Selling your home is a significant milestone, filled with a mix of excitement and logistical questions. One of the most common sources of confusion—and sometimes even conflict—between sellers and buyers is deciding what items are included in the sale.

As a Bartlesville homeowner, you might be emotionally attached to that custom chandelier or the swing set your kids grew up with. But the buyer might be envisioning their new life with those very items still in place. To ensure a smooth closing and avoid any last-minute surprises, it’s crucial to understand the standard rules of what typically stays and what goes when you sell a house.

Let’s break it down clearly.

The Golden Rule: If It’s “Attached,” It Stays.

In real estate law, items that are permanently attached or affixed to the property are considered real property (or fixtures). These are included in the sale unless explicitly excluded in the contract.

What does “attached” mean? It’s typically an item that is bolted, nailed, wired, cemented, or otherwise installed in a way that removing it would cause damage.

What Typically STAYS with the Home

When you list your Bartlesville home, buyers are expecting these items to be part of the deal:

• Built-in Appliances: This includes your built-in oven, microwave, stove, and dishwasher.

• Light Fixtures & Ceiling Fans: All chandeliers, sconces, and ceiling fans should remain. This is a big one—if you have a family heirloom light fixture, address it early.

• Window Treatments: Blinds, shades, and curtains that are mounted are generally included. You can typically take freestanding curtain rods, but custom-fit blinds are expected to stay.

• Built-in Furniture & Shelving: Any shelving units that are anchored to the walls, like a built-in bookshelf or entertainment center, should stay.

• Garage Door Openers & Remotes: Leave all functioning remotes and keypads for the new owners.

• Plumbing & Electrical Fixtures: Toilets, sinks, faucets, showerheads, and towel bars are all considered part of the house.

• Landscaping & Sprinklers: Plants, trees, and shrubs in the ground are included, as is an in-ground sprinkler system.

• Mailbox: The mailbox that is mounted and serves the property should stay.

• TV Mounts: Mounts that are bolted to the wall studs are generally considered fixtures and stay.

• Anchor Bolts & Storm Cellar Doors: In Oklahoma, where severe weather is a reality, items like safe room anchor bolts and exterior storm cellar doors are definite fixtures.

What Typically GOES with the Seller

These items are considered personal property and are not included in the sale unless otherwise negotiated.

• Freestanding Appliances: Your refrigerator, washer, dryer, and freezer are personal property. (If you want to leave them, it can be a great selling point!).

• Furniture & Rugs: All sofas, beds, tables, and area rugs go with you.

• Freestanding Electronics: Televisions, sound systems, and speakers are taken by the seller.

• Decor & Artwork: All wall art, mirrors, vases, and family photos are yours to take.

• Patio Furniture: Grills, outdoor dining sets, and portable fire pits are personal property.

• Clothes Washer & Dryer: As mentioned, these are almost always taken by the seller.

The “Gray Area” – Negotiate and Specify!

This is where most misunderstandings happen. For items in this gray area, the key is clear communication written into the contract.

• The Above-Ground Pool or Swing Set: Is it cemented into the ground? It might be considered a fixture. Is it a freestanding model? It’s personal property. Our advice: Be specific. If you plan to take the swing set, state that in the listing agreement and purchase contract.

• The Smart Thermostat or Doorbell: While attached, high-end smart home devices can be a gray area. It’s best practice to leave them, but if it’s a point of contention, it must be negotiated.

• Custom Shelving in the Garage: While attached, sometimes sellers have a specific organizational system they want to take. This must be excluded in writing.

• The Beautiful Dining Room Chandelier: If you plan to take it, you have two options:

  1. Replace it upfront: Install a different, attractive light fixture before you even list the house.

  2. Exclude it in the contract: Clearly state in the purchase agreement that the dining room chandelier is excluded from the sale. This manages buyer expectations from the start.

Your Best Strategy for a Smooth Sale in Bartlesville

1. Declutter and Depersonalize Early: As you prepare to list, pack away your personal items and knick-knacks. This makes it easier for buyers to see themselves in the home and reduces confusion about what will be there at closing.

2. Talk to Your Real Estate Agent: A good local Bartlesville real estate agent is your best resource. They know the local market norms and can advise you on what buyers typically expect.

3. Be Proactive in Your Listing: If you are willing to include freestanding appliances (like the washer and dryer) as a selling incentive, say so in the listing description! This can make your property more attractive.

4. Put It in Writing: The Oklahoma Real Estate Commission (OREC) purchase contract has a section for including or excluding specific items. Use it! Detail every single item that is up for negotiation. Ambiguity is the enemy of a smooth closing.

By understanding these guidelines and communicating clearly with your buyer from the very beginning, you can avoid misunderstandings and ensure that the only thing you’re handing over on closing day is the keys to a wonderful new chapter for the next Bartlesville homeowner.

Thinking of selling your Bartlesville home? Understanding these details is the first step to a successful and stress-free transaction.