Tulsa Real Estate Market Update: April 2026 Trends & Strategies

What is actually happening in the Tulsa real estate market right now? If you have been wondering whether it is the right time to buy or sell, you are in the right place!

I’m Jennie Wolek with The Wolek Group at Keller Williams Realty in Tulsa, Oklahoma. Every single month, our team dives deep into the latest MLS statistics so we can bring you the facts. Back in March, we felt a massive uptick in real-time market activity—more buyers looking, more listings hitting the market, and more properties going under contract.

Now, the official April 2026 data is out, and it proves exactly what we were feeling on the ground. Let’s break down the numbers and talk about what they mean for your real estate goals!

The April 2026 Market by the Numbers

The Tulsa market is moving, and the data shows a strong, active spring season. Here is a quick snapshot of the year-over-year changes:

• Closed Sales: Up 6.82%
• Pending Sales (Under Contract): Up dramatically by 11.45%
• New Listings: Up slightly by 1.64%
• Months Supply of Inventory: Down to 2.89 Months With less than a three-month supply of inventory, we are still technically in a seller's market. If no new homes were listed today, it would take just under three months to sell everything currently available. However, as we head into the busy spring and summer months, we anticipate more inventory hitting the market soon!
  
  

Negotiation Trends: The List-to-Sale Price Ratio

One of the most important stats we look at is the List-to-Sale Price Ratio, which currently sits at 98%.

What does this mean for you? It means that, on average, homes are selling for about 98% of their asking price. Whether you are a buyer or a seller, this tells us there is a little bit of room for negotiation in today's market—which is completely normal!

The Truth About Closing Costs (and a Genius Hack)

When negotiating, the sale price is only one piece of the puzzle. Buyers also have to account for closing costs. In addition to a down payment (which can range from 3% to 20%+), buyers need cash to cover:

• Title work fees
• Lender administration fees
• Pre-paid escrow accounts (taxes and insurance)
  
  

Right now, we are seeing these closing costs average around $10,000 (or more, depending on the loan amount). That is real cash a buyer must bring to the closing table.

💡 The Win-Win Strategy: If a buyer has great credit but wants to keep more cash in their pocket, they can ask the seller to cover those closing costs. To make this a win-win, we can negotiate a slightly higher purchase price. The seller gets the net profit they were looking for, and the buyer effectively rolls their closing costs into their mortgage. It’s a brilliant strategy that is happening every day in the Tulsa market!

Understanding "Days on Market" (DOM)

If you are planning to sell your home, you need to understand the true timeline. Currently, the average Days on Market is up 11.82% over last year, sitting at 53 days.

But here is the catch that most people miss: Days on Market only measures the time from when the house goes Active to when it goes Pending (under contract).

It does not include the 30 to 45 days it typically takes to get from an accepted contract to the actual closing table. So, if you are a seller, you need to look at your calendar. From the day you list your home to the day you hand over the keys, you should plan for a timeline of about 80 to 100 days.

Knowing these numbers allows our team to help you build a strategic timeline that gets you exactly where you need to be, right when you need to be there.

Ready to Build Your Real Estate Plan?

Reading a market report is one thing, but knowing how to leverage that data for your specific situation is why you hire a professional. Because we are in the trenches negotiating contracts every single day, we know the real numbers behind the headlines.

Whether you are looking to buy your first home, sell a property, or just want to chat about your timeline for the next six months, we are here to help!

Contact The Wolek Group today, and let’s run the numbers for your unique situation!