August 2026 Overview
The median sale price in Tulsa County was $290,000 in August 2026, up 5.45% from $275,000 in August 2025 but down from July’s $300,000. The month’s defining figure was volume: closed listings fell to 731, an 8.97% annual decline and the weakest August in the five-year series. Active inventory finished at 2,416 homes, essentially unchanged year-over-year, with months of supply at 3.25.
Key Metrics
Market Analysis
August broke the pattern of the preceding two months. Closings fell to 731 on total volume of $252.8 million, down 8.97% from 803 a year earlier and well below the five-year August average of 828. Month over month the drop was steeper still, from 858 in July to 731, a 14.80% decline.
Listing activity did not fall with it. New listings came in at 1,077, up 1.32% year-over-year and just above the five-year August average of 1,072. Pending listings rose 9.37% to 817, above the 794 five-year average, which points to closings recovering in September. The closed-versus-listed ratio finished at 67.9%, down from 75.5% in August 2025.
Active inventory ended the month at 2,416 homes against 2,418 a year ago, a 0.08% change. Months of supply was 3.25, down 4.03% year-over-year from 3.38 but above the five-year August average of 2.70. Absorption over the trailing twelve months averaged 744 sales per month.
Price Trends
Median list price at closing was $299,000 against a median sale price of $290,000, putting the median sale-to-list ratio at 99.50%, down from 99.70% a year earlier and the first month since March to close below full asking price. Year to date the median sale price is $290,000 versus $279,000 through August 2025, a 3.94% gain.
By size, medians ran $154,250 for one- and two-bedroom homes, $249,950 for three bedrooms, $395,000 for four, and $506,980 for five or more. The $225,001 to $325,000 band led volume with 203 closings, 27.77% of the month.
Buyer Outlook
Buyers gained a little leverage in August. Sellers accepted slightly under list for the first time in months, homes took a median of 18 days to sell rather than 17, and supply held above three months. Selection is widest at the upper end: months of supply runs 4.57 between $400,001 and $525,000, 5.40 between $525,001 and $700,000, and 6.05 above $700,000, against 2.23 to 2.65 below $225,000.
The constraint is still price. At a $290,000 median, buyers are paying 5.45% more than a year ago, and the entry-level segments that clear fastest are also the thinnest.
Seller Perspective
The 8.97% drop in closings is the number sellers should weigh. Demand did not disappear, but it slowed: median marketing time lengthened to 18 days, and the median sale-to-list ratio slipped to 99.50%. Homes priced above $425,000 took a median of 30 to 33 days to sell, roughly double the 9 to 14 days in the $125,001 to $225,000 range.
With new listings up 1.32% year-over-year and pending sales up 9.37%, the pipeline is healthy. Accurate pricing matters more than it did in July, when full asking price was still the norm.
Methodology Note
Figures are delimited to Tulsa County, Residential Property Type. June 2026 onward uses this basis; reports through May 2026 covered all property types in Tulsa County, so those figures are not directly comparable. Year-over-year comparisons above are like-for-like.
Prior-month restatement. This report shows July 2026 end-of-month inventory as 2,432 and June as 2,279, where the July and June reports published 2,367 and 2,213 respectively. RE STATS restates inventory as late transactions post. Month-over-month inventory comparisons above use this report’s own series; the year-over-year figures are unaffected.