PROPERTY REPORT

D.S.DE

The Interstate Land t sentation to the effect

that the Federal Government has in any way passed upon the merits of or given approval to this
subdivision, or passed upon the value if any, of the property.
i
ï. It is unlawful for anyone to make, or cause to be made to any prospective purchaser, any representa-
tion contrary rU.. n. rt. res ons w I.er tatements in this
Property Repo r ..- ,ti. s a Q . Y Interstate Land
Sales Registrati a . s: . .
Office of Interstate Land Sales Registration
HUD Building, 451 Seventh Street, S.W.
Washington, D.C. 20410

1 E
Un"" you "",,, i1" ,"p,rt Repo,' pno, to 0' at " ,:, you '0 ,; in 0 a too
void the contract by nntice to the seller.
act, you may

If you received the Property Report less than 48 hours prior to signing a contract or agreement you
"--~';);
have until midnight of the third business day following the consummation of the transaction to re-
vok, yon t'~bF t kE I '
L Name evliper: s
Address: P. O. Box 3281
Tulsa, Oklahoma 74101

2. Name of Subdivision: onderland

Location:
l~ , State of Oklahoma

(a) Effective Date of Property Report: October 22, i 975

IMPORTANT READ CAREFUllY

Name of Subdivision: ALL YSON ACRES WONDERLAND
,f By signing this receipt you acknowledge that you have received a copy of the Property
Report prepared pursuant to the Rules and Regulations of the Office of Interstate Land
Sales Registration, U.S. Department of Housing and Urban Development.
t Received by
Street Address ~_._____.
I
.. I
Date
fi -,
CitYn___. State Zip ____ __
" Notwithstanding your signature by which you acknowledged that you received the Property
"
Report you still have other important rights under the Interstate Land Sales Full Disclos-
ure Act.
I
.'

WARNING
THE DEVELOPER Hl\S FAILED TO OBTAIN M1NY OF THE REQUIRED
PERMITS OR APPROVALS FOR FACILITIES IN THIS SUDDIVIS ION.
II ALSO, IT HAS FAILED TO DETEHl-HNE í'lHETHER THERE IS SUFFICIENT
WATER TO SUPPLY ALL OF THE LOTS IN THE SUBDIVIS ION OR í'JHETIICR
I:
THE WATER WILL BE SAFE TO DRINK. YOU SHOULD EXERCISE CAUTION
~
~;
BEFORE OBLIGATING YOURSELF TO BUY A LOT. FOR ADDITIONAL
~ INFO~ffTION, YOUR ATTENTION IS PARTICULARLY DIRECTED TO
1

I
QUESTIONS 9, 10(b) (1) and 11.
:1'
l
:1
THE DEVELOPER IS NOT LEGALLY OBLIGATED FOR ANY OF THE
~l

~,
PROPOSALS WHICH HE HAS INCLUDED IN THIS PROPERTY REPORT.
a.
~i
~l
~:
ALL LOTS IN THE HICKORY AND RED BUD ADDITIONS REQUIRE A
;.i
CENTRAL HATER SYSTEH. THE DEVELOPER DOES NOT PROPOSE TO INSTALL
~¡
~...! THE WATER SYSTEM. THEREFORE i YOU WILL NOT BE ABLE TO USE YOUR
t\ LOT IF IT IS LOCATED IN EITHER OF THESE UNITS.
~

~
i

ì
2. (b) 'this offering consists of:
I
Allyson Acres South
- ~
Block I, Lots 1-20 Block 5, Lots 1-5
~
Block 2, Lots 1-34 Block 6, Lots 1-4
11 Block 3, Lots 1-11 Block 7, Lots 1-24
1
Block 4, Lots 1-14
~
TOT AL : 112 lots
1

~ Allyson Acres East

~
.~
Block 1, Lots 1-16 Block 3, Lots 1-6
~ Block 2, Lots 1-19
TOTAL: 41 lots

Allyson Acres West

1-~~
~

Block I, Lots 1-11 Block 3, Lots

~
~ Block 2, Lots 1-8
~.
~1

11 TOTAL: 29 lots
lj
~
~
-' ~;

~-~
,
C1
\
Cj

. 1
1 September 22 i 1975
/'
 ..
_ _ _. ~ _. ._______._____~___.___~~ ___..~.~_____~_~ ____,~~~~~~,~_"_-__~.~~._,~~O~._~__.__~,""_.,o_~._i_'r~~"

c,

Allyson Acres - Valley View Addition

Block 1, Lots 1-2 Block 4, Lots 1-35

Block 2, Lots 1-19 Block 5, Lots 1-5
Block 3, Lots 1-38

TOTAL: 99 lots

la September 22, 1975

 ... '..--'-- -~-;~4~-);,,~~-i;i_£l.;,¡"

f u'___',__

I
;¡
..
i

I
Allyson Acres - Dogwood Addition

Block 1, Lots 1-14 Block 6, Lots 1-5

I Block 2, Lots 1-5 Block 7, Lots 1-14
¡
l,
Block 3, Lots 1-14 Block 8, Lots 1-8
;; Block 4, Lots 1-17 Block 9, Lots 1-26, except Lot 1
~
~
Block 5, Lots 1-4 Block 10, Lots 1 and 2
~:
~1
,
TOTAL: 108 lots
~
~

~.
"
Allyson Acres - Hilltop Addition
t
~
~
Block 1, Lots 1-6 Block 5, Lots 1-5
~
Block 2, Lots 1-22 Block 6, Lots 1-43
'1
~: Block 3,. Lots 1-7 Block 7, Lots 1-7
~:
Block 4,. Lots 1-21 Block 8, Lots 1-16
;il
~I

,f¡ TOTAL : 127 lots

Allyson Acres - Mobile Vista Addition
'.
~;
Block I, Lots 1-30 Block 5, Lots 1-5
Block 2, Lots 1-14 Block 6, Lots 1-32
ii
Block 3,. Lots 1-39, except Block 7, Lots 1-15
-~
Lots 26 and 27
~~.;
~,
Block 4, Lots 1-37
,~'

~AL: i 70 lots
~
:)1,
'~

f~ Allyson Acres - Hickor

p1:

~ !!
. ~. Block 1,. Lots 1-6 Block 4, Lots 1-29, except
,
Block 2, Lots 1-29 Lots 4 and 28
Block 3, Lots 1-16 Block 5, Lots 1-15
'1TAL : 93 lots
Allyson Acres - Red Bud Addi ti n
~
I Block 1, Lots 1-27, except Block 3, Lots 1-7, except Lot 1
Lots 14, 15 and 23 Block 4, Lots 1-46, except
~
Block 2, Lots 1-10, except Lots 35-40
~ Lots 1 and 4
~
M 'lAL: 78 lots
~
~
.:1
~
r
i,
I: 2 August 12, 1975
!:
~
 ,.' .
-------~._--------~~-...----,----._-_. ____.. ~__.._,,__.____.~L_'-:£.-~~"-""--;"": ,~O:£:.

Allyson Ac re s - Golf Additi n

Block 1, Lots 1-8 Block 6 Lots 1-5

Block 2, Lots 1-6 Block 7 Lots 1-12
Block 3 i Lots 1-12 Block 8 Lots 1-6
Block 4, Lots 1-8 Block 9 Lots' 1-51, except
Block 5 i Lots 1-16 Lots 5-18 and 34
Block 1 i Lots 1-12

TOTAL: 121 lots

2a August 12, 1975

 _~.__.~_~,_.-,_..'__'____'__'____'____' -.__0 _ _ _ ,_ ( .----.---.- T¡-';-'--'.

Allyson Acres - Grand View Addit. on

Block 1, Lots 1-6 Block 5, ots 1-6
Block 2, Lots 1-18 Block 6, ots 1-39, except
Block 3, Lots 1-31 ots 30 and 32
Block 4, Lots 1-18 Block 7, ots 1-29
TO'AL : 145 lots
Allyson Acres - Echo 1 Additio

Block 1, Lots 1-98 Block 3, ots 1-2

Block 2, Lots 1- 1 1
TOTAL: III lots

Allyson Acres - Echo 2 Amended Add tion

Block 1, Lots 1-16 Block 4, ots 1-4
i
Block 2, Lots 1-31 Block 5, ots 1-6
I
i - Block 3, Lots 1-13
I

TOTAL: 70 lots
The Estates - An Addition to Allyson Acres
Block 1, Lots 1-35 Block 5, ots 1-26
Block 2, Lots 1-19 Block 6, ots 1-12
Block 3, Lots 1-38 Block 7, ots 1-53
Block 4, Lots 1-15
TOTAL : 198 lots

3. List names and populations of surroundi 9 communities and

list distances over paved and unpaved r ads to the subdivision.
Name of Distance Over
Comuni ty Population Paved Roads *
Jay 1,594 15 miles
Grove 2,000 30 miles
~ Disney 303 10 miles
~ Vini ta 5,847 30 miles
Tulsa 331,638 70 miles
~

'I * Asphalt
~-,
~

f -
3 ugust 12, 1975
i
 "_,_,._~=-__,-~-- ___"_0__-___'":--_ -e.--";' -
--~~-----------~----------..-~~~------~_._------

4. (a) Will the sales contract be 'recordable

Yes, if acknowledgment is reques ed and completed.

(b) In the absence of recording the contr ct or deed,

y person
could third parties or creditors of a
having an interes t in the land acquir ti tIe to the
property free of any obligation to de iver a deed?
Yes, in the absence of recording the contract
or deed, your right
to the title of the land
may be defeated by such third, pa ties
f any
as sub-
person
sequent purchasers or creditors
having an interest in the land.

(c) State whether and/or when the contract or deed will

be recorded, and who will record it. State who will
bear the cost of recordation, and th amount if those
costs are to be borne by the purchas r.
Seller does not intend to recor the contracts.
You may record your contract at your cost of
approximately $2.50 provided th t the mortg age
tax has been paid with respect o it. The
mortgage tax does not exceed 10 per $100.00
of the total contract installme t payments and
the seller is obligated to and ill pay the
moi;tg age tax.
(d) What provisions, if any, have been m de for refunds
if buyer defaults?
None.
to be retained,
If none, and the buyer's payments ar
d to the amoun t
state whether his loss will be limit
e will be respon-
of his payments to date, or whether es for addi-
sible to the developer or his assign
his contract.
tional damages or for the balance of
Upon default, your payments wi 1 be retained as
liquidated damages and your cost will be limited
to the amount of such payments if you execute
and deliver a quit claim deed 0 seller. If
you refuse to execute a quit c aim deed to se 11er,
seller reserves the right to p rsue his remedies
provided by Oklahoma law upon our default
including but not limited to t e right to require
you to pay the balance of your contract plus collec-
tion expenses allowed by law. Other remedies
include foreclosure of the con ract and resale of

4
Au ust 12, 1975
 the land resulting in a cre it upon the
balance of the contract tha remains due.

(e) State prepayment penalties or pr vileges, if any.

You are given the right to repay the

'0_-...
~..--_:'~~ indebtedness without any pe alties.
¡/ ".'
~~
/~. ;
i
.,.,i

'7

I
1:

I,:
,i -
tl
II
1'
i~!
i
.1'

~l
I'
i

il.
. ,

;i

, Ii
~1

S..:. '.....'
ti : ~
~ '

~
~;
"
t _
:1:
(1

;1 -
!I -
;!
¡i, .
,
i
l
i
i 4a August 12, 1975
 5. Is there a blanket mortgage or other lien n the subdivi-
sion or portion thereof in which the subje t property is
located? If yes, list below and describe rrangements, if
any, for protecting interests of the buyer if a developer
defaul ts in the payment of the lien obliga ion. If there
is such a blanket lien, describe arrangeme ts for release
to a buyer of individual lots when the ful purchase price
is paid.

Yes, insofar as Allyson Acres - Echo 1 and

Echo 2 Amended Additions and The Es t tes are
concerned. They are subject to a bl nket mortgage.
The other Additions covered by this roperty Report
are not subject to a blanket mortgag .
Effect on Buyers if
Type of Lien Develo er Defaults

(a) Mortg age on Echo 1 You may lose y ur financial

and Echo 2 Amended interest in th property if you
Additions and The do not obtain release of your
Estates lot from the b a~ket mortgage and
record your co tract for deed.
Should the dev loper default
you will be ex osed to the risk
of loss of you lot and invest-
ment. The dev loper has arranged
to obtain a re ease of your lot
from the blank t mortgage upon pay-
ment by the de eloper to the
mortgagee of a amount equal to
$1,100.00 per cre to be re-
leased, prorat d according to
your lot size or most lots and
$3,300.00 per cre prorated to
your lot size or lakefront and
commercial lot including Lots
8, 9, 10, 16 a d 1 7 in Bloc k 5;
Lots 9, 10, 11 and 22 in Block 1;
and Lots 17, 1 , 35 and 36 in
Block 7, all i The Estates.
Assuming an av rage lot is 2.5
acres this mea s that the partial
release paymen by the developer
to the mortgag e to release a
l lakefront lot . n The Estates will
be approximate y $8,250.00. In
order to obtai the release, the
developer must be, at that time,
in full compli nce with his obli-
gations to the mortgagee. The

5
 developer inte ds to obtain a
partial releas of your lot at
the time your ontract for deed
is assigned to the mortg agee;
however, there 1S no assurance
that this will be done. The
mortg age has p iori ty over your
contract for d ed unless your lot
is released fr m the mortgage and
forec losure of the mortgage, prior
to release of our lot, will re-
suIt in a sale of all lots remain-
ing sub j ect to the mortgage.
6. Does the offering contemplate leases of th property in
addition to, or as distinguished from, sal s?

No. Individual lots may be improved and leased as

improved, but the same does not cons itute part of
this offering.

li
i
i
i

!
i

.1

Ii
Ii

11

I-
i'
I
i
'I
~
ì

.. - a.... ...~ , ') '07i:

 -- ~---_.---_.__._~---~
. _..._ - ,_"".. ___. ._.__.,_,.."_"___,,- -'n"_.'_'

7. Is buyer to pay taxes, special assessments, r 'to make

payments of any kind for the maintenance of
ommon facili-
ties in the subdivision (a) before taking ti Ie, or
(b) after taking title?
Yes. Installment purchasers will be r quired to pay
taxes and special assessments (and in 11 Al1yson
Acres Additions other than East and We t make pay-
ments for the maintenance of common fa ilities in
the subdivision) prior to taking title. All pur-
chasers, after taking title, will be r quired to
pay taxes and special assessments (and in all Al1y-
son Acres Additions other than East an West make
payments for the maintenance of common faci Ii ties
in the subdivisions) as provided belo. Payment of
the assessment is not required for lot purchasers in
East and West Additions. Therefore, y u may be
paying a disproportionate share of the cost of
maintaining the roads and common facilities.

If either answer is yes, complete the schedule below:

Approximate Amount of
Buyer's Ann al Payments

Taxes " .Consult loc 1 taxing

authori ties.

Special Assessments Consult loc 1 taxing

authorities.
Payments to Developer .,,'
. 1$?4. 00 per
r Allyson Acr than
Eas t and We

Other None known.

8 (a) Will buyer's down payment and install ent payments

be placed in escrow or otherwise set side?
No.
If not, will title be held in trust 0 in escrow?

i No.
~\

(b) Except for those property reservation which land

deve lopers commonly conveyor dedicat to local
bodies or public utilities for the pu pose of
bringing public services to the land eing developed,
will buyer receive a deed free of exc ptions?

No.
6 Aug st 12, 1975
If no, list all restrictions, s, covenants,
reservations and their effect er.
The seller reserves the right to except the
mineral rights and retain them f r seller's
benefit or assignment to others. In addition
to any dedication of roads and n rmal utility
easements and for the purposes of orderly
development, safety and to provi e a pleasant
appearance, the subdivisions are subject to
certain "Restrictive Covenants" hich are at-
tached hereto and incorporated rein by
reference.
Lot 1, Block 6; Lots 1 and 21, lock 5; Lots
10- 15, Block 4; Lots 5, 6, 12, 8, 21-23,
26-30, 33-36 in Block 3, all in The Estates
are affected by a power line an easemen t
crossing the lots, as shown on he recorded
plat. The effect of this easem nt upon your
utilization of the affected lot is unknown
because a copy of the easement annot be
found; however, it is almost ce tain that
permanent improvements cannot b buil t upon
the easement or so close to the power 1 ine
as to hinder maintenance and re onstruction.
Lots 1-19 in Block 2 of East Ad i tion; Lots
1-11 in Block 3 of West Additio ; and Lots
9-11, 22 in Block 1; Lots 8, 16 17 in Block
5; Lots 17,18,35,36 in Block 7 of The
Estates are subject to a flowag easement over
all portions below 757' above s a leve 1 per-
mi tting Grand Lake to rise and lood tha t
portion of each lot below 757 f et. These
lots were platted such that all of these lots
would be above 757 feet above s a level.
However, as with all the other ots, you
are cautioned to personally ins ect any lot
before buying it.

All lots in Echo 1 and 2 Additi ns are s ub-

ject to p blanket electric line right-of-
way easement to Northeast Oklah ma Electric
Co-Op, Inc., permitting the uti i ty company
to construct and maintain the p wer line.
The Northeast Oklahoma Electric Co-operative
has the right to construct, rec ns truct and
maintain an electric transmissi n line or
system across all lots in Echo and Echo 2
Amended which effectively prohi its cons truction

6a
 of improvements under or n ar the lines
that would hinder its oper tions. There
is no assurance that you w 11 bè able to
i
use these lots for any pur ose unti 1 the
size and effect of the eas ment is obtained.
1
Be advised that the copy 0 the plat sub-
mitted does not show the p wer line easement.
All lots in Echo 2 Amended Addi tion are subj ect
to remotely possible claim of unknown heirs of
Arcenia Lincoln, Deceased. You may purchase
title insurance to protect you from this
possibility at a cost of $ 5.00 to $ 3 5. 00,
depending upon the value 0 your lot. Such
ti tIe insurance may be pur hased through Grand
River Abstract & Title Co. Post Office Drawer
G, Jåy, Oklahoma, 74346.

Lots 1 through 19 o~ Bleck 2 of Allyson Acres

East Addition and Lots 1 t rough 11 of Block 3
of Al1yson Acres West Addi ion are partially
subject to a flowage easem nt for Grand Lake
OVer all portions below el vation 757 feet
above sea level. Lots 9, 0, 11 an~ 22 in
Block 1; Lots 8, 16 and 17 in Block 5 and
Lots 17, 18, 35 and 36 in lock 7 of The
Estates are partially subj ct to a flowage
easement over all portions below 757 feet
above sea level. Grand La e fluctuates accord-
ing to controls and may po entially fluctuate
as high as élevation 757 f et above sea level.
This flowage easement rest icts the building
of improvements below elev tion 757 feet above
sea level, and use and enj yment of these lots
may be limited by reason 0 the flowage easement

6b September 22, 1975

 You should determine the ffect of these
easements upon your lot.

8. (cl List the permissible uses of t e property based

upon the restrictive covenants, and which are
consistent with local zoning ordinances.

Permissible uses include residential uses;

however, there are no restrictions or zoning
regulations against othe uses. The attached
Restrictive Covenants co tain all restrictions
applicable to the land a d they contain material
restrictions upon the us of your land and other
lots in the subdivision. The developer or his
desi nee may alter your lans to build on or
to use your lot. When, . n developer's opinion,
enough lots have been so d or enough constructior
has been completed, deve oper may appoint, or
cause to be elected, a c mmittee of at least
three lot owners to serv as architectural
control. With regard to the construction and
use of water and sewer f ci Ii ties, you wi 1 1 be
required to obtain prior written approval from
the Oklahoma State Depar ent of Heal th, State
Capitol Building, Oklaho a City, Oklahoma, 73105.

(d) List all existing or proposed unusual conài tions

relating to the location of t e subdivisions and
to noise, safety or other nui ances which affect
or might affect the subdivisi n.
Oklahoma is subject to v olent windstorms and
tornadoes which occur mo tly during spring and
early summer , although 0 currences have been
noted throughout the yea. During dry months
the area may be subject 0 brush fires. Cer-
tain lots, as identified in the answer to
Question 8 (b) above, are subject to a flowage
easement for Grand Lake ver all portions below
757 feet above sea level Grand Lake fluc-
tuates according to cont ols and may potentially
fluctuate as high as ele ation 757 feet above
sea level. This flowage easement restricts
the building of improvem nts below elevation
757 feet above sea level, and use and enj oyment
of these lots may be lim. ted by reason of the
flowage easement. Inter ittent streams exist
on the property; however, deve loper has con-
structed roadways upon t e intermittent streams
and knows of no material adverse effect upon
~
any lots in the subdivision, except as noted

7 August 12, 1975

 in the answer to Question 1 below. Small
aircraft landing facilities exist within five
miles of the subdivisions i eluding airstrips
and Gr and Lake. They are n t cons idered to be
a nuisance. Developer may, but is not obligatêd
to, develop an amusement pa k-type entertainment
center wi thin two miles of he subdi vis ions
which might occupy as much s 400 acres of land.
9. List all recreational facilities curre tly available, pro-
posed or partly completed and complete the following format
for each facility:

There are no recreational facili ies that are part

of the offering. Some of the re reational facili-
ties that exist in the area are escribed below.
They are unconditionally open to the general public
for a charge and there are no pr mises nor assurances
of continued operation. They ma be sold and/or
closed at any time.

~
 Financial
Estimated Assurance
i .!/
1 Facility
%

Complete
Completion
Date
of
Completion
loper
gated
Buyer's Cost
or Assessment
:i
~
?:I
Beach 100% N.A. N .A. None 31
Boa tRamp 100% N.A. N .A. None 31
Swimming Pool
41 100% N.A. N .A. o None 31
Picnic Area 100% N .A. N .A. o None 31
'1
j¡ Clubhouse 100% N.A. N .A. o Usage-charge 3
100% N.A. N .A. o $2.50 per hour
Hi' Riding Stables
11 · Heated Fishing
Dock 100% N.A. N.A. o ""$2.00 person 3
Marina 100% N.A. N .A. o $15.00 per
month 3/
Park 100% N.A. N .A. o $37.50 per
month 3/
Miniature Golf ~I 0% 12/31/76 NONE o Ai. 00 aciissic
charge
iI All facilities are owned by developer d/or others.

21 N .A. means "not applicable".

31 Each lot in all Al1yson Acres Additions, excepting only
East and West, is assessed $24.00 per ear for upkeep of
roads and beautification of the devel0 ment. The common
facilities are owned and operated by t e developer as
separate businesses for profit and the e are no assurances
of continued maintenance and operatio. Developer reserves
the right to sell the property upon wh' ch they are located.

!I The reqùisi te permit for the operation

and there is no assurance that the lot
has not been obtained
wners will be able
to use the s\vimming pool. The permi t or the swimming pool
is required by and mus t be obtained fr m the Oklahoma State
Departmen t of He al th .
51 The developer's proposal lacks definit'on and it may not be
able to carry it out.

The riding stables and miniature golf re located at the

main entrance to Allyson Acres Wonderl nd. The beach,
swimming pool, picnic area and clubhou e are located
approximately three-quarters of a mile due North of the
main entrance. The boat ramp ,heated ishing dock and
marina and camper park are located app oximately one and
a quarter mile Northeast of the main e trance on the lake.
The $24.00 per lot per year assessment for road maintenance
and beautification will be partially u ed for maintenance of

8 August 12, 1975

 the public recreational facilities. The efore, lot purchasers
may be paying a disproportionate share f the cost of main-
taining the facilities.

The lot owners, their families and gues s, and the general
public, subject to the developer's invi ation and control,
may use the common facilities. Develop r wi 11 permit the
general public to use the common facili ies for the
promotion of sales of lots and no condi ions will be im-
\
3 i posed upon the general public i s use.
No provision has been made for maintena ce and operation of
the common facilities. Should expenses of such operation
r~quire the imposition of a usage charg o+, its increase,
the developer will impose or increase t e charges an appro-
priate amount as determined by it in it discretion. All
common facilities are operated as separ te businesses for
profit and charges are or may be made f r their usage.

..

8a Uqust 12. 197'5

 10. State availability of the following in t e subdivision.
State any estimated costs or assessments the buyer.
If only proposed or partly completed, st estimated
completion date, state provisions to ass completion,
and give an estimate of all costs to buy including
maintenance costs.
i!
;¡
I:
'i
(a) Roads:
1\
¡:
1. Access: The subdivision is p esently accessi-
ble from Disney, Oklahoma, ap roximately ten
miles distant, over State Hig way 28, a two-
lane asphalt road. The prope ty is also
i. accessible from Jay, Oklahoma approximately
1:
" fifteen miles distant over St te Highway 20,
l'
" a two-lane asphalt road. Asp al t is considered
a~ all-weather paved road. N improvements are
contemplated.
2. Road system within the subdiv sion:

(i) Paved: The entry road i one and two-

tenths miles long, two-lane, opped wi th
-- i asphalt with a constructed wi th of 30
I feet. Additional two-lane ro dway with a
¡ constructed width of approxim tely 30
i, feet of approximately two mil s presently
L
exists within the subdivision , topped wi tfi
1
¡
asphalt.
!

(ii) Unpaved: Another 22 mil s of graded roads

with natural gravel base and constructed
width of approximately 30 eet exists within
~l;
':1;
the subdivisions. All roads ave a dedicated
width of 30 feet. All of the lots in the pre-
í:
¡,I, sently subdivided area can be reached by
,:i
li conventional automobile; howe er, the fol1ow-
\1
:~¡ ing lots border on roads that are very steep
~\
and access may be difficult e pecially during
~l rainy seasons: Lots 34, 35 a d 59 through 64
:1
~I of Block 1 in Echo 1 and Lot in Block 5 of
~I
!.I
Echo 2 Amended Addi tions .
:i:¡
)
.' All roads have been dedicated to the public and
3:
1i
will be maintained by the Cou ty of Delaware.
:¡¡

(b) Utilities:
1. Water: The only available w ter supplies are
the water table existing app oximately 120-700

9
 feet below the surface ,of the 1 nd and
Grand Lake of the Cherokees. Y u wi 11 be
responsible for your own water upply and
,
i the drilling of any desired wel upon your
i
.~
lot. The developer has not obt ined a letter
or report from a coanizant heal h officer on
I
i
the quality and purity of the w ter. Accord-
ingly, there is no assurance th t the available
l water will be either pure or of acceptable
quality. No tests have been pe formed by a
qualified engineer to determine if the supply
will be adequate to serve the a ticipated
population of the subdivisions. The esti-
mated maximum cost to you of in tallation of
an average water system for you lot including
the drilling and installation 0 the pump"
tank and piping is approximate 1 $2,ODO.OO.
Hickory and Red Bud Addi tions a e approved for
septic tank use, only if they a e supplied by
a central water system. The de elo er does not
ro ose to install a central wa er system to
serve the lots in the Hickorv a. d H d Bud Addi-
tions. If our lot is locat~d here, you will
be unab Ie to use it for any pur osc.

No test borings nor other test ata exists

to establish that a suf ficient uanti ty of
potable water is or will be ava lable to each
lot. Consequently, there is no assurance that
there will be adequate nor cont nuous nor
potable water supply available o your lot.
2. Electricity: Electricity is av i lable from
Northeast Oklahoma Electric Co- per~tive, a rural
electric co-operative, of Vinit , Grove and
Jay, Oklahoma. Electrical faci i ties are
available to each lot owner upo request from
Northeast Oklahoma Electric Co- perative at the
rural electric co-operative sta dard charges
and rates. Lot owners are char ed a membership
fee of $5.00 and a $15.00 meter deposi t for
residential meters and a $25.00 meter deposit
for trai lers. These items are ubject to change.
3. Gas: Natural gas is not availa Ie i:1 this sub-
., division. Liquified petroleum as (LPG) is the
only available source of supply and suppliers
include Lindley LP Gas and Pete son LP Gas,
both of Jay, Oklahoma, and Unio Gas of Langley,
Oklahoma.

10 S ptember 22, 1975

 The suppliers are not regulated by a y public
body and the only assurance of conti uous ser-
vice at reasonable rates is the fact that the
property can be served from various ources in
the area. The effects of the nation 1 energy
crisis are unknown. Each individual lot owner
will be responsible for installation and cos t
of his own LPG system which is estim ted to cost
approximately $250.00 to $500.00 and LPG gas is
currently estimated to cost 34 cents per gallon.

4. Telephone: Grand Telephone in Jay, klahoma, a

private utility company regulated by a public
body provides four-party line teleph ne service
in the subdivision. Facilities have not been
extended to each individual lot and he installa-
tion schedule depends entirely upon he individual
lot owner and the telephone company' construction
requirements. Th~re is no cost to t e lot owner
for extending the line to the indivi ual lot;
however, if the requested instal1ati n is remote
from existing lines, you may be requ' red to
deposi t, in advance, one year's usag charges
which presently are $5.25 per month Ius tax.
Normal set installation of $ 3.50 and monthly
rates (presently $5.25 plus tax) are applicable.
I
No assurance can be given of complet' on of the
telephone facilities other than Gran Telephone
.'
Company's promises.
1, ,

i
5. Sewage Disposal: The only sewage sy tern available
J
i is individual septic tanks on each 1 t. Oklahoma
State Health Department approval of he use,
location, design and construction of the indi-
vidual septic tank system is require. The
developer has not obtained a permi t rom the
Oklahoma State Health Department for the con-
struction of or installation of indi idual
septic tanks on each lot. You are r quired to
obtain the required permit. There i no assur-
ance that you wi 11 be able to obtain a permit
or approval from the health official for the
installation and use of an onsi te se age dis-
posal sys tern. Lots in Allyson Acres Hickory and
Red Bud Additions are not and will n t be
approved for septic tanks unless the are sup-
plied by an approved public water su ply. The
developer has made no provision for he installa-
tion of a central sanitary sewer sys ern nor
public water supply system, nor has he developer
made any provision to set aside any oney to

11 August 2, 1975
 fund the installation. of such Each
lot owner is responsible for p oviding and payin
costs of his own septic tank s stem which cost
is estimated to be between $60 .00 and $1,000.0
including construction and ins allation of the
septic tank, laterals and exte s ion to the
dwelling. Local health author' ties have approvef
the subdivision generally for se of septic
tanks; however, maximum occupa cy has not been
determined.
6. Drainage and Flood Control: T ere is no need
for any drainage to render any of the lots
suitable for construction purp ses. No artifi-
cial drains, storm sewers or food control
channe Is have been ins taIled a d none are
planned.
7. Television: Television recept. on is available
within the subdivisions wi thou extraordinary
cost; however, an outside ante na is desirable
and the estimated cost is from $15,00 to $60.00.

ila 1\ gust 12, 1975

(c)Municipal Services:
1. Fire Protection: Fire serV1ce 1S not provided by any municip~lity nor
by any volunteer orgiliiization. Fire insurJncc polici.s in~y not be availa-
ble or the cost of obtaining such a policy iiiay be inc eased.
1. Police Protection: Pfìlice rirott'ction is avaiL-ible only throu(jh the
Dela¡.iare County Sheriff's Office locùtcd in Jay, Oklaho:nù, appr-oxiiiòtely
15 miles distant.

3. Garbage and Trash Collection: TrJsh b0rrels Jrc presently provided and
emptied on at least a \.ieekìj basis by deveìoIH~I'. No additional (,iirt)age
or trash service is available nor proposed. Developer is not ohligated
to continue such trash service and may cease providing the saiiie at any
time. No assurance can be given of continued trilsh service. The esti-
mated cost of garbage and trash service is unknown.

4. Publi:. Schools:

1. Elementary School: The nearest elementai'y school is located in

Jay, Oklahoma, approximately 15 miles aistant. Scho transportation
is provided by the Jay, Okìahoma, school district.

ii. Junior High School: The nearest junior high sc 001 is located in
Jay, OklahomJ, approximately 15 miles distJnt. Scho 1 bus transportation
is provided by the Jay, Oklahoma, school district.

iiL High School: The nearest high school is in Ja , Oklahoma, approxi-

mately 15 miles distant. School bus transportation is provided by the
Jay, Oklahoma, school district.

5. Medical and Dental Facilities:

i. Hospital Facilities: Jay Memorial Hospital, app oximately 15 miles

distant is privately owned and provides general hosp tal services. Its
bed capacity is approximately 31. Aiibulance service is available through
Lawson Funeral Home and Clark Funeral Home, both loc ted in Jay, Oklahoma,
approximately 15 mi les distant.

11. Physicians and Dentists: Physicians' and denti ts' offices are
located in Jay, Oklahoma, approximately 15 miles dis ant. Public trans-
portation is not avai lable.

6." Public Transportation: Public transportation is not available from the

subdivisions to nearby municipalities nor is any pro osed.

7. U.S. Postal Service: u.s. Postal Service does not d liver mail to each
lot. The nearest location where you can pick up you nßil is Post Office
Box 376, Disney, Oklahonß, which Post Office ßox is ocated at the
subdivision office in the subdivision. The Post Off'ce responsible for
service to the area is in Disney, Oklahoma, approxim tely six miles
distant from the center of the subdivision. It does not have a street
address.

12
 11. Will the water supply be adequate to serve t e anticipated
population of the area?
The developer has not obtained an engi eer i s report
or a hydrological survey indicating th source and
quantity of water in the subdivision (' ncluding
subsurface sources and Grand Lake) and accordingly,
there is no assurance that a sufficien quantity of
i" water .will be available from the subsu face' supplies
and Grand Lake to serve the anticipate population
of the ,area.
ill necessary
12. Is any drainage of surface water, or use of ne'-story
to make lots suitable for construction of a
residential structure?
The following lots will require modifi at ion of
the natural drainage channels or fill " efore
construction: Drainage modif ication r quired to
Lots 34, 35, 421 44, 45, 46, 61 and 75 in Block 1
of Echo 1. Fill required to Lots 42, 1, and 75
Echo 2
in Block 1 of Echo 1 and Lot 5, Block
Amended. All other lots have adequate natural
drainage and space to accommodate a re idèntial
structure. The. cost to you, if you bu one of
these affected lots, for the drainage odifica-
tion or fill may range from $50.00 to $200.00.

If yes, state whether any provision has bee

drainage and fill and give estimate of any
would incur.
No provis ion has been made for draina
e or filL.
and fill
The cost of such drainage modificatio
u, if you
($50.00 to $200.00) will be paid by y
purchase one of the affected lots.

13. State whether shopping faci Ii ties are avail ble in the
subdivision; if not, state the distance in iles to such
facilities and whether public transportatio is available.
Shopping faci Ii ties are not presently
available in
f the subdivision. Shopping facilities in general
istant in Jay,
are available approximately 15 miles istant in
Oklahoma, and approximately 10 miles
:1 Ii" Langley and Disney, Oklahoma. Public transportation
is not available. The nearest public transportation
ini ta,
is approximately 30 miles distant in
Oklahoma.

13 Aug st 12, 1975

14. Approximately how many homes were occupied s of Apri 1
1975?
72. Since the area is recreational in nature,
occupancy varies according to the ow ers i
desires and is almost entirely recre tional in
nature.
15. (a) State elevation of the highest and 1 west lots in
the subdivisions and briefly describ topography
and physical characteristics of the roperty.
Topography is hilly, and the so' 1 is thin
and rocky. All of the lots exp rience erosion
during heavy rains, but such er sion is normal
to Oklahoma and not cons ide
red o be a problem.
Normal ground cover exists in t e area and if
maintained normally eliminates he condition.
which must be
Many lots have trees and shrubs
cleared before construction.

13a Au ust 12, 1975

 The elevation of the highest and owest lots
in the subdivisions are 965 feet (approxi-
mately) above sea level and 750 f et (top of
Grand Lake flood control) above s a level,
respecti ve ly .
i (b) State in inches the average annual rai fall and, if
applicable, the average annual snowfal for the
1 subdivision or the area in which it is located.
The average precipitation is 56 i ches of which
less than 10 inches is snow.

(c) State temperature ranges for summer an winter, in-

cluding highs, lows and means.
The average temperature ranges fo summer and
winter are generally as follows:
Sunue Winter
94 51
Normal High 45
Norma 1 Low 67
Mean 80. 48

6. will any subsurface improvement, or special foundation work

be necessary to construct one-story residen ialor commer-
cial structures on the land?
Yes.
If yes, state if any provision has been mad
and estimate
any costs buyer would incur.
ade in excess
The following described lots have a g nd special
of 25% and require special attention
construction techniques and cons truct on costs for
% higher than
homes on these lots could be 10% to 1
the construction costs on the other 1
ts:
Grand View Addition: Block 2, Lots 3 4, 5, 6, 7
and 18;
l Golf Addition: Block 5, Lots 3, 4, 1 ,Block
12, 13 and
8,
14; Block 7, Lots 2, 3 t 10, 11 and 1224, 25, 26,
Lots 1, 2, 6 ~nd 7; Block 9, Lots 23,
L 27, 50 and 51;
Hickory Addition: BIDck 1, Lots 1, 2, 5, 6, 7
and 8; Block 2, Lots 2, 3, 6, 7, 10, 11, 14, 15,
16,17,20,21,24,25,26,29 and 30: Block 3,
Lots 1, 5, 8, 11, 12 and 15; Block 4, Lots 5, 6,
10, 11, 12, 13, 22, 26 and 27: Block 5, Lots 7,
8 and 9;
14 Aug st 12, 1975
Red Bud Addi tion : Block 1, Lots 1, 2, 3, 4, 5, 6,
7~ 8, 9, 11,12, 13 and 19; Block 4 Lots 2, 9,
11, 12,25," 26, 28, 39, 41, 43, 44, , 4 5 and 46;
Echo 1 Addition: Block 1, Lots 2, , 14 through 19,
21 through 25, 29 through 36, 38,4 , 45, 46, 55
through 71, 72 through 82, 86, 87, 9, 91, 92, 97
and. 98; Block 2, Lots 1 and 2;
Echo 2 Amended Addition: Block 1, ots 1, 2, 3,
4, 5, 10~ 15 and 16; Block 2, Lots , 3, 4, 5
through 8, 9, 10,13~ 14, 15, 16, 1 , 18, 19, 21
through 26; Block 3, Lots 1 through 10; Block 4,
L6ts 1, 3 ~nd 4; Block 5, Lots 1, 2 and 5;
The Estates: Block i, Lots 6 throu h 14, 22, 23,
26, 27; Block 2, Lots 12 and 14; Bl ck 3, Lots 11,
12, 16, 17, 18, 21, 24~ 25; Block 4 Lot.s 5, 6
and 7; Block 5, Lots 7, 8, 13 throu h 17; Block 7,
Lots 8, 9, 10, 16 through 19, 35, 3 and 3 7 .

14a Au ust 12, 1975

 The geology of the area is known as the Boone Chert
Outcrop, which is sometimes jointed and fractured,
and is predominately rugged relief. Th top soil is
generally loose gravel, clay and sandy oam. The
bedrock in the general area is co~sider d solid and
is generally found to be less than four feet be low
1
the surface. Footings and foundations, when founded
on the bedrock, are considered sound. ost of the
lots are hilly, rocky and have trees an shrubs,
and construction techniques will have t take these
factors into account, but such techniqu s are not
unusual.
l7. State whether there is physical access by con entional
automobile over legal rights-of-way to all 10 sand
common faci li ties in the subdivisions. State whether the
access will be by public or private roads and streets and
whether they will be maintained by publLc or rivate funds.
All of the roads in the subdivisions an roads
to the common facilities have been dedi to the
public use forever and will be maintain d by th e
County Commissioners of Delaware County funds per-
mi tting. There is legal and physical ac ess. The
$24.00 per lot per year assessment may e used for
road maintenance in addition to mainten nce being
provided by the County Commissioners of Delaware
County. All of the lots in the present y subdivided
area can be reached by conventional aut mobile;
however, the following lots border on r ads that
are very steep and physical access may e difficult
especially during the rainy season: Lo s 3 4, 35 and
59 through 64 in Block 1 of Echo 1 and ot 3 in Block
5 of Echo 2 Amended Additions.

18. Has land in the subdi vis ions been platted of

Yes.
19. Have the corners of each individual lot been staked or
marked so that the purchaser can identify his lot?

jI Yes.

~ \
20. Does the developer have a program in effect 0 control
soil erosion, sedimentation and flooding thr ughou t the
entire subdivision?

No. Erosion and flooding could result in property

damage and could create a health and s fety hazard.

15 Augus 12, 1975

 .'-- '
_-,"_,U~.'O___'_"~"__-"~O~----~~"--O__'____'
- ~________"__ '0.- nO ___ ..._.___.____. _._

21. State whether the subdivision or any of he parties in-

vol ved in the development of the subdi vis ion have been
or are parties to disciplinary proceed in s r bankruptcies
or litigation which may materially affec lot purchases
in this subdivision.

Yes. The developer is not. Howev r, the presi-

dent and majority stockholder of t e developer
is a party to litigation, which, i decided
adversely r may require him to sell his stock and/or
the remaining properties in bulk t others who may
not continue the development.

22. State whether the accountant q~alified h' s opinion on the

financial statements.

Yes.
If yes, your attention is called to th~ opy of that
j
opinion in Exhibit A of this Property Re ort.
!

23. State whether or not the developer has a deficit in re-

tained earnings or has experienced an op rating loss
during the la~t. fiscal year.
!
Yes, the developer has experienced an operating
_ lil loss during the last fiscal year e ded July 31,
rl 1974.
\1
In view of this circumstance the d veloper may
\ iÎ become financially unable to conti ue in business
which could adversely affect the f ture development
\1
of this subdivision.
,j
O~'
~~
SPECIAL RISK FACTORS
;~O
.:,",
(a) The future value of land is very uncerta. n; do NOT count
J;

j¡
on appreciation.
J.
1!
(b) You may be required to pay the full amou t of your obliga-
r
,~j tion to a bank or other third party to w om the developer
_:j
'i may assign your contract or note, even tough the developer
:1 may have failed to fulfill promises he h s made.
j,
~,: ,~

(e) Resale of your lot may be subject to the developer's

restrictions, such as limitations on the posting of signs,
j
j.r.
limitations to the rights of other parti s to enter the
subdivision unaccompanied, membership p erequisites or
approval requirements, or developer's f. rst right of
¡: I refusal. You should check your contrac for such
l
~.'.
~,
~
16 ugust 12, 1975
'~
 restrictions and also note whether your lien or an
other liens on the property would affect your righ to
sell your lat.

(d) You should cons ider the competition which you may
per ience from the deve loper in at tempting to rese 1
lot and the possibility that real estate brokers m
be interested in listing your lot.
~ (e) Changing land development and land use regulations
li-
government agencies may affect your ability to obt
censes or permits or,otherwise affect your ability use
the land.

16a August 12, 1975

 _~_____~.__.,_.~~________.__________._
,.,,-_ d__, ,... '._" _ '_-" .___. ." -. ,.": -' C;," .
'"_-"'.~._..~~,__~~::""",_,_,-,_,-~-,,,'_'".__''''.~ _~_____
.~.:. _______ _ _ _ __ __, ~ __ _.___ _________----_-~_____
~~ _~ __ ___ _~ _ _________ __~L__~ _ ~~_ __~__ ________

FINANCIAL STATEMENTS
You should carefully review the attached inancial statements
oft h e d~ vel 0 per (s e e Ex h i bit A).

Signature of the Senior Executive Officer of the developer.

_c:t£k
President

i
I

. I. i

\:1

- I.....I!
1'1

I'ii
i
i,'
'i ii
i.i

::

i7