Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Yes, if you negotiate. Buyers have the upper hand in Tulsa right now.
You have the upper hand in Tulsa. Most homes for sale still have no buyer. Many sellers have already dropped their price once. Sellers are competing for you. Use it.
Only 56 out of every 100 homes for sale have found a buyer. The other 44 are still waiting. Your offer may be the only one on the table. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.
A typical Tulsa home takes 52 days to find a buyer. Half of them take even longer. That is 13% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 1,105 homes for sale in Tulsa. That is 3.9 times the tightest month on record, but below the peak of 1,877. Supply is steady against last year.
Asking prices are 16.2% below their Jul 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Tulsa prices have risen in 88 of the last 108 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.
There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.
In Tulsa, 47 out of every 100 households rent. That is nearly half. The renter share is shrinking. Five years ago it was 48 in 100. Tulsa added about 2,200 renter households in five years. Renter households average 2.2 people. Two and three bedrooms fit the typical renter.
Households grew 6% in five years. The housing stock grew 3%. Demand is outrunning supply. 10.3% of homes sit empty. Tenants have options. Budget extra weeks of vacancy between leases.
The median Tulsa household earns $62,910 a year. Incomes here have grown 4.4% a year since 2019. Incomes and home prices are rising in step. A typical home costs 5.3 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. A tenant on the median income can pay about $1,573 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.
That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.
Yes, if you negotiate. Buyers have the upper hand in Tulsa right now. 56 out of every 100 homes for sale have a buyer, 23% of sellers have cut their price, and a typical home takes 52 days to sell.
Asking prices are 16.2% below their Jul 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.
Assume +4.7% a year. Tulsa has grown about 4.7% a year for five years and for ten. That is a durable trend, not a boom artifact. It is a fair long-run input. Prices were flat over the last year.
A typical Tulsa home takes 52 days to find a buyer. Half of them take even longer. That is 13% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.
In Tulsa, 47 out of every 100 households rent. That is nearly half. The renter share is shrinking. Five years ago it was 48 in 100. 10.3% of homes sit empty. Tenants have options. Budget extra weeks of vacancy between leases.
A tenant on the median income can pay about $1,573 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Tulsa household earns $62,910 a year.
74110. Only 48 out of 100 homes there have a buyer. 39% of sellers there have cut their price, and a typical home takes 65 days to sell.
Where it isn't: 74107 ranks #3,980 in the country for buyer demand. Expect the least room to negotiate there.
ZIP 74110 is on both lists. That is rare. It is the one place in Tulsa where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 74126 | +24.2% | $126 | 0.24 | 30 |
| 74106 | +18.7% | $143 | 0.45 | 43 |
| 74120 | +18.1% | $224 | 0.32 | 14 |
| 74115 | +12.1% | $147 | 0.66 | 36 |
| 74110 | +10.9% | $134 | 0.48 | 25 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Tulsa has 50 ZIP codes. Each links to its live market dashboard.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
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