Wagoner, Oklahoma.
Typical home $189,517 (+7.5% in a year). Tulsa, OK metro.
to buy the typical home at today's mortgage rate — +$544 (+121%) since Jan 2020.
- 1 year
- Up $13,267 +8%
- $176,249$189,517 since Sep 2025
- 5 years
- Up $37,483 +25%
- $152,033$189,517 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Wagoner$995
- Oklahoma$1,159
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 16 years.
Typical home values in Wagoner, OK rose 7.5% over the past year — faster than the nation's +1.2%.
Living in Wagoner, Wagoner County, Oklahoma
Wagoner is a city of 7,621 people in Wagoner County. Half its households earn more than $57,917 a year and half less, against $81,207 across Wagoner County; 16% of its people live below the poverty line. 58% of its homes are lived in by their owners and 42% are rented. Unemployment in Wagoner County was 3.8% in August 2026, and the county had 3.2% more jobs in 2025 than the year before. The most residents work in schools and health care, then shops.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Wagoner is a small Oklahoma city where most homes are lived in by their owners, and the typical home value is modest. Household incomes run well below the county's, and the population is somewhat younger than in many American towns. Few adults hold a four-year degree. Winters are cool, with January the coldest month and highs staying above freezing, while summers turn hot, with August the warmest.
Work. Many residents work in schools, hospitals and social care, in shops, in professional and business services, and in government. Among the largest workplaces in Wagoner are Wagoner Schools, Walmart and the Wagoner Hospital Authority. Unemployment across Wagoner County is a little higher than a year ago, though the county has added jobs over the past year. Commutes are fairly long, and few people work from home.
Things to do. Sequoyah State Park and Sequoyah Bay State Park are both protected areas a short drive away, and are the closest places to get outdoors. A longer drive brings you to Fort Gibson, a historic fort, and to the Three Rivers Museum. The Neosho River is also within a longer drive.
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- 3,033households
- 15%of adults have a degree
- 16%below the poverty line
- 26 mintypical commute
- 6%work from home
What residents work in
Employed residents by industry, from the Census survey. Wagoner County had 11,632 jobs in 2025, 3.2% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 49° and lows near 29°; warmest in August, with highs near 92° and lows near 71°.
Average daily high and low, 1991–2020, at the Wagoner weather station, under a mile away (NOAA).
Largest workplaces in Wagoner
- Wagoner SchoolsSchool district264FTE
- WalmartWarehouse clubs and supercenters230
- Wagoner Hospital AuthorityGeneral hospital176FTE
- WagonerMail and parcel delivery20
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 2 workplaces with 20 or more staff, 250 people in all. School districts come from the Common Core of Data (NCES, 2023–24) and hospitals from their Medicare cost reports (CMS, 2023); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Ice stormsVery high
- HailRelatively high
- Heat wavesRelatively high
- Winter weatherRelatively high
- LightningRelatively high
- Cold wavesRelatively high
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Wagoner’s census tracts, against the rest of the country; all of them together, relatively moderate. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Wagoner County and the Tulsa, OK metro.
Wagoner home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Wagoner$189,517
- Oklahoma$220,801
- United States$366,157
Sellers are cutting prices on about 1 in 3 Wagoner listings — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Wagoner33.73%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Wagoner55
New listings per month
Sellers arriving at the market.
- Wagoner9
Zip codes with a Wagoner address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Wagoner — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.