Moving to Tulsa? Everything you need to know.
Relocating to a new city is a big deal — and you need more than a listing. You need someone who knows the area inside and out. I've helped 500+ families across 3 markets relocate, and with over 30 years of experience in the Tulsa Metro — population 1M+ — I can answer your biggest questions in the first call. This guide is the next best thing to sitting across from me at a coffee shop.
Written by Nancy Wilmeth · Realtor® · License #182262
Why the Tulsa Metro?
I've worked in three different real estate markets over my 29-year career, and I can tell you from experience — the Tulsa Metro and Northeast Oklahoma offer something genuinely special. It's the kind of place where your dollar goes further, your neighbors know your name, and you can be at a world-class park or a lake weekend in minutes.
Tulsa has been ranked among the most affordable metro areas in the United States — consistently landing in the top 10 by U.S. News & World Report. The cost of living runs roughly 44% below the national average. That's not a typo. Your housing budget stretches dramatically here compared to coastal cities or even other mid-size metros.
But affordability is only part of the story. Tulsa has a thriving arts scene, an incredible food culture, over 266 days of sunshine a year, and a genuine community feel that's hard to find. From the world-class Gathering Place park along the Arkansas River to the Philbrook Museum's stunning gardens, this city continually surprises people who've never been here.
We're also seeing real economic momentum — a growing tech scene, major employers in energy, aerospace, and healthcare, and programs like Tulsa Remote that are drawing talent from across the country. Whether you're a first-time buyer, a military family, or a seasoned seller looking for a change — this is a place worth calling home.
44%
Below national average cost of living
BestPlaces.net
#6
Best affordable metro area in the U.S.
U.S. News & World Report
266
Days of sunshine per year
NOAA
Cost of Living
One of the first things people notice when they look at the Tulsa Metro is how far their money goes. Overall cost of living here runs about 44% below the national average — and housing is the biggest driver of that savings.
Housing Costs
The median home price in the Tulsa Metro typically sits well below the national median. You can find quality homes in great communities starting in the $170K–$250K range, with premium areas like south Tulsa, Jenks, and Bixby offering beautiful options up to $700K–$900K. Compare that to what the same dollar buys in Dallas, Denver, or anywhere on the coasts.
Renters also benefit — average rents in the Tulsa Metro are significantly below national averages, making it possible to save for a down payment while living comfortably.
Utilities, Groceries & Transportation
Oklahoma's utility costs are moderate — summers require good air conditioning, but overall utility bills are below the national average. Groceries and transportation costs also run below average. The Tulsa Metro is a car-dependent area (I'll be honest about public transit below), but gas prices and auto insurance tend to be reasonable.
Taxes
Oklahoma's state income tax ranges from 0.25% to 4.75%, which is competitive compared to many states. Property taxes are among the lowest in the nation — the average effective rate is around 0.87%, well below the national average of roughly 1.1%. Oklahoma offers a homestead exemption that reduces the assessed value of your primary residence, keeping your annual property tax bill even lower.
For disabled veterans, Oklahoma provides property tax exemptions on homesteaded property — a meaningful benefit that can make homeownership even more accessible. I can connect you with the details, or you can check with the Military & Veterans page for more.
How Tulsa Compares
Cost comparisons based on data from BestPlaces.net and the Council for Community and Economic Research. Specific numbers vary by source and year.
Communities & Suburbs
The Tulsa Metro and Northeast Oklahoma are full of wonderful communities — each with its own personality, price range, and lifestyle. Here's a closer look at the major areas I serve. Want the deep dive? Check out my full communities page.
Tulsa Proper
$120K–$900K+Young professionals, artists, empty nesters, urban enthusiasts
Tulsa itself is a city of surprises — a thriving arts district, world-class museums, excellent restaurants, and communities that range from historic bungalows in Maple Ridge to modern lofts in the Brady Arts District. With over 400,000 people, it has the cultural amenities of a big city with genuine small-town friendliness.
Broken Arrow
$180K–$500KFamilies, move-up buyers, anyone wanting top schools
Oklahoma's fourth-largest city consistently ranks as one of the best places to live in the state. Excellent public schools, the charming Rose District with shops and restaurants, numerous parks and trails, and a strong sense of community — all just minutes from Tulsa.
Jenks
$250K–$700KFamilies who value riverfront living and upscale communities
Known for its riverfront dining and shopping district, the Oklahoma Aquarium, and some of the most desirable communities in the Tulsa Metro. Jenks combines upscale living with a walkable downtown and excellent schools.
Bixby
$250K–$600KGrowing families, outdoor enthusiasts, new construction lovers
Bixby has evolved from a small farming community into one of the metro's most desirable suburbs. Excellent schools, the Arkansas River trail system, and a growing selection of shops and restaurants make it popular with a wide range of buyers.
Owasso
$200K–$450KGrowing families, commuters, buyers seeking new construction
One of the fastest-growing cities in the Tulsa Metro, Owasso is known for excellent schools, new housing developments, and a convenient location between Tulsa and the lake country to the north. Easy highway access makes commuting a breeze.
Claremore
$150K–$400KFamilies, retirees, anyone wanting small-town charm with city access
Home to Rogers State University and a revitalized downtown, Claremore offers a unique blend of small-town character and growing economic opportunity. The Will Rogers heritage runs deep here, and community pride is visible everywhere.
Coweta
$170K–$400KFirst-time buyers, budget-conscious families, lake lovers
Coweta offers some of the most affordable housing in the Tulsa Metro while providing good schools and easy access to both Tulsa and the recreational lakes to the east. A favorite for first-time buyers and anyone seeking value.
Pryor
$130K–$350KOutdoor enthusiasts, manufacturing workers, budget-minded buyers
Pryor is home to a strong manufacturing base and serves as a gateway to northeastern Oklahoma's lake country, including Lake Hudson and the Grand Lake O' the Cherokees. Affordable real estate and abundant outdoor recreation make it attractive.
Muskogee
$120K–$350KHistory buffs, value seekers, military-connected families
Muskogee is experiencing a downtown revitalization while honoring its deep history. With affordable real estate, a strong sense of community, and connections to Fort Gibson's military heritage, it's an appealing option for a wide range of buyers.
Schools & Education
If you have kids — or you're planning to — school quality is probably one of your top concerns. The good news: the Tulsa Metro has several excellent school districts, plus strong private and charter options.
Tulsa Public Schools
Largest district in the state, diverse programs, magnet schools, and IB curriculum options.
Broken Arrow Public Schools
Consistently rated among the top districts in Oklahoma with strong academics and athletics.
Jenks Public Schools
Known for academic excellence, fine arts programs, and strong community support.
Union Public Schools
Highly rated district covering parts of south Tulsa and Broken Arrow, with excellent STEM programs.
Owasso Public Schools
Fast-growing district with modern facilities and strong graduation rates.
Bixby Public Schools
Top-rated district with growing enrollment and new construction to match.
Private & Charter Schools
Beyond public schools, the Tulsa area offers numerous private and faith-based schools. There are also charter and magnet programs within Tulsa Public Schools — including International Baccalaureate (IB) programs, STEM academies, and fine arts magnets. I can help you navigate the options based on your child's needs and your family's priorities.
Universities & Colleges
The area is home to the University of Tulsa (private, nationally ranked), Oklahoma State University–Tulsa, Rogers State University in Claremore, Tulsa Community College, and Oral Roberts University. Whether you're pursuing higher education yourself or just want a college-town atmosphere, the options are solid.
Job Market
Tulsa's economy is diverse and resilient. If you're relocating for work — or relocating and looking for work — here's what you're stepping into.
Key Industries
Energy: Tulsa has deep roots in the oil and gas industry — it was once known as the "Oil Capital of the World." Today, companies like ONEOK and Williams Companies are headquartered here, and energy remains a major economic driver alongside pipeline operations and midstream services.
Aerospace: Oklahoma is a national hub for aerospace maintenance and manufacturing. American Airlines has a major maintenance base at Tulsa International Airport, and Spirit AeroSystems operates a significant facility here.
Healthcare: The Tulsa Metro is home to several major hospital systems and medical centers, making healthcare one of the area's largest employment sectors.
Technology & Innovation: Tulsa's tech scene has been growing steadily. The Tulsa Remote program — which offers remote workers incentives to relocate to Tulsa — has brought hundreds of new residents and entrepreneurs to the area since its launch. Co-working spaces, incubators, and a supportive startup community are helping Tulsa earn a reputation as an emerging tech hub.
Retail & Corporate: QuikTrip, a nationally recognized convenience store chain, is headquartered in Tulsa. Other major employers span manufacturing, finance, education, and government.
Major Employers
The Tulsa Metro area typically maintains an unemployment rate at or near the national average. Major employers, a diversified economy, and the lower cost of living combine to create a job market that's stable and accessible for newcomers.
Climate & Weather — An Honest Overview
I'm going to be straight with you about Oklahoma weather — because you deserve to know what you're signing up for. It's not all sunshine and mild breezes, but millions of people live here happily and wouldn't trade it.
Four distinct seasons. You'll get a real spring, summer, fall, and winter here. That's something not every part of the country can claim. Spring and fall are genuinely beautiful — warm days, cool nights, and the kind of weather that makes you want to be outside.
Summers are hot. Expect temperatures in the 90s and occasionally above 100°F from June through August. Humidity varies, but it's there. Good air conditioning is essential — and standard. Most homes are built for it.
Winters are generally mild — but not always. Average winter highs are in the 40s–50s°F, and we get plenty of pleasant winter days. However, Oklahoma can get ice storms, and occasional snow is part of the deal. The key word is "occasional" — most winters are manageable, but you'll want a warm coat and a plan for the occasional icy morning.
Tornado season is real — and so is being prepared. Oklahoma sits in Tornado Alley. The primary season runs from April through June, with a secondary peak in the fall. Here's what you need to know: the vast majority of Tulsans go years without any direct tornado impact. Modern warning systems, storm shelters (many homes have them built-in), and a community that takes preparedness seriously make a big difference. This isn't something to fear — it's something to understand.
At a Glance
Summer Highs
90s–100s°F (June–August)
Winter Highs
40s–50s°F, occasional ice/snow
Tornado Season
April–June (secondary: fall)
Sunshine
266 days per year (above average)
Spring & Fall
Genuinely beautiful seasons
Most homes in the Tulsa Metro come with storm shelters or safe rooms — many built into the garage floor. I'll help you know what to look for and how to prepare. It's part of living here, and it's very manageable.
Things to Do
One of the things I love most about this area is that there's always something to do — whether you're an outdoor person, a culture lover, a foodie, or a sports fan. Here are some highlights. (I go deeper on my Local Attractions page.)
Outdoor Recreation
- Gathering Place — 66-acre world-class riverfront park. Consistently ranked among the best public parks in America.
- River Parks — 26-mile trail system along the Arkansas River for walking, running, and cycling.
- Turkey Mountain — 300+ acres of hiking and mountain biking minutes from downtown.
- Lakes — Grand Lake, Lake Hudson, Lake Oolagah, and Keystone Lake all within easy reach.
- Tulsa Tough — Annual cycling race that's become a signature event.
Arts & Culture
- Philbrook Museum — Stunning Italian villa with 25 acres of gardens and world-class art.
- Gilcrease Museum — The world's largest collection of American West and Native American art.
- Woody Guthrie Center — Downtown tribute to the legendary folk musician.
- BOK Center — 19,000-seat arena hosting the biggest touring acts and events.
Food & Nightlife
- Brookside & Cherry Street — Walkable dining corridors with locally owned restaurants and boutiques.
- Asian District — Authentic Vietnamese, Korean, Chinese, and Thai food along 21st Street.
- Brady Arts District — Galleries, restaurants, Cain's Ballroom, and craft breweries.
- Cain's Ballroom — One of the most legendary music venues in America.
A note on pro sports: The NBA's Oklahoma City Thunder play about 1.5 hours south in OKC — close enough for a game night trip. Tulsa itself is home to the Tulsa Oilers (hockey) and has a strong minor-league and college sports culture.
Serving Those Who Serve
Oklahoma has a strong military tradition, and the Tulsa area is home to or near several military installations and resources. If you're active duty, reserves, veterans, or military-connected, you'll find a supportive community here.
Tulsa Air National Guard Base
Located in south Tulsa, convenient to Broken Arrow, Bixby, and Jenks communities.
Fort Gibson Historic Site
Just east of Muskogee, about 45 minutes from Tulsa. An active military community with historic significance.
Vance Air Force Base
About 100 miles northwest in Enid. Some service members prefer Tulsa-area living with a commute or remote arrangement.
Veteran Benefits in Oklahoma
Oklahoma offers meaningful benefits for veterans, including property tax exemptions for disabled veterans on homesteaded property, a veterans' benefit portal, and access to the Oklahoma Department of Veterans Affairs. The state consistently ranks as one of the most veteran-friendly in the country.
VA Loan Expertise
I work regularly with VA loans and understand the unique requirements, timelines, and benefits. Whether you're using a VA loan for the first time or you've been through the process before, I'll make sure it goes smoothly. Zero down payment, no PMI, competitive rates — it's one of the best loan products available.
Military & Veterans pageHealthcare & Medical
Access to quality healthcare matters — especially when you're choosing a new city. The Tulsa Metro is served by several major hospital systems and medical centers, giving you good options across the area.
Saint Francis Health System
One of the largest hospital systems in Oklahoma, featuring a Level I trauma center and comprehensive specialty services.
Ascension St. John Medical Center
Major medical center in south Tulsa offering a wide range of services including heart, cancer, and orthopedic care.
Hillcrest Healthcare System
Multiple locations across the Tulsa Metro, including Hillcrest Medical Center in downtown Tulsa.
Oklahoma State University Medical Center
Teaching hospital with advanced research and specialty care in downtown Tulsa.
Broken Arrow Medical Center
Community hospital serving the eastern metro with emergency, surgical, and outpatient services.
Getting Around
Driving Culture
Tulsa is a driving city — let me be upfront about that. The metro is spread out, and most people commute by car. The good news: traffic is significantly lighter than in comparable cities like Dallas, Houston, or Denver. A 20-minute commute is typical for most residents, and rush hour here would barely register as a slowdown in most other metros.
The highway system is straightforward — I-44, I-244, the Creek Turnpike, and US-75 connect most of the metro efficiently. You can get from Broken Arrow to downtown Tulsa in about 20 minutes, or from Owasso to south Tulsa in about 30.
Public Transit
I'll be honest with you: Tulsa's public transit is limited. Tulsa Transit operates bus routes across the city, but it's not extensive enough to be a primary transportation option for most residents. There's no rail or light rail system. If you're coming from a city with robust public transit, this will be an adjustment. Plan on having a car.
Tulsa International Airport
Tulsa International Airport (TUL) offers direct flights to most major U.S. hubs — Dallas, Denver, Chicago, Atlanta, Charlotte, and more. It's a manageable, easy-to-navigate airport located just 15 minutes from downtown. For more international or long-haul options, many residents connect through Dallas-Fort Worth or other hubs.
Proximity to OKC
Oklahoma City is about 1.5 hours south on the Turnpike — close enough for a day trip to the Thunder game, a concert at the Paycom Center, or exploring the OKC food scene. The turnpike drive is smooth and straightforward.
Distance from Downtown Tulsa
The Relocation Process
Moving from out of state? Here's what it looks like to work with me. I've helped hundreds of families make this transition, and my superpower is making confusing, emotional decisions feel clear, calm, and step-by-step.
Let's Talk
Start with a phone call or video chat — no pressure, just a conversation. I'll learn about your needs, timeline, budget, and what matters most to you. With over 30 years of experience, I can usually answer your biggest questions in the first call.
Virtual Orientation
Before you ever visit, I'll send you community guides, school information, commute analyses, and video tours of areas and homes that match your criteria. I make the unfamiliar feel familiar.
Visit & Tour
When you're ready to visit, I'll plan an efficient tour schedule so you can see the best options in a weekend. We'll drive communities, grab lunch at local spots, and get a real feel for the area.
Find Your Home
Whether you're buying sight-unseen or after a visit, I manage the entire process — negotiations, inspections, appraisals, and every detail in between. My superpower is making confusing decisions feel clear and calm.
Close & Settle
I coordinate every detail so your closing is smooth. And after you move in? I'm still here — with vendor recommendations, community connections, and anything else you need to feel at home.
Why me?
With 29+ years in real estate, 500+ homes sold, $150M+ in total sales volume, and experience across 3 different markets (Colorado, South Denver, and Tulsa Metro), I bring a depth of knowledge that goes beyond just knowing the listings. My average days to close is 21, and I maintain a 90% client satisfaction rate. I know the communities, the schools, the commute patterns, the hidden gems, and the things no website will tell you. I wear many hats — problem solver, negotiator, educator, advocate, and sometimes cheerleader — with 7-day-a-week availability and a 48-hour response time. My mission is to make this process feel less overwhelming so you can make confident decisions for your future.
Frequently Asked Questions
These are some of the questions I hear most from people considering a move to the Tulsa area. Got more? Check out my full FAQ page or just call me — I love a good conversation.
How much do I need for a down payment?
Much less than you think. FHA loans require as little as 3.5% down, and VA loans are zero down for eligible veterans. On a $250,000 home, that's roughly $8,750 for FHA — not the $50,000 people imagine. I'll connect you with lenders who can walk through your specific options.
What are closing costs in Oklahoma?
Closing costs in Oklahoma typically range from 2% to 5% of the purchase price. For a $250,000 home, that's roughly $5,000 to $12,500. Some of these costs can be negotiated with the seller. I'll help you understand every line item.
How is the job market in Tulsa?
Tulsa has a diverse economy anchored by energy, aerospace, healthcare, and a growing tech scene. Major employers include ONEOK, Williams Companies, QuikTrip, Spirit AeroSystems, and American Airlines. The unemployment rate has historically tracked at or below the national average.
What are the schools like?
The Tulsa Metro has excellent school districts. Broken Arrow, Jenks, Owasso, Bixby, and Union are all highly rated. There are also strong private school options and charter/magnet programs within Tulsa Public Schools. I'll help you find the right fit for your family.
Is it true Oklahoma has no property tax?
Not exactly. Oklahoma does have property taxes, but they are among the lowest in the nation. The average effective rate is around 0.87% — well below the national average. Homestead exemptions reduce the assessed value of your primary residence, which keeps your bill even lower.
What's the weather really like?
Four distinct seasons. Summers are hot (90s-100s°F). Winters are generally mild but can bring ice storms and occasional snow. Spring and fall are genuinely beautiful. Tornado season runs roughly April through June — most homes have storm shelters, and Tulsans are well-prepared. I'll help you understand what to expect and how to prepare.
Ready to make the move?
Whether you're months out or just starting to explore the idea, I'd love to hear from you. A simple phone call can answer more questions than hours of Googling. I'll be honest about what I know, upfront about what I don't, and genuinely helpful either way.
I prefer phone calls — I think we can cover more ground faster — but text or email works great too. Let's talk soon!
Send me a message
Tell me about your move — where you're coming from, your timeline, and what matters most to you.
"I've helped hundreds of families find their place in Northeast Oklahoma. Whether you're coming from across the country or just across town, I'd be honored to help you too."
Nancy Wilmeth
Realtor® · eXp Realty · Oklahoma License #182262
Talk soon!