Tulsa 74104

Tulsa, OK · Tulsa County, OK · 4,682 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

53affordability /100

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

Payment burden
28.2%
stretched
Days on market
27
daily
Price cuts
27.7%
of active
Valuation
-0.4%
vs assessor
Look up an address
72
/100
stable
warming · seller slight · 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

24/ 100SellerBalancedBuyer
Seller's Market
DOM: 68d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)25
Valuation Gap (25%)25
Supply & Demand (20%)20
Buy vs Rent (15%)25
Cancellation Rate (10%)0
Days on Market (5%)75

Seller-favored market in 74104. Expect to pay at or near list price. Payment burden: 28.2% of median income. Median days on market: 68. Renting is approximately 7% cheaper than buying (price-to-rent ratio: 12.8).

Buyer Caution

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

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

Market is warming with rising prices. Sellers hold a slight edge.

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Market snapshoteach number, once

Median price
$241,552
▴ 2.5% YoY
Days on market
27
daily · zip_data
Median rent
$1,571
ZORI
Investor score
83/100
cash-flow lens
Active listings
46
90-day

Valuation3 lenses, different anchors

vs assessor
-0.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$240,700
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%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$178
Price-to-income4.7×

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How 74104 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 Market27d
Inv vs History+18.6%
Listing Density8.5/1k
Market dynamics
Price cut %27.7%
Momentumwarming
LeverageSELLER SLIGHT
Months of supply2.2
Sales (90d)0
Investment analysis
Median rent$1,571
Price-to-rent12.8
Est. cap rate5.1%
Buy vs rentfavors buying

Livability

Walk score22
Transit score2
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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