{"area":{"county":"Oklahoma County","state":"OK","stateName":"Oklahoma","slug":"oklahoma-ok","metro":"Oklahoma City, OK HUD Metro FMR Area"},"homeValue":{"series":[{"date":"2021-04-01","value":195875},{"date":"2021-07-01","value":202042},{"date":"2021-10-01","value":208515},{"date":"2022-01-01","value":217650},{"date":"2022-04-01","value":222850},{"date":"2022-07-01","value":222900},{"date":"2022-10-01","value":229466},{"date":"2023-01-01","value":228749},{"date":"2023-04-01","value":235047},{"date":"2023-07-01","value":238832},{"date":"2023-10-01","value":238495},{"date":"2024-01-01","value":239175},{"date":"2024-04-01","value":240877},{"date":"2024-07-01","value":244244},{"date":"2024-10-01","value":246239},{"date":"2025-01-01","value":249974},{"date":"2025-04-01","value":245416},{"date":"2025-07-01","value":246875},{"date":"2025-10-01","value":249264},{"date":"2026-01-01","value":249638},{"date":"2026-04-01","value":251446}],"latest":251446,"yoy":2.4570525149134532,"fiveYr":28.370644543714103,"sinceStart":303.24913800016037,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1264}],"latest":1264,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":66679,"population":806199,"povertyRate":15.951834166278859,"medianHomeValue":222900,"medianGrossRent":1116,"medianPropertyTax":2155},"hud":{"county":"Oklahoma County","year":"2027","perUnit":1264,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Oklahoma","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":30862,"ratePer100k":374.24016949580044},"propertyCrime":{"total":138287,"ratePer100k":1676.9020257619648},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":16.6,"ratioVerdict":"Borderline — at 16.6× the market leans renting (modeled investor cash flow is negative, so this is owner-occupant math — it is not a claim of strong rental yield)","priceCagr":5.122604993008695,"rentCagr":3,"cashFlow":{"price":251446,"monthlyRent":1264,"grossRent":1264,"downPct":20,"ratePct":6.75,"units":1,"state":"OK","down":50289.200000000004,"loan":201156.8,"mortgagePI":1304.6991759175323,"monthlyTax":202.6235683333333,"taxRatePct":0.967,"taxRateSource":"Census ACS county effective rate 0.97% ($2,155 tax ÷ $222,900 ACS median), applied to current value","monthlyInsurance":178.10758333333334,"insuranceRatePct":0.85,"insuranceBasis":"Insurance: state-level estimate (OK avg 0.85%/yr)","insuranceHighRisk":true,"vacancyPct":5,"vacancyLoss":63.2,"egi":1200.8,"mgmtPct":10,"monthlyMgmt":126.4,"maintenancePct":5,"monthlyMaint":63.2,"capexPct":5,"monthlyCapex":63.2,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":633.5311516666667,"noi":567.2688483333333,"totalExpenses":1938.2303275841991,"cashFlow":-737.4303275841991,"annualCf":-8849.16393101039,"cocReturn":-17.596549420174487,"capRate":2.7072318430199727},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-832.2303275841989,"delta":-95,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-775.3503275841989,"delta":-38,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-781.9572234175324,"delta":-45,"survives":false},{"id":"rateReset","label":"If financed at 8.25% instead","kind":"standard","detail":"Fixed-rate comparison — the deal if you'd borrowed at a higher rate today; your actual fixed payment never resets","cashFlow":-943.9550118441772,"delta":-207,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −3.7% over 12 months)","kind":"history","detail":"History-derived proxy: worst decline found in any window of up to 12 months in the state FHFA home-value series, 2007-10-01 → 2008-10-01, applied to rent","cashFlow":-772.2408704992698,"delta":-35,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-943.9550118441772,"baselineCashFlow":-737.4303275841991,"framing":"underwater","confidenceLabel":"verified","omitted":[],"note":"Each scenario re-runs the same verified cash-flow engine with one shock applied, then re-checks the cash-flow identity before display. Standard shocks are fixed assumptions; the history-derived scenario is this market's own worst observed 12-month decline. Estimates only — not a guarantee of performance."},"rentVsBuy":{"years":7,"priceCagr":5.122604993008695,"rentCagr":3,"totalRentPaid":116224.22635881428,"totalCashOutlay":215572.4804605662,"insuranceBasis":"Insurance: state-level estimate (OK avg 0.85%/yr)","homeValueAfter":356711.84600076696,"equityBuilt":174086.66988780754,"netCostOfBuying":91775.01057275868,"buyingCheaper":true,"savings":24449.215786055604},"priceToIncome":{"ratio":3.7709923664122136,"price":251446,"medianIncome":66679,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":0.967,"countyTaxSource":"Census ACS county effective rate 0.97% ($2,155 tax ÷ $222,900 ACS median), applied to current value","dataCheck":{"status":"verified","checks":[{"metric":"home value (vintage update)","primary":251446,"secondary":222900,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.13,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1264,"secondary":1116,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.13,"grade":"verified","consistent":true,"hidePoint":false}],"confidence":{"homeValue":{"label":"verified","ratio":1.13,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":222900,"high":251446}},"rent":{"label":"verified","ratio":1.13,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1116,"high":1264}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"note":"Every headline metric is checked against a second figure, and each check names its own basis. The rent and property-price checks pair genuinely independent datasets (HUD FMR vs Census ACS gross rent; your price vs the county estimate). The home-value check compares our current estimate (ACS county median updated by the FHFA state index) against the raw ACS 2023 median — its spread reflects price movement since the ACS measurement period (~2021), not disagreement between unrelated sources. 'Verified' means the two figures agree within 15%; 'Cross-checked' means they diverge more than 15%; 'Divergent' flags a >2x difference. A spread beyond 35% is too wide to defend a single point — the headline shows the source range instead, flagged 'sources disagree'."},"integrity":{"status":"pass","checks":[{"name":"home value freshness","status":"pass","detail":"latest 2026-04-01 (228d old — current for quarterly cadence)"},{"name":"home value card↔chart","status":"pass","detail":"card matches chart"},{"name":"home value growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"rent freshness","status":"pass","detail":"latest 2026-11-01 (14d old — current for monthly cadence)"},{"name":"rent card↔chart","status":"pass","detail":"card matches chart"},{"name":"cash flow identity","status":"pass","detail":"NOI − P&I = cash flow"},{"name":"cash-on-cash","status":"pass","detail":"annual CF ÷ down matches"},{"name":"cap rate","status":"pass","detail":"NOI×12 ÷ price matches"},{"name":"price-to-rent","status":"pass","detail":"price ÷ (rent×12) matches"},{"name":"income plausibility","status":"pass","detail":"within expected range"},{"name":"price-to-income","status":"pass","detail":"price ÷ income matches"},{"name":"buy-vs-rent: home value at term","status":"pass","detail":"compounds at 5.1%/yr"},{"name":"buy-vs-rent: total rent paid","status":"pass","detail":"geometric series matches"},{"name":"buy-vs-rent: equity built","status":"pass","detail":"home value − loan balance matches"},{"name":"buy-vs-rent: net cost","status":"pass","detail":"outlay − equity gain matches"},{"name":"buy-vs-rent: savings & verdict","status":"pass","detail":"savings = rent − net cost, verdict matches"}],"summary":"16/16 verified","freshness":{"homeValue":{"date":"2026-04-01","ageDays":228,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":14,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"verified","ratio":1.13,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":222900,"high":251446}},"rent":{"label":"verified","ratio":1.13,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1116,"high":1264}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Oklahoma County, OK is a moderate market — a 16.6x price-to-rent ratio is borderline, leaning renting; individual deals decide the outcome.","faqs":[{"q":"Is Oklahoma County, OK a good rental market?","a":"Mixed. Oklahoma County's 16.6x price-to-rent ratio is moderate; rentals can cash flow, but only on well-priced properties."},{"q":"What is the median home value in Oklahoma County?","a":"The typical home value in Oklahoma County is about $251,446 (county-level, Census ACS & FHFA metro HPI), up 2.5% year-over-year, and up 28.4% over five years."},{"q":"What is the median rent in Oklahoma County?","a":"The typical rent in Oklahoma County is about $1,264/mo (county-level, HUD 2-bedroom benchmark bridged from Census ACS gross rent), a current modeled estimate."},{"q":"Is it cheaper to rent or buy in Oklahoma County?","a":"Over a 7-year horizon, buying is cheaper in Oklahoma County — roughly $24,449 ahead of renting, with about $174,087 in equity built."},{"q":"Is Oklahoma County affordable for homebuyers?","a":"Oklahoma County's median home value is 3.8x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in Oklahoma County?","a":"Oklahoma County's effective property tax rate is about 0.97% of home value (Census ACS county effective rate 0.97% ($2,155 tax ÷ $222,900 ACS median), applied to current value), which on a $251,446 median home is roughly $203/mo."}],"takeaways":["The median home value in Oklahoma County, OK was $251,446 as of April 2026, up 2.5% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Oklahoma County, OK was $1,264/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Oklahoma County, OK has a price-to-rent ratio of 16.6 — a moderate reading where individual deals decide the outcome. (Computed by Areal from the figures above.)"],"citationSources":[{"name":"U.S. Census Bureau — ACS ACS 2024 5-year estimates","url":"https://www.census.gov/programs-surveys/acs/"},{"name":"FHFA House Price Index","url":"https://www.fhfa.gov/data/hpi"},{"name":"HUD Fair Market Rent","url":"https://www.huduser.gov/portal/datasets/fmr.html"},{"name":"FBI Crime Data Explorer","url":"https://cde.ucr.cjis.gov/"}],"jsonApi":{"function":"getCountyReport","query":"slug=oklahoma-ok","url":"https://areal.studio/functions/getCountyReport?slug=oklahoma-ok"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-15T11:25:24.159Z","homeValueBasis":"FHFA metro HPI (quarterly, Oklahoma City, OK HUD Metro FMR Area) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"metro","hpiMetro":"Oklahoma City, OK HUD Metro FMR Area","acsVintage":"ACS 2024 5-year estimates","acsVintageMisses":[],"hudFy":"2027","safmrFy":null},"zipAnchors":{"homeValueTier":"county-fhfa-acs","rentTier":"county-acs-hud","zhvi":null,"zori":null,"safmr":null,"countyHomeEstimate":251446,"countyFmr":1264,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Oklahoma City, OK HUD Metro FMR Area"},"links":{"stateDir":"OK","stateName":"Oklahoma","cityPages":[{"city":"Oklahoma City","state":"OK"}],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}