Tulsa Actual Property Market Overview—Costs & Developments

Tulsa, Oklahoma, is an thrilling actual property market that includes robust inhabitants progress, job progress, and money circulation potential. The realm has a wonderful financial local weather to help nice investing returns nicely into the longer term.

Right here, we’ll cowl the next:

  • Dwelling Costs
  • Hire Developments
  • Inhabitants, Labor Market, and Earnings
  • Money Circulate Potential
  • Profitable Funding Methods

Let’s get began.

Dwelling Costs

As of October 2022, Tulsa’s median gross sales value 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 better till 2012 after the nationwide housing market noticed will increase. Nonetheless, from March 2012 till in the present day, costs have gone up 222%, in line with the Case-Shiller Index.

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

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

A great way to measure the energy 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 possibly can see within the graph beneath, months of provide have risen sharply from the intense lows of the pandemic years however is much from pre-pandemic ranges, at the very least not but. This implies that Tulsa stays in a reasonably balanced housing market as of writing. It’s unattainable 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

Hire Developments 

After years of stagnating hire, Tulsa noticed a speedy improve within the median hire value from late 2020 via in the present day. From September 2020 via November 2022, the median hire went up a staggering 37%.

Though rents may fall in a recession or financial downturn, rents are typically comparatively sticky and haven’t fallen almost as a lot as dwelling costs traditionally. Given Tulsa’s robust financial and inhabitants progress 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 progress means demand for homes and rental properties will possible stay robust nicely into the longer term.

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

One of many variables in Tulsa’s latest financial progress is its improved labor market situations. Wanting on the chart beneath, you possibly can see that for a lot of the final 30 years, Tulsa’s unemployment charge exceeded the nationwide common by a comparatively giant margin. Nonetheless, beginning round 2016, employment in Tulsa got here rather more in step with the nationwide common.

unemployment rate in tulsa compared to US
Unemployment Charge in Tulsa in comparison with U.S. Unemployment Charge (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 business, which frequently skilled growth and bust intervals. Nonetheless, as seen within the chart beneath, Tulsa now has a comparatively well-diversified financial system. Authorities, training, well being, skilled providers, and commerce are all nicely represented in Tulsa.

Screen Shot 2022 12 14 at 3.58.29 PM
Tulsa’s Labor Market by Sector – U.S. Bureau of Labor Statistics

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

Money Circulate Potential

With costs throughout the nation skyrocketing during the last a number of years, many actual property buyers have had a tough time discovering money circulation. Nonetheless, Tulsa affords pretty robust money circulation potential.

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Tulsa’s Actual Property Market by Hire-to-Value Ratio

Among the finest methods to estimate money circulation at a excessive degree 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 circulation, however it’s not a tough and quick rule. You possibly can discover good offers in an space with a mean RTP of 0.6%! 

Bear in mind, these numbers are simply the typical, which, by rule, means some offers provide RTPs above and beneath that quantity. It’s the investor’s job to search out the perfect offers.

Profitable Funding Methods 

In keeping with actual property agent and Tulsa professional Dahlia Khalaf, quite a lot 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 circulation is powerful for conventional rental properties. 

Given the inhabitants progress, financial stability, and money circulation 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 need to contact


To study investing in Tulsa, accomplice with an area investor-friendly actual property agent like Dahlia Khalaf, who might help you discover, analyze, and shut the appropriate deal.

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

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

Dahlia brings over 15 years of agent expertise to the desk. She focuses on serving to buyers such as you construct a crew of consultants that can 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.

Be aware By BiggerPockets: These are opinions written by the creator and don’t essentially symbolize the opinions of BiggerPockets.

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