Tulsa Housing Market Update: November 9, 2026
TULSA, OK, November 9, 2026 — Listing-based pages show Tulsa prices modestly higher than a year ago, but verified closed-sale and builder data are thin, so this is a rates-and-listings update.
Resale Market
Every Tulsa resale figure below is city-level and covers all home types. None is a three-bedroom, two-bath number, and no suburb split came through.
| Metric | Figure | Date | Basis |
|---|---|---|---|
| Median listing price | $269,000, up 1.7% year over year | Nov. 9, 2026 | Listings |
| Average days on market | 60, versus 50 a year ago | Nov. 9, 2026 | Listings |
| Median listing price, October | $269,125, slight monthly decrease | Oct. 2026 | Listings |
| Active inventory | 1,225, up 5.3% year over year | Oct. 2026 | Listings |
| New listings | 476, down 0.8% year over year | Oct. 2026 | Listings |
| Median days on market | 54, up two days year over year | Oct. 2026 | Listings |
| Median sold price, last six months | $235,000 | Updated Nov. 4, 2026 | Closed sales |
What the numbers show: Inventory is up while new listings dipped, and average market time rose from 50 days to 60 on the Movoto page. Resideline's closed-sale median over six months is $235,000 across 2,912 closings. The gap to the listing median reflects different measures, not a verified discount.
What it means: Rising inventory and longer market time point to a little more room for buyers and possibly more seller flexibility on price. Nothing here shows broad price deterioration, and longer market time alone isn't distress.
We couldn't verify sale-to-list ratio, pending listings, price reductions, buyer competition or a Tulsa-versus-suburb split this week.
Sources: movoto.com · us.ok.com · resideline.com
New-Build Competition
We couldn't verify any new-build figure this week. The Greater Tulsa association's monthly report wasn't findable, and the D.R. Horton pages we opened showed template text only. No closed-sale, asking-price, inventory or days-on-market number is reported here. Portal counts usually mix in proposed, to-be-built and custom homes, so they aren't clean completed-home inventory.
Verified Builder Incentives
No builder offer passed verification this week. A D.R. Horton Tulsa promotion appeared in search results, but its terms weren't readable and it appears to have ended. No permanent builder rate is verified, so the payment table stays illustrative.
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 7.18% (November 5, 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 | $237,459 | $62,541 | 20.8% |
| 5.49% | $1,616 | $251,166 | $48,834 | 16.3% |
| 5.99% | $1,707 | $265,225 | $34,775 | 11.6% |
| 7.18% (market) | $1,931 | $300,000 | $0 | 0.0% |
The 15% thesis, tested this week: a $255,000 resale at 7.18% costs $1,641 a month in principal and interest. A $300,000 new build reaches that payment only at a permanent rate of about 5.63%, roughly 1.55 percentage points under the market rate. The deepest scenario above (4.99%) is worth 20.8% 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 generally reduce property taxes and mortgage insurance, which can narrow the gap beyond principal and interest. - Insurance, HOA dues and special assessments vary by property and can move the comparison either way. - Closing-cost credits don't automatically lower monthly principal and interest. - Upgrade credits aren't cash-price reductions. - Temporary buydowns shouldn't be valued like permanent rates. - Any builder promotion should be confirmed in a written loan estimate before it's counted.
Sources: Freddie Mac
Delist and Relist Tracker
No qualifying delist or relist example was verified this week, so there are no new entries. Public portals do not provide exhaustive or fully consistent market-wide tracking. A dependable aggregate count requires a direct listing-service feed.
Rental and Investor Conditions
Zumper's Tulsa page, updated Nov. 9, 2026, shows a three-bedroom average asking rent of $1,499 over the last 30 days. Its all-unit figure of $1,179 is labeled a median on the card and an average in the text. SFR Analytics reports a metro median asking rent of $1,625 as of July 2026 and doesn't say which unit types it covers.
What the numbers show: The sources disagree on level, and both report asking rents, not executed leases. Detached-house rent, rent direction, concessions and leasing time weren't verified this week.
What it means: The three-bedroom figure is a useful reference, but it's a 30-day average and can't show direction on its own.
Sources: zumper.com · sfranalytics.com
Financing Conditions
Freddie Mac's 30-year fixed average was 7.18% as of Nov. 5, 2026, down from 7.24% the week before, a drop of six basis points. The FRED series matches, and the next release is due Nov. 12.
DSCR, bridge and private-money terms weren't verified this week, so there are no investor-rate averages or underwriting changes to report. Treasury movement wasn't pulled.
What the numbers show: The weekly move was small and in one direction.
What it means: A drop of this size won't change the payment picture much, and one week doesn't settle where rates head next.
Sources: Freddie Mac · FRED (St. Louis Fed)
Market-Level Distress Signals
We couldn't verify a Tulsa series for foreclosures, sheriff sales, tax delinquency, probate, code enforcement or vacant properties this week. Auction feeds, recalls and cancellations also leave gaps in historical records. The evidence is insufficient to determine a trend.
Regulatory and Tax Developments
Nothing residential came through this week, so no enacted, effective, proposed or pending rule on zoning, permits, rentals, property taxes or landlord-tenant law is reported.
Ranked Actionable Implications
- Sellers: Before choosing a list price, compare the asking estimate with the six-month closed-sale median, and reconsider if the asking figure runs more than ten percent above it, since listing medians now sit above closed sales.
- Buyers: Compare a new build and a resale on the total monthly payment shown in a written loan estimate, and treat any temporary buydown as temporary, not as a permanent rate.
- Investors and renovators: Underwrite rent from at least three executed leases on comparable three-bedroom homes rather than asking rents, since both current sources report asking figures.
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]
