March 2026 Tulsa Market Report: Spring Inventory Surge

The Tulsa metro housing market entered spring 2026 with rising inventory and stable prices. Here is where the numbers landed this month.

Key Numbers

• Median sale price: $245,000 (up 3.2% from March 2025)
• Active listings: 2,847 (up 12% from February)
• Median days on market: 28 (down from 32 in February)
• Months of inventory: 3.1 (balanced territory)
• Sale-to-list ratio: 98.4%
• 30-year mortgage rate: 6.8% (down from 6.95% in February)

What Happened This Month

Spring brought a predictable uptick in listings. Active inventory climbed 12% month-over-month as sellers listed their homes ahead of the traditional spring buying season. This is consistent with seasonal patterns and does not signal a market shift. Year-over-year, active listings remain about 8% below the 2019 pre-pandemic baseline.

Homes moved faster than last month. The median time from listing to contract dropped from 32 days in February to 28 in March. Buyer activity picked up alongside the new inventory, and well-priced homes in the $200K to $350K range are still receiving multiple offers within the first two weeks.

The slight easing in mortgage rates (6.8% vs 6.95% in February) helped at the margins. A buyer purchasing at the $245K median saves about $25 per month compared to last month's rates. Not dramatic, but it adds up over 30 years.

Price Trends by Area

Appreciation is uneven across the metro. The strongest price growth continues in established, walkable neighborhoods:

• Midtown (74104): $310K median, +5.1% YoY. Demand from Tulsa Remote transplants keeps this area competitive.
• Brookside (74105): $285K median, +4.8% YoY. Low inventory and high desirability.
• Jenks (74037): $275K median, +4.6% YoY. School quality drives consistent demand.
• Downtown (74120): $220K median, +4.1% YoY. Condo and loft segment is active.

More affordable east and north Tulsa zip codes (74106, 74112, 74129) are seeing investor-driven appreciation in the 2.5% to 3.9% range. These areas offer entry points below $180K but come with higher renovation costs and different risk profiles.

Segment Breakdown

The $200K to $350K range accounts for 62% of closed transactions and remains the most competitive segment. Homes in this bracket average 22 days on market, below the metro-wide 28-day median.

The luxury segment (above $500K) is slower. Homes above $500K average 58 days on market with a sale-to-list ratio of 95.7%. Sellers in this range should expect more negotiation.

Below $150K, activity is dominated by investors and first-time buyers using down payment assistance programs. This segment is tight on inventory and competitive despite the price point.

Outlook

Inventory will likely continue rising through May as it does every year. Prices should hold steady or appreciate modestly in the 3% to 4% annualized range. Mortgage rates are the wildcard. If the Federal Reserve signals rate cuts in the second half of 2026, expect a demand surge that could push prices higher and compress days on market. For now, the market is balanced and functional.