Living in Tahlequah with Edna Kimble

Cleaning out a family home after a loved one passes can be one of the most emotional and overwhelming experiences a family faces. In this episode, I’m talking about the emotional side of cleaning out a parent’s or loved one’s home, navigating family dynamics, handling grief, and the important real estate decisions that often follow. If your family is trying to decide whether to sell a home, keep inherited property, make repairs, or simply figure out where to start, this conversation is for you. We’ll cover:

✔️ The emotional side of cleaning out a family home...

Have you gotten a strange text about your property? A suspicious phone call? A letter that looked “official” but felt off?

Unfortunately, scams targeting homeowners are becoming more sophisticated — and many older adults are being specifically targeted. In this episode of Living in Tahlequah with Edna Kimble, Edna breaks down the biggest homeowner scams happening right now and how to protect yourself, your family, and your property.

We cover:

✔️ Real estate wire fraud scams ✔️ Fake contractors after storms and hail damage ✔️ Property deed theft and vacant land fraud ✔️ Phone, text, and email scams targeting homeowners ✔...

What happens to your house when you pass away in Oklahoma? Will your family automatically inherit it? Does having a will avoid probate? And what exactly is a Transfer on Death Deed?

In this episode of Living in Tahlequah with Edna Kimble, I’m breaking down one of the most important topics homeowners often avoid discussing. We’re talking about wills, probate, Transfer on Death Deeds, common mistakes families make, and ways to help make things easier for your loved ones.

I’ve seen families experience unnecessary stress and confusion because they didn’t realize how the...

In this episode of Living in Tahlequah with Edna Kimble, Joy and I are sitting down to answer the real questions we’ve been getting about the Cherokee Nation MAP Program. After posting videos about the program, we received hundreds of comments, messages, and questions from people trying to understand how the process actually works — so we wanted to break it all down in one place. We talk about: How the MAP Program works Who qualifies and what homes qualify Down payment assistance and lender requirements Why the process can sometimes take longer than expected Common mistakes buyers make Acre...

Think getting under contract means you’re good to go? Not always. In this episode of Living in Tahlequah, Edna breaks down one of the biggest surprises buyers and sellers face—why some homes don’t qualify for financing, even when the buyer is fully approved. From FHA and VA loan requirements to appraisal issues and property condition standards, this is what you need to know before you fall in love with a home. If you’re buying or selling in Tahlequah, this could save you time, stress, and a deal falling apart at the last minute. What you’ll learn...

Is Tahlequah actually growing? In this episode of Living in Tahlequah with Edna Kimble, we’re breaking down what’s really happening on the ground. From new businesses like AIRTOPIA, Chick-fil-A, Wendy’s, and Ollie’s, to the buzz around Aldi and Bealls, there’s a lot changing—and not everyone is talking about it the same way. We’ll cover: What growth really looks like in a small town like Tahlequah The impact of new retail and development What this means for home values, buyers, and sellers Whether now is the time to buy, sell, or wait If you’ve been wo...

In this episode of Living in Tahlequah, Edna sits down with Rick Hensley, Foster Home Recruiter for Cherokee County, to talk about the real need for foster homes right here in our community. Right now, there are 39 children in foster care in Cherokee County—and 13 of them are being placed outside the county due to a lack of available foster families. This conversation breaks down what foster care actually looks like, how the process works to become a foster parent, and ways you can help even if opening your home isn’t an option. Rick also shares insight into the...

Thinking about living near Lake Tenkiller? In this episode of Living in Tahlequah, Edna Kimble breaks down everything you need to know about the areas around the lake, the different marinas, and what it’s really like to buy property here. From Cookson to Pettit Bay and Barnacle Bill’s, this episode walks you through how the lake is laid out—and why that matters when choosing the right property. Whether you're looking for a full-time home, vacation getaway, or investment, understanding Lake Tenkiller is key. In this episode, you’ll learn: • The most popular areas around Lake Tenkiller • Differences...

Looking for things to do in Tahlequah, Oklahoma this spring? This local guide breaks down the best events, outdoor spots, and what a perfect day in Cherokee County actually looks like.

Spring is one of the best times to experience Tahlequah—downtown events are back-to-back, the Illinois River is picking up, and Lake Tenkiller starts coming to life again.

In this video, I cover:

• Crawfest in downtown Tahlequah (April 17–18)

• Red Fern Festival (April 24–25)

• Fiesta de Mayo (May 2)

• Lake Tenkiller in the spring

• Illinois River + outdoor activities

Thinking about going to Free Dump Day in Tahlequah but not sure what to expect? In this episode of Living in Tahlequah with Edna Kimble, we walk you through everything you need to know so you can show up prepared and avoid the common mistakes. If you’re living in Tahlequah or new to the area, this is one of those local events that makes life here easier—and cleaner. It’s your chance to safely get rid of household waste, old electronics, tires, and more… for free. In this episode, we cover: • What Free Dump Day is and how it wor...

Selling your home can feel overwhelming...especially if you’re constantly wondering: Is it priced right? Why hasn’t it sold? Did I make a mistake? If you’re an anxious seller in Tahlequah, Oklahoma (or thinking about selling soon), this video walks you through what’s actually normal during the selling process—and what you should (and shouldn’t) be worried about. In this episode, we cover: • Why seller anxiety is more common than you think • What’s really happening behind the scenes once your home hits the market • The biggest mistakes anxious sellers make (and how to avoid them) • What t...

What Happens After Your Offer Is Accepted?

Your offer on a home was accepted… now what? In this video, I walk through what actually happens after your offer is accepted and what buyers should expect during the next steps of the home buying process.

We cover the key stages that happen between an accepted offer and closing, including inspections, financing, appraisals, negotiations, and what buyers need to be prepared for along the way. If you’re buying a house for the first time or just want to understand the process better this will help you know...

Tahlequah Kickball League Why It’s Growing Fast | President/Commissioner Amanda Morris In this episode, I sit down with Amanda Morris, founder of the Tahlequah Kickball League, to talk about how this fun community league got started and why so many people in Tahlequah are joining. We talk about where the idea came from, how the league has grown, who can join, and what people can expect if they sign up. Whether you're competitive or just looking for a fun way to meet people and stay active, this league is bringing a lot of energy to the Tahlequah community. If...

The REAL Cost of Living in Tahlequah, Oklahoma Are you considering moving to Tahlequah, Oklahoma and wondering what it actually costs to live here each month?

In this episode, Tahlequah Realtor Edna Kimble breaks down the real cost of living in Tahlequah, OK — not internet estimates, not generic relocation articles, but what buyers and families are truly paying right now in Cherokee County.

We cover:

• Average home prices in Tahlequah

• Rent costs and what you can realistically expect

• Property taxes in Oklahoma

• Electric, water, and utility bills

• Gro...

Can the Cherokee Nation actually help you buy a home? This is one of the most searched — and most misunderstood — questions I get from buyers relocating to Tahlequah and Cherokee County. In this video, I break down what really exists, what people often assume exists, and what you actually have to qualify for when it comes to Cherokee Nation housing assistance. We’ll talk about down payment help, housing authority programs, eligibility requirements, and why many buyers hear different answers online. If you’re a tribal citizen, planning to move to the area, or you’ve heard someone say “the tribe wi...

Owning your home free and clear is a huge milestone — but it also creates a question many people don’t talk about:

What are you actually supposed to do next?

In this episode, we walk through the real options homeowners have once the mortgage is gone. Not hype. Not pressure. Just a clear conversation about staying, right-sizing, planning ahead, and using your home in a way that supports your life now.

We cover:

• Staying put and making your home easier to live in

• When moving actually improves your lifestyle

• H...

If you’ve spent any time in Tahlequah, there’s a good chance you know Michelle Allison—or you’ve been helped by something she’s involved in. In this episode, Michelle shares how family, faith, and service shape her life and her commitment to the community.

Married to a local dentist, a mom of four, and a hands-on grandma, Michelle talks about balancing family life while staying deeply involved in local outreach. We also dive into her work with Feed My Sheep, a Tahlequah-based organization making a real difference for families in need.

This conversati...

If you’re thinking about moving to Tahlequah, Oklahoma — or debating whether to live in town or just outside of it — this episode is for you. In this video, I break down what daily life actually looks like in Tahlequah, Park Hill, Fort Gibson, Welling, and Cookson. No hype. No town rivalry. Just honest, hyper-local insight from someone who lives and works in this market every day. We talk about: • Convenience vs space • In-town living vs rural life • Commute reality • Community feel and lifestyle • River and lake seasons • Which area fits different types of buyers best Two homes can be ten minutes apa...

Homelessness looks different in small towns—and the solutions have to be local. In this episode, I sit down with Ed Blanchard from the Tahlequah Area Coalition of the Homeless (TACH) to talk honestly about what homelessness really looks like in Tahlequah, the challenges our community faces, and what’s actually working. We cover: • What homelessness looks like in Tahlequah (and what surprises most people) • Common misconceptions about homelessness • How TACH supports individuals and families locally • Why community collaboration matters • Ways residents can help beyond just donations This is an important, eye-opening conversation about compassion, education, and real solutions happening righ...

If you own a home in Oklahoma—or plan to—this is something you need to know. In this episode, we break down the Oklahoma Homestead Exemption in plain language and explain how it can lower your property taxes, who qualifies, how to apply, and common mistakes homeowners make. We’ll also cover how the homestead exemption impacts buyers, long-time homeowners, seniors, and anyone thinking about purchasing a primary residence in Oklahoma. This is one of the most overlooked ways to protect your wallet as a homeowner. Whether you’re buying your first home, already own property, or just want to...

Thinking about living in Tahlequah, Oklahoma? Or curious what life is really like in this growing small town in 2026? In this first episode of Living in Tahlequah, Oklahoma, local realtor and longtime resident Edna Kimble shares an honest look at what it’s like to live, work, and build a life here. This episode goes beyond real estate and dives into community, growth, lifestyle, and what newcomers and locals should know. In this video, we cover: What it’s really like living in Tahlequah, OK Why people are moving to Tahlequah How Tahlequah is growing (and what that means) Smal...

Thinking about buying or selling a home during the holidays? You might be surprised—it can actually be one of the best times of year to make a move. In this episode, I’ll break down the pros and cons of listing your home or starting your home search during the festive season. From motivated buyers and less competition to the cozy curb appeal that comes with twinkling lights and holiday décor, here’s what you need to know to make smart real estate decisions this winter.

📍 Serving Tahlequah, Lake Tenkiller, and all of Cherokee County 🏡

Edna Kim...

As a Realtor, I do check Zillow—but not because I rely on Zestimates. I use it to see exactly what my clients are seeing. Those numbers can be helpful for curiosity’s sake, but they’re not always accurate when it comes to real market value. In this episode, I’m sharing how I use Zillow as a tool (not a truth), why Zestimates can miss the mark, and what I look at instead when pricing homes here in the Tahlequah area. If you’ve ever wondered why your home’s Zillow value doesn’t match what your Realtor tells...

Thinking about selling your home this fall? 🍁 In this How to Real Estate episode, I’m joined by Bradyn Smith from The Sells Team to talk about what every seller should be thinking about this season. We cover everything from timing and pricing to prepping your home for cooler weather — and why fall can actually be one of the best times to list.

Here’s what we’ll dive into:

✅ The advantages of selling in the fall market

✅ Easy updates that make a big impact

✅ How lighting, staging, and curb appeal change with the s...

In this episode, I’m breaking down exactly how a shutdown can impact homebuyers and sellers, especially here in Cherokee County and around Lake Tenkiller. I’ll walk you through what gets delayed, what keeps moving, and how to make sure your deal stays on track.

👉 Here’s what I cover:

Which loans are affected (FHA, VA, USDA) and which keep moving (conventional)

How appraisals, closings, and verifications can slow down — and how to plan for it

What local buyers and sellers can do right now to prepare

Why having a pr...

In this episode of How to Real Estate, Edna Kimble sits down with special guest Katrina Jones to unpack one of the trickiest real estate moves—buying a FSBO (For Sale by Owner). From what went wrong to the lessons learned, Katrina shares her experience firsthand, and Edna breaks down the common pitfalls buyers should avoid. If you’ve ever thought about skipping an agent to buy direct from the owner, this conversation is a must-listen. 📌 What you’ll learn: Why FSBOs can be riskier than you think The most common mistakes buyers make How an experienced realtor can actually...

In this episode of How to Real Estate, Edna Kimble sits down with special guest Katrina Jones to unpack one of the trickiest real estate moves—buying a FSBO (For Sale by Owner). From what went wrong to the lessons learned, Katrina shares her experience firsthand, and Edna breaks down the common pitfalls buyers should avoid. If you’ve ever thought about skipping an agent to buy direct from the owner, this conversation is a must-listen. 📌 What you’ll learn: Why FSBOs can be riskier than you think The most common mistakes buyers make How an experienced realtor can actually...

In this episode of How to Real Estate, Edna Kimble sits down with special guest Katrina Jones to unpack one of the trickiest real estate moves—buying a FSBO (For Sale by Owner). From what went wrong to the lessons learned, Katrina shares her experience firsthand, and Edna breaks down the common pitfalls buyers should avoid. If you’ve ever thought about skipping an agent to buy direct from the owner, this conversation is a must-listen. 📌 What you’ll learn: Why FSBOs can be riskier than you think The most common mistakes buyers make How an experienced realtor can actually...

Why I Say Closing Dates Are Just a Guess... People always ask me, “Are closing dates set in stone?” The truth is… they’re really just a guess. In this episode of How to Real Estate, I share why contract close dates almost always shift and what I’ve learned after helping thousands of buyers and sellers through the process. From inspections and appraisals to lender delays and title work, there are so many moving parts that can speed things up—or slow them way down. I’ll walk you through the most common reasons closings get pushed and how you can be...

She Closed More Deals in 2 Months Than Most Realtors Do All Year... What happens when a rising star joins the #1 real estate team in Tahlequah? 🌟 Meet Katrina Jones, our newest powerhouse on The Sells Team who’s already closed more homes in her first 60 days than many agents do in an entire year. In this episode of How to Real Estate, Edna Kimble sits down with Katrina to talk about: Her journey into real estate and why she chose this career, fun facts and personal stories you might not know. If you’re buying, selling, or just curious about the rea...

Assumptions can cost you big in real estate. In this episode of How to Real Estate, I break down why you should never assume anything on a contract—whether you’re buying, selling, or investing. From deadlines to repairs to financing, vague assumptions can lead to delays, disputes, or even a failed deal.

👉 What I’ll cover in this episode:

Why every detail must be in writing

Common assumptions that derail closings

How to protect yourself with clear communication

Tips for buyers, sellers, and agents to avoid costly mistakes

Whet...

Thinking about cutting out the middleman and chatting directly with the other side in a real estate deal? Think again. In this video, I break down why buyers and sellers should never negotiate directly, the risks it creates, and how it can cost you money, time, and peace of mind.

You’ll learn:

✔️ The hidden dangers of “off the record” conversations

✔️ How emotions can derail a deal

✔️ Why having your realtor handle communication protects everyone involved

Whether you’re buying your first home or selling your fifth, knowing this simple rule can save...

The Cherokee National Holiday is one of my favorite times of the year here in Tahlequah, Oklahoma. In this video, I share what this celebration means to me, along with the history, traditions, and community spirit that make it so special.

From the parades and powwows to the food, arts, and family gatherings, the Cherokee National Holiday is more than just an event—it’s a powerful reminder of culture, resilience, and community.

👉 I’ll walk you through the origins of the holiday

👉 Share some of the traditions that make it unforgettable

👉 And expl...

Don't sleep on the Fall Market!! Thinking about selling your home? Fall might just be the most underrated season to list, and I’ll tell you why! In this episode of How to Real Estate, I’m sharing the top reasons selling in the fall can work to your advantage, from motivated buyers to less competition and picture-perfect curb appeal.

Whether you’re a first-time seller or a seasoned homeowner, these tips will help you understand why autumn could be the perfect season to make your move.

👉 What you’ll learn in this episode:

Why fall...

In this episode of How to Real Estate, Edna Kimble tackles a growing trend in today’s housing market—cancelled contracts. Zillow and Redfin are projecting that 10–15% of home purchase agreements will fall through, but what’s really behind these numbers? We’ll cover: Why buyers are walking away before closing How rising rates, inspections, and buyer’s remorse are impacting deals What sellers can do to protect their contracts Tips for buyers to avoid costly cancellations Whether you’re buying, selling, or just watching the market, this episode offers clear, local insight into what’s happening right now in real estate.<

Security Systems & Real Estate: What Stays, What Goes, and What to Ask For.. Security systems are no longer a luxury—they're a standard feature in many homes. But here's the catch: when you're buying or selling, are those keypads, cameras, and smart locks actually included? In this episode of How to Real Estate, I’m sharing the real-life challenges we face every week with smart home tech, security systems, and outdated real estate contracts that haven’t kept up. From Ring doorbells to garage remotes, I walk you through:

🔐 What questions to ask during a showing

📋 What...

Why are so many people returning to Tahlequah, Oklahoma? In this episode of How to Real Estate, top realtor Edna Kimble dives into the rising trend of families and professionals coming home to Tahlequah. From lower cost of living to strong community roots and outdoor living near Lake Tenkiller, there’s a lot drawing folks back. 🎙️ Whether you’re considering a move, investing in your hometown, or just love all things Tahlequah—this one's for you. 🔎 In this episode: Why Tahlequah is attracting former locals The impact of remote work & lifestyle shifts Local schools, healthcare, and business growth

This is exactly how to respond to a lowball offers. Have you ever gotten a lowball offer that made you do a double take? I’ve been there — and in this episode, I’m sharing exactly how I handle those offers in the Oklahoma real estate market. Whether you're a homeowner trying to sell or a fellow agent navigating tricky negotiations, I’ve got tips that can help you stay calm, stay smart, and stay in control. In this episode, I’ll walk you through: How to tell if it’s really a lowball offer or just feels like one My go-to...

In this episode of How to Real Estate, I sit down with Oklahoma insurance expert Jennifer Catcher from 3 C Insurance to talk about all things insurance—from what makes coverage in our state unique to how to protect yourself during storm season.

Jennifer shares real-life examples, smart tips, and things most people overlook when shopping for insurance in Oklahoma. Whether you're a homeowner, investor, or just trying to better understand your policy, this episode is for you.

Have questions about insurance in Oklahoma? Drop them in the comments—I’d love to hear from you!

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What to know when buying riverfront property in Oklahoma. Looking for riverfront real estate in Oklahoma? In this video, we break down what to look for when buying Illinois River property from flood zones and access rights to land use restrictions and investment potential. Whether you're dreaming of a private getaway, vacation rental, or full-time home by the river, this guide will help you avoid costly mistakes and find the perfect fit. ✅ Pros and cons of riverfront living ✅ Common issues with Illinois River properties ✅ Tips for buyers looking in Cherokee County and surrounding areas ✅ What questions to ask before making a...