Is Tulsa, Oklahoma Good for Airbnb Investment?

To start an Airbnb in Tulsa, Oklahoma, begin by researching the city's short-term rental regulations, which require hosts to obtain a business license from the City of Tulsa and register with the Oklahoma Tax Commission for sales tax collection, as Tulsa imposes a 4.517% combined sales tax plus a 6% lodging tax on short-term rentals. Contact the Tulsa Planning Office to verify zoning compliance, as some residential areas restrict short-term rentals, and obtain any necessary permits including a Certificate of Occupancy if required. Find a suitable property by analyzing high-demand neighborhoods like Brookside, Cherry Street, or downtown areas near the BOK Center and Gathering Place, considering factors like walkability, parking availability, and proximity to attractions. Purchase essential furnishings including quality mattresses, linens, basic kitchen appliances, WiFi equipment, and safety items like smoke detectors and fire extinguishers, ensuring the space meets Tulsa's building and fire codes. Create your Airbnb listing with professional photos, competitive pricing based on local market rates (typically $75-150 per night depending on location and amenities), and detailed descriptions highlighting nearby attractions like the Tulsa Zoo and Philbrook Museum. Manage your property by establishing check-in procedures, maintaining cleanliness standards, responding promptly to guest inquiries, and keeping detailed records for tax purposes while remitting the required lodging and sales taxes to Oklahoma Tax Commission quarterly, and consider hiring local cleaning services or property management companies if needed for ongoing maintenance and guest communication.

To identify profitable short-term rental properties in Tulsa, Oklahoma, focus on locations within 3-5 miles of downtown attractions like the Arts District, Brookside, Cherry Street, and near Tulsa International Airport, as these areas generated 15-25% higher occupancy rates in 2023. Target 2-4 bedroom properties built after 1980 with modern amenities, parking, and outdoor spaces, as Tulsa guests prefer larger accommodations for oil industry business travel and family visits to attractions like Gathering Place. Analyze pricing using AirDNA and Mashvisor, where successful Tulsa STRs average $85-120 per night with 65-75% occupancy rates, particularly properties near the Arkansas River or in Midtown's historic neighborhoods. Research competition through Airbnb and VRBO searches in your target zip codes (74114, 74120, 74105), noting that Tulsa has approximately 800-1,200 active STR listings with less saturation than major metros, creating opportunities in underserved areas like Brookside and Pearl District. Utilize Tulsa-specific resources including the Tulsa Regional Tourism office for event calendars, STR Tulsa Facebook groups for local insights, and the City of Tulsa's planning department for zoning regulations, while leveraging tools like Rabbu and Pricelabs for dynamic pricing optimization in this market where oil industry conferences and cultural events drive seasonal demand spikes of 20-40% during spring and fall months.

To obtain an Airbnb/STR permit in Tulsa, Oklahoma, you must first register your property with the City of Tulsa's Planning Department by submitting an application through their online portal or visiting City Hall at 175 E 2nd Street. Required documents include a completed short-term rental registration form, proof of property ownership or lease agreement with landlord consent, a site plan showing the property layout, proof of liability insurance (minimum $500,000), contact information for a local responsible party available 24/7, and a $100 annual registration fee. The city requires that properties meet all building and fire codes, maintain off-street parking, display the registration number in all advertisements, and limit occupancy to 2 people per bedroom plus 2 additional guests. The approval timeline is typically 30-45 days after submitting a complete application, and you must renew annually by December 31st. Properties in historic districts may require additional Historic Preservation Commission approval, and some residential zoning areas have restrictions on short-term rentals within 300 feet of each other, so check with the Planning Department about specific zoning requirements for your address before applying.

Short-term rentals (STRs) are legal in Tulsa, Oklahoma, but operate under specific regulations implemented by the city. As of 2023, Tulsa requires STR operators to obtain a business license and comply with zoning restrictions that generally allow STRs in residential areas with certain limitations on density and concentration. The city prohibits STRs in some historic districts and requires operators to maintain liability insurance, provide emergency contact information, and ensure properties meet safety standards including smoke detectors and fire extinguishers. Recent changes include stricter enforcement mechanisms and requirements for annual renewals, with the city implementing a complaint-driven enforcement system to address noise and parking issues. Properties must also comply with occupancy limits based on bedroom count and parking requirements, and operators face penalties for violations including potential license revocation for repeat offenses.

The best Airbnb investment areas in Tulsa, Oklahoma include the Brady Arts District, which attracts visitors with its vibrant nightlife, galleries, and proximity to the BOK Center hosting major concerts and events; Downtown Tulsa near the Tulsa Performing Arts Center and Gathering Place, drawing business travelers and tourists visiting the acclaimed riverfront park that opened in 2018; the Brookside District along Peoria Avenue, popular for its trendy restaurants, boutiques, and walkable atmosphere appealing to leisure travelers; the Pearl District, an emerging area with historic charm and growing restaurant scene attracting younger demographics; and areas near Tulsa International Airport for business travelers and those attending conferences at venues like the Cox Business Convention Center. Cherry Street (15th Street corridor) offers another strong option with its local dining and shopping scene, while properties near the University of Tulsa campus can capture visiting families, prospective students, and academic conference attendees. The Gathering Place's impact since opening has significantly boosted tourism in surrounding areas, making nearby neighborhoods particularly attractive for short-term rental investments.

In Tulsa, Oklahoma, Airbnb properties are subject to both state and local lodging taxes that total approximately 8.5% to 9.5% of the rental amount. The Oklahoma state lodging tax is 5.5%, while Tulsa imposes an additional city lodging tax of approximately 3% to 4%, which includes both general lodging taxes and tourism promotion fees. These taxes are typically collected by Airbnb directly from guests at the time of booking and remitted to the appropriate tax authorities on behalf of hosts through Airbnb's automated tax collection service, which began around 2016-2017 for most Oklahoma jurisdictions. Hosts who collect taxes independently must register with the Oklahoma Tax Commission and the City of Tulsa, file monthly returns, and remit payments by the 20th of the following month. Exemptions generally apply to stays exceeding 30 consecutive days, which are considered long-term rentals rather than transient lodging, and certain government or nonprofit organization bookings may qualify for exemptions with proper documentation. The tax applies to the rental amount before cleaning fees and other additional charges, and failure to properly collect and remit these taxes can result in penalties and interest charges from both state and local authorities.

To start an Airbnb in Tulsa, Oklahoma, the total initial costs would be approximately $185,000-$220,000. Property purchase represents the largest expense at $140,000-$160,000 based on median home prices in desirable Tulsa neighborhoods like Brookside or Cherry Street. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom property including furniture, appliances, linens, and décor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic renovations or improvements total around $3,000-$5,000. Permits and fees in Tulsa include short-term rental registration ($100), business license ($50), and potential HOA approval costs totaling approximately $500-$1,000. Insurance for short-term rentals runs $1,500-$2,500 annually, with six months costing $750-$1,250. Utility setup and deposits for electricity, gas, water, internet, and cable average $500-$800 initially. First six months of operating costs including utilities ($200/month), cleaning services ($100-150 per turnover), supplies and maintenance ($150/month), platform fees (3% of bookings), and marketing expenses total approximately $4,000-$6,000, assuming moderate occupancy rates of 60-70% during the initial period.

Airbnb properties in Tulsa, Oklahoma typically generate annual revenues between $15,000-$35,000 for entire homes and $8,000-$18,000 for private rooms, with average daily rates ranging from $65-$120 depending on location and property type. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($25-$40 per turnover), utilities ($150-$250 monthly), property management (10-20% of revenue), insurance ($800-$1,500 annually), and maintenance costs ($2,000-$4,000 yearly). Properties in downtown Tulsa, particularly near the Arts District and Brady Arts District, achieve higher occupancy rates of 65-75% compared to suburban locations at 45-60%, with successful hosts reporting net profit margins of 15-25% after all expenses. Key success factors include proximity to attractions like the Gathering Place, Philbrook Museum, and downtown entertainment venues, professional photography, competitive pricing strategies, and maintaining superhosts status through consistent 4.8+ ratings. A typical 2-bedroom downtown property purchased for $120,000 and generating $28,000 annually in gross revenue can yield approximately $5,000-$7,000 in net profit after expenses, representing a 4-6% cash-on-cash return, though properties in emerging neighborhoods like Brookside and Cherry Street have shown stronger performance due to lower acquisition costs and growing tourism demand.

Airbnb investments in Tulsa, Oklahoma typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-15% depending on property location and management efficiency. Properties in downtown Tulsa near the Arts District and Brady Arts District command higher nightly rates of $80-120, while suburban areas average $60-90 per night. Initial profitability usually occurs within 6-12 months after accounting for startup costs, furnishing, and marketing expenses. The Tulsa market benefits from steady business travel demand from energy sector companies like Williams Companies and ONEOK, plus tourism from attractions like the Gathering Place and Philbrook Museum. Properties purchased in the $100,000-200,000 range with 20-25% down payments typically achieve break-even occupancy rates of 45-55% annually, with successful operators maintaining 65-75% occupancy rates during peak seasons from March through October.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance across Tulsa, Oklahoma. Local real estate agents specializing in Airbnb investments include Keller Williams Realty agents who focus on investment properties, RE/MAX professionals with vacation rental expertise, and Coldwell Banker agents experienced in multi-family and rental properties. National services like Awning, Mashvisor, and AirDNA offer market analysis and property identification tools for Tulsa's short-term rental market. Local property management companies such as RedAwning, Vacasa, and local Tulsa-based STR management firms help investors identify profitable properties while offering turnkey management solutions. Real estate investment companies like Roofstock and Fundrise occasionally feature Tulsa properties, while local investment groups and meetups through BiggerPockets connect investors with Tulsa-specific opportunities. Additionally, local mortgage brokers specializing in investment properties and Tulsa-based real estate attorneys familiar with short-term rental regulations provide essential services for Airbnb property acquisitions in the market.