Tulsa, OK
Tulsa merits investigation by cash-flow buyers prepared to underwrite slow employment growth and flood exposure; buyers relying on rapid demand growth or unwilling to assess water risk should avoid it.
Why this market scores where it does
Written from the figures on this page and then checked against them: every number below had to appear in the source record or recompute from two that did, or the text was rewritten.
Tulsa merits investigation by cash-flow buyers prepared to underwrite slow employment growth and flood exposure; buyers relying on rapid demand growth or unwilling to assess water risk should avoid it. A $255,840 median value, $1,361 asking rent and 6.38% gross yield set the headline economics before expenses.
Rent grew 3.25% while CES employment rose just 0.12%, so rent momentum is stronger than the labor signal. Net migration was positive at 1,753 households, but that support does not remove the risk that weak job growth limits tenant demand.
Inventory is tight at 2.4 months, yet 32.53% of listings had price cuts, showing that scarce supply does not eliminate property-level negotiation. The 4,854 permits warrant monitoring for added supply; inland flood exposure and the 0.1606% annual climate loss ratio require property-level insurance and loss review.
Frequently Asked Investor Questions
What are the headline price, rent and yield?
Is household migration positive or negative?
How large is non-occupant mortgage activity?
Investor Quick Takeaways
Computed from the current Zillow rent and home-value medians.
Zillow ZORI rent growth trend over trailing 12 months.
Originated investment purchase share (CFPB HMDA).
Annualized loss ratio evaluated for flood & hurricane risk.
Test the market, then test the deal
Keep Tulsa as the starting point or move into a more specific property and rent check.
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 49 | 30% | 14.70 |
| Rent trend | 49 | 25% | 12.25 |
| Affordability | 57 | 15% | 8.55 |
| Supply pressure | 58 | 15% | 8.70 |
| Climate risk | 39 | 15% | 5.85 |
| Published score | 50 | ||
CES employment grew 0.12% -> the labor-market signal offers little confirmation for stronger rent growth.
Asking rent grew 3.25% and gross yield is 6.38% -> rent is rising, but the headline yield is not a net return because operating costs are not published.
Rent is 23.55% of median income and price is 3.69 times income -> median-income underwriting has a defined local benchmark, though tenant-level distributions are not published.
Supply is 2.4 months and 32.53% of listings had price cuts -> scarcity and negotiation coexist, so broad seller leverage should not be assumed.
A 0.1606% annual climate loss ratio with inland flood as the dominant hazard -> insurance terms and parcel-level flood exposure are key diligence items.
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- CES employment grew only 0.12%, leaving little labor-market confirmation for the 3.25% rent increase.
- Price cuts affected 32.53% of listings despite 2.4 months of supply, so low inventory may not translate into dependable pricing power.
- Inland flood is the dominant hazard, and the 0.1606% annual climate loss ratio adds property-level loss risk not reflected in gross yield.
Move from the metro average to local evidence
County pages carry tax, migration, listing and hazard records. City pages appear only where direct city price, rent and Census evidence pass the publication gate.
Metros that behave like Tulsa
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Metro | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Tulsa, OK (Target) | 50 | $256k | $1,361 | 6.4% | ▲ 0.1% |
| Birmingham, AL | 39 | $264k | $1,462 | 6.7% | ▲ 0.2% |
| Baton Rouge, LA | 40 | $250k | $1,403 | 6.7% | ▼ 0.0% |
| Little Rock, AR | 42 | $233k | $1,277 | 6.6% | ▲ 0.2% |
| Greensboro, NC | 54 | $267k | $1,411 | 6.3% | ▲ 0.5% |
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income | direct | ACS 2024 5-year | 2026-07-26 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2025 vs 2024 | 2026-07-31 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI 2025 | 2026-07-28 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-23 | 2026-07-27 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-07-27 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-07-26 |