How's the Market (Really) August 2026

Tulsa and Wagoner County Housing Market Update: August 2026

If you've been watching the local market and wondering whether it still favors sellers, the short answer is yes, but it's not moving with the same urgency it was a year ago.

Tulsa County

Homes sold for a median price of $290,000 in August, up 5.45% from last year. Inventory stayed tight at 3.25 months of supply, which is actually a bit tighter than August 2025. Homes are taking a little longer to sell though, sitting a median of 18 days on market in August and averaging 21 days year to date, a jump of over 10% compared to last year. Closed sales are up nearly 4% for the year, and sellers are still getting close to full price, with homes selling at 99.5% of list on average.

Wagoner County

Wagoner told a similar story with a sharper edge. Median sale price hit $293,500, up 6.34% year over year, while inventory tightened to 3.61 months of supply, down almost 13% from last year. Homes took noticeably longer to sell though, with a median of 34 days on market in August, up more than 20% from last year. Sellers here are getting full asking price on average, and closed sales for the year are up close to 14%.

What this means if you're buying or selling

Low inventory is still doing a lot of the work keeping prices moving up in both counties. But the slower days on market and dip in closed sales suggest buyers are being more selective, not less interested. If you're selling, pricing it right from day one still matters more than ever. If you're buying, you may have a little more room to negotiate than the headlines suggest.

Curious what this looks like for your specific neighborhood or price range? Reach out and I'll pull the numbers for your area. Sarah Hoffman, [email protected]

Source: Greater Tulsa Association of REALTORS® via MLS Technology Inc. / RE Stats Inc., August 2026 reports.