real estate

CountyAddressCity St ZipPhone
AdairPO Box 169Stilwell, OK   74960918 696-7198
Alfalfa300 South Grand Avenue;Cherokee, OK   73728(580) 596-3158
Atoka200 East Court Street Suite 201Atoka, OK   74525(580) 889-5157
BeaverPO Box 338Beaver, OK  73932(580) 625-3141
BeckhamPO Box 428Sayre, OK  73662(580) 625-3141
BlainePO Box 138Watonga, OK  73772(580) 623-5890
BryanPO Box 1789Durant, OK  74701(580) 924-2202
CaddoPO Box 68Anadarko, OK  73005(405) 247 – 6609
CanadianPO Box 458El Reno, OK  73036(405) 295-6130
CarterPO Box 1236Ardmore, OK  73402((918) 456-3171
Cherokee213 West Delaware Street, Room 200Tahlequah, OK   74464(918) 456-3171
Choctaw300 East Duke StreetHugo, OK  74743(580) 326-3778
CimarronPO Box 145Boise City, OK  73933 (580) 544-2251
Cleveland201 South Jones, Suite 210Norman, OK  73069 (405) 366-0240
Coal4 North Main, Suite 9Coalgate, OK  74538(580) 927-4015
Comanche315 SW 5th Street, Rm 304Lawton, OK 73501(580) 355-5214
Cotton301 North Broadway, 3rd FloorWalters, OK  73572(580) 875-3026
CraigPO Box 397Vinita, OK  74301(918) 256-2507
Creek317 E Lee Ave, Suite 100Sapulpa, OK  74006918-224-4084
CusterPO Box 300Arapaho, OK  73620(580) 323-1221
Delaware327 South 5th StJay, OK  74346(918) 253-4520
DeweyPO Box 368Taloga, OK  73667(918) 253-4520
EllisPO Box 197Arnett, OK  73832(580) 328-5361
GarfieldPO Box 1664Enid, OK 73702(580) 885-7301
Garvin201 West Grant St, 2nd floor,Pauls Valley, OK  73075 (405) 238-2772
GradyPO Box 1009Chickasha, OK  73023(405) 238-2772
Grant 112 E. GuthrieMedford, OK  73759(580) 395-2274
GreerPO Box 207‘Mangum, OK  73554(580) 782-3664
Harmon114 West Hollis StreetHollis, OK  73550(580) 688-3658
HarperPO Box 369Buffalo, OK  73834(580) 735-2012
Haskell 105 SE 3rd Unit CStigler, OK  74462(918) 967-2884
Hughes200 North Broadway, Suite 5Holdenville, OK   74848(405) 379-5487
JacksonPO Box 515Altus, OK  73522(580) 482-4070
Jefferson220 North Main Street, Room 103Waurika, OK  73573(580) 228-2029
Johnston403 West Main, Suite 101Tishomingo, OK  73460(580) 371-3184
KayPO Box 450Newkirk, OK  74647(580) 362-2537
Kingfisher101 South Main Street, Room 3Kingfisher, OK  73750(405) 375-3887
KiowaPO Box 73Hobart, OK  73651(580) 726-5286
Latimer109 North Central Street, Room 103Wilburton, OK  74578(918) 465-4002
Le FlorePO Box 218Poteau, OK  74953(918) 647-5738
LincolnPO Box 126Chandler, OK  74834(405) 258-1264
Logan301 East Harrison, Room 102Guthrie, OK  73044(405) 282-0266
Love 405 W. Main, Ste. 203Marietta, OK 73448(580) 276-3059
MajorPO Box 379Fairview, OK  73737(580) 227-4732
Marshall 219 PlazaMadill, OK 73446(580) 795-3220
MayesOne Court Place, Suite 120Pryor, OK  74361(918) 825-2426
McClainPO Box 629Purcell, OK  73080(405) 527-3360
McCurtainPO Box 1078Idabel, OK 74745(580) 286-2370
McIntoshPO Box 110Eufaula, OK  74432(918) 689-2741
MurrayPO Box 442Sulphur, OK  73086(580) 622-3920
MuskogeePO Box 1008Muskogee, OK  74402(918) 682-7781
Noble300 Courthouse Drive – #11Perry, OK  73077(580) 336-2141
Nowata229 North Maple StreetNowata, OK  74048(918) 273-2480
OkfuskeePO Box 108Okemah, OK  74859(918) 623-1724
Oklahoma320 Robert South Kerr, Room 203Oklahoma City, OK  73102405-713-1540
OkmulgeePO Box 904Okmulgee, OK  74447(918) 756-0788
OsagePO Box 87Pawhuska, OK  74056(918) 287-3136
Ottawa102 East Central Avenue, Suite 103Miami, OK   74354(918) 542-3332
Pawnee500 Harrison Street, Room 202Pawnee, OK  74058(918) 762-2732
Payne315 West 6th Street, Suite 202Stillwater, OK  74074(405) 747-8310
PittsburgPO Box 3304McAlester, OK  74502(918) 423-6865
Pontotoc301 S. BroadwayAda, OK  74820(918) 423-6865
Pottawatomie325 North BroadwayShawnee, OK  74802(405)273-8222
Pushmataha302 Southwest B StreetAntlers, OK  74523(580) 298-3626
Roger MillsPO Box 708Cheyenne, OK  73628(580) 497-3395
Rogers200 S. Lynn Riggs Blvd.Claremore, OK  74017(918) 923-4796
SeminolePO Box 1180Wewoka, OK  74884(405) 257-2501
Sequoyah120 East Chickasaw StreetSallisaw, OK  74955(918) 775-4516
Stephens101 South 11th Street, Suite 203Duncan, OK  73533(580) 255-0977
TexasPO Box 197Guymon, OK  73942(580) 338-3233
TillmanPO Box 992Frederick, OK  73542(580) 335-3421
Tulsa500 South Denver, 2nd FloorTulsa, OK  74103918-596-5801
WagonerPO Box 156Wagoner, OK  74477918-485-2216
Washington420 South Johnstone, Suite 100Bartlesville, OK  74003(918) 337-2840
WashitaPO Box 380Cordell, OK  73632(580) 832-3548 
WoodsPO Box 386Alva, OK  73717(580) 327-0942

The Question Should be “Am I Getting the Fairest Offer”

Think about it a Rod is a unit of measure of 16.5 feet. That is linear feet. When an easement is sought by negotiation or by eminent domain, they are not seeking a line. Typically, they are seeking a zone with the rod merely as the middle. For example, a rod with a 50′ easement zone requires 825 square feet. If an easement is 50 rods long, that is almost an acre.

In a recent case, a pipeline company paid some owners $180 per rod and others $767 per rod for the same project. The variance depended greatly upon the use of the property (residential vs. agricultural) and the ability of the owner to negotiate.

An Easement is a Forbidden Zone

The easement prevents you from using your property as you like or need to. For example, it can prevent you from planting trees, shrubs, or placing buildings. It can also forbid you from creating pond, lake or diverting drainage.

An Easement Prevents Development

Aside from normal operations, an easement may render your property unsuitable for certain types of development such as retail, operations expansion, wind farm or other opportunities.

What Will it Cost Them if I Refuse?

Don’t be afraid to say no!

If a company does not have the power of eminent domain, the cost is what is required to go around you?

Even a company with the power of eminent domain will face substantial expenses to obtain court intervention. And they still must pay you.

When and How Will the Easement Terminate?

Pipeline companies want a vague description of when and how an easement will terminate. Whenever possible, the owner should negotiate these terms.

Removal or Abandon in Place?

Easements often allow a company to abandon the pipeline in place. This gives the owner problems later. If the pipeline transported any hazardous materials the cost to remove may be very high.



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Additional Resources: Texas Pipeline Easement Checklist

Navigator SMS Pipeline Project stretching from Calumet in Canadian County, through Kingfisher County and eventually finishing in Cushing in Logan County.  The paperwork describes this as phase 1.  The image is a preliminary plan showing the route.

As with most proposed easements there are onerous terms that can prevent the owner from building ponds, changing grade, planting trees or shrubs.  They also ask the owner to warranty title.  So far, materials have not claimed that Navigator has the right of eminent domain for this project.

As in all such cases, if an agreement is reached, there will be a one-time payment and no opportunity to re-negotiate the terms.

Don’t be Afraid to Say “NO” to the Initial Offer.

In a similar pipeline project, another company paid a range from $180 to $745 per rod with an average of a 50 foot easement. The price obtained depended upon the nature of the property and the negotiation skills of the landowner.

What if They Claim that My Property can be Taken by Eminent Domain?

Even if the company has the ability to to use Eminent Domain, you as the the landowner have the Constitutional Protection under the 5th Amendment for just compensation. Your property cannot be taken without compensation even if you are taken to court.

Often the initial offer is not the best deal in these types of situations.

What is the going price for a rod, Click Here?

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