Investor-friendly real estate agents in Tulsa, OK
We match investors with vetted Tulsa-area agents who own rentals, run the numbers, and know the local rules. Free for investors.
Get matched in Tulsa3 vetted investor agents across the Tulsa metro
Tulsa is a cheap, steady market where rents cover more of the price than in most metros, and one of the easier big cities in the country to run a short-term rental in. A typical home in the metro is worth about $254,000 and rents for about $1,380 a month. That's still not cash flow at median prices with a mortgage at today's rates. Growth is modest: the metro has added about 130,000 people since 2010, more Americans moved out than in during 2017 and 2018 before the trend turned positive, and jobs are up about 4% since 2019. Home values and rents both rose about 3% last year, and values are at a record high. Oklahoma is a landlord-friendly state, with no local rent control and a 5-day notice for unpaid rent. Our 3 vetted agents cover Tulsa, Broken Arrow, Jenks, Owasso, Bixby and the Grand Lake area, and they flip, hold and run STRs themselves.
Rehabs from partners who do them for their own account: one has flipped more than 125 homes since 1999, another does heavy rehab flips.
Single-family rentals and small multifamily, including turnkey properties, from a partner who holds a 67-home rental portfolio.
STRs in Tulsa and the Grand Lake area from a partner who owns and runs three of her own.
Is Tulsa worth investing in? The long-term trends
People, jobs, rents and prices for the Tulsa metro, straight from the Census Bureau, the Bureau of Labor Statistics and Zillow. Hover or tap a chart for exact values.
View data table
| Period | Value |
|---|---|
| 2010 | 940,122 |
| 2011 | 947,151 |
| 2012 | 955,002 |
| 2013 | 965,540 |
| 2014 | 974,140 |
| 2015 | 986,737 |
| 2016 | 995,533 |
| 2017 | 999,220 |
| 2018 | 1,002,490 |
| 2019 | 1,008,830 |
| 2020 | 1,017,349 |
| 2021 | 1,026,070 |
| 2022 | 1,036,172 |
| 2023 | 1,048,254 |
| 2024 | 1,061,080 |
| 2025 | 1,069,273 |
View data table
| Period | Value |
|---|---|
| 2011 | +157 |
| 2012 | +1,168 |
| 2013 | +4,347 |
| 2014 | +1,807 |
| 2015 | +5,009 |
| 2016 | +1,440 |
| 2017 | -2,425 |
| 2018 | -2,090 |
| 2019 | +1,942 |
| 2020 | +4,432 |
| 2021 | +7,158 |
| 2022 | +6,743 |
| 2023 | +6,190 |
| 2024 | +4,456 |
| 2025 | +4,089 |
View data table
| Period | Value |
|---|---|
| 2010 | 413,600 |
| 2011 | 415,500 |
| 2012 | 425,300 |
| 2013 | 432,400 |
| 2014 | 440,300 |
| 2015 | 447,700 |
| 2016 | 446,000 |
| 2017 | 448,200 |
| 2018 | 456,400 |
| 2019 | 462,300 |
| 2020 | 438,800 |
| 2021 | 442,600 |
| 2022 | 455,400 |
| 2023 | 471,100 |
| 2024 | 478,600 |
| 2025 | 482,400 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | $858/mo |
| Dec 2016 | $869/mo |
| Dec 2017 | $883/mo |
| Dec 2018 | $903/mo |
| Dec 2019 | $935/mo |
| Dec 2020 | $995/mo |
| Dec 2021 | $1,137/mo |
| Dec 2022 | $1,193/mo |
| Dec 2023 | $1,258/mo |
| Dec 2024 | $1,303/mo |
| Dec 2025 | $1,340/mo |
| Aug 2026 | $1,382/mo |
View data table
| Period | Value |
|---|---|
| Dec 2010 | $129,322 |
| Dec 2011 | $125,016 |
| Dec 2012 | $126,158 |
| Dec 2013 | $129,386 |
| Dec 2014 | $133,922 |
| Dec 2015 | $136,382 |
| Dec 2016 | $144,778 |
| Dec 2017 | $147,411 |
| Dec 2018 | $154,305 |
| Dec 2019 | $161,872 |
| Dec 2020 | $180,395 |
| Dec 2021 | $206,772 |
| Dec 2022 | $228,044 |
| Dec 2023 | $235,109 |
| Dec 2024 | $243,968 |
| Dec 2025 | $249,537 |
| Aug 2026 | $253,643 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | 13.2× |
| Dec 2016 | 13.9× |
| Dec 2017 | 13.9× |
| Dec 2018 | 14.2× |
| Dec 2019 | 14.4× |
| Dec 2020 | 15.1× |
| Dec 2021 | 15.2× |
| Dec 2022 | 15.9× |
| Dec 2023 | 15.6× |
| Dec 2024 | 15.6× |
| Dec 2025 | 15.5× |
| Aug 2026 | 15.3× |
Data retrieved October 15, 2026. Figures cover the Tulsa metro area.
The numbers and rules that matter in Tulsa
Zillow Home Value Index, Tulsa metro, Aug 2026 (+3.2% YoY).
Zillow Observed Rent Index, all home types, Aug 2026 (+3.4% YoY). Single-family 3-beds rent higher.
Typical rent ÷ typical home value. Well under the 1% rule; plan on cash flow from buying right, not from rents.
Over the past year: home values +3.2%, rents +3.4%.
Short-term rentals with a simple license
Tulsa is unusually open to short-term rentals. Since the city's 2020 ordinance, STRs are allowed in every zoning district with an annual city license. There's no primary-residence requirement, no Board of Adjustment approval and no cap on how many can operate in an area.
That's a real contrast with Oklahoma City, where a non-owner-occupied STR now needs a special exception. Add home prices well below the national median and Grand Lake about 90 minutes northeast, and Tulsa is one of the few big metros where an investor can buy a whole-home STR without fighting the city for it.
One of our partners owns and runs three STRs across Tulsa and Grand Lake. Ask for real occupancy and nightly-rate data on comparable listings, not a revenue estimate from a calculator.
- The license comes with duties: a local contact who answers the city within an hour, any time, and the license number on every ad. The city can revoke a license for repeated violations.
- The license doesn't override HOA rules or neighborhood covenants. Check them before you buy.
- Grand Lake towns and the counties around the lake aren't covered by Tulsa's ordinance. Check local rules for each property.
- Tulsa isn't a resort market. Underwrite occupancy conservatively, and price in the city's 5% lodging tax plus state and local sales tax.
Pair it with the STR loophole
If your average guest stay is 7 days or fewer and you materially participate (for example, 100+ hours a year and more than anyone else, including your cleaner and co-host), the IRS doesn't treat the property as a passive rental. Losses from it, including depreciation, can offset your W-2 or business income.
Most investors pair it with a cost segregation study to front-load depreciation into year one, and 100% bonus depreciation is back for property acquired after January 19, 2025. The strategy lives or dies on documentation: the stay averages and your hours have to hold up if you're audited. Run it past your CPA before you close.
STR Loophole: Our app for investors using the short-term rental tax strategy: track your material-participation hours, plus guides, calculators and cost-segregation workflows to use STR depreciation against W-2 or active income the right way.
Explore STR Loophole→Oklahoma landlord-tenant basics
Oklahoma is generally landlord-friendly. Most of the rules are in the Oklahoma Residential Landlord and Tenant Act (41 O.S. § 101 and following). The points investors ask about most:
- No rent control: state law (11 O.S. § 14-101.1) bars cities and towns from controlling rents on private rental property, with narrow exceptions such as city-owned or subsidized housing. There's no statewide cap on increases.
- Nonpayment (41 O.S. § 131): you can end the lease if the tenant doesn't pay within 5 days after your written demand for the rent. That demand also counts as a demand for possession, so no separate notice to quit is needed before you file an eviction (forcible entry and detainer).
- In 2025 the legislature passed SB 128 to lengthen the eviction court timeline, but the governor vetoed it. Expect more bills like it; check current law before you file.
- Security deposit (41 O.S. § 115): hold it in an escrow account at a federally insured institution in Oklahoma. Return it within 45 days after the tenancy ends, the tenant gives back possession and makes a written demand for it. Any deductions for unpaid rent or damage must be itemized in writing.
- Entry (41 O.S. § 128): give at least 1 day's notice and enter only at reasonable times, except in an emergency. Tenants can't unreasonably refuse entry for inspections, repairs or showings.
Short-term rental rules in Tulsa
Tulsa licenses short-term rentals (stays of less than 30 days) under ordinances the City Council passed in 2020. They're allowed in all zoning districts, whether or not the home is your primary residence.
- Get a city short-term rental license before you advertise or rent. The license number must appear on every ad, and the license is renewed every year.
- Name a local contact who is available at all times and responds within one hour when the city calls.
- Unlike Oklahoma City, Tulsa doesn't require Board of Adjustment approval for a home you don't live in, and doesn't cap how many STRs can operate on a block.
- Tulsa charges a 5% lodging tax, and Oklahoma sales tax applies too. Airbnb collects both on its Tulsa bookings; on direct bookings, confirm with the city and the Oklahoma Tax Commission what you owe and remit it yourself.
- The license doesn't override HOA rules or neighborhood covenants. Broken Arrow, Jenks, Owasso and the Grand Lake towns set their own rules.
Last reviewed October 15, 2026. General information, not legal or tax advice — rules and fees change, so confirm with the city, the statute, or your attorney before you rely on them. Sources: Zillow Research data (ZHVI, ZORI) — Tulsa metro; Oklahoma Statutes Title 41 — Landlord and Tenant (full title); 41 O.S. § 131 — Delinquent rent; 41 O.S. § 115 — Security deposits; 41 O.S. § 128 — Landlord entry; Oklahoma Statutes Title 11 — Cities and Towns (incl. § 14-101.1, rent control prohibition); KGOU — Governor Stitt vetoes eviction timeline extension bill (May 2025); City of Tulsa — Short-term rental FAQ; City of Tulsa — Short-term rental licensing; City of Tulsa — Lodging tax; Public Radio Tulsa — Council approves short-term rental regulations (Mar 2020); Airbnb — Tulsa, OK responsible hosting; Airbnb — Occupancy tax collection in Oklahoma.
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Questions investors ask about Tulsa
How many investor-friendly agents do you have in Tulsa?
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We currently work with 3 vetted agent partners in the Tulsa area, covering Tulsa, Broken Arrow, Jenks, Owasso, Bixby, Sapulpa, Skiatook and the Grand Lake area. Between them they flip, hold rentals and run short-term rentals for their own accounts. We match you with the ones that fit your strategy, budget and target area, and if none of them do, we'll tell you upfront.
Is Tulsa a good market for cash-flowing rentals?
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Better than most, but not at median prices with a mortgage. Typical rent-to-price in the metro is about 0.54% a month, well above many growth markets but still far from the 1% rule. After taxes, insurance, repairs and vacancy, a median-priced rental financed at today's rates is about break-even at best. Investors who cash flow here buy below the median, rehab, or put more cash down.
Can I run an Airbnb in Tulsa?
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Yes. Tulsa allows short-term rentals in all zoning districts with an annual city license, including homes you don't live in. You need a local contact who answers the city within an hour, the license number on every ad, and you owe the city's 5% lodging tax plus state sales tax; Airbnb collects them on its bookings. HOA rules and covenants still apply.
Is Oklahoma landlord-friendly?
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Generally, yes. Cities can't impose rent control, there's no cap on rent increases, you can end a lease for nonpayment 5 days after a written demand, and landlords need only 1 day's notice to enter. Deposits must be held in an Oklahoma escrow account and returned within 45 days after the tenant moves out and asks for it in writing.
Do your Tulsa agents cover Grand Lake?
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Yes. One of our Tulsa partners covers the Grand Lake area, including Grove, Monkey Island, Afton and Bernice, and owns short-term rentals there herself. Lake towns and counties set their own rules, so check them for each property.
What does it cost to get matched with a Tulsa agent?
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Nothing. Agents Invest is free for investors. The agent pays us a referral fee only if you close a deal with them.
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