On July 25, The Journal Record highlighted the statewide challenges facing first-time buyers. It got me thinking about what’s happening here in Shawnee. The story touches on rising home prices, tight inventory, and high mortgage rates as the main barriers. You can read the full article here.

The reporter on that piece, Kathryn McNutt, is someone I’ve worked with a number of times and truly admire. It’s a well-rounded snapshot of the statewide picture. While The Journal Record takes a broader business-focused view, I thought it was worth adding a little local context from the front lines in Shawnee.

Let’s be clear: Shawnee isn't immune to the pressures facing buyers statewide. But the numbers floating around national real estate sites don’t always tell the full story here. In fact, they’re often just flat out wrong.

The National Numbers: Misleading at Best

If you search Shawnee housing stats online, here’s what some major real estate sites will tell you:

• Redfin claims our median home price is $187,500.
• Rocket Homes puts it at $210,500.
• Zillow’s Zestimate? Around $175,739.
• Redfin again says homes are selling in just 12 days.

These sites also significantly undercount how many homes are actually selling in our market. Redfin, for instance, shows only 24 homes sold in June. That’s not just off. It’s misleading.

The Local Truth: Verified and Current

The data and analysis I report come directly from our MLS, MLSOK, and ShowingTime, which powers our real-time showing and market activity reports. ShowingTime integrates with MLS systems to track showing activity, market trends, and listing performance, offering a clearer picture of what’s actually happening at the local level. Our data comes straight from MLSOK, the official listing service used by REALTORS® across much of Oklahoma. Here’s what Shawnee’s market actually looked like in June 2025:

• Median sales price: $224,900
• Average days on market: 40
• Pending sales: 63
• Inventory: 201 homes (a 57% increase year over year)

Not only are homes priced higher than the national sites suggest, but they’re also moving quickly. Just not in 12 days. And yes, we’re seeing fewer first-time buyers than in years past, but there are still solid opportunities in Shawnee, especially compared to pricier metro areas.

Why the Discrepancy?

National sites like Redfin and Rocket pull their data from a patchwork of sources and may not always have full access to MLSOK, especially in smaller or mid-sized markets like ours. Zillow, while licensed as a broker in all 50 states and technically able to access MLS data like I do, still often reports figures that differ from what we see on the ground. This could be due to data lag, algorithmic estimation, or how they aggregate and interpret MLS feeds.

Here’s the ironic part. Zillow actually owns ShowingTime, the very platform that powers much of the real-time showing data we use in our market reports. So yes, the same company behind the controversial Zestimate is also feeding the accurate data into our local dashboards. It would be like getting a weather forecast from Damon Lane standing outside with a thermometer, then watching him guess the temperature anyway.

• Their sale prices might be estimates or based on older public records.
• Their "days on market" could reflect pending dates, not actual closings.
• Their inventory and sales counts often miss entire segments of the market.

When a site says Shawnee homes are selling for $175K in 12 days, it makes buyers panic and sellers underestimate their home’s value. And that helps no one.

If You Want the Real Numbers, Ask a Real Expert

I’m not in the business of selling fairy tales or regurgitating bad data. I use direct MLS feeds and local market knowledge to give my clients and area consumers the truth. That’s especially important for first-time buyers navigating a tricky market and sellers who deserve to understand the full value of what they own.

The truth? Shawnee may just be one of the few places left in Oklahoma where the entry point is still (somewhat) accessible and the opportunity is real. But only if you’re working with someone who actually tracks the trends, understands the data, and puts your best interest first. Not every agent is paying attention to what really matters. Some seem more focused on stacking up sales than standing up for consumers. And let’s be honest, that kind of tunnel vision can cost you.

Curious what your home is worth or what you could afford to buy in today’s market? Don't depend on an app. Let’s talk. I’ll show you the stats that actually matter.

Steve Reese is a local expert for Shawnee & Central Oklahoma home sellers, rightsizers, and midlife movers. Let’s make your move a smart one.