Oklahoma
Oklahoma and Texas, one of college football's most storied rivalries, opens new chapter in the SEC
Perhaps the only way the Oklahoma-Texas rivalry could have become even more intense happened when both joined the powerful Southeastern Conference in July.
The series that began in 1900 immediately will rank with the best of the SEC’s older ones — Alabama vs. Georgia, the Iron Bowl between Auburn vs. Alabama, the Egg Bowl featuring Ole Miss and Mississippi State and the Florida-Georgia matchups in Jacksonville, long-known as the World’s Largest Outdoor Cocktail Party.
First, there’s the atmosphere. The Cotton Bowl in Dallas is a neutral site virtually equal distances from the campuses in Norman, Oklahoma and Austin, Texas. The stadium is split with half Oklahoma crimson and half Texas burnt orange. The game takes place during the State Fair of Texas, creating a vibrant scene and a unique experience.
Then, there’s the history. Although Alabama and Georgia have played many high-stakes games in the past decade, even that series doesn’t measure up long-term. Oklahoma and Texas have 10 AP national titles between them -– Oklahoma boasts seven and Texas has three. In each case, the winner in Dallas won the national championship.
There’s plenty at stake this year too — Texas takes the No. 1 ranking into the game for the first time since 1984. Oklahoma. ranked No. 18, would get a huge boost from a win.
“How could you not get excited for this game?” Oklahoma coach Brent Venables said. “This is everything that you want to coach and play for at this level. The pageantry, the emotion, the intensity, the opportunity, all of it. You’re going to have a center stage in college football this Saturday.”
There have been stars aplenty through the years — Oklahoma has seven Heisman winners and Texas has two, with many having helped their causes in Red River Rivalry games.
Legendary Texas coach Darrell Royal played for Oklahoma. But the Sooners have taken much more than a coach from Texas — something Longhorn fans are quick to bring up. Many of Oklahoma’s best players have come from The Longhorn State – Heisman winners Billy Sims, Baker Mayfield and Kyler Murray are from there, as were star running backs Adrian Peterson, Greg Pruitt, Joe Washington and many others.
Back in the late 1960s, Texas won big with the run-based wishbone offense. Oklahoma’s Barry Switzer borrowed it, tweaked it and ran it down Texas’ throat in the 1970s — with a heavy dose of those running backs he recruited from Texas.
The games often have been unpredictable. Last year, for example, Texas was heavily favored, but Oklahoma won on a touchdown pass from Dillon Gabriel to Nic Anderson with 15 seconds remaining. Texas bounced back and made the College Football Playoff.
In perhaps the craziest year of the rivalry, the schools played twice in 2018. Texas won in the regular season, but Oklahoma took the rematch in the Big 12 title game, propelling Murray to the Heisman.
With all that in mind, here are five significant games in the rivalry.
2020: Oklahoma 53, Texas 45, 4 OT
Oklahoma’s Spencer Rattler threw a 25-yard touchdown pass to Drake Stoops — son of former Oklahoma coach Bob Stoops — in the fourth overtime for the game-winner.
In a game that deserved a full house, the COVID-19 pandemic reduced the crowd to 24,000 at the 93,000-seat Cotton Bowl, and the state fair was canceled for the first time since World War II.
Those who showed up witnessed a barn burner.
Texas’ Sam Ehlinger, who had four rushing touchdowns, threw two scoring passes in the final 3:28 of regulation to help the Longhorns tie the game at 31 and force overtime.
But after Stoops’ touchdown catch, Oklahoma’s Tre’ Brown intercepted Ehlinger to end the game.
2008: Texas 45, Oklahoma 35
Oklahoma was ranked No. 1, Texas was No. 5. Oklahoma twice held 11-point leads in the first half, only for Texas to rally within 21-20 by halftime, with the play of the game coming on Jordan Shipley’s momentum changing 96-yard kickoff return.
The game produced an all-time quarterback duel as Oklahoma’s Sam Bradford passed for 387 yards and five touchdowns and Texas’ Colt McCoy passed for 287 yards and a score. Texas vaulted to No. 1 after the victory and held the spot for three weeks.
Oklahoma ended up winning in the end. Bradford won the Heisman and McCoy finished second. And the Sooners were granted the BCS national championship tiebreaker to earn a berth in the national title game.
2001: Oklahoma 14, Texas 3
This game is remembered mostly for a spectacular play by Oklahoma defensive stars Roy Williams and Teddy Lehman.
Oklahoma led 7-3 late in the fourth quarter, but Texas had a sliver of hope. After a punt, the Longhorns took possession on their 3-yard line with just over two minutes remaining. On Texas’ first play, Chris Simms dropped back into the end zone. Williams leaped into the air and hit Simms while he was throwing. Lehman caught the fluttering pass and returned it 2 yards for a touchdown. Williams would collect an interception later to help the Sooners close it out.
Oklahoma, the defending national champion, won its 18th straight game overall.
1999: Texas 38, Oklahoma 28
The first matchup between Texas coach Mack Brown and Oklahoma’s Bob Stoops was a doozy that started with trickery.
Oklahoma offensive coordinator Mike Leach wrote up a fake play script for the start of the game and hatched an elaborate plan to have it left near the Texas bench in pregame warmups. It worked when the Longhorns found the script and, thinking they knew the Sooners’ game plan, were lining up in all the wrong places.
Josh Heupel, who would lead the Sooners to the national championship in 2000, had 181 yards passing and two touchdowns as Oklahoma raced to a 17-0 lead. Texas defensive coordinator Carl Reese eventually trashed the bogus script and the Longhorns staged their biggest rally in nearly 35 years to win.
1984: Oklahoma 15, Texas 15
Before the game, Sooners freshman linebacker Brian Bosworth — a native Oklahoman — declared: “I hate Texas, I hate (Texas coach) Freddie Akers and I hate that burnt orange color. It reminds me of people’s vomit.”
On a rainy, soggy day at the Cotton Bowl, No. 3 Oklahoma led the top-ranked Longhorns 15-10 late in the third quarter before a safety pulled Texas within three. Texas was driving for the winning touchdown when an apparent Oklahoma interception was ruled out of bounds. With 4 seconds left, Texas’ Jeff Ward kicked a game-tying field goal. Switzer chased the game officials to yell at them.
″Oklahoma fans were mad,” Ward told the AP in 2000. “Texas fans were mad. Everybody was shouting. You felt miserable because of the rain.”
Bosworth respected Texas even less for the tie as the years went by.
“They came and did the unthinkable, trying to tie it up,″ Bosworth said in 2000. ″They were the No. 1 team. That was like shooting themselves in the head.”
AP Sports Writer Jim Vertuno in Austin, Texas contributed to this report.
Oklahoma
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Oklahoma
Oklahoma City retail boom creates sharp divide between centers
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Contrary to popular belief, the internet did not kill retail and Oklahoma City is seeing an influx of new construction.
But a new retail survey shows a growing divide emerging between the success of newer shopping destinations and fading fortunes of those built in the age of disco balls and leisure suits.
Jim Parrack, who leads the retail division at Price Edwards, said the Oklahoma City metro at first glance is doing well compared to the national market in which rental rates are going up and new development is slowing amidst higher construction costs and rising economic uncertainty.
Large new retail properties in Oklahoma City include OAK, the mixed-use upscale development at Northwest Expressway and Pennsylvania Avenue, Grove Marketplace at NW 178 and Portland Avenue, and Rose Creek Plaza at NW 164 and May Avenue.
And a next-generation prototype Walmart Supercenter, meanwhile, is being built as part of Deercrest Marketplace at the corner of John Kilpatrick Turnpike and Rockwell Avenue. More announced retailers are moving forward in northwest Oklahoma City, including a Scheels store and a Crest Foods.
Legacy at Covell in Edmond is set to include some of the biggest names in retail and dining, including Whole Foods and a Ruth’s Chris Steakhouse. And multiple new developments continue in Norman, including construction of a large development anchored by a Target store.
“Retail in general is doing better than people tend to think,” Parrack told The Oklahoman. “There is a lot of negative news nationally. But even nationally, retail is doing better than people often give credit for mainly because people are still spending money.”
Nationally, he said, not a lot of retail construction is being seen, which has helped occupancy rates and landlords are able to raise rents and are “doing pretty well.”
“There has developed, over the past couple of years, what I would call good centers and then there are centers that have fallen off pace. The good centers are those that are newer and have mostly national tenants.”
Older locations seeing rent stagnating
Parrack identified Oklahoma City’s two power retail corridors where much of the growth is happening as those at Northwest Expressway and Pennsylvania Avenue, and along the Memorial Road corridor between Portland and Western avenues, which Parrack said has the highest concentration of retail in the city.
“The other locations are those that are older, maybe aren’t configured right and have more mom-and-pop tenants,” Parrack said. “The surprising part to me is the gap between the two has widened significantly. We’re seeing certain centers, like Classen Curve, get $50 to $60 a foot in rent. There are some small strip shopping centers in that same range. And we haven’t seen those kinds of rents here ever.”
Older centers, meanwhile, are seeing rents stagnating between $12 and $14 a foot.
“The discrepancy is very noticeable,” Parrack said. “A lot of the older centers in the ‘70s are in that older tier. Sometimes the markets have grown away from them. But sometimes the centers just get old; the ceilings are low and maybe their spaces are too deep. Something is wrong with them.”
The tenant mix also weighs in, Parrack said, with centers with mostly local retailers unable to compete with the newer, national-tenant anchored properties.
“The rents haven’t moved, so the landlords have a hard time paying for tenant improvements and the local tenants don’t have as much quality credit. It’s a cumulation of events that are holding those centers down.”
One example of a struggling retail center is French Market Mall, which the report shows was over 50% vacant at the end of 2025 even though it is on a high-traffic intersection of NW 63 and May Avenue.
The property started out in the 1970s as an enclosed mall adjoining a Woolco, Furr’s Cafeteria, Trust House Jewelers, an IGA grocery, a Hallmark shop and a drugstore.
The mall portion was later shut down and replaced with a Burlington store.
“At some point, a number of these older centers just need to be repurposed, whether that means torn down for a new center, or re-imagined, an example being Mayfair,” Parrack said. “Half of that center has been torn down and part was remodeled.”
Mayfair Village, built in 1948, was one of the city’s earliest suburban shopping centers. The retail hub was built along both sides of May Avenue between NW 47 and NW 48. Some pieces of the shopping center were torn down and replaced with new buildings, notably Mayfair Market, which made way for a CVS, and a nearby shopping strip that was torn down to make way for an Aldi grocery store.
An extensive rebuilding of the shopping center followed its 2020 purchase by Caleb Hill, Nick Preftakes and Mark Ruffin. They renovated some of the buildings and then cleared other sections that were then redeveloped as fast food restaurants and a gas station.
“More centers are going to have to be redone like that,” Parrack said.
Jason Little and Charles Lewis with SHOP Companies recently brokered a $17 million sale of four buildings that make up the heart of the reimagined Mayfair to a real estate investment arm of Humphreys Companies. He said the shopping center has just one vacancy — a Starbucks that closed as part of a national shutdown of some of its locations — and that lease continues.
When that lease transitions to a new tenant, Little said he expects the former Starbucks will lease for close to $50 a foot. He credits that price expectation to the efforts undertaken by Hill and Preftakes.
“You’re talking about an asset that when they acquired it had single digit rents,” Little said. “By bringing new construction and historic architecture together, they’ve been able to create something marketable.”
In other areas of town, Parrack said west Oklahoma City, more recently, has had the lowest vacancy rate, which he sees as a reflection of new housing in the area especially near Yukon and Mustang. He said Moore and Norman continue to thrive with little old retail and ongoing construction of new retail.
Parrack said the metro’s three malls are performing at different levels.
“Penn Square continues to do the best sales of any of the local malls. Simon owns it and Simons knows what they’re doing. But even at Penn Square there are some temporary tenants that Simon controls. And I think they realize that in competition with OAK they are needing to invest some money in the mall.”
Quail Springs Mall, meanwhile, is a step down in sales, Parrack said.
Sooner Fashion Mall in Norman is the smallest of the three, and like other smaller malls, is struggling.
“It shows with them in that they have more vacancy than the other two,” Parrack said. “It doesn’t help that they have a Sears that has been closed for all these years.”
Parrack does not expect the city to see another dying mall like Crossroads or Heritage Park anytime soon.
“The thing with malls is even when they die, they take forever to die,” Parrack said. “It’s kind of a gradual thing. Their business slacks off. They lose a couple of tenants. But all bigger retail centers have these tenants with co-tenancy clauses that if certain tenants leave or the occupancy goes below a certain level, then tenants can pay half rent or a percentage rent.”
Newer mixed-use developments like OAK, Chisholm Creek and The Half are being well received by the market, though Parrack notes The Half, leaning more toward entertainment than retail with a mix of offices and apartments, is less cohesive than the other two destinations.
“It’s hard to walk from one deal to another at The Half,” Parrack said. “It’s more of a destination with each of the tenants there. But it is in a great location. The people that are there do well. OAK is something we’ve never had before, and it’s the closest thing we have to Utica Square in Tulsa.”
The demise of brick-and-mortar retail prompted by Amazon is greatly exaggerated, Parrack said.
“The last holiday sales period saw 75% of sales being at brick-and-mortar stores,” Parrack said. “That percentage for holiday sales has held steady for a while and I think most of these retailers have figured out the optimal way for them to continue.”
Oklahoma
South Carolina vs. Oklahoma – Sweet 16 NCAA tournament extended highlights
Women’s Basketball
March 28, 2026
South Carolina vs. Oklahoma – Sweet 16 NCAA tournament extended highlights
March 28, 2026
Watch the highlights from No. 1 South Carolina and No. 4 Oklahoma’s matchup in the Sweet 16 of the 2026 women’s NCAA tournament.
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