Photo: Caleb Long · CC BY-SA 2.5112 homes sold in Wagoner in the last year, at a typical $193K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Wagoner homes are listed.
Every place Wagoner homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Wagoner.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 100% of Wagoner’s sales, at a typical $193K
112 homes sold in the year to May 2026.
typical sale · 112 sold in 12 months
- Per square foot
- $124OK $151
- Days to sell
- 48
- Sold over asking
- 28%
- Listings with a price cut
- 31%
More homes sell than most years, at 2.3 times the 2016 price
112 sales in the last year, against 136 in 2021 and a low of 65 in 2013. The typical sale went from $84K in 2016 to $193K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $200K buys in Wagoner
Check a listing against what Wagoner homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Wagoner are more common than before the pandemic, but 20% fewer homes come up for sale
We read every month of Wagoner’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 112 sales.
If you’re buying in Wagoner
- Shop in December. It brings about 12 new listings a month, close to the busiest month, with fewer bidding wars (14% over asking).
- You can negotiate. 31% of listings have cut their price, against 18% before the pandemic.
- Offer under asking. Buyers paid 96.6% of the list price on average; 28% paid over.
- You’ll usually have time. Only 30% of homes go under contract within two weeks; the typical one takes 48 days.
Spring brings the homes; winter brings the bidding wars
April has the most new listings (about 14 a month), but February is the most competitive: 26% of February sales close over asking. December offers nearly as much choice with fewer homes bid up (14%). December has the least competition (14%).
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and hotter than Oklahoma
| Wagoner now | 2017–19 | 2021 peak | OK now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 28% | 20% | 25% | 19% |
| Gone within two weeksShare of homes under contract within 14 days | 30% | 20% | 48% | 29% |
| Listings with a price cutShare of homes for sale that cut their price | 31% | 18% | 20% | 26% |
| Price paid vs. askingAverage sale price ÷ list price | 96.6% | 96.2% | 96.3% | 97.4% |
| Days to sellMedian days from listing to contract | 48 | 74 | 20 | 49 |
33 homes for sale on a typical day
That’s twice the 2021 low (16), 20% fewer than in 2017–19 and well under 2013’s 61.
1 in 3 listings has cut its price
31% in the last year, against 18% in 2017–19 and 26% across Oklahoma. More sellers are pricing high and coming down.
Wagoner ranks 8th of 61 busy Oklahoma markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Wagoner is one of the state’s hottest markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Wagoner home costs about $1,142 a month
Price: Wagoner’s typical sale, last 12 months. Property tax at Wagoner’s 0.8% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Wagoner is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in April
The month with the most choice. November has the fewest, about 9.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $193K home, about $1,620 a year.
Taxes vs. neighborsSchools
The schools grade for Wagoner, from test results, graduation and how much students grow.
Schools in WagonerCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Muskogee sells for less a square foot; Coweta for far more
The busier markets within 25 miles of Wagoner, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Muskogee | 321 | $158K | $109 | 20% | 43 |
| Coweta | 313 | $255K | $169 | 19% | 60 |
| Tahlequah | 166 | $215K | $136 | 27% | 36 |
| Wagoner | 112 | $193K | $124 | 28% | 48 |
| Fort Gibson | 49 | $220K | $144 | 27% | 47 |
| Haskell | 33 | $186K | $141 | 30% | 135 |
| Inola | 29 | $214K | $142 | 14% | 67 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Wagoner, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Wagoner. People who follow the town see it, and so do people comparing Wagoner with their own town. No commission, no listing fee.
Questions about buying a home in Wagoner
What do homes sell for in Wagoner, OK?
112 homes sold in the year to May 2026 at a typical $193K, $124 a square foot.
Is Wagoner a buyer’s or seller’s market?
A seller’s market: 23 homes were for sale in May 2026 and 13 sold, about 1.8 months of supply. Buyers paid 96.6% of asking on average, and 31% of listings cut their price.
When is the best time to buy in Wagoner?
April brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Wagoner?
About 0.8% of a home’s value a year. On a $193K home that’s near $1,620.
Where can I see homes for sale in Wagoner?
Zillow, Redfin, Realtor.com and Homes.com all carry Wagoner’s MLS listings; the search links above open each one filtered to Wagoner.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).