The numbers behind the local home market.
Coverage: the neighborhoods inside the loop framed by I-244 on the north, US-169 on the east, the Creek Turnpike on the south, and the Arkansas River on the west - 12 ZIP codes, single-family residential, MLS sold data.
| Metric | August 2025 | July 2026 | August 2026 | vs July | vs August 2025 |
|---|---|---|---|---|---|
| Closed Sales | 240 | 239 | 200 | ▼ 16.3% | ▼ 16.7% |
| Total Sales Volume | $98.5M | $104.2M | $78.2M | ▼ 24.9% | ▼ 20.5% |
| New Listings | – | 344 | 287 | ▼ 16.6% | – |
| Homes Under Contract (pending) | – | 292 | 272 | ▼ 6.8% | – |
| Median Sold Price | $289,950 | $335,000 | $327,250 | ▼ 2.3% | ▲ 12.9% |
| Median List Price at Closing | $299,000 | $345,000 | $332,450 | ▼ 3.6% | ▲ 11.2% |
| Median House Size Sold | 1,936 sqft | 2,216 sqft | 2,108 sqft | ▼ 4.9% | ▲ 8.9% |
| Median Price per Square Foot | $157 | $159 | $161 | ▲ 1.3% | ▲ 2.5% |
| Sale-to-List Ratio (average) | 97.9% | 99.2% | 98.1% | ▼ 1.1 pts | ▲ 0.2 pts |
| Sold Over Asking Price | 14% | 26% | 21% | ▼ 5 pts | ▲ 7 pts |
| Sales with Seller Concessions | 36% | 36% | 36% | unchanged | unchanged |
| Median Days on Market | 14 | 11 | 13 | ▲ 2 days slower | ▼ 1 day faster |
| Active Listings (end of month) | – | 613 | 639 | ▲ 4.2% | – |
| Months of Inventory | – | 2.6 | 2.6 | unchanged | – |
| Top Sale of the Month | $2.35M | $3.10M | $1.70M | Woody Crest, Midtown (74114) | |
August 2025 figures are drawn from the three-year MLS detail exports for the same 12 ZIP codes, on the same definitions. Days on market is list date to contract, not to closing. The sale-to-list figure is an average; the median August sale closed at 98.9% of its final asking price.
| ZIP | Area | Closed | Median Sold | Median DOM | Sale-to-List | Active | Pending |
|---|---|---|---|---|---|---|---|
| 74103 | Downtown Core | 1 | $290,000 | 104 | 97.0% | 6 | 5 |
| 74104 | Midtown · Cherry Street · TU | 13 | $235,000 | 10 | 99.1% | 45 | 21 |
| 74105 | Midtown · Brookside | 29 | $355,500 | 22 | 98.7% | 107 | 34 |
| 74112 | Midtown-East | 25 | $198,000 | 17 | 98.8% | 50 | 18 |
| 74114 | Midtown · Riverside | 29 | $267,000 | 9 | 100.0% | 56 | 32 |
| 74119 | Downtown · Riverview | 1 | $320,000 | 1 | 86.7% | 39 | 3 |
| 74120 | Midtown · Historic Core | 1 | $420,000 | 1 | 100.0% | 8 | 7 |
| 74133 | South Tulsa | 35 | $345,000 | 13 | 98.5% | 109 | 48 |
| 74135 | South Tulsa | 13 | $356,500 | 7 | 98.0% | 63 | 25 |
| 74136 | South Tulsa | 17 | $402,000 | 8 | 98.5% | 41 | 27 |
| 74137 | South Tulsa | 24 | $615,000 | 19 | 98.9% | 90 | 31 |
| 74145 | Southeast Tulsa | 12 | $252,000 | 7 | 100.0% | 25 | 21 |
Medians are per-ZIP August closings; sale-to-list is the median ratio of close price to final list price. Active and pending counts are end-of-August figures. Where a ZIP closed only one or two homes, the median is that sale and should be read as an example, not a market rate.
| Price Band | Closed Sales - August | Share | Share in July | Median DOM |
|---|---|---|---|---|
| Under $200K | 34 | 17% | 10% | 10 |
| $200K–$300K | 55 | 28% | 29% | 15 |
| $300K–$400K | 43 | 22% | 23% | 13 |
| $400K–$600K | 35 | 18% | 21% | 10 |
| $600K and up | 33 | 17% | 18% | 18 |
Share figures are rounded and may not sum to 100%. The under-$200K band grew from 10% of sales to 17% in a single month, which is most of the reason the metro median fell while price per square foot rose.
| Measure | August 2026 | What it means |
|---|---|---|
| Close price vs FINAL asking price | 98.1% average | What the headline ratio measures |
| Close price vs ORIGINAL asking price | 95.4% average | What the seller who never cut price would have collected |
| Sales that cut price before selling | 38% | Nearly two in five listings were repriced |
| Median size of that price cut | $17,000 | Among the listings that cut |
| Contract to closing | 31 days median | Time from accepted offer to funded sale |
The gap between 98.1% and 95.4% is the cost of a first price that missed. It is the single most useful number on this page for anyone deciding what to list at.
The median closed price came in at $327,250, down 2.3% from July's $335,000, and that number will be quoted all month as a cooling market. It is worth 30 seconds of arithmetic. The median home that closed in August measured 2,108 square feet, 108 square feet smaller than July's. On a per-square-foot basis, which controls for that, prices went the other way: $161 in August against $159 in July and $157 in August 2025. What changed was the mix, not the rate. Sales under $200,000 jumped from 10% of the market to 17% in one month, and a heavier bottom end pulls the median down without a single seller taking less.
The demand side did soften, and it softened consistently across every measure we track. The typical home took 13 days to go under contract against 11 in July. The share selling above asking fell from 26% to 21%. Sellers collected an average 98.1% of final list, down from 99.2%. Active listings rose again to 639, the fourth straight monthly increase, while homes under contract slipped to 272. None of those moves is large on its own. Together they point the same direction, and that is what makes them worth reading.
200 homes closed in the inner core in August, against 239 in July and 240 in August 2025. Dollar volume fell harder, to $78.2 million from $104.2 million, because the sales that went missing were concentrated in the upper bands: the $400,000-and-up half of the market lost 23 closings between July and August, and the under-$300,000 half gained. At 2.6 months of supply the inner core is still well inside seller's-market territory, where a balanced market is generally considered five to six months. But fewer transactions at steady per-foot pricing is a different market than the one Tulsa had in spring, and sellers pricing off spring comparables will feel it.
August was the first month this year where the market asked sellers a question instead of answering it. Homes priced correctly still went under contract in under two weeks and still closed at or near asking. Homes priced on hope joined the 38% that had to cut, and those sellers collected 95.4% of what they first asked rather than 98.1%. Going into fall, with 639 active listings competing and buyers no longer bidding past asking as often, the first asking price is doing more work than it has done all year.
August 2026 Edition (July closings) →
July 2026 Edition (June closings) →
A new deep dive publishes each month when the prior month's closings are compiled and verified. Every edition stays online in the archive.
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