Tulsa 74146

Tulsa, OK · Tulsa County, OK · 3,085 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

57affordability /100

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

Payment burden
25.9%
affordable
Days on market
20
daily
Price cuts
16.4%
of active
Valuation
-6.5%
vs assessor
Look up an address
71
/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

22/ 100SellerBalancedBuyer
Seller's Market
DOM: 33d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)25
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)50
Cancellation Rate (10%)0
Days on Market (5%)40

Seller-favored market in 74146. Expect to pay at or near list price. Payment burden: 26.0% of median income. Median days on market: 33. Renting is approximately 27% cheaper than buying (price-to-rent ratio: 15.2).

Buyer Caution

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

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

Market is holding steady with balanced conditions. Sellers hold a slight edge.

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Market snapshoteach number, once

Median price
$187,923
▴ 0.6% YoY
Days on market
20
daily · zip_data
Median rent
$1,028
ZORI
Investor score
69/100
cash-flow lens
Active listings
14
90-day

Valuation3 lenses, different anchors

vs assessor
-6.5%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$175,800
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%
Tulsa+66.9%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$133
Price-to-income4.3×

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How 74146 ranks in OK
percentile vs all OK ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

91SUPPLY
Critical ShortageSupply Tightness

Extreme scarcity — sellers have maximum leverage. Listings move fast.

Months of Supply2.2 mo
Days on Market20d
Inv vs History-18.1%
Listing Density2.5/1k
Market dynamics
Price cut %16.4%
Momentumstable
LeverageSELLER SLIGHT
Months of supply2.2
Sales (90d)0
Investment analysis
Median rent$1,028
Price-to-rent15.2
Est. cap rate4.3%
Buy vs rentneutral

Livability

Walk score3
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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Tulsa Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Tulsa County