Tulsa, OK
Balanced's marketCash-flow-friendly fundamentals: 6.8% gross rent yield and 59% of sales closing below list make Tulsa a steady BRRRR and rental market.
DATA · Zillow Research (via scrape.do) · AS OF APRIL 2026
| Detail | Value | Detail | Value |
|---|---|---|---|
| Median list price | $256,333 | Median sale price | $219,000 |
| Sale-to-list ratio | 0.984 | % sold below list | +59.5% |
| Active inventory | 1,637 | New listings | 513 |
How Tulsa has moved.
Tulsa sits at a median home value of $220,279 as of the latest Zillow read, essentially flat year-over-year, which historically is the most workable environment for disciplined wholesalers.
The sale-to-list ratio of 0.984 signals a balanced market — neither bid wars nor fire sales dominate. 59.5% of closings land below list, leaving room to negotiate on the right deal but no broad discount across the board.
Rents tell a stronger story. The Zillow Observed Rent Index for Tulsa is $1,250/mo against a $220k median — that’s a 6.81% gross annual rent yield, well above the national 4-5% baseline. BRRRR and long-term rental strategies have real cushion here.
Median days-on-market is running around 24 days against 1,636.667 active listings — that’s a fast-moving market. Speed is the moat; pre-arranged proof of funds and a tight buyers list are the difference between getting under contract and getting outbid.
MDR’s composite investor score for Tulsa is 76/100 based on rent yield, sale-to-list discount, motivated-seller proxies, and DOM. That puts it in our top tier — actively recommended for new capital deployment this cycle.
The same data, five operator lenses.
Lead lists, sourcing channels, and disposition strategies tuned to the local market.
ARV math, rehab scope, and exit timing for the local buyer profile.
Buy-rehab-rent-refi-repeat math tuned to local rents, prices, and DSCR.
Buy-and-hold rental analysis tuned to local rents, taxes, and tenant mix.
Subject-to, seller financing, wraps, and lease-options sized for the local market.
Tulsa for investors.
Is Tulsa a good market for real estate investors in 2026?
Metro Deal Report's composite investor score for Tulsa is 76/100, based on rent yield, sale-to-list ratio, motivated-seller proxies, and days on market. That puts Tulsa in our top tier — actively recommended for new capital deployment this cycle.
What is the median home price in Tulsa?
The typical home value in Tulsa as of the most recent Zillow read is $220,279. Median list price is $256,333 and median sale price is $219,000. Year-over-year change: +2.8%.
What can a landlord expect to rent a property for in Tulsa?
Zillow's Observed Rent Index for Tulsa is $1,250/mo. Against the typical home value of $220k, that produces a gross annual rent yield of 6.81% — above the national 4-5% baseline, supportive of BRRRR and long-term rental strategies.
Is Tulsa a buyer's or seller's market?
Tulsa's current sale-to-list ratio is 0.984 with 59.5% of homes closing below list. That's a balanced market — neither side dominates. Median days on market: 24 days. Active inventory: 1,637 listings.
Which investment strategy works best in Tulsa?
Tulsa's data favors BRRRR and long-term rentals — strong gross yield with stable to appreciating prices. See the per-strategy breakdowns at /wholesaling/tulsa, /brrrr/tulsa, and /flipping/tulsa.
Loan options for Tulsa properties.
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