Tulsa Housing Market Update: November 2, 2026
TULSA, OK, November 2, 2026 — Rates eased to 7.24% but remain above the 6.17% of a year ago, and a builder's 5.50% FHA offer (close by 11/30/2026) adds pressure on resales priced near new construction.
Resale Market
What the numbers show: Metro data from a national listing portal via FRED cover all home types, not just 3-bed, 2-bath houses. September is the latest month.
| Tulsa metro, all home types | Sep 2026 | Aug 2026 | Month change | Year change |
|---|---|---|---|---|
| Median asking price | $329,500 | $334,995 | -1.6% | +1.8% |
| Active listings | 3,462 | 3,355 | +3.2% | +3.9% |
| New listings | 1,188 | 1,300 | -8.6% | -7.6% |
| Pending listings | 1,403 | 1,491 | -5.9% | -5.5% |
| Price-reduced listings | 1,546 | 1,400 | +10.4% | +13.3% |
| Median days on market | 60 | 56 | +7.1% | +7.1% |
| Pending-to-active ratio | 0.41 | 0.44 | n/a | 0.45 a year ago |
These are asking prices. A September closed-sale median, sale-to-list ratio and reliable suburb breakout weren't available in readable form this week.
What it means: It's a normal seasonal slowdown with growing seller flexibility, not broad price deterioration. Asking prices are still up year over year, but reductions grew faster than inventory.
Sources: FRED (St. Louis Fed) · FRED (St. Louis Fed) · FRED (St. Louis Fed) · FRED (St. Louis Fed) · FRED (St. Louis Fed) · FRED (St. Louis Fed) · FRED (St. Louis Fed)
New-Build Competition
What the numbers show: No metro-wide closed-sale or median asking price for new homes could be verified, and portal counts mix proposed, to-be-built and duplicate plans. One official data point: a D.R. Horton quick-move-in page for Cedars at the Preserve in Broken Arrow showed a 3-bed, 2-bath, 1,156-square-foot home at $249,900 (current asking price—not a closed-sale figure).
What it means: Entry-level new construction is asking well under the $329,500 metro median, so renovated resales near that price face direct builder competition.
Sources: drhorton.com
Verified Builder Incentives
| Term | D.R. Horton offer, observed November 2, 2026 |
|---|---|
| Eligible homes | Certain homes in select Oklahoma communities |
| Rate | 5.50% (6.212% APR); example uses FHA 30-year fixed |
| Down payment | 3.5% |
| Credit score | Not publicly disclosed—verification required |
| Points | May be required |
| Lender | DHI Mortgage required for the rate |
| Deadline | Close by 11/30/2026, or sooner if funds run out; may not combine with other offers |
- Main Street Stars: eligible military, first-responder, educator and healthcare buyers get up to $1,000 in closing costs (any lender) or upgrades, with contract by 12/31/2026. It isn't a price cut.
What it means: The rate appears fixed, but it's FHA-based, credit-dependent and limited to select inventory. Current official offers from other Tulsa-area builders couldn't be verified.
Sources: drhorton.com
Builder-Versus-Resale Payment Comparison
Payment-equivalent price is not the builder home’s contract price, appraised value, taxable value, or buyer equity.
Assumptions: conventional loan, 5% down, 30-year fixed, principal and interest only, a $300,000 new build, and the Freddie Mac 30-year fixed average of 7.24% (October 29, 2026) for the resale. The table is illustrative: the builder rates are scenarios, not current offers.
| Builder rate | Monthly P&I | Equal-payment resale price | Difference | Effective gap |
|---|---|---|---|---|
| 4.99% | $1,528 | $236,043 | $63,957 | 21.3% |
| 5.49% | $1,616 | $249,668 | $50,332 | 16.8% |
| 5.99% | $1,707 | $263,643 | $36,357 | 12.1% |
| 7.24% (market) | $1,942 | $300,000 | $0 | 0.0% |
The 15% thesis, tested this week: a $255,000 resale at 7.24% costs $1,651 a month in principal and interest. A $300,000 new build reaches that payment only at a permanent rate of about 5.68%, roughly 1.56 percentage points under the market rate. The deepest scenario above (4.99%) is worth 21.3% of the price, above the 15% gap between $300,000 and $255,000.
Loan amount in every row: $285,000 (95% of $300,000). - Lower resale prices usually mean lower taxes and mortgage insurance. - Insurance, HOA dues and special assessments vary by property. - Closing-cost credits don't lower monthly principal and interest. - Upgrade credits aren't cash-price reductions. - Temporary buydowns are worth less than a permanent rate. - Any builder promotion needs a written loan estimate.
Sources: Freddie Mac
Delist and Relist Tracker
Public portals do not provide exhaustive or fully consistent market-wide tracking. A dependable aggregate count requires a direct listing-service feed.
No qualifying 3-bed, 2-bath-plus detached example was verified this week; the baseline starts at zero.
Rental and Investor Conditions
What the numbers show: Zumper's Tulsa data, updated November 1, 2026, put the average 3-bedroom asking rent at $1,495, unchanged over 30 days and the past year. Houses also average $1,495, up 3% year over year. These are listing rents, not signed leases.
What it means: Flat rents and higher rates leave investors less room on renovated resales.
Sources: zumper.com
Financing Conditions
What the numbers show: Freddie Mac's 30-year fixed average was 7.24% on October 29, 2026, down from 7.32% a week earlier and up from 6.17% a year ago. The 15-year fell to 6.60% from 6.68%. No reliable Oklahoma DSCR, bridge or private-money data turned up.
What it means: Rates at 7.24% keep payment-sensitive buyers shopping builder financing.
Sources: Freddie Mac
Market-Level Distress Signals
What the numbers show: ATTOM's August report, released September 17, 2026, counted 40,277 U.S. properties with foreclosure filings, up 13 percent year over year, with no Oklahoma breakout. We didn't verify a Tulsa County sheriff-sale or tax-delinquency trend, and auction lists include recalls and cancellations.
What it means: There's insufficient local information to call a trend.
Sources: attomdata.com
Regulatory and Tax Developments
What the numbers show: State Question 847, on the November 3 ballot, "would further lower Oklahoma's assessment caps for property taxes beginning in 2027." Election-night returns showed it trailing, but the count wasn't final when this was written.
What it means: Savings depend on the final vote and later rules, so underwriting shouldn't count on them.
Sources: okpolicy.org · kswo.com
Ranked Actionable Implications
- Sellers: price against current pendings, not spring asking prices, and if a listing passes the 60-day metro median without an offer, make one meaningful reset; reductions rose 10.4% in a month while pendings fell 5.9%.
- Buyers: before 11/30/2026, get written loan estimates for the D.R. Horton 5.50% FHA offer, points included, and compare them with a resale financed near the 7.24% Freddie Mac average.
- Investors and renovators: underwrite 3-bedroom rents flat at about $1,495 until the annual change turns positive; Zumper shows no yearly change while 30-year rates sit at 7.24%.
Market information is general, based on publicly available asking-price and listing data, and is not a property-specific valuation or guarantee.
About Top Dollar Home Offer
Top Dollar Home Offer is a family-owned real estate investment company in Tulsa, Oklahoma. The father-and-son team of Bucky and Cove Cordray buys houses directly from their owners in as-is condition across Tulsa County and the surrounding communities, including inherited, vacant, tax-delinquent and pre-foreclosure properties, and publishes guides for homeowners facing those situations at TopDollarHomeOffer.com.
Media contact
Bucky Cordray, Founder
Top Dollar Home Offer
1831 E 71st St #4244, Tulsa, OK 74136
(918) 212-5442 · TopDollarHomeOffer.com · [email protected]
