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Brookside

Tulsa, OK

Neighborhood Market Analysis

Q3 2025 Report
$300,398 (as of March 2025)
Median Home Price
74 (Very walkable for Tulsa; Peoria Ave corridor is highly walkable)[2][4].
Walkability Score
Public schools are highly rated, especially Edison Prep (consistently among Tulsa’s best)[1].
School Rating

Location Overview

Neighborhood Boundaries

Generally bounded by Riverside Dr (west), Peoria Ave (east), 31st St (north), and 51st St (south). The main commercial corridor is along South Peoria Avenue.

Zip Codes

7410574114

Market Data Summary

Price Range$225,000–$600,000+ (detached homes); condos/townhomes from $180,000+
Price per Sq Ft$210–$260/sq ft (detached homes)
Inventory LevelsModerate; slightly below Tulsa average, with some seasonal tightening in spring/summer.

Property Characteristics

Home Types & Architecture

Home Types

Single-family detachedTownhomesCondosApartments

Architectural Styles

Mid-century ranchCraftsmanBungalowContemporary infill

Property Details

Typical Lot Sizes0.15–0.25 acres (single-family); smaller for townhomes/condos
Home Age Range1920s–1960s (majority), with some new infill since 2010
Construction QualityGenerally solid; many homes renovated or updated, but some original-condition properties remain.

Community Profile

Demographics & Lifestyle

Demographics

Diverse mix of young professionals, families, and retirees; median age ~36; highly educated, with above-average household incomes for Tulsa[1][2].

Community Vibe

Lively, walkable, and social; strong local pride and active neighborhood association[1][2].

Typical Residents

  • Young professionals
  • Families
  • Empty nesters
  • Retirees

Family Friendly

Yes—tree-lined streets, parks, and proximity to top schools make it attractive for families.

Amenities & Lifestyle

Parks & Recreation

  • • Riverside Trail
  • • The Gathering Place (world-class park nearby)
  • • 29th Street Pedestrian Bridge
  • • Open-air amphitheater

Dining Options

  • • Trendy coffee shops
  • • Local brunch spots
  • • Craft breweries
  • • Upscale and casual restaurants

Shopping Centers

  • • Whole Foods
  • • Edible Arrangements
  • • Boutique shops along Peoria Ave

Local Businesses

  • • Mecca Coffee
  • • Utopia Boutique
  • • Poseidon Adventures
  • • Brook Restaurant & Bar
  • • Claud’s Hamburgers

Education & Schools

Public schools are highly rated, especially Edison Prep (consistently among Tulsa’s best)[1].
Overall School Rating

Elementary Schools

  • • Eliot Elementary
  • • Patrick Henry Elementary

Middle Schools

  • • Edison Preparatory Middle School

High Schools

  • • Edison Preparatory High School

Private Schools

  • • Monte Cassino School
  • • Holland Hall (nearby)

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Tulsa Transit bus lines (Peoria Ave corridor)

Major Roads

  • • Peoria Ave
  • • Riverside Dr
  • • 31st St
  • • 41st St

Commute & Walkability

Commute Times15–20 min to Downtown Tulsa by car; ~30 min by bus[4].
WalkabilityHigh within the commercial corridor; moderate in residential areas.
ParkingGenerally good; street and off-street parking available, though Peoria Ave can be busy during peak hours.

Marketing Intelligence

Target Buyer Types

  • Young professionals
  • Move-up buyers
  • Empty nesters
  • Investors

Key Selling Points

  • Walkable, social neighborhood
  • Access to top schools
  • Proximity to parks and river trails
  • Vibrant dining and nightlife

Pricing Considerations

Homes priced at or just below market value sell fastest; premium for updated/renovated properties.

Common Objections & Response Strategies

Objection: Older homes may need updates or repairs.

Response Strategy:

Highlight recent renovations, inspection reports, and available renovation loans.

Objection: Higher prices than some Tulsa suburbs.

Response Strategy:

Emphasize walkability, lifestyle, and long-term appreciation potential.

Objection: Potential for noise near Peoria Ave.

Response Strategy:

Show quieter residential options and soundproofing measures.

Investment Insights

Investment Potential

Appreciation Potential

Strong; steady 3–5% annual appreciation, with upside for renovated homes[5].

Rental Demand

High—popular with young professionals and medical residents; low vacancy for quality rentals.

Buyer Competition

Moderate to high, especially for updated homes and those near Peoria Ave.

Best For

  • Owner-occupants seeking walkability
  • Investors targeting long-term appreciation
  • Buyers wanting vibrant, urban lifestyle

Potential Concerns

  • Older homes may require updates
  • Premium pricing vs. some Tulsa suburbs

Professional Recommendations

1

Focus on lifestyle and walkability in marketing materials.

2

Network with local business owners for referral opportunities.

3

Stage homes to highlight entertaining spaces and flexible layouts.

4

Educate buyers on renovation options and financing.

5

Monitor inventory closely and act quickly on new listings.

Competitive Analysis

Comparable Markets

  • Cherry Street
  • Maple Ridge
  • Downtown Tulsa

Market Positioning

Brookside is Tulsa’s premier walkable, social neighborhood—ideal for buyers seeking urban amenities with a neighborhood feel.

Competitive Advantages

  • Superior walkability
  • Access to The Gathering Place
  • Balanced mix of nightlife and quiet streets

Price Comparison

Brookside is 10–20% more expensive than most Tulsa suburbs, but comparable to Cherry Street and Maple Ridge.

Investment Metrics

4.5–5.5% for single-family rentals; slightly higher for small multifamily.
Cap Rates
5–6% gross yield for updated properties.
Rental Yields
~16–18 (favorable for long-term investors).
Price-to-Rent
Positive cash flow possible with 20% down on updated homes; best returns on value-add properties.
Cash Flow
3–5% annual appreciation projected through 2027.
Appreciation

Buyer Journey Insights

First-Time Buyers

Appealing for those seeking urban lifestyle; may need to budget for updates or smaller homes.

Move-Up Buyers

Strong options for larger, renovated homes; competitive market for premium properties.

Downsizers

Walkability and low-maintenance options (condos/townhomes) are attractive.

Investors

High rental demand and appreciation; focus on updated or value-add opportunities.

Relocators

Desirable for those seeking Tulsa’s best amenities and lifestyle.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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