Rankings/Oklahoma City, OK

Oklahoma City, OK

NeutralTier 1CBSA 36420Compare

Risk Rank: #106 of 274Month: 2026-05Score change (12m):↑ +6

53score

Composite risk percentile vs 274 metros (higher = higher risk)

Executive Summary

Oklahoma City's housing market shows average risk, ranking 106th of 274 metros. The market recently entered Expansion. Current conditions are balanced with stable liquidity. Broad-based growth with healthy fundamentals.

Oklahoma City experienced a market correction from early 2025 through early 2025. The market has since normalized and entered Expansion.

Inventory is growing at a moderate +10% pace with homes taking +14% longer to sell — within normal ranges.

Rent growth is roughly keeping pace with price appreciation, suggesting valuations are not stretched.

Cycle Phase

RecoveryExpansionHypersupplyRecession

1 month in current phase

Normal growth conditions with balanced fundamentals

Key Dynamics

Risk is primarily driven by employment and permit growth, while migration provides the most support.

Top Drivers

Employmentp76

12-month employment change (risk inverted)

Permit Growthp65

YoY permit change

Permits per Capitap65

Permits per 1,000 residents

Market Signals

Inventory is growing at a moderate +10% pace with homes taking +14% longer to sell — within normal ranges.

Liquidity

Stable—

Active Listings YoY

+9.7%p59

Days on Market YoY

+13.9%p74

Months in status1

Data through May 2026

Valuation

Balanced—

Rent vs. Price Growth

+1.8%p86

Months in status1

Data through May 2026Rent growth vs price growth (rent support). Note: Affordability and Valuation measure different structural dimensions and can diverge.

Factor Details

Lower riskHigher risk

Low RiskBelow AvgNeutralElevatedHigh Risk

Price MomentumBelow Avg

+1.0%p32

12-month HPI change — higher = overheating

Permit GrowthElevated

+5.2%p65

YoY permit change — higher = supply pressure

Permits per CapitaElevated

5.48p65

Permits per 1,000 residents — higher = overbuilding risk

AffordabilityNeutral

0.28p51

Mortgage payment / income — higher = more burdened

EmploymentElevated

-0.5%p76

12-month employment change (risk inverted)

MigrationBelow Avg

+$63Kp27

Net AGI migration (risk inverted)

National Context

Credit Conditions

Credit Regime

Stable—

Normal expansion. Credit is available, transactions are healthy — no constraints on current growth momentum.

Bank Lending Standards

-3.7Normal

Rate Change (YoY)

-38 bpsNormal

Mortgage Risk Premium

+199 bpsElevated

Stable for 9 quartersData through 2026-Q2

Supply Pipeline

Supply Regime

Accumulating—

Supply pipeline is building up while credit remains available. New units are accumulating in the system — watch for delivery pressure in coming quarters.

Pipeline Ratio

0.90Elevated

Completion-Permit Divergence

-5.9 ppNormal

Accumulating for 5 quartersData through 2026-Q2

Local Signals

Metro Permit Activity

Permit Activity

Elevated

YoY Permit Growth

+5.2%Above norm

Raw signal — not the composite percentile

Relative to 2016–2019 norms for this metro

Above-normal building activity with healthy demand. Balanced expansion — the market is absorbing new supply without stress.

Employment Concentration

Employment

Moderate

Largest SectorGovernment 21.4%

QCEW 2024 annual averages

Internal Structure

Oklahoma City's 7 counties show moderate divergence — Oklahoma County carries the most risk (Elevated) while Cleveland County anchors the lower end.

Moderate12.8Limited data

7 of 7 counties scored

Oklahoma City, OK shows Moderate internal divergence — some counties diverge meaningfully from the metro picture. Oklahoma County contributes the most structural risk (Elevated, driven by affordability), while Cleveland County anchors the lower end (Average).

Within-metro factor percentiles (0 = lowest risk, 100 = highest risk)

County	Score ▼	Band	Pop %	Price	Permits	Afford
Oklahoma CountyRisk Driver	75	Elevated	55.1%	83	33	100
Logan County<5%	67	Elevated	3.5%	100	67	50
McClain County<5%	54	Average	3.1%	50	50	17
Canadian County	54	Average	11.6%	33	83	67
Cleveland CountyStabilizer	46	Average	20.5%	67	17	83
Lincoln County<5%	29	Below Average	2.3%	17	100	0
Grady County<5%	25	Low Risk	3.9%	0	0	33

Score History

Month	Phase	Score	Price	Permits	Afford	Employ	Migr
2025-12	Rec	53	56	76	53	39	27
2025-10	Rec	42	12	68	50	41	21
2025-09	Hyp	44	11	68	50	50	21
2025-07	Rec	41	11	68	50	32	21
2025-06	Hyp	44	33	68	55	27	21
2025-04	Rec	49	44	68	55	42	21
2025-03	Ress	44	25	68	52	37	21
2025-01	Rec	45	27	68	52	38	21
2024-11	Hyp	51	59	68	57	38	21
2024-09	Hyp	49	55	68	59	31	21
2024-07	Ress	47	42	68	59	31	21
2024-05	Ress	43	26	68	55	24	21
2024-03	Hyp	45	34	68	56	29	21
2024-01	Hyp	48	41	68	56	43	21
2023-11	Exp	42	28	68	51	20	21
2023-09	Rec	44	41	68	53	16	21
2023-07	Rec	46	53	68	53	17	21
2023-06	Hyp	47	65	68	55	13	21
2023-04	Hyp	46	67	68	55	6	21
2023-03	Ress	44	54	68	54	6	21
2023-01	Ress	42	42	68	54	7	21
2022-10	Ress	47	58	68	56	19	21
2022-09	Hyp	45	42	68	55	22	21
2022-08	Ress	45	44	68	55	22	21
2022-06	Ress	48	34	68	54	46	21
2022-05	Hyp	47	32	68	54	44	21
2022-04	Exp	48	31	68	54	53	21
2022-02	Exp	50	43	68	56	52	21
2021-11	Exp	52	32	69	55	65	29
2021-08	Exp	53	21	69	55	80	29
2021-05	Rec	54	22	69	56	86	29
2021-03	Rec	46	20	69	58	41	29
2020-12	Rec	46	23	69	51	42	32
2020-09	Rec	54	55	69	52	52	32
2020-06	Rec	49	53	69	51	26	32
2020-05	Exp	51	62	69	51	30	32
2020-03	Exp	58	76	69	53	59	32
2020-02	Rec	56	65	69	53	57	32
2019-12	Rec	48	36	69	51	35	34
2019-11	Exp	48	43	69	51	30	34
2019-09	Exp	53	70	69	53	31	34
2019-07	Rec	54	63	69	53	41	34
2019-05	Rec	44	18	69	51	33	34
2019-02	Rec	46	33	69	53	27	34
2019-01	Rec	48	35	69	53	34	34

Data Vintages

Price (HPI)2026-Q1

Permits2026-05

Income2024

Employment2026-05

Migration2023