Mitch Biesemeyer - Realtor

Mitch Biesemeyer - Realtor Educating and Assisting People Looking to Buy or Sell Real Estate Around the OKC Metro!

08/31/2026

The average MLSOK sales price is up from $290,270 in January to $335,022 in August.

That sounds like a huge statement about home values.

But average price can be misleading.

One major reason the average is rising: more expensive homes are closing.

Look at the $700,000+ market:

January: 45 sales
February: 59 sales
March: 110 sales
April: 122 sales
May: 152 sales
June: 144 sales
July: 150 sales
August: 145 sales

That higher-end segment is now consistently producing around 145–150 closings per month, and $700K+ home sales are up 51% year-over-year.

So the better question is not just, “Are home prices up?”

It is: “Which homes are selling, and how is that changing the average?”

When more high-priced homes close, the average sales price rises even if every price range is not moving the same way.

That is why market data needs context.

Data from MLSOK, 8/31/26.

08/24/2026

Not all seller concessions tell the same story.

In some towns, concessions are happening often. In others, they may happen less frequently, but the amount of help can be larger when they do.

Over the last 30 days, these featured towns had the highest percentage of closings with concessions:

Piedmont: 71%
Newcastle: 68%
Mustang: 65%
Yukon: 63%
Noble: 60%
OKC: 56%
Moore: 53%

But when you look at concessions as a percentage of the sale price, the biggest numbers showed up in different places:

Moore: 3.2%
Noble: 3.2%
Piedmont: 2.5%
OKC: 2.5%
Mustang: 2.3%
Yukon: 2.2%
Choctaw: 2.2%

That difference matters.

A 3.2% concession on a $300,000 home is about $9,600.

That can help with closing costs, a rate buydown, prepaid expenses, or cash needed at closing.

The takeaway: buyers should not only ask whether concessions are possible. They should also look at where concessions are most common and where they are the largest when they happen.

Data from MLSOK, 8/22/26.

08/17/2026

A lot of buyers have been waiting for something big to change.

Lower rates.
Lower prices.
A major shift in affordability.

But the latest data shows something different: the market has mostly held steady.

The average 30-year fixed mortgage rate has bounced around since February, but it has mostly stayed in the 6% range. The latest number on this chart is 6.71%.

Median sales prices in MLSOK have also stayed in a tight band:

February: $259,000
March: $270,000
April: $260,000
May: $269,900
June: $268,990
July: $270,000
August: $270,000

That is not a market where prices are racing away, but it is also not a market where waiting has created a huge discount.

For buyers, the question may be shifting from “When will everything change?” to “Can I find the right home with the right terms?”

For sellers, steady prices matter too. The market has not disappeared, but buyers are still watching affordability closely.

Data from Mortgage News Daily and MLSOK, 8/17/26.

08/10/2026

The first two weeks on the market are doing a lot of work right now.

In the latest MLSOK data, homes that sold in the first week averaged 99.3% of list price.

By days 8–14, that slipped to 98.2%.

After that, the numbers settled into the 97% range:

15–30 days: 97.3%
31–60 days: 97.2%
60+ days: 97.4%

That may sound small, but it is not.

On a $300,000 home, every 1% is $3,000. So the difference between 99.3% and 97.3% is roughly $6,000.

The second chart adds another layer. Seller concessions by age of home were actually pretty close across the board:

Before 1990: 1.5%
1991–2000: 1.3%
2001–2010: 1.0%
2011–2020: 1.1%
2021–2026: 1.4%

The best concession opportunities appear to be on the edges: older homes and newer homes.

Older homes may have more update or repair concerns. Newer homes may have builder incentives or sellers trying to compete with other new construction.

The big takeaway: pricing early matters, and buyer leverage often shows up either after time on market or at the extremes of the age spectrum.

Data from MLSOK, 8/10/26.

08/03/2026

The OKC-area housing market has a new problem for sellers: more competition for fewer showings per listing.

Inventory is up year-over-year in almost every featured market:

Mustang: +47%
Yukon: +46%
OKC: +35%
Choctaw: +33%
Edmond: +29%
Piedmont: +28%
Norman: +22%
Blanchard: +22%
Moore: +5%

But buyer attention is not rising with it.

Showings per listing are down in most of those same areas:

Yukon: -16%
Choctaw: -15%
Moore: -10%
Mustang: -9%
Edmond: -7%
Piedmont: -6%
Norman: -6%
OKC: -5%

That means the average listing is having to work harder to earn attention.

The big exceptions are Newcastle and Blanchard, where showings per listing are both up 44% year-over-year.

The takeaway: sellers are not just competing on price anymore. They are competing for attention. Photos, presentation, condition, pricing, and the first impression online matter more when buyers have more choices.

Data from MLSOK, 8/3/26.

07/27/2026

Seller concessions are still showing up across the OKC metro, and in some towns they are happening in a huge percentage of closings.

Over the last 30 days:

Mustang: 82% of closings had concessions
Moore: 73%
Piedmont: 72%
Noble: 68%
Newcastle: 67%
Yukon: 62%
OKC: 53%
Blanchard: 54%
Choctaw: 50%
Edmond: 48%
Norman: 45%

But the important part is not just how often concessions are happening. It is how much they matter.

When concessions were used, they averaged roughly 1.8% to 2.8% of the sale price, depending on the city.

On a $300,000 home, a 2.5% concession is about $7,500. That can make a real difference for closing costs, rate buydowns, or the cash a buyer needs to bring to closing.

The takeaway: buyers may still have room to negotiate help from sellers, even in markets where homes are still selling.

Data from MLSOK, 7/27/26.

07/20/2026

The OKC housing market is still heavily concentrated in the lower price ranges.

Over the last 30 days, homes under $200,000 made up 41% of all closed sales, and homes from $200,000 to $300,000 made up another 28%.

That means nearly 7 out of every 10 sales happened under $300,000.

But here’s the interesting part: even the busiest price ranges are still seeing negotiation.

Percentage of sales below list:

Under $200K: 51%
$200K–$300K: 43%
$300K–$400K: 43%
$400K–$500K: 44%
Over $500K: 55%

The biggest takeaway: lower-priced homes are still driving most of the sales activity, but the higher-end market is where buyers are seeing the most price reductions.

Data from MLSOK, 7/20/26.

07/07/2026

The OKC housing market is not one single market right now.

It depends heavily on the price range.

Current months of inventory:

Under $250,000: 2.9 months
$250,000–$350,000: 3.7 months
$350,000–$450,000: 4.4 months
$450,000–$550,000: 5.8 months
Above $550,000: 7.6 months

So lower price ranges are still much tighter, while higher price ranges are giving buyers more choices.

But city matters too.

Median days on market:

Moore: 10 days
Norman: 13 days
OKC: 16 days
Choctaw: 17 days
Edmond: 19 days
Noble: 22 days
Mustang: 27 days
Piedmont: 30 days
Yukon: 31 days
Newcastle: 35 days
Blanchard: 35 days

The big takeaway: buyers and sellers should not rely on one broad market headline.

Your strategy depends on your city, your price range, and how your home compares to the competition.

Data from MLSOK, 7/6/26.

06/29/2026

When you look at average price per square foot across the OKC metro, the numbers vary quite a bit by city.

Over the last 30 days, Blanchard came in highest on this list at $186 per sq. ft., while Moore was the lowest at $154 per sq. ft.

A few other area averages:

Edmond: $178/sq. ft.
Piedmont: $178/sq. ft.
Choctaw: $174/sq. ft.
Newcastle: $172/sq. ft.
Norman: $169/sq. ft.
Yukon: $168/sq. ft.
Mustang: $166/sq. ft.
OKC: $163/sq. ft.

The other big trend is age. Newer homes are selling for a clear premium. Homes built before 1990 averaged $138/sq. ft., while homes built from 2021–2026 averaged $199/sq. ft.

That tells us buyers are still paying more for newer construction, updated finishes, and lower-maintenance homes. But it also shows there may be value in older homes if they are well maintained and priced correctly.

Data from MLSOK, 6/29/26.

06/22/2026

Mortgage Rates Are Flat, But Oklahoma Home Prices Are Rising

Description:
A lot of buyers have been waiting for mortgage rates to drop, but so far in 2026, rates have mostly stayed in the same general range.

The average 30-year fixed mortgage rate has bounced around the 6% to upper-6% range, with the latest number around 6.58%.

But while rates have moved sideways, MLSOK residential home prices have moved higher.

Average sales price:
January: $290,270
February: $307,110
March: $319,952
April: $314,083
May: $332,085
June: $336,917

So even though buyers are waiting for better affordability, the home itself has become more expensive.

The takeaway: waiting for rates to fall does not always mean the total cost of buying goes down. Local prices matter just as much as interest rates.

Data from MLSOK and Mortgage News Daily, 6/22/26.

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360 24th Avenue NW, # 126
Norman, OK
73069

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