Investor focus in Tulsa gravitates toward three- and four-bedroom properties, which together account for nearly half the active supply. Three-bedroom listings (302 units) mirror the market’s headline, averaging $26,354 in annual revenue at a $199 ADR and 51% occupancy. Four-bedrooms (90 listings) push higher, generating $33,469 annually, supported by a $279 ADR—though occupancy slips to 45%. For investors seeking scale or portfolio optimization, the five-bedroom segment’s $61,792 average annual revenue and $525 ADR are eye-catching, but with only 27 listings, the sample is thin and volatility is higher. For tailored acquisition strategies, connect with a Chalet agent who can navigate these product clusters.
On the geographic front, yield-driven investors are drawn to zip codes like 74106 and 74127, where median gross yields soar to 25.1% and 23.2%, respectively—fueled by low median home values ($101,958 and $127,546) and annual revenues above $25,000. For those targeting higher nightly rates and revenue, 74136 stands out: 35 listings here average $38,480 annually at a $204 ADR and 54% occupancy, with a 14.8% yield on a $259,700 median home. Meanwhile, 74105 and 74114 offer a blend of volume and performance, with annual revenues of $33,805 and $31,521, respectively, and occupancy rates at or above the city median. Investors can benchmark returns and stress-test scenarios with the Chalet ROI calculator.
Tulsa’s demand is overwhelmingly regional, with nearly 7% of reviews from local guests and another 5% from Oklahoma City, followed by Dallas, Houston, and Wichita. International demand is negligible (0.9%), underscoring the importance of drive-market resilience. The average booking lead time is 35 days (median 18), with stays averaging 5.6 nights, favoring operators who optimize for mid-length bookings and flexible minimums. The market’s top hosts—none controlling more than 3% of listings—suggest fragmentation and opportunity for new entrants, especially those who can deliver professionalized, compliant operations at scale.
The risk landscape in Tulsa is concentrated around regulatory compliance and seasonality. Home values have risen 2.7% year-over-year (Chalet data), supporting asset stability, but investors face a pronounced October revenue trough and a regulatory environment that is both proactive and unforgiving. The city requires a $375 annual license, strict 24/7 local contact response, and enforces a 9.5% tax stack. Penalties for non-compliance are significant, with fines up to $1,200 per violation and active monitoring by city staff and police. For a detailed compliance roadmap, consult the Tulsa STR regulations.
