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[Mitch Biesemeyer @M_Biesemeyer]

Seller concessions are still a major part of the OKC-area housing market.

Choctaw had the highest average concession at $6,372, while Noble had the highest share of homes selling with concessions at 77%.

Local data matters. The market looks very different city by city.

[Mitch Biesemeyer @M_Biesemeyer]

Inventory is up 20-25% across every major Oklahoma price range.

But sales are up too.

⬆️ Under $200k: +15%
⬆️ $200k-$300k: +16%
⬆️ $300k-$400k: +14%
⬇️ $400k-$500k: -3%
⬆️ Over $500k: +14%
More choices. More sales. A more balanced market.

[Mitch Biesemeyer @M_Biesemeyer]

A huge Oklahoma housing market trend right now:

In several OKC metro cities, MORE than half of recent home sales closed below original list price.

➡️ Noble: 71% below list
➡️ Piedmont: 62%
➡️ Norman: 58%

Pricing correctly from day one matters more than ever.

[Mitch Biesemeyer @M_Biesemeyer]

OKC market signal: showings per listing are flat/down in most areas, but contracts are up big in several cities.

Translation: buyers are not gone. They are pickier.

Less casual traffic. More intentional offers.

Source: MLSOK

[Mitch Biesemeyer @M_Biesemeyer]

OKC seller concessions are still modest overall — mostly around 1% to 1.5% of sales price.

But the short-term change is different city by city.

Some areas are seeing concessions rise fast. Others are falling.

Negotiation leverage is hyper-local right now.
Source: MLSOK

[Mitch Biesemeyer @M_Biesemeyer]

The gap between existing homes and new construction in the OKC metro has compressed more than many buyers realize.

Yes, new is still higher per foot.
But often not by a huge margin.
And builder incentives can tighten the real gap even more.
That is changing the buying convo.

[Mitch Biesemeyer @M_Biesemeyer]

The OKC market is not moving on one clock right now.

Some homes are still moving in under a month. Others naturally take much longer based on price range + city.

Days on market is not just about demand.
It is about context.
That is the story in this week’s data.
Source: MLSOK

[Mitch Biesemeyer @M_Biesemeyer]

Mortgage rates are back up around 6.45%.

And yet OKC median home prices still climbed:
Jan: $250K
Feb: $259K
Mar: $270K
Buyers may not like rates, but they’re still buying the right homes.
That’s the market right now.
Source: Mortgage News Daily / MLSOK

[Mitch Biesemeyer @M_Biesemeyer]

Inventory is up pretty much everywhere across the OKC metro.

But here’s the twist: buyers still are not getting dramatically bigger discounts in most areas.

More choice? Yes.
Much more pricing power? Not really.
That’s the market right now.
Source: MLSOK

[Mitch Biesemeyer @M_Biesemeyer]

Some of the biggest appreciation winners in the OKC metro are still giving up meaningful seller concessions right now.

That’s the story.

Past growth ≠ current leverage.

Two charts. One important reminder: real estate is hyper-local.
Source: MLSOK

[Mitch Biesemeyer @M_Biesemeyer]

Where are buyers actually looking in the OKC metro?

• Most showings = homes under $200K
• Fewer showings as price rises
• Moore, Edmond, and Choctaw are up YOY
• Some cities are flat or down
This market is getting more local and more price-sensitive.
Source: MLSOK

[Mitch Biesemeyer @M_Biesemeyer]

OKC metro snapshot: a strong share of homes are selling at/above list—but far fewer are doing it with zero concessions.
Translation: buyers may pay the price, but they’re often negotiating repairs/closing costs/rate buydowns.
Want the read on your neighborhood? DM.
MLSOK

[Mitch Biesemeyer @M_Biesemeyer]

How much are OKC buyers negotiating right now?

Most cities are closing between 97% and 99.5% of list price.

Not bidding wars.
Not fire sales.
Just normalization.
Strategy > headlines.

[Mitch Biesemeyer @M_Biesemeyer]

OKC isn’t “hot” or “cold” — it depends on price.
Under ~$300K stays tighter.
$300K–$500K is closer to balanced.
$500K+ has more inventory = more buyer leverage.
Drop your city + price range and I’ll tell you what kind of market you’re in.

[Mitch Biesemeyer @M_Biesemeyer]

New construction pricing in OKC is clustering tighter than many expect — but inventory isn’t evenly distributed.

Price per foot matters.
Availability matters more.
Here’s what the data shows 👇
Source: MLSOK

[Mitch Biesemeyer @M_Biesemeyer]

MAjor OKC Home Price Shift!
• Avg sales price dipped in January
• New listings jumped sharply after December
• More inventory = more buyer leverage
Not a crash. A reset.
Context matters.
Data: MLSOK

[Mitch Biesemeyer @M_Biesemeyer]

Seller concessions are still moving deals in OKC area

Mustang $4,961 (1.6%)
Newcastle $4,858 (1.5%)
Piedmont $4,642 (1.3%)
OKC $3,911 (1.4%)
Edmond $3,737 (0.9%)
Moore $3,467 (1.4%)
Norman $2,292 (0.8%)
Noble $1,978 (0.8%)
Biggest shifts: Piedmont +72% | Moore -44% | Noble -52%

[Mitch Biesemeyer @M_Biesemeyer]

Greater OKC contracts started off 2026 hot! Holiday dip hit 247, then January bounced: 350 → 531 → 579.
Jan 1–15 YOY: Newcastle +140%, Piedmont +106%, Mustang +94%, OKC +18%, Edmond +19%.
Want your neighborhood numbers? DM me.

[Mitch Biesemeyer @M_Biesemeyer]

The 2025 OKC housing market didn’t fall — it rebalanced.

Prices rose overall, inventory expanded, and days on market increased. Buyer leverage returned without a major drop in value.

Context matters heading into 2026. 📊🏡

[Mitch Biesemeyer @M_Biesemeyer]

Over the last 45 days:
• 52% of OKC homes sold under list price
• Seller concessions are reaching $6K+ in some markets
This market isn’t about asking price anymore — it’s about total deal structure.
Know the data. 📊