Tulsa Real Estate Market 2026: Rising Score, Fair Prices, and What the Data Actually Shows

Most real estate markets are either overpriced or underperforming. Tulsa, Oklahoma is making a case for a third category: fairly valued and improving.

PropertyIQ scores Tulsa a 72 out of 100 as of February 28, 2026 — up 6 points from the prior period. Of the 400+ markets tracked, Tulsa sits comfortably above the national midpoint at a price point that remains accessible to most buyers.

Here is what the data shows.

The Valuation Picture Is Unusually Clean

Tulsa is approximately 2.5% overvalued as of February 2026 — essentially at fair value. The median listing price is $316,125, and the estimated income needed to buy at current prices is approximately $84,025 per year. The median household income in the Tulsa metro is $67,823 (2023 Census), which creates a modest gap, but not the 40–60% affordability chasms seen in markets like Boise or Seattle.

For a market scoring a 72, a near-zero overvaluation figure is unusual. Most high-scoring markets have already been bid up. Tulsa has not.

Home Sales Are Rising

Home sales in Tulsa are up 6.84% year over year as of February 2026. More homes are changing hands. New listings grew 4.17% year over year, keeping pace with demand without flooding the market.

Inventory Is Building, Not Flooding

For-sale inventory in Tulsa is up 9.1% year over year as of February 2026, reaching 2,974 active listings. That is a supply increase worth monitoring, but it has not overwhelmed demand. The pending-to-active ratio is 0.486 — meaning roughly half of all active listings are under contract at any given moment.

Days on Market Are Elevated

The average home in Tulsa takes 72 days to sell as of February 2026. That is not a competitive market by any measure. Buyers have time to think. Sellers who price correctly are moving homes; those who overprice are sitting.

Price Cuts Are Common But Moderated

19% of Tulsa listings have seen a price reduction as of February 2026. That is in line with many Midwest markets. It reflects sellers testing above-market prices, not broad distress.

The Rent Picture

Average rent in Tulsa is approximately $1,335 per month as of December 2025 (Zillow). With a median home value of approximately $245,149 (Zillow, January 2026), the monthly rent-to-price ratio is roughly 0.54% — above the threshold many cash flow investors target. Tulsa has been a consistent market for single-family rental income.

The Long-Term Appreciation Story

Tulsa home values have grown 25.16% over the last five years as of February 2026. Zillow forecasts an additional 3% near-term appreciation as of December 2025. The market is not setting records, but it is compounding steadily.

Why the Score Is 72, Not Higher

Demand metrics are soft. Tulsa's demand score is 28.4 out of 100 as of February 2026 — below average. The market lacks the competitive frenzy that drives scores into the 80s and 90s. What Tulsa has instead is fair pricing, rising transaction volume, and low overvaluation. For investors focused on fundamentals over momentum, that combination has its own logic.

PropertyIQ score as of February 28, 2026. Listing and inventory data as of February 1, 2026. Forecast data as of December 2025. All data for informational purposes only.