Tulsa, OK
⚖️ Balanced Market📊 Fundamental Scores
🎯 The Bottom Line
Tulsa offers stable cash flow with neutral market conditions. Affordability supports entry-level investors, but moderate growth limits aggressive appreciation potential.
📈 Price History
📊 Market Activity
📈 Market Analysis
Market Cycle
The market is in a neutral phase, indicated by a verdict of NEUTRAL and a risk rating of A. Year-over-year price growth is modest at 2.5%, suggesting stability rather than rapid appreciation. The Price-to-Rent ratio of 17.3x aligns with a balanced market where buying and renting are competitive options.
Supply & Demand
Inventory stands at 1,043 units with 376 new listings and 261 sold properties. Months of Supply is calculated at 4.0, indicating a balanced market with neither a severe shortage nor an oversupply. Off-market activity within two weeks is 31.8%, showing moderate buyer urgency.
Pricing Power
Sellers have limited leverage with a Sale-to-List ratio of 96.9%, meaning offers are slightly below asking price. Price drops are frequent, affecting 33.2% of listings, which pressures sellers to adjust expectations. Days on Market (DOM) average 38 days, reflecting a steady but unspectacular absorption rate.
Tulsa, OK Housing Market Forecast 2026–2028
🔮 Tulsa Price Forecast 2026–2028
Tulsa, OK Housing Market Forecast 2026–2028
Based on the current Tulsa housing market forecast, the period from 2026 to 2028 is shaping up for steady, rather than spectacular, appreciation. With a median home price of $210,934 and a price-to-rent ratio of 17.3x, the market sits just below the national average, suggesting that buying remains a viable alternative to renting. The recent 5-year price change of 38.5% indicates strong historical momentum, but the cooling YoY price change of 2.5% signals a significant moderation. Given the current market temperature of 64/100 and a Risk Grade of A, I anticipate a balanced environment where affordability remains a key draw, supported by Tulsa's diverse economy in energy, aerospace, and healthcare.
When asking will Tulsa home prices drop significantly, the data suggests not. The 38 days on market and a neutral buy/rent verdict point to a stable, functioning market rather than a frenzy or a crash. Affordability will continue to be a central narrative for Tulsa real estate Tulsa 2027, attracting buyers priced out of larger metros. However, local factors like potential fluctuations in the energy sector and the city's infrastructure development could introduce modest volatility. While the 6.6% 5-year CAGR is unlikely to be repeated, a low-single-digit growth trajectory seems sustainable, especially if mortgage rates stabilize. This forecast balances the city's strong fundamentals against broader economic headwinds.
Disclaimer: This forecast is a statistical projection based on historical price trends and should not be considered financial advice. Actual market outcomes may vary due to economic conditions, interest rates, local regulations, and other factors.
🏠 Rent vs Buy Analysis
Monthly Costs
At a median price of $210,934 and rent of $900/mo, the Price-to-Rent ratio is 17.3x. Buying requires a mortgage, taxes, and insurance, likely exceeding rent unless a large down payment is made. Renting offers lower monthly outlay and flexibility, ideal for those not committed long-term.
5-Year View
With YoY growth at 2.5%, home values may rise modestly to ~$238,000 in five years. Rent inflation could push monthly costs to ~$1,050. Buying builds equity slowly, while renting avoids maintenance costs and allows capital to be invested elsewhere.
When to Rent
- Job instability or short-term relocation plans
- Insufficient savings for down payment and closing costs
- Preference for low maintenance and flexibility
When to Buy
- Long-term residency (5+ years) to offset transaction costs
- Desire to build equity and leverage low interest rates
- Ability to cover maintenance and property taxes comfortably
🧮 Can You Afford Tulsa? Interactive Calculator
Income Reality Check
Can you actually afford Tulsa?
Great! At 19.4%, this mortgage falls within healthy financial limits. You have strong purchasing power in Tulsa.
💰 Investment Thesis
Cash Flow
With rent at $900/mo and a purchase price of $210,934, gross yield is ~5.1%. After expenses (taxes, insurance, maintenance, vacancy), net cash flow may be neutral to slightly positive for a well-managed property. Leverage can improve returns, but conservative underwriting is key.
House Hacking
A duplex or single-family with a roommate can offset mortgage costs. Target properties near downtown or universities for higher rental demand. House hacking reduces living expenses and builds equity, making it a viable strategy for first-time investors.
Target Investor
Suitable for buy-and-hold investors seeking stable cash flow over high appreciation. Risk-averse individuals with a long-term horizon will benefit from Tulsa's affordability and steady market. Avoid speculative flips due to low price growth and high DOM.
🏘️ House Hacking Calculator Interactive Calculator
House Hacking CalculatorOwner-Occupied Multi-Fam
🗺️ Neighborhood Breakdown
Entry-Level
Neighborhoods like East Tulsa and West Tulsa offer homes under $200k with rents around $800-$900. These areas provide affordable entry points but may require maintenance. Appreciation is slow, but cash flow can be positive.
Mid-Range
Midtown and Brookside feature prices near $250k-$300k with rents ~$1,100-$1,300. These areas have stronger demand and better amenities, attracting long-term tenants. Appreciation potential is moderate.
Premium
Cherry Street and Utica Square command prices above $350k with rents ~$1,500+. These premium segments cater to professionals and families, offering stability but lower yields. Investment focus should be on value-add opportunities.