Blog Category - Texoma Home Buying 101

Oct 25, 2026 • 4 min read

Why We Have to Ask You to Sign a Buyer-Broker Agreement Before We Show You a House

Since the industry-wide changes that followed the August 2024 NAR settlement, agents in both Texas and Oklahoma are now required to have a signed, written buyer representation agreement in place before touring homes with a buyer — not after. We don't love having to ask for a signature before you've even seen a house. But it's the rule now, and here's honestly what it does and doesn't mean for you

Texoma Home Buying 101

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Oct 8, 2026 5 min read

Meet HWA Home Warranty of America: Home Warranty Coverage for Texoma Buyers & Sellers

If you've owned a home around Lake Texoma for more than a minute, you know things break. The AC gives out in the middle of a North Texas July, or the water heater quits the week after closing. A home warranty is one way a lot of homeowners plan for those surprises, and it helps to have someone local you can call when they happen.That's why we're glad to welcome HWA Home Warranty of America as one

Oct 8, 2026 4 min read

Where Are the Chickasaw and Choctaw Nations? A Texoma Homebuyer's Guide to Tribal Boundaries

Quick answer: the Chickasaw Nation covers south-central Oklahoma, about 7,648 square miles across all or part of 13 counties, including Marshall, Carter, Johnston, Love, Bryan and Coal (Chickasaw Nation). The Choctaw Nation covers southeastern Oklahoma, including all of Atoka, Choctaw and Pushmataha counties and most of Bryan and Coal (reservation counties). The two nations meet right here in Tex

Oct 7, 2026 3 min read

Meet The Brawley Agency: Insurance Help for Texoma Homeowners and Buyers

If you're buying or selling a home around Lake Texoma, insurance is one of those pieces that can quietly make or break a closing timeline. That's why we're glad to welcome The Brawley Agency as our newest Texoma preferred partner. If you've been searching for an insurance agent in Texas and Oklahoma who will explain things plainly, here's who they are and what they do.Based in Sherman, Texas, The

Sep 30, 2026 7 min read

The Different Kinds of Septic Systems in Oklahoma: What Lake Texoma Buyers Need to Know

Oklahoma's Department of Environmental Quality (ODEQ) recognizes four main categories of on-site sewage systems for rural properties: conventional gravity septic systems, aerobic treatment units (ATUs), lagoon systems, and specialty systems such as evapotranspiration/absorption (ET/A) or low-pressure dosing setups used where soil or lot conditions rule out the others. If you're shopping for acrea

Sep 24, 2026 3 min read

Coalgate, Oklahoma: A Small Town With a Big Coal-Mining Past

Coalgate, Oklahoma is the county seat of Coal County, a small south-central Oklahoma community of around 1,700 people that was literally built around coal — the town's name comes from the steel gate that once separated incoming trains from the mines that put it on the map.Coalgate, Oklahoma is in Coal County — in fact, it's the county seat, meaning it's the hub for the county's local government a

Sep 22, 2026 4 min read

New Listing: Charming 2-Bed Fixer-Upper at 1200 Park Dr, Denison, TX – $115,900

Quick answer: 1200 Park Dr in Denison, TX is a brand-new listing at $115,900 — a 2-bedroom, 1-bath home with 840 square feet on a 0.312-acre lot in the Laynes Wooded Acres neighborhood, just a few minutes from Lake Texoma. Built in 1960, it's priced for a buyer who wants to renovate, with a one-car garage, a quiet street, and a big tree-shaded backyard with room to expand. MLS #21392281.1200 Park

Sep 21, 2026 2 min read

What Contingencies Should You Include When Buying a Home on Lake Texoma?

A contingency is a condition in your purchase contract that has to be met or you can walk away from the deal, usually with your earnest money intact — and on Lake Texoma, the standard contingencies aren't quite enough on their own. Here's what to include, and the two lake-specific ones that catch buyers off guard.A dock and shoreline verification contingency. Not every home advertised as "waterfr

Sep 16, 2026 2 min read

How to Buy Land Near Lake Texoma: A Step-by-Step Guide

Buying raw or lightly-improved land for sale near Lake Texoma works differently than buying a home - there's usually no inspection report waiting for you, and the questions that matter most (water, septic, mineral rights, access, and ag exemptions) don't show up automatically on a listing sheet. Here's the step-by-step most first-time land buyers wish someone had walked them through before they m

Sep 16, 2026 4 min read

How to Work With a Local Realtor When Buying Near Lake Texoma

A good local Realtor does more than unlock doors — near Lake Texoma specifically, they're the difference between finding out about dock permitting, flood zones, or a septic issue before you're under contract instead of after. Here's what working with one should actually look like, and what to ask before you pick someone to represent you.Public listing sites show you what's for sale, but they don'

Sep 10, 2026 2 min read

12 Things You Didn't Know About Lake Texoma

Quick answer: Lake Texoma is an 89,000-acre reservoir straddling the Texas-Oklahoma line, built in 1944 when the Denison Dam went up on the Red River. Beyond the boat ramps and marinas, it has a deeper backstory - flooded towns, a record-setting striper fishery, and a state line that runs straight through the water, which matters more than most buyers realize when they start shopping for a home h