A Market Update for August in Tulsa, OK

📊 Market Overview

• Median sale prices in June–July 2025:

  • Tulsa County: ~$276,100—up ~2.9% year-over-year capitalhomes.com+8Rocket+8Zillow+8

  • Tulsa metro (all homes): ranges from ~$247K (Zillow) to ~$260K (Redfin) ZillowRedfin

• Price tier context:

  • $150K–$350K encompasses much of the mainstream market, from modest 2-bedroom homes to larger family homes in desirable Tulsa suburbs.

  • This range captures properties from entry-level to mid-upper tiers within the metro area pricing distribution.

🔁 Supply & Competition

• Months of supply sit around 2–2.1 months, indicating a balanced to moderately tight market Houzeo.

• Inventory levels:

  • ~1,568 listings city-wide per Zillow HUD User+5Zillow+5FRED+5

  • Rocket reports 368 homes sold/pending in June, a 20% drop from May Zillow+2Rocket+2Redfin+2.

  • Reflects seasonality and somewhat limited choice in this price band.

• Days on market:

  • Typically 17–29 days, depending on source. June stats: Redfin: 17 days Realtor+4MMG Real Estate Advisors+4Norada Real Estate+4Redfin; Rocket: 29 days Rocket.

  • Lower days indicate properties in this range can move quickly—especially the more affordable offerings.

🤝 Seller / Buyer Leverage

• Sale-to-list ratios hover around 98%–99%, signaling a balanced negotiation climate FRED+14Realtor+14Rentastic+14.

• Approximately 22% of homes are selling above list, but many still close below list—~37% accepted below asking price Realtor+2Rocket+2Rentastic+2.

• In June, about 52% of homes sold below asking Zillow+2Rocket+2Zillow+2.

• Buyers have reasonable bargaining power, particularly on homes with less demand. Motivated sellers or homes needing updates present strong opportunities.

📈 Trends & Future Outlook

• Growth trajectory: Tulsa metro home values continue a moderate upward trend:

  • Zillow: +2.0% over past year HouzeoHUD User+12Zillow+12Zillow+12

  • Redfin: +2.0%, average home price $260K Redfin

  • Rocket: Tulsa County up +2.9% Rocket

• Forecasts point to mild appreciation into late 2025 (1–3%), with mortgage rates expected in the 6.4%–6.1% range next year MarketWatch+2The Journal Record+2Houzeo+2.

• Macro backdrop: Oklahoma as a whole favors buyers later in 2025 with increased inventory, but Tulsa remains relatively balanced Rocket+8Houzeo+8Norada Real Estate+8.

🎯 Market Insight for August 2025

✅ Summary for August 2025

• The market remains balanced, slightly favoring sellers, especially in the momentum price range of $150K–$350K.

• Buyers can still negotiate and benefit from slightly rising inventory; they should act efficiently when they find well-priced items.

• Sellers should price accurately and highlight value promptly, targeting 98–100% of market expectations with swift showings.