Tulsa, OK · Osage County, OK · 4,750 properties with county records
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Tulsa 74126 is in Osage County, OK, part of the Tulsa Metro. The ZIP-wide typical value in Tulsa 74126 is $88,365 (Zillow Home Value Index, September 2026), down 1.2% from a year earlier. Homes that sold went under contract in a median 55 days, and 28% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 5.7 months of supply, sellers hold a slight edge. The Lotvox Turnover Index is not published for 74126 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Osage County's 6 ZIPs with a Zillow value, the middle one is $121,309, so 74126 sits 27% below the county middle. Typical rent is $1,238 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 4,750 properties in 74126.
Headline value data through September 2026. Each source below carries its own date.
Is 74126 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 74126 is a seller's market, narrowly. Homes went under contract in a median 55 days with 5.7 months of supply.
What do homes in 74126 sell for?
The ZIP-wide typical value in 74126 is $88,365 (Zillow Home Value Index, September 2026), down 1.2% in a year. County records put the median at about $75 per square foot (computed Jul 26, 2026).
Who is likely to sell in 74126?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 74126 has not passed that test yet. When it does, the score appears here.
How does 74126 compare to Osage County?
74126's ZIP-wide typical value of $88,365 compares with a middle value of $121,309 across Osage County's 6 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 74126 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Cite as: Lotvox ZIP market record, 74126 Tulsa, OK, data through September 2026, https://lotvox.com/tulsa/zip/74126
Listings Flow Ladder — 74126
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Sep 30, 2026
the basin is fillingnet 3 listings/mo
Faucet — new listings
9/mo
118% of normal (7) · gushing· baseline thin
Basin — active listings
34
136% of normal (25) · balanced· baseline thin
Months of supply
5.7 mo
derived — not published at this grain
Drain — closed sales
6/mo
120% of normal (5)· baseline thin
Net — faucet minus drain
+3/mo
filling
Reading
current
as of 2026-09-30
Compare against:2015-01-01 to 2019-12-31 · 5 same-month points
How plugged is the drain? Two definitions, both ours, deliberately not reconciled.
0%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
0%Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month
Closed sales over 24 months — two different numbers, deliberately not merged.
5/mofall in the monthly rate (44%)— peak 11/mo (2025-04-30) to 6/mo now
0transactions that did not happen— summed monthly shortfall vs the same-month normal, over 0 months below it (vs 2015-19 (COVID excluded))
rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.
2026-09-30
Redfin market data (county + ZIP), via Lotvox. As of 2026-09-30. Normal = same-month median of monthly rates, minimum 3 same-month points. Source window 3 months (flows shown per month). months_of_supply is not published at this grain (0 non-null rows measured); derived here as active listings / closed sales per month. A fresher supply-only read (10 new, 33 active, 2026-09-01, Realtor.com inventory (county + ZIP), via Lotvox) is available but is NOT used in the net — that source publishes no closed sales, so subtracting across it would mix two vintages.
Should you buy here?
buyer-timing lens
77affordability /100
Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
14.8%
affordable
Days on market
55
daily
Price cuts
27.7%
of active
Valuation
-13.1%
vs assessor
Days on market and price cuts: Redfin Data Center, rolling 90 days.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Seller's Market
DOM: 33d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)80
Supply & Demand (20%)20
Buy vs Rent (15%)0
Cancellation Rate (10%)25
Days on Market (5%)40
Seller-favored market in 74126. Expect to pay at or near list price. Payment burden: 14.4% of median income. Median days on market: 33. Market appears 23% overpriced vs. assessed values.
Buyer Caution
Seller's market. Be prepared to pay near list price.
Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
STABLESELLER SLIGHT
Market is holding steady with balanced conditions. Sellers hold a slight edge. Prices down 1.2% YoY.
Address lookup
$99 report path
Look Up an Address in 74126
Just type the street — we'll auto-scope the search to ZIP 74126.
Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
-13.1%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$76,800
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+66.4%
County-wide market — the widest, slowest signal.
Tulsa+66.4%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
in 1,088 · out 934 · Osage County, OK (parent county of this ZIP)
active inventory
as of 2026-07-01 · IRS SOI county-to-county migration flows 2022-2023 + Redfin inventory history
Price bands
mix-shift
Price Bands — the median behind the median
A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Osage.
Aggregate median +3.2% YoY in Tulsa, OK (metro), but the under-$500k tier is +2.2% — both the aggregate and the entry tier are rising. Over the same year the under-$500k share of sales moved from 87.8% to 88.0% (+0.1pp) and the $1M+ share from 2.3% to 1.9% (-0.4pp).
Current tiers · 12 months to Aug 25floor 10 sales/tier
6 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
$76k
$72
136
98.6%
ZIP
$250k–$500k
$325k
$164
4,779
—
COUNTY · Tulsa, OK
$500k–$750k
$590k
$191
15
—
COUNTY · Osage, OK
$750k–$1M
$843k
$230
247
—
COUNTY · Tulsa, OK
$1M–$1.5M
$1.20M
$293
123
—
COUNTY · Tulsa, OK
$1.5M–$2M
$1.70M
$319
44
—
COUNTY · Tulsa, OK
$2M+
$3.17M
$416
63
—
COUNTY · Tulsa, OK
All sales (the headline median)
$78k
$72
138
100%
ZIP
ZIP-level history was too thin to draw the tiers; served at metro level (Tulsa, OK), by quarter.
Share of sales by tier (quarterly)
If the upper tiers widen over time, the headline median rises on composition alone.
Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+
Median within each tier, against the headline median (quarterly)
The blue line is the single number NAR-style reporting quotes. The gold lines are what each tier actually did. Log scale — the tiers span an order of magnitude, and on a log axis equal slopes mean equal percentage moves, which is the comparison being made.
Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+
All sales (headline)
National context — not local
NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 74126.
United States
South
Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.
Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 74126→Tulsa County, OK
12-Month Direction
+13Moderate Improvement
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
33· Distressed
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden
14.8%
affordable
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
5.9x
favors buying
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation0
+66.4%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
5.7 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
26/100
low_risk
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.2%
OK 3.6%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0858d ago
Poverty Rate
15.1%
OK 15.9%US 12.6%
Near national averages
Median Household Income
$67,317
OK $64,390US $82,006
Near national averages
Cost of Living (RPP)
88.5
OK 88.5US 100.3
Lower than most U.S. counties
Home Value (ZHVI)$254,167
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
ZIP-wide typical value: Zillow Home Value Index (ZHVI); change is the 12-month change.
Owner stock, age of householder
Tenure by age of householder (ACS B25007) is not published below county. Any ZIP figure here is DERIVED from the county's age-specific owner rates applied to this ZIP's own age structure — never read directly.
Derived — this ZIP
No ZIP figure — this ZIP spans 2 counties
NOT DERIVED: this ZIP spans more than one county. Tenure by age is not published below county, and no single county rate applies here. Weighting by area would produce a number, not a measurement - area is a poor proxy for where households are. Each county's own figure is shown instead.
