Tulsa market pulse
Real public data for Tulsa's ZIP codes, updated as the agencies publish.
Metro prices
+1.8%
in 1 year · Tulsa metro · 2025 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2025 Q2 |
|---|---|---|
| 2025 Q2 | 387.5 | — |
| 2025 Q3 | 382.1 | -1.4% |
| 2025 Q4 | 396.9 | +2.4% |
| 2026 Q1 | 381.8 | -1.5% |
| 2026 Q2 | 394.4 | +1.8% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Tulsa, OK: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
+37%
in 5 years · Tulsa metro · 2021 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2021 Q2 |
|---|---|---|
| 2021 Q2 | 287.4 | — |
| 2021 Q3 | 303.2 | +5.5% |
| 2021 Q4 | 310.6 | +8.1% |
| 2022 Q1 | 323.5 | +13% |
| 2022 Q2 | 338.7 | +18% |
| 2022 Q3 | 342.6 | +19% |
| 2022 Q4 | 346.6 | +21% |
| 2023 Q1 | 347.3 | +21% |
| 2023 Q2 | 357.7 | +24% |
| 2023 Q3 | 361.0 | +26% |
| 2023 Q4 | 356.9 | +24% |
| 2024 Q1 | 360.8 | +26% |
| 2024 Q2 | 375.5 | +31% |
| 2024 Q3 | 370.0 | +29% |
| 2024 Q4 | 379.6 | +32% |
| 2025 Q1 | 384.2 | +34% |
| 2025 Q2 | 387.5 | +35% |
| 2025 Q3 | 382.1 | +33% |
| 2025 Q4 | 396.9 | +38% |
| 2026 Q1 | 381.8 | +33% |
| 2026 Q2 | 394.4 | +37% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Tulsa, OK: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
+87%
in 10 years · Tulsa metro · 2016 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2016 Q2 |
|---|---|---|
| 2016 Q2 | 211.4 | — |
| 2016 Q3 | 210.7 | -0.3% |
| 2016 Q4 | 210.2 | -0.6% |
| 2017 Q1 | 213.0 | +0.8% |
| 2017 Q2 | 219.0 | +3.6% |
| 2017 Q3 | 218.7 | +3.5% |
| 2017 Q4 | 222.9 | +5.4% |
| 2018 Q1 | 218.2 | +3.2% |
| 2018 Q2 | 228.2 | +7.9% |
| 2018 Q3 | 232.2 | +9.8% |
| 2018 Q4 | 232.4 | +9.9% |
| 2019 Q1 | 232.8 | +10% |
| 2019 Q2 | 235.0 | +11% |
| 2019 Q3 | 241.7 | +14% |
| 2019 Q4 | 242.1 | +15% |
| 2020 Q1 | 248.0 | +17% |
| 2020 Q2 | 254.0 | +20% |
| 2020 Q3 | 260.4 | +23% |
| 2020 Q4 | 265.7 | +26% |
| 2021 Q1 | 278.6 | +32% |
| 2021 Q2 | 287.4 | +36% |
| 2021 Q3 | 303.2 | +43% |
| 2021 Q4 | 310.6 | +47% |
| 2022 Q1 | 323.5 | +53% |
| 2022 Q2 | 338.7 | +60% |
| 2022 Q3 | 342.6 | +62% |
| 2022 Q4 | 346.6 | +64% |
| 2023 Q1 | 347.3 | +64% |
| 2023 Q2 | 357.7 | +69% |
| 2023 Q3 | 361.0 | +71% |
| 2023 Q4 | 356.9 | +69% |
| 2024 Q1 | 360.8 | +71% |
| 2024 Q2 | 375.5 | +78% |
| 2024 Q3 | 370.0 | +75% |
| 2024 Q4 | 379.6 | +80% |
| 2025 Q1 | 384.2 | +82% |
| 2025 Q2 | 387.5 | +83% |
| 2025 Q3 | 382.1 | +81% |
| 2025 Q4 | 396.9 | +88% |
| 2026 Q1 | 381.8 | +81% |
| 2026 Q2 | 394.4 | +87% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Tulsa, OK: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
ZIP by ZIP
+86%
The median ZIP's house price index, 2015–2025. 19 ZIPs, from +63% to +142%.
One-year ZIP changes are noisy: of last year's top-3 ZIPs in our 50 cities, 1 in 15 was top 3 again. Past change, not a forecast.
About these figures
FHFA's experimental ZIP house price index: houses with Fannie Mae or Freddie Mac loans, from sales and refinance appraisals. Condos, co-ops and multi-unit buildings aren't in it. 23 of Tulsa's 27 ZIPs have an index; FHFA publishes one only where enough sales exist. A ZIP whose index stops before the latest year shows the year it ends instead of changes. Each index has its own base, so compare a ZIP's changes, not its level.
Rent or buy here
EstimateMonthly housing payment (est.): 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments of $2,215 · APR not calculated (it depends on the lender's fees) · includes principal and interest, property tax, home insurance and any HOA dues, plus mortgage insurance below 20% down.7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.Source: Freddie Mac Primary Mortgage Market Survey · Sep 24, 2026 (opens in a new tab)$654
a month more to own a typical sample home than HUD's rent for its size, ZIP 74114
- Own: 4-bedroom sample house, $414,900Sample: fictional home, for the demo.
- EstimateMonthly housing payment (est.): 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments of $2,215 · APR not calculated (it depends on the lender's fees) · includes principal and interest, property tax, home insurance and any HOA dues, plus mortgage insurance below 20% down.7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.Source: Freddie Mac Primary Mortgage Market Survey · Sep 24, 2026 (opens in a new tab)$2,954 a monthNot included: upkeep, utilities, flood insurance, special assessments.
- Rent: HUD fair market rent, 4 bedrooms
- $2,300 a monthHUD Small Area Fair Market Rent, FY2027: a 40th-percentile rent for a standard home, utilities included. Not an asking rent.
Lending
6.625%
Median rate, 30-year fixed conventional · 1,583 loans · 2025
2025 home-purchase loans (first liens) on owner-occupied 1–4 unit homes in Tulsa's census tracts: 2,974 loans. Loans that closed, not offers: a rate depends on your credit, down payment, points and the day you lock it.
- Middle half of rates
- 6.25% to 6.875%
- Loan costs at closing
- $5,284 medianMiddle half $4,479 to $7,013: origination charges (points included) and settlement services, Closing Disclosure section D · 1,824 loans
- Loan limits, 2026
- $832,750 conformingAbove it, a jumbo loan with its own rates and rules; FHA limit $541,287 (one-unit home, Tulsa County). Limits set by FHFA and HUD.
More lending figures
- Borrowed, every loan on the home combined
- 95% of the value (median)Middle half 80% to 97%. 69.2% of buyers borrowed more than 80% of the value, 57.3% more than 90%, 41.3% more than 95%. HMDA's combined loan-to-value counts every loan on the home (second loans, down-payment-assistance loans, financed FHA or VA fees) against the value the lender used, so it doesn't show the cash buyers put down · 2,826 loans
- Loan types
- Conventional 65% · FHA 28.7%VA 6.3% · USDA 0%
- Discount points
- 52.3% of loans paid pointsMedian paid: $1,614. Points buy a lower rate.
For comparison: 7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.
Flood and insurance
$2,145 a year
Median of 25 Tulsa ZIPs' average homeowners premiums, 2022. Premiums have risen since; get quotes for your address.
- Federal flood insurance
- 1,067 policies in force · 331 claims since 2000FEMA National Flood Insurance Program, summed over 27 ZIPs (policies in force Jun 30, 2026; claims since 2000). Private flood policies aren't counted.
- Policies insurers didn't renew
- 0.6% in the median ZIPU.S. Treasury Federal Insurance Office, 2022.
Most homeowners policies exclude flood, so flood insurance is a separate policy. Source: FEMA FloodSmart: What is my flood risk?, retrieved 2026-10-09 (opens in a new tab) Check an address on FEMA's flood map (opens in a new tab)
County hazard ratings (FEMA)
Natural hazards, compared with other U.S. counties
- Tulsa County, OK: expected yearly losses rated relatively high for inland flooding, heat wave, tornado, winter weather, hail.
Other ratings for Tulsa County, OK
- EarthquakeRelatively Moderate
- WildfireRelatively Moderate
- HurricaneVery Low
- Osage County, OK: no hazard's expected yearly losses rated relatively high or very high.
Other ratings for Osage County, OK
- EarthquakeVery Low
- WildfireRelatively Moderate
- HurricaneVery Low
- Inland floodingRelatively Low
- Heat waveRelatively Moderate
- TornadoRelatively Moderate
- Winter weatherRelatively Moderate
- HailVery Low
- Wagoner County, OK: no hazard's expected yearly losses rated relatively high or very high.
Other ratings for Wagoner County, OK
- EarthquakeRelatively Low
- WildfireRelatively Low
- HurricaneVery Low
- Inland floodingRelatively Low
- Heat waveRelatively Moderate
- TornadoRelatively Moderate
- Winter weatherRelatively Moderate
- HailRelatively Moderate
- Rogers County, OK: expected yearly losses rated relatively high for winter weather.
Other ratings for Rogers County, OK
- EarthquakeRelatively Low
- WildfireRelatively Low
- HurricaneVery Low
- Inland floodingRelatively Moderate
- Heat waveRelatively Moderate
- TornadoRelatively Moderate
- HailRelatively Low
FEMA National Risk Index December 2025: Expected Annual Loss rating of each hazard, by county (NRI December 2025): expected annual losses to buildings, people and agriculture; FEMA's social-vulnerability adjustments aren't included. This describes each county, not one home. Check an address on FEMA's flood map; in a high-risk flood zone, a federally backed loan requires flood insurance.
What's new in Tulsa
Rail openings, zoning changes and big projects from primary sources, newest first. News, not a price forecast.
- Project
Zink Lake and Williams Crossing open
The public lake and pedestrian bridge opened for Labor Day weekend, adding river access and trail connectivity. Opening is not a guarantee of continuous water access or conditions.
City of Tulsa, Zink Lake and Williams Crossing opening (opens in a new tab) - Project
Tulsa adopts its updated comprehensive plan
The planitulsa update guides public investment and future land-use decisions. A comprehensive plan is not itself a parcel rezoning or an adopted citywide ADU right.
Tulsa Planning Office, planitulsa update (opens in a new tab)
Rules in Oklahoma
From state law, standard contract forms and local custom. Research, not legal advice.
- ClosingRule
- A title company runs the closing and holds the money.
- Seller's disclosureRule
- Residential Property Condition Disclosure Statement or Disclaimer (OREC forms)
- Closing taxesRule
- Oklahoma documentary stamp tax: 0.15% of the price · seller pays
How buying works in Oklahoma
- Who runs the closing
- A title company runs the closing and holds the money. Typical time from contract to keys: about 30 days.
- The contract
- Your signed offer becomes a binding contract once the seller accepts it.
Details
Oklahoma REALTORS residential contract of sale (association form; defaults not reviewed)
- Buyer agreement
- Buyer brokerage agreement under the Broker Relationships Act (59 O.S. §858-351 and following), signed before touring.
Details
No statute on timing found; NAR's 2024 rule requires a written agreement before touring.
Source: NAR, Written Buyer Agreements: State Groupings (the 27 states with buyer-agreement laws) (August 2024)
- Inspection
- About 10 days for inspections.
Details
Sample; set in the contract.
- Earnest money
- 1–2% of the price, due within 3 days, held by: Broker trust account or title company.
Details
Sample values; the contract sets them.
- Seller's disclosure
- Residential Property Condition Disclosure Statement or Disclaimer (OREC forms)
Details
Due before the seller accepts an offer; the buyer's remedy for a false statement is damages, not rescission (60 O.S. §§831–839).
Source: Oklahoma Residential Property Condition Disclosure Act (60 O.S. §§831–839), OREC 2025 (2025)
- Loan and appraisal
- Loan contingency: 21 days (set in the contract).
Details
Sample; appraisal and financing terms are set in the contract.
- Title insurance
- Who pays for the owner's policy varies; the contract decides.
Details
Negotiated in the contract; custom not verified.
- Property tax for a new owner
- The seller's caps and exemptions end with the sale; your assessment starts over at market value. About 1.4% of the price a year is our planning figure for Tulsa; your bill can differ.
Details
A homestead's taxable value can rise at most 5% a year, but it resets to fair cash value when the home sells. Assessed at 11% of value in Oklahoma and Tulsa counties, less a $1,000 homestead exemption.
A sale resets Oklahoma's 5% homestead cap, so a buyer pays on fair cash value: Tulsa city / Tulsa Public Schools, 134.01 mills (2025) × 11% assessment, less the $1,000 homestead exemption ≈ 1.41% at $220,000. Long-time owners pay less (ACS 0.98%).
- Agent credits to the buyer
- Oklahoma doesn't allow an agent to credit part of their pay to the buyer: ask for a lower price instead.
Details
Licensees may not use money or gifts as an inducement conditioned on buying a property, nor pay a buyer's down payment or earnest money (59 O.S. §858-312(12), (22)). Ask for a lower price instead.
Source: Oklahoma Real Estate License Code and Rules (59 O.S. §858-312) (as of 2023-11-01)
Closing taxes
| Tax | Customarily paid by | Rate |
|---|---|---|
| Oklahoma documentary stamp tax | Seller | 0.15% of the priceOklahoma Tax Commission rules ch. 30, documentary stamps (68 O.S. §3201) |
Sources (9)
- Oklahoma Real Estate License Code and Rules (59 O.S. §858-312) · as of 2023-11-01 (opens in a new tab)
- Oklahoma Residential Property Condition Disclosure Act (60 O.S. §§831–839), OREC 2025 · 2025 (opens in a new tab)
- Oklahoma Tax Commission rules ch. 30, documentary stamps (68 O.S. §3201) · 2023 rules (opens in a new tab)
- NAR, Written Buyer Agreements: State Groupings (the 27 states with buyer-agreement laws) · August 2024 (opens in a new tab)
- Tulsa County Assessor: school district tax rates 2025 · tax year 2025 (opens in a new tab)
- Census ACS 2020–2024 5-year, city: median real estate taxes paid (B25103) ÷ median home value (B25077) · ACS 2020–2024 (opens in a new tab)
- NAIC Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owner's Insurance Report: Data for 2023 (Tables 4–5; Homiy cites a few derived state figures) · 2023 data, published July 2026 (opens in a new tab)
- Census CHARS 2025: average contract price per sq ft of new contractor-built houses (excludes lot), by region · 2025 (opens in a new tab)
- FHFA 2026 conforming loan limits, county file · 2026 (opens in a new tab)
Programs and deadlines
Official pages for Tulsa, the same for every buyer. Each program decides who qualifies.
- Down-payment help
- OHFA Homebuyer Down Payment and/or Closing Cost Assistance (opens in a new tab) (Oklahoma Housing Finance Agency (OHFA))3.5% of the total loan amount toward the down payment or closing costs, with an OHFA loan; price and income limits apply.Official page, checked 2026-09-28.Oklahoma's housing finance agency runs it; the program decides who qualifies and for how much.
- Down-payment help in Tulsa
- Community Development & Housing (First Home Program) (opens in a new tab) (Tulsa County Home Finance Authority)A below-market fixed-rate mortgage for first-time homebuyers that includes 3.5% of the mortgage amount up front for the down payment or closing costs.Official page, checked 2026-09-28.
- Homestead exemption
- Homestead Exemption (opens in a new tab) (Tulsa County Assessor)An exemption of $1,000 of the assessed value of your primary residence; you must own and live in it by January 1.Deadline: March 15 (or within 30 days of a notice of increased value) for the current yearOfficial page, checked 2026-09-28.
- If you disagree with your assessment
- Important Dates (opens in a new tab) (Tulsa County Assessor)Start with an informal appeal to the Assessor; if you weren't mailed a Notice of Increase in Valuation, the last day is the first Monday in April.When: first Monday in April (without a Notice of Increase in Valuation)Official page, checked 2026-09-28.
- After you buy: alerts on your deed
- RecordRadar (opens in a new tab) (Tulsa County Clerk)Register your name and parcel number with an email address and get an alert when a document is recorded.Official page, checked 2026-09-28.
Sample homes in Tulsa, each with its estimated monthly cost and the things to check. Found one somewhere else? Check it here.
Sources (29)
- FHFA House Price Index, five-digit ZIP codes, annual (developmental, all-transactions) · 2000–2025 (updated 2026-03-31) (opens in a new tab)
- FHFA House Price Index, purchase-only, not seasonally adjusted, quarterly: Tulsa, OK (metro area 46140) · 2000 Q1–2026 Q2 (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates (ZCTA), with 90% margins of error: population, median household income, median home value, median gross rent, median real estate taxes paid, median monthly owner costs with a mortgage, owner-occupied share and units, owner homes in buildings with 5+ units, median year built · ACS 2020–2024 (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates (ZCTA): population and its margin of error, for the 5-year change and its significance test · ACS 2015–2019 (opens in a new tab)
- FHFA House Price Index, five-digit ZIP codes, annual (developmental, all-transactions) · 2025 (updated 2026-03-31) (opens in a new tab)
- U.S. Census Bureau, 2020 ZCTA to place relationship file, 2025 Gazetteer and cartographic boundaries (city ZIPs, centers, bounds) · 2020 ZCTAs; 2025 place boundaries (opens in a new tab)
- U.S. Census Bureau, Population Estimates, Vintage 2025 (metropolitan and micropolitan areas) · July 2020 → July 2025 (opens in a new tab)
- U.S. Census Bureau, Building Permits Survey: new privately-owned housing units authorized, by CBSA · Sep 2025–Aug 2026 (opens in a new tab)
- FEMA National Risk Index December 2025: Expected Annual Loss rating of each hazard, by county · NRI December 2025 (opens in a new tab)
- U.S. Department of Housing and Urban Development, Small Area Fair Market Rents by ZIP code, FY2027 · FY2027 (from Oct 1, 2026) (opens in a new tab)
- FEMA, OpenFEMA API: NFIP Redacted Policies, version 3 (policies in force). This product uses the Federal Emergency Management Agency’s OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s). · in force Jun 30, 2026; data refreshed 2026-07-27; accessed 2026-09-27 (opens in a new tab)
- FEMA, OpenFEMA API: NFIP Redacted Claims, version 3 (claims since 2000). This product uses the Federal Emergency Management Agency’s OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s). · data refreshed 2026-08-04; accessed 2026-09-27 (opens in a new tab)
- U.S. Treasury, Federal Insurance Office: Analyses of U.S. Homeowners Insurance Markets, 2018–2022, Supporting Underlying Metrics by ZIP code (premiums per policy, nonrenewal rate) · 2018–2022 (published January 2025) (opens in a new tab)
- FHFA House Price Index, purchase-only, not seasonally adjusted: Tulsa, OK (metro area 46140) · 2026 Q2 (opens in a new tab)
- FHFA House Price Index, all-transactions, not seasonally adjusted: Tulsa, OK (metro area 46140), calendar-year averages of the quarterly index · 2020–2025 (opens in a new tab)
- U.S. Bureau of Labor Statistics, Current Employment Statistics, total nonfarm, not seasonally adjusted (series SMU40461400000000001) · Aug 2026 (preliminary) (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates for the city of Tulsa, OK (Census place 4075000): median home value, median household income, median gross rent, with 90% margins of error · ACS 2020–2024 (opens in a new tab)
- FFIEC Home Mortgage Disclosure Act (HMDA) data: 2025 Snapshot National Loan-Level Dataset (data as of June 1, 2026), via the CFPB HMDA Data Browser; Homiy's calculations · 2025 loans; retrieved 2026-09-27 (opens in a new tab)
- U.S. Department of Housing and Urban Development, FHA forward mortgage limits, one-unit limit for Tulsa County, OK · CY2026 (Mortgagee Letter 2025-23) (opens in a new tab)
- Oklahoma Real Estate License Code and Rules (59 O.S. §858-312) · as of 2023-11-01 (opens in a new tab)
- Oklahoma Residential Property Condition Disclosure Act (60 O.S. §§831–839), OREC 2025 · 2025 (opens in a new tab)
- Oklahoma Tax Commission rules ch. 30, documentary stamps (68 O.S. §3201) · 2023 rules (opens in a new tab)
- NAR, Written Buyer Agreements: State Groupings (the 27 states with buyer-agreement laws) · August 2024 (opens in a new tab)
- Tulsa County Assessor: school district tax rates 2025 · tax year 2025 (opens in a new tab)
- Census ACS 2020–2024 5-year, city: median real estate taxes paid (B25103) ÷ median home value (B25077) · ACS 2020–2024 (opens in a new tab)
- NAIC Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owner's Insurance Report: Data for 2023 (Tables 4–5; Homiy cites a few derived state figures) · 2023 data, published July 2026 (opens in a new tab)
- Census CHARS 2025: average contract price per sq ft of new contractor-built houses (excludes lot), by region · 2025 (opens in a new tab)
- FHFA 2026 conforming loan limits, county file · 2026 (opens in a new tab)
- Freddie Mac average (Primary Mortgage Market Survey) · Sep 24, 2026 (opens in a new tab)