. Every property has a story. Every transaction has challenges. The right strategy can turn those challenges into opportunities. Below is a look at active and upcoming opportunities we are authorized to market across Oklahoma and Texas.
— Calvin Lyman
Realtor · Epic Real Estate · VIP Realty
Have a Property That Needs a Solution? Let's Talk.
Whether you need to sell quickly, price a tough property, or find a buyer who understands condition and risk, we can map practical options without pressure.
Featured opportunities
The ClearPath Opportunity Pipeline
Active listings, upcoming opportunities, and properties with potential across Oklahoma and Texas.
These cards are limited to properties with verified marketing authorization, a current public price (where required), and approved photographs on this website. Pipeline notes without those pieces stay off this edition.
Oklahoma opportunities
Active$84,900
420 W 8th St
Cordell, OK
single family
A sub-$85k West Oklahoma option for buyers who can work with present condition. Best for renovation-minded or cash-oriented purchasers wanting a low acquisition price.
ClearPath Pipeline
301 S 5th St
Photos available on request
$19,900
301 S 5th St
Porum, OK
3 bed · 1 bath · 1,106 sq ft · 0.241 acre
A heavily fire-damaged Porum home for experienced cash or hard-money buyers only. Underwrite demolition vs rebuild carefully; not a conventional financed retail purchase.
Active$22,000
420 NW 2nd St
Laverne, OK
single family
A very low-entry Northwest Oklahoma listing after a seller-directed price reduction. Attractive to cash or investor buyers who will verify condition, utilities, and exit strategy in person.
ClearPath Pipeline
929 N Patchin Ave
Photos available on request
$44,900
929 N Patchin Ave
Shawnee, OK
single family
A Shawnee entry-price listing for renovation-minded or cash buyers. Suited to investors underwriting repairs carefully rather than buyers seeking a move-in-ready home.
ClearPath Pipeline
815 W Park St
Photos available on request
$57,500
815 W Park St
Tecumseh, OK
2 bed · 1 bath · 858 sq ft
A compact Tecumseh rehab for experienced investors. Public pricing should be underwritten separately from any private cleanout arrangements; expect substantial interior work.
ClearPath Pipeline
413 N Main St
Photos available on request
$64,900
413 N Main St
Maysville, OK
3 bed · 1 bath · 1,820 sq ft · 0.132 acre
A Maysville Main Street SFR with about 1,820 sq ft for buyers comfortable with age and renovation work. Confirm the 413/415 address reconciliation and lot dimensions with title before underwriting.
ClearPath Pipeline
495 Circle Beach Rd
Photos available on request
$70,000
495 Circle Beach Rd
Mead, OK
single family
A Mead listing near Lake Texoma demand corridors at a $70k ask. Suited to buyers who will verify access, condition, and lake-area restrictions without relying on unconfirmed counteroffer math.
ClearPath Pipeline
615 S 26th St
Photos available on request
$74,900
615 S 26th St
Muskogee, OK
3 bed · 2 bath · 1,712 sq ft · 0.29 acre
A Muskogee 3/2 with about 1,700 sq ft for value-add buyers. Budget mechanical updates and verify roof, plumbing, and electrical before modeling resale or rental hold.
ClearPath Pipeline
1000 N Wilson Ave
Photos available on request
$104,900
1000 N Wilson Ave
Sand Springs, OK
3 bed · 1 bath
A Sand Springs 3-bed near $105k for owner-occupants or investors who will verify systems and finish work. Compact living area keeps the acquisition price accessible relative to many Tulsa-metro options.
ClearPath Pipeline
409 W Cottonwood Ave
Photos available on request
$109,800
409 W Cottonwood Ave
Enid, OK
3 bed · 2 bath · 1,630 sq ft
An Enid 3/2 for buyers who will inspect floor structure carefully. Current ask remains until any reduction is confirmed live; best for renovation-tolerant owner-occupants or investors.
ClearPath Pipeline
14624 W 835 Rd
Photos available on request
$149,900
14624 W 835 Rd
Tahlequah, OK
3 bed · 2 bath · 2,052 sq ft · 6 acre
A Tahlequah 3-bed / 2-bath with usable living area on acreage. Best for buyers who want land flexibility and will confirm survey acreage, utilities, and improvement condition before closing.
ClearPath Pipeline
320 E 10th St
Photos available on request
$149,900
320 E 10th St
Okemah, OK
3 bed · 2 bath · 1,152 sq ft
A newer manufactured home in Okemah for buyers who want newer construction without a metro price. Confirm lot size/title acreage independently; portal fields disagree.
ClearPath Pipeline
4029 E 27th St
Photos available on request
$189,900
4029 E 27th St
Tulsa, OK
3 bed · 1 bath · 1,080 sq ft
A Tulsa 3/1 near established neighborhoods for buyers comparing midtown-adjacent value. Confirm living area and condition in person; square-footage sources disagree slightly.
Texas opportunities
Active$32,500
58 Creek Point Drive
Huntsville, TX
3 bed · 2.5 bath · 1,920 sq ft · 1.29 acre
A low-entry acreage play for buyers who understand flood-zone diligence and demolition reality. Market as land with a damaged manufactured home to remove — not a cosmetic rehab.
ClearPath Pipeline
101 W Davis St
Photos available on request
$79,900
101 W Davis St
Sanford, TX
3 bed · 1 bath · 1,844 sq ft · 0.2756 acre
A Sanford 3-bed with substantial square footage near the $80k ask. Useful for buyers comparing Texas Panhandle value; treat any lower recommended price as unverified until live in MLS.
ClearPath Pipeline
818 Avenue P
Photos available on request
$89,900
818 Avenue P
Sunray, TX
single family
A Sunray listing near the $90k mark for buyers evaluating Texas Panhandle inventory. Useful for investors comparing entry price against renovation and holding costs in a smaller market.
ClearPath Pipeline
1324 Amherst St
Photos available on request
$145,000
1324 Amherst St
Burkburnett, TX
3 bed · 2 bath · 1,297 sq ft · 0.293 acre
A Burkburnett 3/2 on a usable lot for buyers who will plan cosmetic and cleaning work. Field notes point to dated finishes rather than an obvious major structural failure — still verify systems on site.
ClearPath Pipeline
23912 San Miguel Ave
Photos available on request
$159,900
23912 San Miguel Ave
Edinburg, TX
3 bed · 2 bath · 0.5 acre
An Edinburg manufactured-home listing where buyers must confirm exactly what conveys and reconcile record conflicts on beds and size. Suitable for investors comfortable with manufactured-housing diligence.
ClearPath Pipeline
8301 FM 251 S
Photos available on request
$185,000
8301 FM 251 S
Bivins, TX
3 bed · 2 bath · 1,568 sq ft · 8.8 acre
An East Texas acreage listing with a 3/2 manufactured home. Appeals to buyers wanting land plus living space; confirm live MLS price if a reduction was requested after launch.
ClearPath Pipeline
11097 County Road 137
Photos available on request
$210,000
11097 County Road 137
Ranger, TX
4 bed · 1 bath · 1,152 sq ft · 17.75 acre
A Ranger acreage opportunity marketed for land-oriented buyers. Keep claims about usable acreage, utilities, restrictions, and development potential subject to survey and field verification.
ClearPath Pipeline
521 Oak Ridge Dr
Photos available on request
$349,000
521 Oak Ridge Dr
Ingleside, TX
single family
An Ingleside property with reported mother-in-law quarters for multigenerational or income-minded buyers after diligence. Confirm legal/permitted treatment of living spaces before underwriting.
ClearPath Pipeline
2009 Lakeview Dr
Photos available on request
$444,800
2009 Lakeview Dr
Crystal Beach, TX
single family
A Crystal Beach coastal listing for buyers evaluating second-home or rental potential subject to flood, insurance, and diligence. Confirm situs details and remaining repairs before pricing strategy.
Coming soon / first look
First look: 420 NW 2nd St in Laverne, Oklahoma is under a signed listing and marked Coming Soon. An approved public price and photo gallery are still being finalized, so it is not shown as a priced card yet. Ask if you want early details once marketing materials are ready.
Prefer the full inventory browser? See current listings →
Not Every Property Needs the Same Solution.
Three common situations — and why the right path depends on tradeoffs in time, capital, and net proceeds rather than a generic listing checklist.
Scenario 1 — The Home That Needs Work
When a house needs substantial repairs, owners usually face four practical options: • Sell as-is to a renovation-minded or cash buyer • Market specifically to investors who price condition into the offer • Complete a short list of strategic repairs that improve showings and financing eligibility • Adjust list price to match current condition instead of hoped-for after-repair value Repairs can raise the eventual sale price, but they also cost money, time, and carrying risk. Selling as-is may net less on paper and still be the stronger outcome if speed, certainty, or limited capital matter more. The useful question is not “What would this be worth fixed?” It is “What path leaves you whole after costs, stress, and calendar risk?”
Scenario 2 — The Property That Isn't Selling
Limited showings or soft feedback is a diagnosis problem before it is a price-cut problem. Review, in order: • Pricing relative to true comps and current condition • Property presentation and photo quality • Buyer audience — retail, investor, or both • Financing eligibility (FHA, appraisal, repairs) • Distribution — is the listing reaching the people who can actually buy it? Cutting price without fixing the diagnosis often leaves the same mismatch in place. Sometimes the answer is a price change. Sometimes it is a different buyer channel, better photos, occupancy clarity, or a packaging strategy with related properties.
Scenario 3 — The Investor Who Needs the Right Deal
Investors do not buy “deals” in the abstract. They buy acquisition cost, rehab scope, hold time, exit plan, and risk they can actually underwrite. A diverse pipeline helps because one buyer’s teardown land is another buyer’s occupied rental, and a third buyer’s retail entry home. Matching matters more than blasting every address to every contact. If you tell us your markets, price range, condition tolerance, and hold strategy, we can route opportunities that fit — and skip the ones that do not.
Tell Me What You're Looking For.
Share your buy box, partnership interest, or a property that needs a path forward. We will respond with practical next steps.
Should You Sell Your House During the Winter?
Winter is not automatically a bad time to sell. It is a different market. What often helps sellers from November through February: • Fewer competing listings in many neighborhoods • Buyers who are usually more intentional about relocating, financing, or closing dates • A clearer read on serious interest versus casual spring browsing What requires discipline: • Holiday scheduling can slow showings • Shorter daylight and weather make photography and curb appeal harder • Pricing mistakes are less forgiving when traffic is thinner Waiting until spring can still be right if the home needs work you plan to finish, if local spring inventory historically performs better for your property type, or if your timeline is flexible. The decision should follow condition, competition, and your goals — not a calendar myth. If you are weighing winter versus spring, we can build a plan around your address rather than a rule of thumb.
Let's Build the Right Selling Strategy. →Oklahoma Property Taxes: What Homeowners Should Understand.
On November 3, 2026, Oklahoma voters rejected State Question 847, a proposed constitutional amendment that would have lowered annual caps on taxable assessed value growth. What SQ 847 would have changed: • Homestead and agricultural property: annual taxable-value growth capped at 1.75% (down from the current 3%) • Other property: capped at 4% (down from 5%) • Additional lower caps for some seniors who do not qualify for the existing senior freeze Arguments for the measure focused on slowing assessment-driven tax growth while households also face high insurance costs. Arguments against focused on lost local revenue for schools and services. The Oklahoma Tax Commission estimated about $45.78 million less in expected local property-tax revenue in the first year if the measure had passed. With SQ 847 failing (about 54.3% No / 45.7% Yes in near-final tallies), Oklahoma’s existing assessment-growth caps remain in place. This is not tax advice. Homeowners with questions about their assessed value or exemptions should confirm details with their county assessor and a qualified tax professional.
November 2026 Market Snapshot
Figures below use published metro and market reports. Price medians for the three metros come from the same NAR quarterly release so they are comparable. Inventory and days-on-market notes use additional October/current sources and are labeled separately.
Oklahoma City metro
$275,400
NAR Q3 2026 median existing single-family sale price
+2.2% vs Q3 2025
Listing-site snapshot (Sept 2026): about 6,732 active listings reported for Oklahoma City market tracking
About 57 median days on market in that September listing snapshot
OKC pricing has edged higher year over year while listing-side days on market remain measured in weeks, not days. Buyers still have choices; sellers still need accurate condition and pricing.
Median sale price: NAR Metropolitan Median Prices, Q3 2026 (released Oct 29, 2026). Inventory/DOM: WealthyBud Oklahoma market table, September 2026 listing metrics — not the same methodology as NAR sale medians.
Tulsa metro
$294,200
NAR Q3 2026 median existing single-family sale price
+5.5% vs Q3 2025
Realtor.com Tulsa city summary (October 2026): 2,017 active listings
Realtor.com Tulsa city median days on market: 54
Tulsa’s NAR metro sale median rose more sharply year over year than OKC’s. City-level October listing data still shows multi-week marketing times, so presentation and pricing remain decisive.
Median sale price: NAR Q3 2026 metro series. Inventory/DOM: Realtor.com Tulsa, OK market summary for October 2026 (city geography, not identical to NAR metro definition).
Dallas–Fort Worth metro
$374,400
NAR Q3 2026 median existing single-family sale price
-0.5% vs Q3 2025
Current active listings reported near 35,436 in a DFW market compilation updated Nov 4, 2026
Trailing 12-month median days on market about 35 in that DFW compilation (Nov 2025–Oct 2026)
DFW sale prices are roughly flat to slightly softer year over year on the NAR metro series, with substantial active inventory. Buyers can be selective; sellers need competitive preparation.
Median sale price: NAR Q3 2026. Inventory/DOM: Nail & Key DFW Housing Market Report window through October 2026 / update Nov 4, 2026 — separate from NAR’s quarterly median methodology.
Have a Difficult Property? Let's Find a Path Forward.
We welcome collaboration with investors, wholesalers, residential and commercial agents, contractors, property owners, and buyers with specialized acquisition criteria across Oklahoma and Texas. The goal is practical matching — marketing reach, buyer relationships, and honest strategy — not empty promises.
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