Tulsa Housing Market Update: December 2026

The Tulsa housing market heading into December 2026 is active, measured, and worth paying attention to. Prices are up modestly compared to a year ago, homes are still moving relatively quickly, and inventory has grown enough to give buyers a bit more breathing room than they had a couple of years ago. Here is what the current data tells us, and what it means if you are thinking about buying or selling soon.

What Are Tulsa Home Prices Doing Right Now?

As of the most recent figures from August 2026, the median home price in the Tulsa metro sits at $290,000, which is up about 5.4 percent year over year. That is steady, healthy appreciation. It is not the frantic pace we saw in earlier years, and that is actually a good sign. Sustainable growth tends to hold. If you are a homeowner who has been here for a few years, your equity position is likely in solid shape.

For buyers, a $290,000 median means Tulsa still offers real value compared to most major metros. You can find move-in-ready homes in neighborhoods like Broken Arrow, Bixby, and South Tulsa at prices that would look like a bargain in almost any other part of the country. That gap has not disappeared, even as our market has matured.

How Long Are Homes Sitting on the Market in Tulsa?

Right now, the average days on market is 18. That means well-priced homes are not sitting around for weeks waiting for offers. They are moving. Buyers who are pre-approved and ready to act tend to do better than those who are still getting their paperwork together when the right home appears. If you are in the process of getting ready to buy, move through that preparation phase with intention, because 18 days leaves room to think but not room to stall.

That said, 18 days is not the frenzied 5-day or 7-day pace we saw at the peak of the pandemic market. Sellers need to price honestly. Overpriced homes are sitting longer, and buyers have enough options now to walk away from something that does not feel right. Pricing your home accurately from the start is still the single most effective thing you can do as a seller.

Is Tulsa a Buyer's Market or a Seller's Market Right Now?

The current months of inventory sits at 3.25, which places Tulsa in balanced-to-slight-seller's-market territory. A balanced market is generally considered around 4 to 6 months of inventory, so we are still leaning in the seller's favor, but not dramatically. Both sides have leverage to work with, which is actually where the most productive transactions happen.

Sellers can expect reasonable competition for a well-prepared home. Buyers can expect to negotiate, especially on homes that have been on the market for more than a few weeks. The days of waiving every contingency and paying tens of thousands over list price on most homes are largely behind us, and that benefits buyers who want to make a sound decision rather than a desperate one.

What Does This Mean If You Are Thinking About Selling?

Condition and pricing still determine everything. Homes that show well, are priced close to market value, and are marketed thoughtfully are selling without drama. Homes that are overpriced or under-prepared are sitting. The market will tell you the truth even when it is hard to hear, so it is worth taking the time before you list to make small improvements, get a realistic sense of value, and have a clear plan.

One of the most consistent things I see is that sellers who prepare with intention get better outcomes than those who rush. That preparation does not have to be expensive. Sometimes it is simply decluttering, touching up paint, and getting professional photos. The buyers coming through your door are making one of the largest financial decisions of their lives. First impressions carry real weight.

What Does This Mean If You Are Thinking About Buying?

Neighborhoods like Midtown, Brookside, Cherry Street, Jenks, and Owasso each offer something different, and price points vary meaningfully across those areas. Getting clear on what you actually need, not just what looks nice on a tour, will help you move with confidence when the right home appears.

One thing I always encourage buyers to do is get fully pre-approved before they start serious touring. Not just pre-qualified, but fully pre-approved, with income verified and credit reviewed. A seller reviewing multiple offers is going to take the cleaner, more certain offer. Your pre-approval is part of your negotiating position.

I also ask sellers to consider contributing to buyer closing costs on most offers I write. It is a negotiating tool, not a guarantee, and it depends entirely on the home, the seller, and the terms of the deal. But it is worth having a conversation about what is possible before you assume you have to bring a large amount of cash to close.

Looking Ahead Toward the End of 2026

Tulsa tends to see slower activity in November and December as buyers and sellers shift attention to the holidays. That quiet period can actually work in your favor. There are fewer competing buyers in the market, and sellers who list during slower months are often motivated. If you are ready, waiting for spring is not always the right move.

The fundamentals here are sound. Tulsa has real job growth, a relatively affordable cost of living, and neighborhoods that genuinely feel like home. The market reflects that.

If you want to talk through what these numbers mean for your specific situation, I am always glad to have that conversation. Reach out at morgantipton.com or call me at (918) 857-0084. No pressure, just a real conversation about where you stand and what your options look like.