Real Estate Investing in Tulsa, Oklahoma

Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.

53 ZIP codes • Population: 432,917 • Tulsa County

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Should you buy in Tulsa, OK? Our answer, based on the numbers below.

🏠 For Homebuyers

GOOD FIT

Grade B (81/100)

Solid choice — values are growing steadily and the market is stable enough to buy with confidence.

📈 For Investors

MIXED

3.3 / 5 (56/100)

A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.

⚠️ Risks to Know

1 flag

Elevated vacancy: 11.6% vacancy may signal weakening demand.

What’s happening in Tulsa, OK?

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Investability

Citywide average

Appreciation

5.9% 5yr CAGR

Landlord Climate

Regulatory friendliness

🏦 30-yr Fixed Rate: 6.76% as of Sep 10 Source: Freddie Mac PMMS

Avg Investability ★★★★★

Avg Home Value $103,506

Avg Monthly Rent $1,269

ZIP Codes 53

Market Trends — Tulsa, OK

Home Value History

Rent History

Local Pulse Report

AI-researched developments and news for Tulsa, OK. Updated on demand as visitors ask.

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Growth & development in Tulsa, OK Updated 146 days ago

Tulsa sees substantial investment in infrastructure, new businesses, and housing, alongside significant employer expansions and some closures.

✓ Opportunities

Meta is investing over $1 billion in a new AI data center in Tulsa, announced in April 2024, creating over 1,000 construction jobs and committing to local infrastructure upgrades.
The Tulsa metro area saw 1,480 new businesses established in 2022, the highest in over a decade, surpassing national averages.
Lufthansa Technik Component Services expanded its plant at Tulsa International Airport in March 2026, adding 25,000 square feet and 90 new workstations.
The City of Tulsa invested $54 million in arterial and non-arterial street projects in 2023, completing 20.92 lane miles of rehabilitation and 501 ADA ramp installations.
The Tulsa Housing Authority has a three-year housing development pipeline leveraging over $400 million, including the recently completed River West mixed-income community with 435 new rental units.

⚠ Concerns

Tulsa experienced 2,171 establishment exits in 2022, with the professional, scientific, and technical services industry seeing the highest number of closures.
GolfSuites Tulsa closed in spring 2024 at Riverwalk Crossing in Jenks, though Suite Shots will take over the location.
A QuikTrip just south of the University of Tulsa campus closed on August 1, 2024, with no announced plans for the location.

Bottom line: Tulsa is experiencing robust growth in its business and infrastructure sectors, with a strong focus on housing development and job creation despite some business closures.

Sources & references

Local news & events in Tulsa, OK Updated 146 days ago

Tulsa is experiencing a mix of positive community engagement and persistent challenges in public safety, environmental health, and housing conditions.

✓ Opportunities

Tulsa Police Department reported 50 homicides in 2024 and solved every one of them, with overall crime trending downward from April-June 2025 compared to 2024. — This indicates improved public safety and accountability, potentially increasing residents' sense of security. Reddit r/tulsa
Tulsa hosts numerous annual events and festivals, including the nationally recognized Tulsa Oktoberfest, Tulsa Tough, Juneteenth Festival, and Mayfest. — These events provide diverse cultural and recreational opportunities, fostering community engagement and local pride. Visit Tulsa
The City of Tulsa maintains a calendar of special events on public property, including community celebrations, festivals, parades, and athletic activities. — This offers residents a wide array of organized, accessible activities to participate in and enjoy. City of Tulsa
The Tulsa Sustainability Task Force, formed in March 2025, is developing a report to improve the city's sustainability and preparedness for climate disasters. — This initiative aims to enhance long-term environmental resilience and safety for all residents. KGOU - Oklahoma's NPR Source

⚠ Concerns

Tulsa's crime rate is around 70.9 per 1,000 people, about twice the national average, with Midtown experiencing high property crime. — High crime rates, particularly property crime, can lead to increased financial burdens and a diminished sense of security for residents. Reddit r/tulsa
Residents have expressed concerns about water pollution in the Arkansas River and air pollution exceeding EPA regulations. — Environmental pollution can lead to adverse health outcomes and limit recreational use of natural resources, impacting quality of life. SCIPP Report
A January 2026 study found Tulsa's local government is not prioritizing measures to prevent harm from extreme weather, despite resident concerns about severe storms and heat. — Lack of prioritized climate adaptation planning can leave vulnerable residents exposed to increased risks and damages from extreme weather events. KGOU - Oklahoma's NPR Source
Multiple Tulsa renters have raised concerns about landlords not fixing serious problems like leaks, mold, and HVAC issues, with some facing potential retaliation for complaints. — Poor living conditions and fear of retaliation restrict residents' ability to secure safe and healthy housing, imposing unconsented costs and stress. FOX23 News Tulsa
Some apartment complexes in Tulsa have faced water shut-off notices due to unpaid bills, causing anxiety and uncertainty for residents. — This creates instability and potential health hazards for residents who rely on these services, imposing unconsented disruptions to daily life. FOX23 News Tulsa

Bottom line: Tulsa is actively addressing crime and promoting community events, but residents face ongoing challenges with high crime rates, environmental concerns, and housing quality issues.

Sources & references

Schools in Tulsa, OK Updated 146 days ago

Tulsa Public Schools recently passed a significant bond measure, is seeing increased enrollment applications despite an overall student decline, and has shown academic improvements in several schools.

✓ Opportunities

Tulsans approved a $609 million 'Strong Schools, Strong Tulsa' bond measure in April 2026, without raising the tax rate. — This provides substantial funding for facility upgrades, technology, transportation, and expanded student opportunities like career academies and driver's education. Tulsa Flyer
Tulsa Public Schools reported a nearly 9% increase in enrollment applications for the 2026-27 school year. — This indicates growing interest in the district's programs, including new magnet offerings, expanding choices for families. Tulsa Flyer
Four elementary schools (Kerr, Marshall, Mitchell, and Wayman Tisdale Fine Arts Academy) were removed from the state's 'needs improvement' list in February 2026. — This signifies improved academic performance and reduced state oversight, potentially leading to better educational outcomes. KTUL
TPS students showed notable gains in mathematics and steadily improving reading scores on the Spring 2025 Oklahoma State Testing Program (OSTP) assessments. — Increased proficiency rates in math and English Language Arts across all tested grades indicate improved academic growth. Tulsa Public Schools
The 'One Team' Ambassador program launched in August 2025, inviting community members to support student well-being at school sites. — This program fosters deeper community connections and provides additional adult support for students. Tulsa Public Schools

⚠ Concerns

Despite an increase in applications, overall enrollment in Tulsa Public Schools declined by about 1,000 students in the past year, from 33,572 to approximately 32,500. — A decrease in overall student numbers can lead to reduced funding and potential program cuts. Tulsa Flyer
Tulsa public schools have an average math proficiency score of 14% and reading proficiency score of 16%, which are below the Oklahoma public school averages of 25% and 27% respectively. — Lower proficiency rates indicate a need for continued academic improvement to meet state averages. Niche

Bottom line: Tulsa Public Schools is investing heavily in facilities and programs through a new bond, while working to reverse a trend of declining enrollment and improve academic proficiency.

Sources & references

Civic & policy in Tulsa, OK Updated 146 days ago

The City of Tulsa has recently focused on addressing housing shortages and public safety, alongside state-level tax and education reforms. ### Positives: * On October 30, 2024, the Tulsa City Council passed zoning code amendments to encourage housing develo

Sources & references

AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.

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Best ZIP codes in Tulsa, OK

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Landlord Ground Truth

Real numbers from people who own or manage rentals in Tulsa, OK. Anonymous, moderated, never written by AI.

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Tenant quality

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Late or non-payment High turnover Maintenance costs Break-ins / theft / vandalism Insurance cost or availability Permits & inspections HOA friction Squatter / eviction delays None

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Avg Home Value

$103,506

Avg Monthly Rent

$1,269

1% Rule

✓ Passes

Landlord Friendly (OK)

★★★★★

❄️ Cool Market — Tulsa, OK metro

Days to pending

10.1%

Listings with price cuts

0.0%

Sale-to-list ratio

📅 Data as of August 29, 2026 — updated weekly

🎓 Colleges & Universities in Tulsa

15 Colleges 32,795 Students 5,906 Off-Campus Renters

Tulsa Technology Center

2-Year Public · 4,031 students

📍 ~2,301 students rent off-campus

University of Tulsa

4-Year Private · 3,559 students

Broken Arrow Beauty College

Vocational For-Profit · 66 students

Tulsa Community College

2-Year Public · 14,538 students

📍 ~3,605 students rent off-campus

Oral Roberts University

4-Year Private · 5,365 students

Miller-Motte College-Tulsa

2-Year For-Profit · 283 students

Spartan College of Aeronautics and Technology

4-Year For-Profit · 744 students

Clary Sage College

2-Year Private · 367 students

Oklahoma Technical College

2-Year Private · 120 students

Oklahoma State University Center for Health Sciences

4-Year Public · 1,833 students

Community Care College

2-Year Private · 430 students

Tulsa Welding School-Tulsa

2-Year For-Profit · 934 students

Paul Mitchell the School-Tulsa

Vocational For-Profit · 249 students

Phillips Theological Seminary

4-Year Private · 98 students

ATA College

2-Year For-Profit · 178 students

Investor Insight: With 5,906 students living off-campus, Tulsa has substantial rental demand from the college population — typically stable, lease-renewing tenants.

Neighborhoods in Tulsa

Ashton Hollow 53 ZIP codes Benchmark 53 ZIP codes Boman Acres 53 ZIP codes Briarglen Plaza 53 ZIP codes Briarwood 53 ZIP codes Brookside 53 ZIP codes Brookwood 53 ZIP codes Bryn Mawr 53 ZIP codes Burning Tree 53 ZIP codes Camelot Park 53 ZIP codes Carbondale 53 ZIP codes Carriage Trail 53 ZIP codes Cedar Ridge Heights 53 ZIP codes Cedar Ridge Park 53 ZIP codes Cedarcrest 53 ZIP codes Central Park 53 ZIP codes Charlene Estates 53 ZIP codes Cherry Street 53 ZIP codes Chimney Hills 53 ZIP codes Columbus 53 ZIP codes

ZIP Codes in Tulsa, OK

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Frequently Asked Questions About Tulsa, OK

What is the median home value in Tulsa, OK?

Tulsa, OK home values average about $104K. That price point suits investors targeting rentals with $1,269/mo in monthly income.

How much rent can I charge in Tulsa, OK?

Rental rates in Tulsa, OK average $1,269/mo. Tenant demand and $104K home values make the yield look reasonable by investor standards.

Does Tulsa, OK rent-to-price ratio clear the 1% rule?

The median property in Tulsa, OK ($104K at $1,269/mo rent) a rent-to-price figure. Pure 1% deals require disciplined offer pricing.

Can I live-in-and-rent in Tulsa, OK?

Tulsa, OK is a an attractive market for house hackers. FHA or conventional owner-occupant buyers find the $104K price point reasonable to enter.

What is the smart move for investors in Tulsa, OK?

Investors usually favor value-add and BRRRR deals in Tulsa, OK. With home values at $104K and rents near $1,269/mo, other strategies can work but produce stable rather than outsized returns.

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Should you buy in Tulsa, OK? Our answer, based on the numbers below.

What’s happening in Tulsa, OK?

Market Trends — Tulsa, OK

Home Value History

Rent History

✓ Opportunities

⚠ Concerns

Sources & references

✓ Opportunities

⚠ Concerns

Sources & references

✓ Opportunities

⚠ Concerns

Sources & references

Sources & references

Best ZIP codes in Tulsa, OK

Landlord Ground Truth

Population by Ethnicity

Top Schools in Tulsa

🎓 Colleges & Universities in Tulsa

Neighborhoods in Tulsa

ZIP Codes in Tulsa, OK

Screen every ZIP in Tulsa

Frequently Asked Questions About Tulsa, OK

Community Ratings

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