Are you trying to time your move in Coweta but unsure how prices and inventory are trending? In a small market, a few sales can swing the numbers, which makes it hard to read what is really happening. This guide breaks down the key metrics behind price and inventory so you know what to watch, how to interpret it, and how to act as a buyer or seller. Let’s dive in.
What drives prices and inventory in Coweta
Coweta sits within the greater Tulsa area, so commuting patterns and regional demand can influence local prices. New construction in Wagoner County can shift supply, while the mix of home sizes and ages can move the median price without any true change in value. Seasonality matters too, with more listings tending to appear in spring and early summer. Mortgage rates also affect affordability, which can change how quickly homes go under contract.
The metrics that matter
Median sale price
Median sale price is the middle point of closed sales in a period. It is preferred over the average because a single high or low sale will not skew it as much. Watch both the month over month change and the year over year change to separate short blips from real movement.
- If the median is rising while inventory stays tight, sellers hold more leverage.
- If the median is flat and inventory builds, buyers gain room to negotiate.
Months of supply
Months of supply estimates how long it would take to sell all active listings at the current pace of sales. Formula: active listings divided by monthly closed sales.
Common thresholds:
- Less than 3 months: seller’s market
- 3 to 6 months: balanced market
- More than 6 months: buyer’s market
In a small market like Coweta, months of supply can bounce around from month to month. Focus on the 3 month and 12 month trends.
Days on market
Days on market (DOM) tells you how long a listing takes to sell. Use the median, not the average. Shorter DOM points to stronger demand. Rising DOM often signals cooling conditions or overpricing.
- Sellers: price well and you should see quicker showings and offers when demand is strong.
- Buyers: longer DOM can open the door to concessions and repairs.
Active, new, and closed listings
These three numbers show supply coming in, supply available now, and demand closing out sales.
- New listings: how much fresh inventory is hitting the market.
- Active listings: what buyers can choose from today.
- Closed sales: demand at the finish line.
When new listings consistently outpace closed sales, expect inventory to build. When closed sales outpace new listings, supply tightens.
List to sale price ratio and price per square foot
- List to sale price ratio (close price divided by final list price) shows negotiation pressure. At or above 100 percent suggests multiple offers or strong pricing power.
- Price per square foot helps compare across different home sizes, but always adjust for condition, lot size, and location within Coweta.
Read the trend in 3 timeframes
Last 3 months
This shows current momentum. Use it to understand how quickly the market is shifting. Because Coweta has months with fewer sales, look at a 3 month rolling average to reduce noise.
What to watch:
- Did median price tick up or down compared with the prior 3 months?
- Did months of supply move across the 3 or 6 month threshold?
- Is DOM speeding up or slowing down heading into the next season?
Last 12 months
A yearlong view filters out seasonality. Compare the most recent month to the same month last year.
What to watch:
- Year over year change in median price and DOM.
- Whether new listings are recovering, flat, or declining.
- If months of supply is trending toward balanced conditions.
Last 3 to 5 years
This big picture view helps you separate structural changes from short term swings.
What to watch:
- How Coweta prices moved across interest rate cycles.
- The impact of new construction on inventory levels.
- Whether price per square foot is rising faster than median price due to shifting home sizes.
Visual guide to the Coweta market
Chart 1: Median sale price (36 months)
Caption: Median sale price in Coweta over the past 3 years.
Takeaways to look for:
- A steady upward slope suggests sustained demand.
- Flat or gentle waves imply stability with seasonal swings.
- Sharp spikes in small-sample months are less meaningful by themselves.
Chart 2: Inventory, closed sales, and months of supply
Caption: Active listings versus monthly closed sales with months of supply overlaid.
Takeaways to look for:
- Months of supply under 3 favors sellers and can lift prices.
- A rise from 3 to 6 points to a more balanced market.
- Above 6 signals more negotiating room for buyers.
Chart 3: Median days on market
Caption: How quickly homes are selling in Coweta.
Takeaways to look for:
- Falling DOM means buyers should act quickly and be pre-approved.
- Rising DOM means sellers may need to adjust price or offer concessions.
- Stable DOM suggests steady, predictable timelines.
What this means for buyers
Use the data to shape your plan.
- Get pre-approved so you can move fast when months of supply is tight.
- Track a 3 month trend for median price and DOM. If both are falling, consider negotiating credits or repairs.
- Pair price per square foot with a close look at condition and lot. Do not assume a high price per square foot equals high value.
- If you see new listings rising but closed sales flat, watch for price reductions and builder incentives on new construction.
- Set your search alerts for Coweta city boundaries to avoid mixing in nearby areas that can skew trends.
What this means for sellers
Position your listing to match current supply and demand.
- Price with the last 3 to 6 months of Coweta comps. Use median price per square foot and adjust for upgrades, lot, and age.
- Align timing with seasonality when possible, but do not wait if months of supply is under 3 and DOM is falling.
- Optimize presentation. Clean, repair, and stage to compete with new builds if they are in your segment.
- Monitor traffic and feedback in the first 10 to 14 days. If showings and saves are slow while DOM is rising, discuss a price adjustment.
- Plan for appraisal and inspection. Good data and recent comps help you defend contract price.
Data notes for small markets
- Sample size matters. A single custom build can move the monthly median. Use medians and rolling averages.
- Boundary accuracy is key. Make sure your data is filtered to Coweta city limits.
- Watch the mix. If a wave of larger new homes closes in one month, the median price can rise even if values are flat.
- Timing differences happen. Closed sales reflect contracts written 30 to 60 days earlier.
What to do next
You deserve a clear, Coweta-only view of prices and inventory. If you want a fresh read on where the market stands right now, request a city-filtered report, including median price, months of supply, DOM, and list to sale ratio for your price range.
Prefer Spanish? I am happy to guide you en español.
Ready to make a move or just need the numbers for planning? Reach out to Monica Castillo for a personalized market read, a pricing strategy, or a buyer game plan.
Data and sources
- Primary source: Local MLS filtered to City of Coweta for the last 36 months.
- Cross checks: Wagoner County Assessor and Recorder for parcel and sales confirmations.
- Context: Regional association market updates, city planning for new subdivisions, and current mortgage rate context.
- Methods: Monthly aggregates with 3 month and 12 month rolling averages; medians used for price and DOM. Months with fewer than 10 closed sales should be flagged in interpretation.
FAQs
Is now a good time to sell in Coweta?
- Check months of supply and DOM. If supply is under 3 months and DOM is falling, conditions favor sellers. If inventory is building, plan for sharper pricing and standout marketing.
How long will it take to sell my house in Coweta?
- Use recent median DOM for similar homes. Well-priced, move-in ready homes sell faster than the median, while unique or over-asking listings can take longer.
How should I price my Coweta home?
- Start with 3 to 6 months of comparable sales and active competition. Use median price per square foot, adjust for condition and lot, and decide on a strategy: market, aggressive, or aspirational.
Are Coweta home prices still rising?
- Look at year over year median price and the last 3 months together. Consistent gains alongside tight supply point to upward pressure. Flat prices with rising supply suggest cooling.
What does months of supply mean for negotiation in Coweta?
- Under 3 months often means fewer concessions and faster timelines. Between 3 and 6 is balanced. Above 6 usually gives buyers leverage on price and terms.
Should I wait for mortgage rates to drop before buying in Coweta?
- Weigh the tradeoff. Lower rates can increase buying power, but prices may firm if demand jumps. Model your payment at different rate and price scenarios before deciding.
