Bartlesville, OK Housing Market

Market Overview

Bartlesville’s PropertyIQ Score of 55 out of 100 places it in moderate territory relative to Oklahoma. The median home value is $186,559, which is roughly 16% below the state average of $223,261. Median household income is $61,205, slightly below Oklahoma’s $63,603, while the unemployment rate is 4.3%, matching the state average exactly. This mix suggests a market where home prices are lower than the state norm, but local incomes are also somewhat lower, leaving affordability broadly similar to or modestly better than the statewide picture.

The rental side shows a different dynamic. Bartlesville’s rent index is $1,275, about 30% above the state average of $980, even though the median home value is below the state benchmark. That gap may point to stronger local rental demand or limited rental supply. The PropertyIQ score is shaped most by four inputs: a 12-month home value momentum reading of 7.72%, a 3-month home value momentum reading of 0.27%, a median days on market of 51 days, and a 25.1% share of listings with a price cut. Meanwhile, the median home value year over year was -$2, essentially flat. Inventory stood at 167 homes for sale, but population growth is not available, so it is difficult to measure how that inventory aligns with longer-term demand.

Key Trends

First, home prices are stable but below the state average. The median home value is $186,559 versus Oklahoma’s $223,261, and the year-over-year change was just -$2. The 12-month home value momentum input of 7.72% and the 3-month input of 0.27% suggest that price movement has been modest in recent months, supported by a median time on market of 51 days.

Second, rental income potential appears stronger than the state average. The rent index of $1,275 is $295 above Oklahoma’s $980. Because the median home value is lower than the state average, the rental index relative to home prices may support buy-and-hold investment interest, although operating costs are not included in the data.

Third, buyers may have some negotiating room. About 25.1% of listings have had a price cut, and homes are taking a median of 51 days to sell. With 167 homes for sale, the market is not extremely tight, but without population growth data or a state benchmark for days on market, the pace should be read cautiously.

Fourth, affordability is anchored by lower prices but tempered by income. Median household income is $61,205, about $2,398 below the Oklahoma average of $63,603. The lower median home value helps offset that income gap for households looking to buy at a lower entry point.

Who Is This Market For

Bartlesville’s moderate score and lower price point make it a potential fit for first-time buyers and budget-conscious households. A median home value of $186,559 is well below Oklahoma’s $223,261, and the median household income of $61,205, though slightly below the state average, may still support entry-level ownership. The rent index of $1,275 relative to the lower home values may appeal to investors seeking rental income, particularly if they can manage a market where 25.1% of listings have had price cuts and days on market average 51 days.

Move-up buyers may find limited price growth compared with stronger appreciation markets, as the year-over-year home value change was -$2 and the 3-month momentum input was just 0.27%. Short-term flippers may be less suited because of flat annual price movement and a moderate pace of sales. Overall, this is a market for income-focused investors and primary buyers who prioritize affordability and rental cash flow potential over rapid appreciation.

Outlook

The forward-looking data suggests a market that is more stable than accelerating. The 12-month home value momentum input of 7.72% is a positive score driver, but the 3-month momentum reading of 0.27% and an annual median home value change of -$2 indicate flat price movement in the most recent period. With 25.1% of listings showing price cuts and a median days on market of 51 days, sellers may need to remain realistic on pricing. The rent index of $1,275, above the state average of $980, may continue to support rental demand, while unemployment at 4.3% matches the state average and provides a steady employment backdrop. Inventory of 167 homes for sale is a known baseline, but the missing population growth data limits any long-term demand projection. Based solely on the provided metrics, the outlook is for continued moderate conditions, with low price volatility and steady rental interest unless new supply or population data change the picture.