Tulsa Actual Property Market Overview—Costs & Tendencies

Tulsa, Oklahoma, is an thrilling actual property market that includes sturdy inhabitants development, job development, and money stream potential. The realm has a wonderful financial local weather to help nice investing returns effectively into the long run.

Right here, we’ll cowl the next:

  • House Costs
  • Lease Tendencies
  • Inhabitants, Labor Market, and Earnings
  • Money Movement Potential
  • Profitable Funding Methods

Let’s get began.

House Costs

As of October 2022, Tulsa’s median gross sales worth is $194,700, and has a median days on market of 12 days.

After the Nice Recession, Tulsa’s housing market took a very long time to backside out. Costs didn’t begin to get well till 2012 after the nationwide housing market noticed will increase. Nonetheless, from March 2012 till immediately, costs have gone up 222%, in keeping with the Case-Shiller Index.

tulsa median sales price
Tulsa Median Gross sales Worth (2019-2022)

Though circumstances within the housing market nationwide are pointing towards a slowdown or reversal of appreciation, Tulsa stays in a comparatively sturdy place. 

A great way to measure the power of a housing market is thru months of provide. When months of provide is up, it’s a purchaser’s market. When months of provide is low, it’s a vendor’s market. 

As you may see within the graph under, months of provide have risen sharply from the acute lows of the pandemic years however is much from pre-pandemic ranges, a minimum of not but. This means that Tulsa stays in a reasonably balanced housing market as of writing. It’s not possible to say what’s going to occur to costs within the coming 12 months or so, however comparatively talking, Tulsa is well-positioned to maintain a housing market correction in comparison with different markets within the U.S. 

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Tulsa’s Months of Provide (2011-2022) – Redfin

Lease Tendencies 

After years of stagnating hire, Tulsa noticed a fast improve within the median hire worth from late 2020 by means of immediately. From September 2020 by means of November 2022, the median hire went up a staggering 37%.

Though rents might fall in a recession or financial downturn, rents are usually comparatively sticky and haven’t fallen almost as a lot as residence costs traditionally. Given Tulsa’s sturdy financial and inhabitants development during the last a number of years, it’s unlikely hire will fall a lot, if in any respect, even throughout a recession. 

Inhabitants, Labor Market, and Earnings

Tulsa boasts a fast-growing inhabitants, with Tulsa County rising almost 11% from 2010 to 2020 and one other 0.5% from 2020 to 2021. This sustained inhabitants development means demand for homes and rental properties will seemingly stay sturdy effectively into the long run.

population of tulsa
Inhabitants of Tulsa (2000-2022) – St. Louis Federal Reserve

One of many variables in Tulsa’s latest financial development is its improved labor market circumstances. Trying on the chart under, you may see that for many of the final 30 years, Tulsa’s unemployment price exceeded the nationwide common by a comparatively giant margin. Nonetheless, beginning round 2016, employment in Tulsa got here rather more consistent with the nationwide common.

unemployment rate in tulsa compared to US
Unemployment Fee in Tulsa in comparison with U.S. Unemployment Fee (1992-2022) – St. Louis Federal Reserve

A lot of this enchancment is pushed by Tulsa’s labor market diversification. For many years, Tulsa was extremely depending on the oil and gasoline trade, which frequently skilled growth and bust intervals. Nonetheless, as seen within the chart under, Tulsa now has a comparatively well-diversified economic system. Authorities, training, well being, skilled providers, and commerce are all effectively represented in Tulsa.

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Tulsa’s Labor Market by Sector – U.S. Bureau of Labor Statistics

The median revenue is about $57,000, barely under the nationwide common of $65,000, however revenue has been rising steadily over the previous couple of years. 

Money Movement Potential

With costs throughout the nation skyrocketing during the last a number of years, many actual property traders have had a tough time discovering money stream. Nonetheless, Tulsa presents pretty sturdy money stream potential.

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Tulsa’s Actual Property Market by Lease-to-Worth Ratio

Among the best methods to estimate money stream at a excessive stage is to have a look at an space’s rent-to-price ratio (RTP). Usually talking, the upper the RTP, the higher. Something with an RTP near 1% is taken into account a wonderful space for money stream, however it’s not a tough and quick rule. You would discover good offers in an space with a mean RTP of 0.6%! 

Keep in mind, these numbers are simply the common, which, by rule, means some offers supply RTPs above and under that quantity. It’s the investor’s job to search out one of the best offers.

Profitable Funding Methods 

In accordance with actual property agent and Tulsa professional Dahlia Khalaf, a wide range of methods work in Tulsa, however she recommends conventional buy-and-hold investing. She’s seen an oversaturation of short-term and medium-term leases, however money stream is powerful for conventional rental properties. 

Given the inhabitants development, financial stability, and money stream prospects of Tulsa, rental property investing is a wonderful technique within the space. 

Discover a Tulsa Agent in Minutes

Join with market professional Dahlia Khalaf and different investor-friendly brokers who might help you discover, analyze, and shut your subsequent deal:

  • Search “Tulsa”
  • Enter your funding standards
  • Choose Dahlia Khalaf or different brokers you wish to contact

Tulsa Elite Agent Dahlia Khalaf


To find out about investing in Tulsa, accomplice with a neighborhood investor-friendly actual property agent like Dahlia Khalaf, who might help you discover, analyze, and shut the appropriate deal.

Right here’s tips on how to contact Dahlia on Agent Finder. It’s straightforward:

  • Search “Tulsa” 
  • Enter your funding standards
  • Choose Dahlia Khalaf or different brokers you wish to contact

Dahlia brings over 15 years of agent expertise to the desk. She focuses on serving to traders such as you construct a staff of consultants that may catapult you to your targets. An lively investor and well-connected Tulsa native, she took her portfolio from zero to 30 doorways in solely 5 years—and might help you do the identical.

Word By BiggerPockets: These are opinions written by the writer and don’t essentially characterize the opinions of BiggerPockets.

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