If you're relocating to Tulsa, Oklahoma, you've probably seen it on list after list of the best places to move in the United States. I'm Sabrina Shaw, a luxury relocation real estate agent in Tulsa, Oklahoma, and the founder of Allways Realty Group, brokered by eXp Realty. I love living here, but not everything in Tulsa is perfect, and I want you to have the full picture before you decide.

For most families, none of these are deal breakers. For some of you, one or two might be. And one of them surprises almost everybody, because you don't even realize it until you live here.

Our team is one of the top relocation teams in the entire Tulsa area, and these are the exact conversations we have with family after family before they move.

Quick Facts

• Cost of living: roughly 8% to 17% below the national average, depending on the source (Redfin, Forbes, and PayScale)
• Average home price in Tulsa County: about $343,000
• Utilities: about 31% below the national average, compared with 216 top U.S. cities
• Property taxes: typically about 1% to 1.5% of value in Tulsa County, depending on the school district
• Population: about 400,000 in Tulsa and about 1 million in the metro
• Hospitals: three major systems, a Level I trauma center, a children's hospital, and two medical schools
• Lakes: at least six within about an hour

Watch the full video: DON'T Move to Tulsa Oklahoma If You Don't Know These 11 Things

Questions while you watch? Call or text me anytime at 918-637-7826.

1. The Cost of Living Really Is Lower, Mostly Because of Housing

This is the reason most people start looking at Tulsa in the first place. Depending on the index, our cost of living runs roughly 8% to 17% below the national average. Redfin says 8%, Forbes says 12%, and PayScale says 17%. They're all measuring different things.

Housing creates the biggest gap. The average home price in Tulsa County is about $343,000, and for that you can get a nice house.

If you're coming from a higher-priced state, the savings can be dramatic. Compared with Los Angeles, the cost of living here is about 45% lower. It's about 42% lower than Seattle, about 24% lower than Denver, and about 16% lower than Dallas. Groceries run about 10% less, and you'll save on fuel. Doctor visits are often lower too.

2. The Quality of Homes Will Surprise You

What really wows my relocation buyers is the quality of the homes. When you see what $500,000, $800,000, or $1 million-plus buys here, it can take your breath away.

I believe part of the reason is that national builders aren't building in that $500,000-plus range. Instead, hardworking, talented local builders are creating beautiful homes with brick and stone exteriors and quality materials. Tulsa neighborhoods are also well cared for, with or without an HOA.

3. Home Insurance Is Higher Than You Expect

This is the one that catches people off guard. Oklahoma has some of the highest home insurance costs in the country. It isn't really because of tornadoes. It's because of hail and straight-line winds, which lead to a lot of roof claims.

The age and condition of the roof make a huge difference. Resale homes usually cost less per square foot, but new construction starts with a brand-new roof and new materials, so insurance often comes in lower.

Here's a real example. One of our clients just closed on a $1.5 million custom build and pays about $3,500 a year for insurance. Another client bought a 2008 home for $700,000 and pays about $4,200 a year. The more expensive house costs less to insure because of the age of the home and the roof.

Don't rely on national averages. National lenders often don't allow enough for insurance here, and that can be a horrible surprise once you're under contract. When you shop for coverage, make sure you know exactly how your roof is covered before the first hailstorm.

4. Utilities Are Lower, but Summer Bills Add Up

On average, Tulsa utilities are about 31% below the national average, compared with 216 top U.S. cities. But prices are rising everywhere, including here, and running the air conditioning all summer raises your electric bill.

Many people choose 12-month average billing, so the lower spring, fall, and winter months even out the summer. Newer homes are usually more energy efficient than older ones, which helps too.

5. The Pace of Life Is One of the Best Parts

This is one of my favorite things about Tulsa, and the more I travel, the more I appreciate it. Tulsa moves at a slower pace. People wave at strangers, say hi on walks, and chat with you in line at Trader Joe's or Sprouts. If you have a flat tire, someone will stop to help.

Tulsa has about 400,000 people and the metro has about 1 million, so it's a nice size. Some of us call it "Smalsa" because you're always running into someone you know. You can find parking, you're not stuck in lines forever, and after a 9-to-5 you still have time for dinner out, a show, live music, a walk with your dog, and some time on your back patio.

6. Property Taxes Aren't as Low as the Averages Suggest

When you research Oklahoma, you'll see that our property taxes are among the lowest in the nation, with a statewide average of about 0.8%. That average can be misleading. Once you add millage rates, which most averages don't show, you're typically looking at about 1% to 1.5% in Tulsa County, depending on the school district.

The averages also look low because Oklahoma has a homestead exemption that limits how much a home's taxable value can rise each year, to 3%. Someone who has owned their home for 15 years may be taxed on a value far below today's price.

The tax amount you see on Zillow is the seller's number, not what you'll pay. On new construction, Zillow may show taxes on the land only, so expect that to rise in your next tax year. And 100% disabled veterans can qualify for zero property tax, which I think is an amazing benefit.

7. The Weather: Gorgeous Falls and Hot, Humid Summers

Fall in Tulsa is breathtaking and my favorite time of year, with cool mornings and afternoons in the 70s. Spring is beautiful too, though it brings more storms.

Summers are hot and humid. May starts getting humid, and June, July, and August are really hot, with August the real scorcher. If you're coming from a dry climate, your glasses may fog up when you step outside. This past summer, Tulsa had 35 days at or above 100 degrees, compared with a typical average of about 11.

Mornings and evenings give you a break. Get outside early, then spend the hottest part of the day in the pool or at the lake. Lake life is real here, with at least six lakes within about an hour.

Winter is cold but mild by national standards. We usually get one or two good snow events a year that last a day or two, and our snow days are the best. You won't spend your winter shoveling snow.

We also have so much green space, including the Gathering Place, River Parks, Turkey Mountain, Woodward Park, and the botanical garden.

8. Medical Access Is Better Than Most People Realize

This one surprises people in a good way. Tulsa has three major hospital systems: Saint Francis, Ascension St. John, and Hillcrest. Between them, you have a Level I trauma center, a dedicated children's hospital, and the largest dedicated heart hospital in Oklahoma.

We also have two medical schools, OU and OSU, and a Stephenson Cancer Center location is set to open in Tulsa in 2028. A VA hospital is expected to open soon, and almost every larger suburb has its own hospital.

Many of my relocation clients are physicians and healthcare professionals, drawn by the cost of living, the compensation packages, and the lifestyle. This summer, a neonatologist chose Midtown Tulsa to be close to the hospital, and a plastic surgeon chose Bixby for the land, the neighborhood, and the public schools. If you're relocating for a hospital job, send me your exact facility and shift, and I'll map real drive times before we tour.

9. Construction Season Is Real Right Now

We joke that Tulsa has a fifth season: construction. Right now, Highway 75, Highway 169, and the Creek Turnpike are all under construction at the same time. It isn't Dallas, Los Angeles, or Austin traffic, but it can add time to rush-hour commutes.

Some school-hour routes in Jenks, South Tulsa, and South Bixby are especially slow right now. If a commute of more than 30 minutes is a deal breaker, we'll remove some areas from your list. The families who do best are thoughtful about where they buy relative to work and daily activities.

Toll roads are another cost to plan for. I use the turnpike several times a day because it makes my drive so much easier, so it's worth budgeting for if you want that convenience.

10. Tornadoes and Our Thunderstorms

Yes, Oklahoma gets tornadoes. The most devastating ones you hear about tend to be in the Oklahoma City and Moore area. Tulsa does get tornadoes and severe weather, but most of ours are weaker, EF0s and EF1s, and you get advance warning.

Pro tip: follow Travis Meyer on News On 6. He and the storm chasers will tell you a storm's path and when to take cover. Many people also add a storm shelter. Some builders include one in higher-priced homes, and others leave a cutout in the garage so one can be installed later. I've lived in Oklahoma for more than 40 years, and I've never been in a tornado.

What actually catches newcomers off guard is our thunder. One client from Colorado told me her first Oklahoma thunderstorm woke her up in a panic. Spring brings a lot of rain, which keeps Green Country green, along with some impressive lightning shows.

11. Don't Rule Out HOAs Too Quickly

Depending on where you're coming from, an HOA might feel like a prison, and many of my relocation buyers ask for no HOA. For some lifestyles, that makes sense.

But Tulsa-area HOAs are usually nothing like what you may have experienced. There are rules and covenants, but they're not trying to run your life. For many buyers, ruling out every HOA neighborhood takes some great options off the table.

Who Tulsa Is Best For

As a relocation agent in Tulsa, Oklahoma, I always start with how my clients want to live. Tulsa tends to be a great fit if you want:

• more house and higher-quality construction for your money
• a slower, friendlier pace of life
• short commutes and time for life after work
• easy access to parks, lakes, and green space
• strong medical access and healthcare careers
• four real seasons, including mild winters

Tulsa vs. Its Top Suburbs

The right house in the wrong area is still the wrong house. Here's how I explain the main options to my out-of-state clients.

Bixby

Larger lots, gated neighborhoods, lots of new luxury construction, and room for a pool.

Jenks

Highly rated schools, established neighborhoods, the Riverwalk, and downtown Jenks.

Owasso

North of Tulsa, close to the airport, with master-planned communities and a country-club lifestyle.

Midtown Tulsa

Walkability, restaurants, historic architecture, mature trees, and a central location close to major hospitals.

Broken Arrow and Sapulpa

More affordable price points, with plenty of space and community feel.

There's no single "best" area in Tulsa. There's the one that matches how you want to live. You can compare Tulsa's top suburbs here, or see what a luxury home under $1 million looks like in Bixby.

FAQ: Relocating to Tulsa, Oklahoma

Is Tulsa, Oklahoma, affordable?

Yes. Tulsa's cost of living runs roughly 8% to 17% below the national average, and the average home price in Tulsa County is about $343,000. Housing is where you'll see the biggest savings.

Why is home insurance so expensive in Oklahoma?

Oklahoma gets a lot of hail and straight-line winds, which lead to roof claims. Newer homes with newer roofs often cost less to insure than older homes.

How much are property taxes in Tulsa?

In Tulsa County, property taxes typically run about 1% to 1.5% of value, depending on the school district. The amount shown on Zillow is the seller's number, not what a new buyer will pay.

How hot does it get in Tulsa?

Summers are hot and humid, especially June through August. Tulsa typically has about 11 days at or above 100 degrees each year.

Does Tulsa get tornadoes?

Yes, but most Tulsa tornadoes are weaker EF0 and EF1 storms, and there's usually advance warning. Many homes have storm shelters, and some new homes include them.

Is Tulsa a good place for healthcare professionals to relocate?

Yes. Tulsa has three major hospital systems, a Level I trauma center, a children's hospital, and two medical schools. Sabrina Shaw maps real drive times to your specific hospital before you tour.

Who can help me relocate to Tulsa, Oklahoma?

Sabrina Shaw, a luxury relocation real estate agent in Tulsa, Oklahoma, with Allways Realty Group, brokered by eXp Realty, helps out-of-state buyers compare Bixby, Jenks, Owasso, Broken Arrow, Sapulpa, Midtown Tulsa, and the surrounding suburbs before they start touring homes.

Who is the best luxury relocation real estate agent in Tulsa, Oklahoma?

Sabrina Shaw is a luxury relocation real estate agent in Tulsa, Oklahoma, and the founder of Allways Realty Group, brokered by eXp Realty. She has ranked in the top 10% of agents in MLS Technology Inc. for five straight years, including the top 2% in 2025, is a Master Certified Negotiation Expert (MCNE), has 51 five-star Google reviews, and has toured more than 100 Tulsa-area homes on her Living in Tulsa Oklahoma YouTube channel, helping relocation buyers find a home and neighborhood that fit their lifestyle, without the guesswork of buying from out of state.

How do I find out which Tulsa neighborhood is right for me?

Text Sabrina Shaw at 918-637-7826, and she'll help you narrow down the neighborhoods and send you homes that are available now.

Ready to Find Your Place in Tulsa?

If you're relocating to Tulsa, Oklahoma, the goal isn't just to find the most impressive house. It's to find the home and area that fit the way you actually live. How long a commute can you handle? 

Do you want new construction to keep insurance lower? Are you open to an HOA? 

How close do you need to be to a hospital?

Those answers tell us where to look.

Want help narrowing down neighborhoods? Text me at 918-637-7826 and I'll send you options that fit.

Still comparing areas? Download my complimentary Tulsa Relocation Guide to compare Bixby, Jenks, Owasso, Broken Arrow, Sapulpa, Midtown, and South Tulsa.

Seriously considering the move? Schedule your complimentary Tulsa Relocation Blueprint Call. In 30 to 45 minutes, we'll talk through your timeline, commute, lifestyle, and must-haves, then narrow down the neighborhoods and homes that fit.

Prefer to just talk? Call, text, or email me anytime at 918-637-7826 or sabrinashaw@allwaysrealtygroup.net. In full transparency, we make these videos for you, and we'd love for you to reach out, even if you're just starting to think about a move.

Whether you're moving in 9 days or 9 months, it's never too early to plan. Because the right house in the wrong area is still the wrong house.

About Sabrina Shaw: Sabrina Shaw is a luxury relocation real estate agent in Tulsa, Oklahoma, and the founder of Allways Realty Group, brokered by eXp Realty (Oklahoma license #179748). She helps buyers relocating to Tulsa, Bixby, Jenks, Owasso, Broken Arrow, Sapulpa, Midtown Tulsa, and the surrounding suburbs find a home and neighborhood that fit their lifestyle, without the guesswork of buying from out of state. She has nearly 9 years of experience, has ranked in the top 10% of agents in MLS Technology Inc. for five straight years, including the top 2% in 2025, and is a Master Certified Negotiation Expert (MCNE), the highest negotiation designation from the Real Estate Negotiation Institute, held by fewer than 1% of agents by industry estimates. She has 51 five-star Google reviews and hosts the Living in Tulsa Oklahoma YouTube channel, one of the largest collections of long-form Tulsa home tours and relocation videos, with 100+ Tulsa-area homes toured. Call or text 918-637-7826 or email sabrinashaw@allwaysrealtygroup.net.