NOTE: This summary table is for informational purposes only.  Please refer to the complete county report for more detailed information
AREA Five-Year Housing Need Forecast Demographics and Economic Conditions Specific Findings
Home Ownership Units Needed Demand for Single Family Greatest Below Rental Units Needed Demand For Rental Units Greatest Below Area of Greatest Need Current Economic Conditions 2000 Census Population 1990 - 2000 Population Change 2001 Median Household Income Average Single-Family Sale Price Average Rent/SF Avg. Rental Vacancy Rate Recent Single-Family Development Activity Recent Rental Development Activity
ADAIR 522 $70,000 189 $400 Stilwell, Unincorporated Parts Moderate Growth 21,038 14.1% $25,432 $51,700 $0.50 4.00% Limited 140 New Tax Credit Units between 1990 and 1995
ALFALFA Minimal $70,000 Minimal $350 Cherokee Moderate Decline 6,105 -4.8% $23,452 $19,986 $0.35 10.00% Limited, outside of incorporated areas Limited
ATOKA 162 $80,000 51 $400 Outside City of Atoka Stable 13,879 8.6% $23,270 $41,357 N/A 4.00% Limited custom home development None
BEAVER None N/A None N/A N/A Moderate Decline 5,857 -2.8% $35,911 $41,357 N/A 10.00% Very limited None
BECKHAM Minimal $80,000 Minimal $500 Elk City Modest Growth 19,799 5.3% $25,974 $80,000 (est.) $0.35 10% (seasonal) Limited custom home development None
BLAINE Minimal $90,000 Minimal $450 Watonga Stable 11,976 -7.1% (nonprison) $32,644 $44,293 N/A 10.00% Very limited None
BRYAN 524 $70,000 231 $400 Durant Consistent Growth 36,534 13.9% $27,462 $99,449 N/A 3.00% Limited custom home development None
CADDO Minimal $70,000 Minimal $350 Anadarko Stable/Modest Decline 30,150 2.0% $25,999 $26,866 N/A 5.00% Very limited None
CANADIAN 1,638 $100,000 435 $600 Mustang, Eastern Parts Consistent Growth 87,697 17.9% $47,431 See ind. Cities $0.52 3.00% Significant new subdivision platting, primarily in Mustang/Yukon Limited market rate development in Yukon and Mustang areas
CARTER 366 $90,000 148 $500 Countywide Stable 45,621 6.3% $31,505 $76,000 $0.50 5.00% Limited custom home development 100 new tax credit units added in 2000
CHEROKEE 1,183 $75,000 588 $450 Tahlequah Moderate Growth 42,521 24.9% $23,355 $123,611 $0.50 1.00% Sporadic custom and speculative development 152 new rental units added in 2000
CHOCTAW 34 $56,000 14 $400 Hugo Modest Growth 15,342 0.3% $18,660 $34,917 $0.40 10.00% Very limited None
CIMARRON None N/A None N/A N/A Moderate Decline 3,148 -4.6% $23,611 $12,358 $0.30 10.00% Very limited None
CLEVELAND 4,291 $70,000 2,114 $500 All incorporated areas Significant Growth 208,016 19.4% $42,780 $75,111 (Noble) $0.40 (Noble) 3.00% Significant new subdivision platting, primarily in Moore/Norman Significant new complexes in past few years in Moore and Norman areas
COAL 31 $70,000 11 $400 Coalgate Inconsistent 6,031 4.3% $20,398 $24,758 N/A 5.00% Very limited None
COMANCHE 398 $75,000 262 $500 Lawton, Cache Stable 114,996 3.2% $36,459 $67,819 (Cache) $0.50 (Cache) 5.00% Significant development in Lawton area Moderate development in Lawton area
COTTON 15 $75,000 6 $400 Walters Stable 6,614 -0.6% $24,703 $71,322 $0.35 5.00% Very limited None
CRAIG 115 $70,000 38 $350 Vinita Stable 14,950 6.0% $27,965 $50,382 $0.35 8.00% Limited custom home development Limited
CREEK 758 $100,000 214 $400 Sapulpa, Bristow, Eastern Parts Moderate Growth 67,367 10.6% $32,295 See ind. Cities $0.55 (Sapu.) 3.50% Moderate high-end development in eastern parts Moderate development in Sapulpa area, including rehab of existing units
CUSTER Minimal $90,000 Minimal $300-$600 Clinton Modest Decline 26,142 -2.8% $31,761 See ind. Cities $0.33 9.00% Limited custom home development Limited to none
DELAWARE 1,242 $75,000 326 $500 Countywide Substantial Growth 37,077 32.1% $39,238 $123,611 $0.60 5% (seasonal) Moderate custom home development Moderate development in Grove area, including rehab of existing units
DEWEY None N/A Minimal $450 Taloga Moderate Decline 4,743 -14.6% $24,229 $16,917 $0.20 5.00% Very limited custom home development None
ELLIS None N/A Minimal $275 Arnett Moderate Decline 4,075 -9.4% $25,250 $27,786 N/A 6.50% Sporadic custom development in unincorporated parts None
GARFIELD 169 $115,000 71 $400 Enid Stable/Modest Decline 57,813 1.9% $32,469 $44,177 (Wauk.) N/A 8% (Wauk.) Moderate custom development in Enid area, minimal in Waukomis Moderate in Enid, none in Waukomis
GARVIN 95 $82,000 34 $600 Paul's Valley Stable 27,210 2.3% $27,234 $61,860 $0.50 10.00% Limited custom home development 124 tax credit units added in Paul's Valley in 1999
GRADY 508 $75,000 163 $450 Chickasha and Tuttle Stable 45,516 9.0% $41,819 See ind. Cities See ind. Cities See ind. Cities Moderate high-end custom development, esp. in Tuttle Limited
GRANT Minimal $80,000 Minimal $400 Medford Stable/Modest Decline 5,144 -9.6% $27,616 $41,980 N/A 5.00% Very limited None
GREER Minimal $92,000 Minimal $500 Mangum Moderate Decline 6,061 -7.6% $30,933 $29,119 N/A 5.00% Very limited None
HARMON None N/A None N/A N/A Decline 3,283 -13.5% $21,873 $20-30,000 N/A 20.00% Very limited None
HARPER Minimal $80,000 Minimal $400 Buffalo Moderate Decline 3,562 -12.3% $34,801 $25,792 N/A 8.00% Limited custom home development in rural areas None
HASKELL 129 $85,000 37 $450 Stigler Modest/Moderate Growth 11,792 7.8% $23,973 $39,807 $0.48 4.00% Moderate single family development, some speculative 30 market rate units added in 2000
HUGHES 45 $70,000 14 $300-$400 In and around Holdenville Moderate Growth 14,154 1.75% (nonprison) $21,278 $35,000 (est.) $0.40 5.50% Moderate custom home development None
JACKSON 33 $80,000 22 $600 Altus Moderate Growth 28,439 -1.1% $32,941 $69,500 $0.50 10.00% Moderate custom and speculative development Limited
JEFFERSON None N/A None N/A N/A Decline 6,818 -2.7% $23,254 $20,000 (est.) N/A 20.00% Very minimal custom home development None
JOHNSTON 125 $80,000 44 $200-$400 Tishomingo Stable 10,513 4.8% $24,861 N/A N/A 5% (seasonal) Very minimal custom home development None
KAY 70 $80,000 28 $500 Ponca City, Blackwell Stable 48,080 0.1% $33,020 See ind. Cities See ind. Cities See ind. Cities Moderate single family development, some speculative in Ponca area Limited
KINGFISHER 106 $115,000 29 $500 Kingfisher Modest Decline 13,926 5.4% $38,757 $65,357 N/A 3.00% Modest custom home development None
KIOWA Minimal $70,000 Minimal $300 Hobart Stable 10,227 -9.9% $22,978 $28,837 N/A 15.00% Modest custom home development None
LATIMER 44 $95,000 15 $600 Wilburton Stable 10,692 3.5% $31,918 $30,318 N/A 3% (seasonal) Modest custom home development Limited
LEFLORE 528 $85,000 174 $500 Poteau and surrounding communities Stable/Modest Growth 48,109 11.2% $28,479 $55,216 $0.50 5.00% Moderate custom development, minimal speculative development Limited
LINCOLN 371 $105,000 93 $500 Countywide Stable 32,080 9.8% $33,937 $44,432 N/A 4.00% Moderate custom and speculative development, esp. outside of Chandler Limited, none in Chandler
LOGAN 528 $100,000 145 $450 Communities outside of Guthrie Modest Growth 33,924 29.8% $38,334 $61,895 $0.46 3.00% Significant development in areas near Oklahoma County border, limited otherwise Limited development in areas near Oklahoma County border
LOVE 120 $85,000 27 $400 Marietta Stable/Modest Growth 8,831 8.3% $27,884 $71,500 N/A 5.00% Limited custom and speculative development None
MAJOR Minimal $75,000 Minimal $350 Fairview Modest Decline 7,545 -6.3% $33,010 $35,179 N/A 4.00% Limited custom and speculative development None
MARSHALL 383 $75,000 100 $500 Madill Stable 13,184 21.8% $24,189 $69,000 (Madill) N/A 3.00% Very limited None
MAYES 359 $75,000 107 $650 Countywide Moderate Growth 38,369 15.0% $31,302 $66,708 (Pryor) $.50 (Pryor) 3% (Pryor) Moderate custom development, minimal speculative development Moderate
MCCLAIN 747 $105,000 171 $750 Newcastle Stable 27,740 21.7% $26,203 See ind. Cities See ind. Cities See ind. Cities Moderate custom home development Limited development in Newcastle during the 1990s
MCCURTAIN 195 $80,000 71 $500 Broken Bow, Idabel Modest Growth 34,402 2.9% $26,246 See ind. Cities See ind. Cities See ind. Cities Moderate development in unincorporated areas, limited in Idabel and Broken Bow Sporadic subsidized rental development
MCINTOSH 409 $75,000 109 $500 Checotah, Eufaula Moderate Growth 19,456 16.0% $24,837 $58,282 N/A 3.00% Significant development of high-end homes near Lake Eufaula, otherwise limited Limited
MURRAY 81 $81,000 28 $450 Areas outside of Sulphur Stable 12,623 4.8% $26,922 $55,000 (Sulphur) $.50 (Sulphur) 4% (Sulphur) Limited custom development Limited
MUSKOGEE 185 $95,000 81 $600 City of Muskogee Modest/Moderate Growth 69,451 2.0% $30,476 $68,288 $0.46 7.00% Moderate custom and speculative development 60 elderly tax credit units added in 2001, 72 family tax credit units under construction
NOBLE 52 $100,000 17 $400 Perry Stable/Slight Decline 11,411 3.3% $33,222 $40,000 (Perry) N/A 3% (Perry) Limited custom and speculative development Limited
NOWATA 83 $90,000 24 $500 Nowata, southern parts of county Stable/Slight Decline 10,569 5.8% $24,199 $38,500 $0.48 5.00% Limited custom development, esp. in northern parts of the county Limited
OKFUSKEE 50 $90,000 16 $350 Okemah Stable/Slight Decline 11,814 2.3% $24,666 $33,388 N/A 5.50% Modest custom home development None
OKLAHOMA 6,301 $130,000 4,131 $600 Countywide Moderate Growth 660,448 10.1% $38,066 See ind. Cities See ind. Cities See ind. Cities Significant custom and speculative development Significant new complexes in past few years in Oklahoma City
OKMULGEE 433 $75,000 164 $450 Unincorporated northern parts, Henr & Okmul Stable 39,685 7.4% $23,389 See ind. Cities See ind. Cities See ind. Cities Modest custom and speculative development Limited
OSAGE 457 $110,000 110 $500 Southeastern parts, Pawhuska Modest Growth 44,437 6.7% $38,771 $35,000 (Pawh.) N/A 5.50% Modest custom home development Limited
OTTAWA 250 $75,000 88 $350 Miami, Picher Stable 33,194 8.6% $25,144 $63,002 N/A 5.00% Modest custom home development Limited
PAWNEE 155 $80,000 39 $350 Pawnee, Cleveland Modest/Moderate Growth 16,612 6.7% $29,800 $39,000 N/A 4.00% Modest custom and subsidized home development Limited
PAYNE 606 $100,000 478 $450 Countywide Significant Growth 68,190 10.9% $31,006 See ind. Cities See ind. Cities See ind. Cities Significant custom and speculative development, esp. in Stillwater Over 1000 market and tax-credit units (many, but not all, for students) added in last 3 years
PITTSBURG 265 $87,000 84 $450 McAlester and surrounding communities Moderate Growth 43,953 -0.5% $27,912 $53,579 $0.43 3.00% Moderate custom and speculative development in McAlester and Lake Eufaula Rehabilitation of Aldridge Hotel in late 1990's added 66 new elderly units
PONTOTOC 131 $80,000 65 $450 Areas outside of Ada Stable 35,143 3.0% $26,842 $69,582 (Ada) N/A 5% (Ada) Moderate custom development Limited
POTTAWATOMIE 705 $90,000 273 $500 Shawnee and Tecumseh Moderate Growth 65,521 11.5% $30,879 $48,789 (Tecu.) $0.47 (Tecu.) 3% (Tecu.) Moderate speculative and custom development in Shawnee, more limited in Tecumseh Moderate tax credit development in Shawnee, limited in Tecumseh
PUSHMATAHA 143 $70,000 41 $350 Antlers Moderate Growth 11,667 6.1% $19,369 $34,446 N/A 5.00% Modest custom and subsidized home development Limited tax credit development in communities outside of Antlers
ROGER MILLS Minimal $80,000 Minimal $400 Cheyenne Modest Decline 3,436 -17.1% $31,096 $37,191 (Cheyenne) N/A 5% (Cheyenne) Sporadic custom development None
ROGERS 2,200 $80,000 513 $500 Claremore and Catoosa Moderate/Significant Growth 70,641 28.0% $42,599 See ind. Cities See ind. Cities See ind. Cities Moderate custom and speculative development in all areas Moderate market and tax credit development, primarily in Claremore
SEMINOLE Minimal $85,000 Minimal $500 City of Seminole Modest Growth 24,894 -2.0% $23,983 $58,528 $0.50 4.50% Modest custom and speculative development in Seminole 38 tax credit rental units added in 2001
SEQUOYAH 572 $75,000 190 $400 Sallisaw, unincorporated parts Moderate Growth 38,972 15.2% $27,506 $43,000 $0.55 4.00% Moderate custom and speculative development in Sallisaw and Vian areas 145 new tax credit units added since 1990
STEPHENS 161 $96,000 52 $400 Duncan and Marlow Stable 43,182 2.1% $32,050 See ind. Cities See ind. Cities See ind. Cities Moderate custom development, primarily in the city of Duncan None
TEXAS 313 $75,000 156 $450 Guymon Modest Growth 20,107 22.5% $42,357 $70,933 (Guymon) $.55 (Guymon) 5%(Guymon) Moderate custom development, minimal speculative development 60 tax credit units in 2000, 144 upper end market rate units in 2000, Both in Guymon
TILLMAN Minimal $80,000 Minimal $400 Frederick Decline 9,287 -10.6% $25,994 $20,305 (Frederick) N/A 6% (Frederick) Limited custom and speculative development None
TULSA 7,153 $130,000 4,421 $650 Countywide Moderate Growth 563,299 11.9% $44,617 See ind. Cities See ind. Cities See ind. Cities Significant custom and speculative development countywide Significant complexes of all types in Tulsa and surrounding communities
WAGONER 1,773 $80,000 413 $500 Countywide Moderate Growth 57,491 20.1% $35,985 See ind. Cities See ind. Cities See ind. Cities Moderate custom and speculative development in Coweta and Wagoner 60 tax credit units added in Wagoner, 96 tax credit units in Coweta, both in 2000
WASHINGTON 152 $70,000 53 $450 Bartlesville Stable/Modest Decline 48,996 1.9% $36,068 $72,225 $0.55 3.00% Moderate custom and speculative development in and around Bartlesville Some development of facilities for elderly persons, otherwise limited
WASHITA Minimal $68,000 Minimal $350 Cordell, to replace units destroyed by tornado Stable 11,508 0.6% $22,784 $33,456 (Cordell) N/A 7.00% Limited None
WOODS Minimal $95,000 Minimal $450 Alva Stable 9,089 -0.2% $32,281 $43,282 $0.60 3.00% Limited custom and speculative development Very limited
WOODWARD Minimal $90,000 Minimal $450 City of Woodward Stable/Modest Decline 18,486 -2.6% $34,505 $73,183 $0.42 5.00% Limited custom development None
Ada PONTOTOC Limited $70,000 Limited $450 Stable 15,691 -82.0% $22,909 $69,582 N/A 5.00% Moderate custom development Limited
Altus JACKSON
Alva WOODS
Anadarko CADDO
Antlers PUSHMATAHA
Ardmore CARTER
Arnette ELLIS
Atoka ATOKA
Bartlesville WASHINGTON
Beaver BEAVER
Blackwell KAY
Boise City CIMARRON
Broken Bow MCCURTAIN 26 $65,220 23 $400 Modest Growth 4,230 6.8% $21,740 $70,000 N/A 4.00% Moderate custom development, minimal speculative development Two tax credit complexes in the past decade
Buffalo HARPER
Cache COMANCHE
Catoosa ROGERS
Chandler LINCOLN
Cherokee ALFALFA
Cheyenne ROGER MILLS Limited $72,000 Limited $450 Modest Decline 778 -17.9% $24,051 $37,191 N/A 5.00% Sporadic custom development None
Chickasha GRADY
Choctaw OKLAHOMA 115 $170,000 18 $700 Modest Growth 9,377 9.7% $55,929 $106,448 N/A 3.00% Significant custom development, moderate speculative development None
Claremore ROGERS
Clinton CUSTER
Coalgate COAL
Collinsville TULSA
Cordell WASHITA
Coweta WAGONER
Cushing PAYNE
Duncan STEPHENS 118 $94,000 51 $400 Stable 22,505 3.6% $31,439 $61,185 N/A 5.00% Moderate custom development None
Durant BRYAN
El Reno CANADIAN
Elk City BECKHAM
Eufaula MCINTOSH
Fairview MAJOR
Frederick TILLMAN Minimal $80,000 Minimal $400 Decline 4,637 -11.2% $25,459 $20,305 N/A 6.00% Limited custom and speculative development None
Glenpool TULSA
Grove DELAWARE
Guthrie LOGAN
Guymon TEXAS 182 $135,000 105 $450 Modest Growth 10,472 34.2% $44,188 $70,933 $0.55 5.00% Moderate custom development, minimal speculative development 60 tax credit units in 2000, 144 upper end market rate units in 2000
Harrah OKLAHOMA 82 $145,000 27 $600 Modest Growth 4,719 12.2% $49,170 $135,000 $0.50 1.00% Moderate custom and speculative development None
Hobart KIOWA
Holdenville HUGHES
Hollis HARMON
Hugo CHOCTAW
Idabel MCCURTAIN 42 $71,000 30 $400 Modest Growth 6,952 -7.0% $23,804 $43,802 N/A 5.00% Minimal custom development
Kingfisher KINGFISHER
Lone Grove CARTER
Madill MARSHALL 40 $60,000 23 $500 Stable 3,410 11.1% $20,345 $69,000 N/A 3.00% Very Limited None
Mangum GREER Minimal $85,000 Minimal $500 Moderate Decline 2,924 -12.6% $28,735 $29,119 N/A 5.00% Very Limited None
Marietta LOVE
Marlow STEPHENS 24 $80,000 9 $500 Stable 4,592 4.0% $26,636 $61,212 N/A 7.00% Limited None
McAlester PITTSBURG
Medford GRANT
Miami OTTAWA
Muskogee MUSKOGEE
Mustang CANADIAN
Newcastle MCCLAIN 188 $140,000 28 $600 Stable 5,434 29.0% $46,260 $93,397 $0.56 2.50% Moderate custom development, minimal speculative development Limited rental development during the 1990's
Noble CLEVELAND
Nowata NOWATA
Okemah OKFUSKEE
Okmulgee OKMULGEE
Paul's Valley GARVIN
Pawhuska OSAGE
Pawnee PAWNEE
Perry NOBLE 39 $90,000 18 $400 Stable/Slight Decline 5,230 5.1% $29,081 $40,000 N/A 3.00% Limited custom and speculative development Limited
Ponca City KAY
Poteau LEFLORE
Pryor MAYES 63 $82,000 36 $650 Moderate Growth 8,659 4.0% $27,406 $66,708 $0.50 3.00% Moderate custom development, limited speculative development Moderate
Purcell MCCLAIN 95 $79,000 46 $525 Stable 5,571 16.5% $26,203 $79,629 $0.38 1.00% Moderate custom development, minimal speculative development None
Sapulpa CREEK
Seminole SEMINOLE
Stigler HASKELL
Stillwater PAYNE
Stilwell ADAIR
Sulphur MURRAY Minimal $75,000 Minimal $500 Stable 4,794 -60.0% $23,341 $55,000 $0.50 4.00% Limited custom development Limited
Tahlequah SEQUOYAH
Taloga DEWEY
Tecumseh POTTAWATOMIE
Tishomingo JOHNSTON
Tuttle GRADY
Vinita CRAIG
Wagoner WAGONER
Walters COTTON
Watonga BLAINE
Waukomis GARFIELD
Waurika JEFFERSON
Weatherford CUSTER
Wilburton LATIMER
Woodward WOODWARD
Yukon CANADIAN