Glenpool 74033

Tulsa, OK · Tulsa County, OK · 5,202 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

68affordability /100

Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
19.1%
affordable
Days on market
35
daily
Price cuts
21.5%
of active
Valuation
-8%
vs assessor
Look up an address
82
/100
strong
warming · balanced · prices rising year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

26/ 100SellerBalancedBuyer
Seller's Market
DOM: 51d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)40
Supply & Demand (20%)20
Buy vs Rent (15%)25
Cancellation Rate (10%)50
Days on Market (5%)60

Seller-favored market in 74033. Expect to pay at or near list price. Payment burden: 19.2% of median income. Median days on market: 51. Renting is approximately 10% cheaper than buying (price-to-rent ratio: 13.2).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
WARMINGBALANCED

Market is warming with rising prices. Conditions are balanced between buyers and sellers. Prices up 3.1% YoY.

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Market snapshoteach number, once

Median price
$243,994
▴ 3.1% YoY
Days on market
35
daily · zip_data
Median rent
$1,541
ZORI
Investor score
85/100
cash-flow lens
Active listings
59
90-day

Valuation3 lenses, different anchors

vs assessor
-8.0%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$224,500
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+66.9%
County-wide market — the widest, slowest signal.
Tulsa+66.9%
Tulsa+66.9%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$150
Price-to-income3.2×

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How 74033 ranks in OK
percentile vs all OK ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

78SUPPLY
Severe TightnessSupply Tightness

Very tight supply — well-priced homes attract multiple offers within days.

Months of Supply2.2 mo
Days on Market35d
Inv vs History-13.9%
Listing Density13.1/1k
Market dynamics
Price cut %21.5%
Momentumwarming
LeverageBALANCED
Months of supply2.2
Sales (90d)0
Investment analysis
Median rent$1,541
Price-to-rent13.2
Est. cap rate4.9%
Buy vs rentfavors buying

Livability

Walk score4
Transit score1
Bike score—

Historical trends

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Tulsa County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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Tulsa Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Tulsa County