Welcome to
Tulsa
Oklahoma's Urban Hub — Culture, Art & Affordability
Tulsa By The Numbers
Why People Love Living Here
Gathering Place
Ranked among the best parks in the US — this $465M riverside destination is free and open to all Tulsans year-round.
Brookside District
Miles of locally-owned restaurants, boutiques, and bars along Peoria Avenue — Tulsa's most walkable and beloved neighborhood.
Art Deco Legacy
Tulsa has one of the finest Art Deco building collections in the world, centered on its historic downtown core.
Midtown Revival
Midtown is experiencing a renaissance — renovated bungalows, new restaurants, and rising values make it the smart buy right now.
What It Costs to Live Well in Tulsa
Housing
Median ~$200K. Historic Midtown bungalows from $180K–$400K. South Tulsa newer builds $280K–$600K+. Extraordinary value vs. any comparable city.
Utilities
Average monthly $160–$210. PSO electric and ONG gas serve most of Tulsa. Summer cooling costs are the largest variable.
Gas & Groceries
Some of the lowest gas prices in the nation. Grocery costs 10–15% below national average. Whole Foods, Sprouts, and Reasor's all represented.
Childcare
Tulsa has invested heavily in early childhood — pre-K widely available. Full-time infant/toddler care averages $800–$1,100/month.
Healthcare
Saint Francis, Ascension St. John, and OSU Medical Center provide top-tier care. Healthcare costs below national median.
Entertainment
Tulsa PAC, BOK Center, Cain's Ballroom, Drillers baseball, Roughnecks soccer, TU athletics — a full calendar at fraction of big-city prices.
3 bed, 1–2 bath Midtown bungalow. Original hardwood floors, character, walkable neighborhood. Cosmetic updates likely needed.
3–4 bed updated home in Brookside or South Midtown. Modern kitchen, renovated bath, move-in ready, walkable street.
4–5 bed luxury in South Tulsa or premium Midtown. Custom finishes, dedicated office, pool potential, high walkability score.
Best Neighborhoods
in Tulsa
Tulsa Schools
Boundaries and ratings change — always verify before purchasing. Jason provides updated boundary maps for every address.
School Choice
TPS offers magnet and specialty schools — Edison Prep, KIPP, and others draw students from across the city through competitive application.
Private Options
Holland Hall, Metro Christian, and Cascia Hall offer exceptional private education. Montessori and faith-based schools also serve the area.
University Presence
University of Tulsa (TU) and Oral Roberts University (ORU) contribute to the city's intellectual, cultural, and employment fabric.
Early Childhood Leader
Tulsa has been a national leader in early childhood education investment — pre-K access is among the best of any city its size in the US.
The Tulsa Housing Market
Average Sale Price
Citywide median ~$200K, but varies dramatically — Brookside commands a premium while East Tulsa offers significant entry-level value.
Days on Market
Desirable Midtown and Brookside homes selling in 14–21 days. Less desirable or overpriced properties sit 60–90 days.
Historic Home Market
Tulsa's bungalow and craftsman market is strong. Buyers willing to renovate can acquire significant equity — often the best value play in the city.
Luxury Market
Maple Ridge, Gilcrease Hills, and South Tulsa luxury ($500K–$2M+) serves executives and long-term Tulsans trading up.
Investment Properties
Tulsa's rental market is strong — TU/ORU students, young professionals, and healthcare workers create demand. Cap rates often exceed coastal markets.
New Construction
Limited within city proper. South Tulsa and near-suburb zones have the most new build activity for buyers preferring new construction.
Things to Do in Tulsa
Top Restaurants
- Juniper Restaurant
- The Vault
- Polo Grill
- In The Raw Sushi
- Burn Co. BBQ
- Smoke on Cherry Street
Coffee Culture
- Topeca Coffee
- Cirque Coffee
- Shades of Brown
- Brown Bag Bakery
- Chimera Café
Parks & Culture
- Gathering Place
- Philbrook Museum
- Gilcrease Museum
- River Parks Trail
- Woodward Park & Gardens
Entertainment
- BOK Center Concerts
- Cain's Ballroom
- Tulsa PAC
- Drillers Baseball
- Tulsa Arts District Events
Jobs & Economy
in Tulsa
Tulsa benefits from proximity to Tulsa's major employment base. Remote workers, healthcare professionals, and energy sector employees are among the fastest-growing resident groups.
Getting Around Tulsa
Highway Network
I-44, US-75, US-169, and US-64 converge in Tulsa. The IDL (Inner Dispersal Loop) connects all quadrants of the city.
Airport
Tulsa International is minutes from Midtown — one of the most convenient metro airports in the country for frequent flyers.
Public Transit
MTTA bus network covers most of the city and connects to suburbs. A car remains essential for most commuters.
Bike & Walk
River Parks trail spans both banks of the Arkansas River. Midtown and Brookside are among the most walkable areas in all of Oklahoma.
IDL Projects
IDL improvements and the Tulsa Innovation District infrastructure build-out will reshape downtown connectivity through 2027.
Rideshare
Uber and Lyft are well-represented throughout Tulsa — particularly in Midtown, Brookside, and the entertainment districts.
Pros & Cons of Tulsa
New Developments
in Tulsa
Tulsa Innovation Labs
Major tech and entrepreneurship hub in the Brady Arts District — attracting remote workers, startups, and venture capital.
East Village Development
Residential and mixed-use projects transforming the underutilized east edge of downtown into a walkable live-work district.
Gathering Place Phase II
Additional programming and river amenities expanding one of America's best urban parks further south along the Arkansas.
36 Degrees North Expansion
Tulsa's flagship startup hub is growing — more coworking, accelerator programming, and tech company attraction underway.
Historic Greenwood Revival
Investment continues flowing into the Greenwood District — home of historic Black Wall Street — with new businesses and cultural landmarks.
Pearl District Buildout
New restaurants, boutiques, and residential projects filling in Tulsa's fastest-appreciating emerging neighborhood.
What Locals Know
Newcomers Don't
South Tulsa vs. Midtown: Know Which You Are
South Tulsa is safer, newer, and suburban. Midtown has character, walkability, and faster appreciation. Know which lifestyle you want before you choose a neighborhood.
Gathering Place Changed Real Estate
Neighborhoods nearest Gathering Place — River West, Riverview, and West Tulsa — are appreciating faster than anywhere else in the city. Still undervalued relative to what's coming.
The Pearl District Is the Next Brookside
The Pearl District (around 11th & Peoria) is emerging fast. Restaurants and boutiques are filling in monthly — early buyers are already seeing equity gains.
Edison Prep Changes the School Equation
Families in 'lesser' school zones can still access top-tier education through Tulsa's magnet system. Edison Prep admission is competitive but open citywide.
Historic Homes Are the Value Play
A renovated 1920s Midtown craftsman often outperforms a new build in appreciation. Tulsa's historic housing stock is deeply undervalued relative to comparable US cities.
Cain's Ballroom Is a National Treasure
Ask any Tulsan about Cain's and watch their face light up. The historic ballroom on N. Main hosts national acts in a 1,500-person intimate venue — a reason locals stay.
Tulsa FAQ
Is Tulsa safe?
Safety varies significantly by neighborhood. Midtown, South Tulsa, Brookside, and Cherry Street are considered safe with low crime. Some north and east Tulsa areas have higher crime rates. Jason provides specific neighborhood safety data before any purchase.
How does Tulsa's cost of living compare?
Tulsa is approximately 10–15% below the national average overall, and 30–50% below comparable coastal cities. Housing is the biggest differentiator — you get significantly more home for your dollar.
What are property taxes like?
Effective rate ~1.0–1.1%. A $200,000 home typically carries $2,000–$2,200/year — one of the lowest effective rates in the country for a city this size.
Is Tulsa actually growing?
Yes. Gathering Place, the Tulsa Remote program, Innovation District development, and corporate relocations have created real, sustained momentum.
Which Tulsa neighborhood is best for families?
South Tulsa (Union and Jenks school zones) is most popular for families with school-age children. Midtown suits families prioritizing walkability and neighborhood character.
What's the job market like?
Energy, healthcare, finance, and aviation dominate. The Tulsa Remote program has brought thousands of remote professionals — making it increasingly attractive for location-independent workers.
Is Tulsa a good investment?
For long-term investors, Tulsa offers strong rental demand, low vacancy rates, and improving appreciation — particularly in Midtown, near Gathering Place, and the Pearl District.
What's the weather really like?
Four distinct seasons. Summers are hot (90s–100s°F). Winters are mild with occasional ice storms. Spring brings tornado season — having a storm shelter is important and widely expected.
Browse Homes in Tulsa
For a personalized curated list, call or text Jason directly: 918.340.8941
Free Tulsa
Relocation Guide
About Jason Gilbert
Jason Gilbert isn't just a real estate agent who sells homes in Tulsa — he's a specialist who lives and breathes this market. Whether you're relocating from out of state or moving across town, Jason's deep local knowledge helps you avoid the expensive mistakes most buyers make when they don't know the area.
Jason works with first-time buyers, luxury clients, relocating professionals, and growing families throughout Tulsa and the greater Tulsa Metro. Consultations are free, confidential, and built around your goals.
Serving: Tulsa · Broken Arrow · Bixby · Jenks · Owasso · Coweta · Wagoner
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