Josh Beaty- Realtor

10/23/2026

The second issue of The McAlester Home Brief just dropped, and here’s what we’re talking about! 🏠👇

Most people focus on interest rates, prices, and locations when they go to buy a home, but the type of deed you sign is what actually protects your hard-earned cash and equity from hidden liens or old debts.

In Issue #2, we’re breaking down how Oklahoma property deeds work-including the critical differences between General Warranty, Special Warranty, and Quitclaim deeds- so you can make sure your investment is truly secure.

Whether you're buying your first home or want to double-check your current property records at the courthouse, take 2 minutes to check out the quick breakdown!

If you find this information useful, subscribe for free today to catch the next issue and drop a comment below to let us know what you'd like to know more about! 🏠🔑📰

Real estate services provided through Keller Williams SEOK. Each Keller Williams office is independently owned and operated. Equal Housing Opportunity



👇 Read Issue #2 here:

(McAlester Home Brief Issue #2)

10/06/2026

📈 Pittsburg County Market Update | Sept - Oct 2026 📈

Here is a look at the latest property metrics across Pittsburg County. Home values and overall market activity continue to show strong upward trends across several key indicators:

💵 Average Sale Price: $283,000 (Up +63.5%)

📏Avg. Price Per Sq Ft: $145 (Up +35.5%)

🏠 Closed Sales This Month: 44 (Up +22%)

🗓️ Days on Market: 87 Days (Up +55%)

Key Highlights:

Average sale prices and price-per-square-foot have increased notably compared to prior figures, accompanied by a steady rise in total closed sales. Homes are also seeing an increased average time on the market before closing

09/28/2026

National headlines are scaring people out of making smart money moves in Pittsburg County.

Being in real estate has shown us just how much important information isn't readily available, and we want to fill in those blanks.

To do that, we’ve launched The McAlester Home Brief on Substack! It’s a weekly to monthly newsletter where we share clear, practical insights on real estate, market trends, mortgages, and homeownership in our area.

It is 100% free to subscribe. You can check it out and join us here: https://mcalesterhomebrief.substack.com/

We’d also love to know what real estate or home questions do you want us to cover next? Reply to this or comment below and let us know what you'd like to know about or hear about.

Thank you so much for your support. It really means a lot to us!

Josh Beaty, REALTOR®

Keller Williams Realty SEOK

Each office is independently owned and operated. Equal Housing Opportunity.

Your local guide to McAlester and Southeastern Oklahoma real estate news, market trends, and smart homeownership. Click to read The McAlester Home Brief, a Substack publication. Launched 12 days ago.

09/14/2026

McAlester, we have something NEW coming next week.
We've been working on something we think will be worth your attention!
We'll share the details later this week- Stay tuned!

08/24/2026

Homebuyers- what's the hardest part?

If you've bought a house before, which part gave you the most trouble?

A. Finding the right property
B. Understanding the financing
C. Negotiating
D. Inspections and repairs
E. Closing costs
F. Figuring out what I could actually afford

And if you HAVEN'T bought yet, which one worries you the most?

Drop your answer below 👇 I'd like to know what part of the process people found the most stressful.

08/24/2026

Things have been INSANELY busy lately, but that never means you have to chase me down. I always make time to get you the information you need.
Here's what happened in Pittsburg County over the last month-

PITTSBURG COUNTY MARKET UPDATE | JUL-AUG 2026

🏠 74 days - Average Days on Market ⬆️ 23%
💰 $169.9K - Average Sale Price ⬇️ 22.8%
📐 $125 - Average Price per Sq. Ft. ⬆️ 16.8%
🔑 33 - Closed Sales this Month ⬇️ 31.3%

The market is starting to show a slight shift, and understanding the numbers matters.

If you’re thinking about making a move in Pittsburg County, let’s talk about what these numbers actually mean for you.

📲 Josh Beaty | KW SEOK
Keller Williams Realty

08/04/2026

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

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

08/03/2026

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

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

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

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

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

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

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

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

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

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

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

Josh Beaty | Keller Williams SEOK

07/27/2026

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

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

That condition could be:

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

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

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

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

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

Josh Beaty | Keller Williams SEOK