Bixby, Oklahoma Real Estate & Area Guide
Two counties, one river through the middle, and a school district three times the size of the city. What to verify before you buy.
Bixby is a separate municipality south of Tulsa with a housing market that ranges from older homes near its historic core to established subdivisions, newer master-planned developments, custom homes and acreage properties.
Development patterns can vary considerably depending on location, making municipal boundaries, utilities, floodplain research, new-construction activity and property-specific due diligence particularly important.
This guide examines Bixby from a real estate perspective.
Where Is Bixby?
Bixby is an incorporated city south of Tulsa, adjoining south Tulsa to the north and Jenks to the west. The Arkansas River bisects the city into north and south sections, with the original town center on the south side of the river. That single geographic fact shapes a lot of what follows: the river influences floodplain mapping, river crossings shape travel patterns, and the older and newer parts of the city sit on opposite sides of it.
Bixby extends into two counties — Tulsa County and Wagoner County. For real estate this is not trivia. The county determines which assessor holds the parcel record, which treasurer bills the property taxes, and which county offices you deal with for records. Do not assume a Bixby property is in Tulsa County.
The city covers roughly 25.7 square miles of land (26.76 square miles including water). Historically an agricultural community — it carries the nickname “The Garden Spot of Oklahoma” and shifted from cotton and grain to truck farming of vegetables in the 1930s, becoming a regional produce-shipping point by 1941 and later a center of sod production — much of that farmland has since been subdivided, which is why so much of its housing is recent.
Roads and access
- Memorial DriveCarries U.S. Route 64 through Bixby. The principal north–south corridor and the spine of the city’s commercial development.
- 151st Street SouthThe main east–west arterial. State Highway 67 runs east along 151st Street South and reaches its eastern terminus at US-64 in Bixby.
- Creek TurnpikeState Highway 364, a 33.2-mile toll road, with an interchange at South Memorial Drive / US-64.
- River crossingsBecause the river runs through the city, which bridge you use affects travel time more than straight-line distance does.
- Travel timesWe do not publish drive times. Map your recurring trips from the specific address at the times you would actually travel.
U.S. Route 169 does not serve Bixby. US-169 is the north–south corridor serving east Tulsa and Owasso.
Bixby at a Glance
- City
- Bixby, Oklahoma — an incorporated municipality, not a Tulsa neighborhood
- Counties
- Tulsa County and Wagoner County. The city extends into both.
- Location
- South Tulsa metro. The Arkansas River bisects the city; the original town center is south of the river.
- Land area
- Approximately 25.70 square miles of land (26.76 sq mi total, including water)
- Population
- 28,609 at the 2020 Census, up from 20,884 in 2010 — an increase of about 37%. A 2024 American Community Survey 5-year estimate put it at 30,155.
- Housing
- Older homes near the historic core · established subdivisions · newer subdivisions · custom homes · acreage and larger-lot properties
- Development
- A mix of established housing and continued residential construction, much of it on former farmland
- Major access
- Memorial Drive (U.S. Route 64) · 151st Street South (State Highway 67) · Creek Turnpike (State Highway 364)
- School district
- Many properties are served by Bixby Public Schools, but the district covers roughly three times the city’s land area. Verify by address.
- Historic identity
- “The Garden Spot of Oklahoma” — a truck-farming and produce-shipping center, later sod production
No median price, days-on-market or inventory figure appears here. See Bixby Housing Market for why.
Population Growth, in Context
| Figure | Population | Source and vintage |
|---|---|---|
| 2010 | 20,884 | U.S. Census Bureau, 2010 Decennial Census |
| 2020 | 28,609 | U.S. Census Bureau, 2020 Decennial Census |
| 2024 estimate | 30,155 | U.S. Census Bureau, American Community Survey 2024 5-year estimates |
Decennial counts and survey estimates are produced by different methods and are not a continuous series. The 2010–2020 change, both decennial counts, works out to roughly 37%.
Population growth can coincide with residential development, infrastructure investment and commercial expansion, but it does not guarantee future home-price appreciation. A growing population tells you that housing has been built and absorbed. It does not tell you what any particular house is worth, how long it will take to sell, or what it will be worth later.
Bixby Housing: What You’ll Find
Bixby's housing spans a wide range of ages and property types, and the differences between them matter more here than in a city built out over a short period.
Older Bixby / historic core
Housing near the original town center, south of the river, is generally older and on smaller platted lots. Age, condition and renovation history vary property to property, and due diligence resembles buying an older home rather than buying in a subdivision.
Established subdivisions
Residential development from earlier decades. Detached single-family homes on conventional lots, with varying HOA arrangements — some active, some dormant, some none at all.
Newer subdivisions
Continued residential development, including master-planned neighborhoods. Lot sizes, amenity packages, architectural controls and dues differ considerably from one development to the next.
Custom homes
Some developments contain custom or semi-custom construction. Specification and finish level vary widely, which makes comparable-sale selection harder than in a production subdivision.
Acreage & larger lots
Acreage and larger-lot properties exist in parts of the Bixby area, but availability varies considerably by location and over time. These are a different transaction from a subdivision purchase — see Buying Acreage.
New construction
Building activity continues in and around the city. We make no claim about what share of the market it represents, because we hold no data that would establish one. See Buying New Construction.
Bixby is not one housing market
A 1960s house near the old town center, a 2003 subdivision home north of the river, a 2025 build in a master-planned development and a five-acre parcel on the edge of the city are four different products. They have different buyer pools, different inspection priorities, different utility arrangements and different comparable sets. A city-wide Bixby average describes none of them.
Bixby Housing Market
Why there is no Bixby median price on this page
Best Realtor Tulsa does not currently hold licensed MLS data at city or subdivision level, and we do not publish market figures we cannot source, date and define geographically.
If we publish area figures later they will carry a median, quartiles or a distribution, with a stated reporting period and a stated methodology.
What we can publish, with a named source and a reporting period, is the metro-wide picture. Current Tulsa County residential figures — median sale price, days on market, active inventory, months of supply and closed sales — are in The Tulsa Ledger, sourced to the Greater Tulsa Association of REALTORS® and compiled by RE STATS Inc., with the reporting period beside each figure. Those are county-wide and are not Bixby figures. Note also that part of Bixby is in Wagoner County and therefore outside that dataset entirely.
Bixby home prices vary substantially by age, size, subdivision, lot, condition and whether the property is new construction or acreage. For a specific property, ask an agent for recent closed sales from comparable subdivisions and property types, and to explain why each one is comparable — including whether it was a builder sale and what concessions were attached.
Buying New Construction in Bixby
Buying from a builder is a different transaction from buying a resale, and the differences tend to favor the party who wrote the contract.
Who the model-home agent works for
The sales representative at a model home represents the builder, who is the seller. That is a normal and lawful arrangement, not a trap — but it means their duty runs to the builder, not to you. You may choose your own representation. You are not required to have an agent, and nobody here is suggesting you must.
Builder contracts
Builder contracts may differ substantially from the standard resale contract, including on deposits, contingencies, construction delays, change orders, dispute resolution and what happens if you cannot close. Read the actual document.
Incentives
Incentives may include closing-cost contributions, preferred-lender credits, rate buydowns, design-center credits, included upgrades and lot premiums. An incentive does not automatically make a home cheaper. Compare the total economics — price, rate, term, what the upgrade is actually worth and what the lender condition costs — not the headline offer.
Inspections
New construction is not automatically defect-free. Consider a pre-drywall inspection while systems are visible, a final inspection before closing, a sewer scope where relevant, and a warranty inspection before coverage periods lapse.
The lot and its drainage
Research grading, drainage, retaining walls, easements, detention areas, how neighboring lots sit relative to yours and how future phases will drain. A lot that sheds water well today can behave differently once the ground uphill is built out and paved.
Future development
Investigate planned future phases, road alignments, nearby commercial development and what the undeveloped adjoining land is zoned for. Municipal planning resources and INCOG are the places to look, not the sales office.
HOA
Review dues, restrictions, architectural controls, amenities, any rental restrictions and any transfer or setup fees. In a new development the association may still be under builder control, which affects how rules and dues can change later.
Property taxes after assessment
A current tax record may reflect vacant land or a partially assessed home. The figure after full assessment can be materially different. Ask what the parcel is assessed at now and what triggers reassessment — and do not budget from the current bill.
Buying Acreage Around Bixby
Acreage and larger-lot properties are a genuinely different purchase, and the assumptions that hold in a subdivision mostly do not hold here. Do not assume any of the following — establish each one.
Boundaries & survey
Understand the actual legal boundaries. Fences, tree lines and mown areas are not boundaries. A current survey is the only reliable answer, and on acreage the difference can be substantial.
Water
Determine whether the property is on municipal water, a rural water district or a private well. Each has different costs, reliability and transfer requirements. Rural water districts may have their own membership and tap-fee rules.
Sewer or septic
Determine which. If septic, investigate the system type, age, location, capacity and condition, and whether it has been inspected or pumped recently. Replacement is expensive and siting is constrained.
Well testing
Where a well serves the property, consider testing both water quality and yield. A well that produces adequately in spring may not in late summer.
Access
Determine whether access is a public road, a private road or an easement across someone else’s land — and if private or easement, who is responsible for maintenance and what the recorded agreement says.
Zoning & land use
Research the applicable rules with the correct jurisdiction, which may be the City of Bixby or a county, depending on whether the parcel is inside city limits. What you may build, keep or operate depends on it.
Outbuildings
Investigate permits and condition for barns, shops and other structures. Unpermitted structures can affect insurance and future permitting.
Mineral rights
Do not assume mineral rights transfer with surface ownership. In Oklahoma they are frequently severed from the surface estate and held separately. Review title information and take appropriate professional advice on what is actually conveyed.
Floodplain across the whole parcel
An acreage parcel may contain mapped floodplain even where the residence does not. Research the entire parcel, not just the building site — it affects what you can do with the rest of the land.
Flood & Drainage Research
The Arkansas River runs through Bixby, which invites two opposite errors: treating the whole city as flood-prone, or assuming a newer subdivision away from the river cannot have water problems. Flood risk is property-specific. We do not characterize Bixby, or any subdivision within it, as flood-prone or flood-safe.
For an individual property, research the FEMA Flood Map Service Center, local floodplain information from the applicable jurisdiction, the seller’s property disclosures, and an insurance professional who can quote the actual address. Confirm whether a lender will require flood insurance and what it costs before you are committed.
Drainage is a separate question from flood zone
A property can experience drainage or water-management issues without being located in a FEMA Special Flood Hazard Area. Mapped flood zones model riverine and similar flooding; they do not describe how water moves across an individual lot after heavy rain. Look at grading, where water leaves the property, downspout discharge, nearby detention or retention areas, and how the surrounding ground sits relative to the house — as general property due diligence on any lot, regardless of what the flood map says.
A “Bixby” Address Is Not the Same as Being in Bixby
Bixby Public Schools is reported to cover roughly 75 square miles. The City of Bixby covers about 25.7 square miles of land. The district takes in almost all of Bixby, all of Leonard, and portions of Broken Arrow, Jenks and Tulsa. On top of that, the city itself spans two counties.
So a property marketed as “Bixby” might be in the city or outside it, in Tulsa County or Wagoner County, in Bixby Public Schools or another district, and on city utilities or something else entirely — in almost any combination.
Listings get marketed as “Bixby” on the basis of a mailing address, a school district, a general market area or actual municipal boundaries. These are not interchangeable. For the individual property, verify each of the following independently:
- City jurisdiction — whether the parcel is inside Bixby city limits, another city, or unincorporated county.
- School district — confirmed with the district by address, not by ZIP code or listing description.
- County — Tulsa or Wagoner. This determines which assessor and treasurer handle the parcel.
- Utilities — water, sewer or septic, electricity, natural gas, trash and internet may each be provided differently depending on location.
- Property tax jurisdictions — which authorities levy against the parcel.
- HOA — whether an association exists and what is recorded against the property.
- Legal address and description — as recorded, which is what governs.
The City of Bixby can confirm municipal limits and the services it provides. Parcel records are with the Tulsa County Assessor or the Wagoner County Assessor, depending which county the property is in.
Utilities & Services
Provider availability varies by property, and in an area that has expanded across former farmland in two counties it varies more than most. We do not list utility providers on this page, because we have not verified current service territories and a wrong answer here is worse than no answer.
For an individual property, verify who provides: water (municipal or a rural water district), sewer or septic, electricity, natural gas, trash collection and internet. Start with the City of Bixby if the property is inside city limits, or the relevant county if it is not, and confirm with the seller’s disclosures and recent utility bills.
School Districts & Address Verification
Factual, and address-specific
Many properties in Bixby are served by Bixby Public Schools. The district reports covering roughly 75 square miles across ten school sites, serving more than 7,000 students as of 2022, and its boundaries include almost all of the city of Bixby, all of Leonard, and portions of Broken Arrow, Jenks and Tulsa.
A Bixby mailing address therefore does not establish municipal jurisdiction, school district or utility provider. Confirm school assignments using the exact property address, directly with Bixby Public Schools, and consult Oklahoma State Department of Education data for district information.
Best Realtor Tulsa does not rank districts or use school performance to recommend where to buy. We will tell you which district may serve an address and how to confirm it. What weight to give that is your decision, not ours.
Property Tax Research
Property taxes depend on assessed value and the applicable taxing jurisdictions for the specific parcel. We do not publish a generalized Bixby tax rate.
Because Bixby spans two counties, the first question is which county the parcel is in. That determines where the record lives and who bills you:
- Tulsa County — Assessor and Treasurer
- Wagoner County — Assessor and the county treasurer
New-construction buyers should be particularly careful. Where a property has not been assessed at its completed value, the current tax record may reflect vacant land or a partially built improvement and understate the eventual bill. Ask what the parcel is assessed at now, what it is likely to be assessed at once complete, and budget from the second figure. We do not publish projected tax numbers, because they depend on millage and assessment decisions we cannot forecast.
Local Amenities
- Washington Irving Memorial Park and Arboretum. A 32.5-acre public park and arboretum just north of the Arkansas River bridge, between 131st and 141st Streets on South Memorial Drive. Named for the writer Washington Irving, who camped in the area in October 1832 while traveling with a federal expedition led by Henry L. Ellsworth. It contains a wooded walking trail, paved trails, a butterfly garden, a fishing pond, a playground, memorials to the children killed in the 1995 Alfred P. Murrah Federal Building bombing and to the September 11 2001 attacks, and a statue of Irving on a replica of the porch of his home, Sunnyside.
- Arkansas River. Runs through the city, separating the historic south-side town center from the areas north of it.
- Downtown Bixby. The original town center south of the river.
- Memorial Drive commercial corridor. The main concentration of retail and services along US-64.
- City parks. Bixby operates a number of parks and recreation facilities, including Bentley Park. Current facilities, hours and amenities are on the City of Bixby website.
Selling a Home in Bixby
Resale vs. new-construction competition
Where a builder is actively selling nearby, a resale is not only competing against other resales. Before pricing, establish what the builder is actually offering: asking prices, current incentives, rate buydowns, which upgrades are included versus extra, warranty coverage and lot premiums.
A builder can move the effective price without changing the list price, and a closed sale that looks like a clean comparable may have carried several thousand dollars of concessions that never appear in the recorded figure. This does not mean resale is harder or easier — it means the comparison takes more work than reading list prices.
- Select comparable sales carefully. Match subdivision, construction era, builder, lot type and property characteristics. In a city with acreage, older core housing and new master-planned development all at once, physical proximity is one of the weaker indicators of comparability.
- Ask whether comparables included concessions. If so, the effective price differs from the recorded price.
- Document upgrades. What, when, by whom, at what cost, with permits where applicable. Undocumented improvements are hard to get paid for against a builder’s spec sheet.
- Have current HOA information ready. Dues, restrictions, transfer or setup fees and any pending assessments.
- If selling acreage, assemble the documentation early. Survey, septic records, well information, easements and mineral-rights position. Buyers will ask, and gaps cause delays.
- Presentation matters against a model home. Accurate property details, condition and photography.
- Meet your disclosure obligations. Known conditions, prior repairs, drainage or water history and flood-zone status belong in the disclosure.
We make no claim that homes in Bixby sell faster, slower, for more or for less than homes elsewhere in the metro. We hold no sourced area-level data that would support such a comparison.
Questions to Ask Before Buying in Bixby
- Is this property actually inside Bixby city limits?
- What school district serves this exact address, confirmed with the district?
- Which county is the property in — Tulsa or Wagoner?
- What utilities serve the property, and who provides each one?
- Is it on sewer or septic? If septic, what is the system’s type, age and condition?
- Is it in an HOA, and what restrictions and dues apply?
- Is any portion of the property within a mapped flood hazard area?
- How does drainage work on this lot, and where does water go?
- Are future subdivision phases planned nearby, and how will they drain?
- Is undeveloped land nearby zoned for future development?
- If new construction, what builder incentives currently apply, and what are they worth in total?
- What will property taxes look like after full assessment?
- What comparable closed sales support the asking price, and did any include concessions?
- If acreage, has a recent survey been completed, and do mineral rights convey?
Need help buying or selling in Bixby?
Compare Tulsa-area Realtors whose documented experience may fit your transaction. Our guide groups agents by situation rather than ranking them.
An introduction may be to Morgan Tipton or to another agent featured in our guide. There is no charge to ask, agents cannot pay for placement, and you are never obliged to hire anyone we suggest.
Sources
- Counties and geography — Bixby extends into Tulsa County and Wagoner County; the Arkansas River bisects the city, with the original town center south of the river. Land area approximately 25.70 sq mi of 26.76 sq mi total, per published Census geography.
- Population — 20,884 (2010 Decennial Census); 28,609 (2020 Decennial Census); 30,155 (U.S. Census Bureau, American Community Survey 2024 5-year estimates). Decennial counts and ACS estimates are produced differently and are not a continuous series.
- Roads — Memorial Drive carries U.S. Route 64 through Bixby. State Highway 67 runs east along 151st Street South to its eastern terminus at US-64 in Bixby. The Creek Turnpike is State Highway 364, a 33.2-mile toll road with an interchange at S. Memorial Drive / US-64.
- Bixby Public Schools — approximately 75 square miles of district area per the Oklahoma school district profile; ten school sites; more than 7,000 students as of 2022; boundaries include almost all of Bixby, all of Leonard, and portions of Broken Arrow, Jenks and Tulsa. These figures come from a secondary source and have not been confirmed directly with the district. Confirm current figures and boundaries with Bixby Public Schools.
- Washington Irving Memorial Park and Arboretum — 32.5 acres, north of the Arkansas River bridge between 131st and 141st Streets on South Memorial Drive. Washington Irving camped in the area in October 1832 on a federal expedition led by Henry L. Ellsworth. Park features per the City of Bixby and Oklahoma tourism listings.
- Historic identity — “The Garden Spot of Oklahoma”; transition from cotton and grain to truck farming in the 1930s, regional produce shipping by 1941, later sod production.
- Metro market statistics — Greater Tulsa Association of REALTORS®, compiled by RE STATS Inc., published with source and reporting period in The Tulsa Ledger. That dataset is Tulsa County residential and excludes the Wagoner County portion of Bixby. No Bixby-level market data is published on this page.
- Flood mapping — FEMA Flood Map Service Center. Schools — Bixby Public Schools for boundaries; Oklahoma State Department of Education for district data. Parcels and taxes — Tulsa County Assessor, Tulsa County Treasurer, Wagoner County Assessor. Municipal limits and services — City of Bixby. Regional planning — INCOG.
- Not published: utility providers by service territory, Bixby-level price ranges, days on market, inventory, months of supply, sale-to-list ratio, appreciation rates, new-construction share of sales, and projected property-tax figures.
Page last reviewed 14 September 2026