Tulsa 74126

Tulsa, OK · Osage County, OK · 4,750 properties · updated 7/5/2026

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
14.2%
affordable
Days on market
19
daily
Price cuts
32.5%
of active
Valuation
-16.6%
vs assessor
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70
/100
stable
stable · 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

28/ 100SellerBalancedBuyer
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: 14.2% of median income. Median days on market: 33. Market appears 22% 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.

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Market snapshoteach number, once

Median price
$92,066
▴ 0.8% YoY
Days on market
19
daily · zip_data
Median rent
$1,195
ZORI
Investor score
86/100
cash-flow lens
Active listings
31
90-day

Valuation3 lenses, different anchors

vs assessor
-16.6%
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
+66.9%
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$75
Price-to-income2.3×

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How 74126 ranks in OK
percentile vs all OK ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

83SUPPLY
Severe TightnessSupply Tightness

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

Months of Supply2.2 mo
Days on Market19d
Inv vs History+9.2%
Listing Density8.3/1k
Market dynamics
Price cut %32.5%
Momentumstable
LeverageSELLER SLIGHT
Months of supply2.2
Sales (90d)0
Investment analysis
Median rent$1,195
Price-to-rent6.4
Est. cap rate10.1%
Buy vs rentfavors buying

Livability

Walk score4
Transit score5
Bike score—

Historical trends

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Osage 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·Osage County