TerraVue / Markets / Oklahoma City, OK
Over the past 20 years, Oklahoma City home prices have risen 3.67% a year; over the past three, 4.08%. TerraVue's forward estimate, which weights both, is 3.84%. That is essentially in line with the national average.
Appreciation is only one side of the buy-vs-rent question, but it's the side people guess at most badly. At the forward estimate of 3.84% a year, a home in Oklahoma City would gain roughly 46% in value over a decade — before any of the costs that actually decide the question: closing costs, maintenance, property tax, the mortgage interest you'd pay, and what your down payment would have earned invested instead.
Worth being explicit about what that estimate is: it blends the 20-year record (3.67%) with the last three years (4.08%), so a market in a sharp recent run-up or correction lands between the two rather than at either extreme. It is an estimate, not a forecast anyone can guarantee — which is exactly why TerraVue simulates a range of outcomes instead of quoting one number.
Rent is the other side. At a median of $1,285, the yearly rent bill in Oklahoma City is about $15,420. Whether buying beats that depends almost entirely on the price you'd pay and how long you'd stay — which is what the simulator is for.
This page describes the Oklahoma City market as a whole. Whether buying beats renting depends on the price you'd pay, your down payment, and how long you'd stay — TerraVue simulates about 1,000 market scenarios on those inputs and returns the probability, not a single guessed number. It'll start with 73099's real appreciation and rent already loaded.
Analyze a property free →Averages hide a lot. Across Oklahoma City's 35 ZIP codes, long-run appreciation ranges from 0.83% to 6.77% a year — a spread of 5.9 percentage points. Over a 10-year hold, that difference compounds into a substantially different outcome for two buyers in the same city.
| ZIP | Appreciation/yr | Recent 3yr | Rent | Bachelor's+ |
|---|---|---|---|---|
| 73121 | 6.77% | 10.72% | $1,106 | 26% |
| 73165 | 6.45% | 9.60% | — | 34% |
| 73150 | 6.10% | 9.49% | — | 35% |
| 73103 | 6.08% | 6.15% | $1,192 | 59% |
| 73134 | 5.92% | 10.09% | $1,292 | 39% |
| 73149 | 5.66% | 8.87% | $1,145 | 12% |
| 73119 | 5.35% | 6.42% | $1,157 | 6% |
| 73114 | 5.22% | 6.03% | $1,355 | 24% |
| 73111 | 4.63% | 5.63% | $1,177 | 19% |
| 74857 | 4.58% | 5.81% | — | 23% |
| 73131 | 4.31% | 5.43% | $1,885 | 44% |
| 73127 | 4.27% | 5.44% | $1,178 | 14% |
| 73013 | 4.25% | 5.22% | $1,678 | 58% |
| 73135 | 4.21% | 5.49% | $1,351 | 23% |
| 73116 | 4.06% | 3.78% | $1,706 | 59% |
| 73106 | 4.04% | 0.93% | $1,142 | 38% |
| 73105 | 3.94% | 2.91% | $1,234 | 38% |
| 73132 | 3.88% | 4.51% | $1,244 | 33% |
| 73099 | 3.87% | 4.35% | $1,604 | 36% |
| 73120 | 3.81% | 3.64% | $1,278 | 48% |
| 73049 | 3.81% | 3.62% | $772 | 30% |
| 73142 | 3.79% | 4.78% | $1,331 | 55% |
| 73064 | 3.59% | 3.87% | $1,702 | 28% |
| 73112 | 3.52% | 3.16% | $1,270 | 33% |
| 73118 | 3.43% | 1.77% | $1,422 | 48% |
| 73159 | 3.29% | 3.09% | $1,356 | 18% |
| 73139 | 3.29% | 3.50% | $977 | 14% |
| 73170 | 3.29% | 3.33% | $1,403 | 36% |
| 73012 | 3.17% | 3.06% | $1,783 | 57% |
| 73107 | 3.07% | 1.70% | $1,166 | 29% |
| 73162 | 2.80% | 2.46% | $1,659 | 43% |
| 73109 | 2.77% | 2.13% | $929 | 6% |
| 73128 | 2.61% | 2.58% | $1,296 | 47% |
| 73179 | 2.28% | 0.69% | $1,379 | 36% |
| 73084 | 0.83% | -2.23% | $906 | 21% |
Sorted by long-run blended appreciation. Green is at least 0.5pp above the national average, red at least 0.5pp below; smaller gaps are left neutral. ZIPs shown as links have their own detail page.
Appreciation comes from the FHFA House Price Index — a repeat-sales index that tracks the same homes over time, which is why it isn't distorted by a change in the mix of what sold in a given year. TerraVue reads it at the ZIP level, back to 1975 where coverage allows.
The forward estimate blends 60% of the longest available look-back (20 years where available) with 40% of the most recent 3 years. Long-run history is the more reliable signal, but a market that has genuinely changed pace should not be ignored — the 60/40 split is the compromise, and it's the same figure TerraVue's simulation uses.
The national comparison is the population-weighted average of these same blended ZIP-level figures, so it compares like with like.
It depends on the price of the specific home and how long you'd stay. What the data settles is the market backdrop: over the past 20 years Oklahoma City, OK home prices have risen about 3.67% a year, and TerraVue's forward estimate is 3.84% — below the national average of 4.02% — against a median rent near $1,285. TerraVue runs about 1,000 scenarios on a specific price to return the probability that buying beats renting, plus the breakeven year.
Over the past 20 years, about 3.67% a year; over the past three, 4.08%. TerraVue's forward estimate blends the two at 3.84%. All of it comes from FHFA repeat-sales data across 35 ZIP codes, and individual ZIPs range from 0.83% to 6.77% on that same forward basis.
73121 at 6.77% a year, versus 73084 at 0.83% — a spread of about 5.9 percentage points a year within the same city.
Around $1,285 — the median across the city's ZIP codes, from the Census ACS median gross rent, 2-bedroom.