Housing decision brief
Beckham County, OK Housing Market
Beckham County screens as a higher purchase price, rent that needs comparison, a higher tax-rate signal market. Use the page as a decision brief, not just a price lookup, because local income, taxes, and data confidence change how affordable the county really is.
50th lowest home value out of 77 Oklahoma counties with data | 41st lowest rent out of 77
Median home value
$153,400
Purchase-price signal from Census ACS.
Median rent
$821/mo
Gross rent, including utilities where reported.
Monthly owner cost
$786/mo
Owner costs before individual loan terms.
Decision snapshot
Read this county in four signals.
Buy screen
2.9x
Median home value divided by local household income.
Rent burden
28.0%
Below 30% usually screens as less pressured.
Rent vs own
$35/mo
Median owner cost screens below median rent.
Data confidence
1 note
Crime coverage is partial, so safety comparisons need source context.
What Works
Rent burden below pressure line
28.00% of renter income goes to rent, below the 30% burden threshold.
Owning screens cheaper than renting
Median owner costs are $35/mo below median rent before individual mortgage terms.
What to Check
Lower income base
$52,323 median income is 9% below Oklahoma county median
Tax rate needs attention
0.79% effective property-tax rate is 26% above Oklahoma county median
Water quality cross-check
Water quality grade is D. Review water data before treating housing cost as the full story.
Health context
Health score is 20.9 out of 100, so affordability should be weighed against local health indicators.
Crime data coverage
Crime data coverage is partial. Treat zero or low crime rates as incomplete until you check the source coverage.
Best Fit For
- Buyers comparing homes to local incomes
- Households weighing ownership against renting
Poor Fit For
- Households dependent on a deep local wage market
- Buyers who will not investigate local water systems before moving
- Anyone treating reported crime rates as complete without source context
County vs State vs National
The county number only matters after you see the benchmark. These comparisons show where Beckham County is genuinely cheap, where it is average, and where the hidden cost may be.
| Metric | County | State | U.S. | Signal |
|---|---|---|---|---|
Median home value Lower usually helps affordability. | $153,400 | $135,800 | $281,900 | 13% pressure13% above Oklahoma county median |
Median gross rent Lower usually helps affordability. | $821 | $811 | $1,163 | Near state median1% above Oklahoma county median |
Monthly owner cost Lower usually helps affordability. | $786 | $680 | $1,672 | 16% pressure16% above Oklahoma county median |
Median household income | $52,323 | $57,551 | $74,755 | 9% pressure9% below Oklahoma county median |
Effective property-tax rate Lower usually helps affordability. | 0.79% | 0.63% | 1.02% | 26% pressure26% above Oklahoma county median |
Rent burden Lower usually helps affordability. | 28.00% | 26.00% | N/A | 8% pressure28.00% of renter income goes to rent. |
Income Fit
A low price only helps if local income can carry the monthly cost. This panel compares the county income base with rent and owner-cost thresholds.
Rent cushion
+$19,483
Median income minus rent threshold.
Owner cushion
+$18,637
Median income minus owner-cost threshold.
Affordability Advisory
This turns the raw housing numbers into income and buy-versus-rent screens.
Affordability verdict
Beckham County is affordable for renters, with a median gross rent of $821/month representing approximately 18.8% of median household income. The rent burden (GRAPI) stands at 28.0%.
Rent vs own
At $821/month rent versus $786/month in owner costs, owning is roughly $35/month cheaper , a 4% difference.
Income needed
To afford the median rent without exceeding 30% of gross income, a household needs to earn approximately $32,840/year. For owner costs at the 28% rule, the required income is roughly $33,686/year. With a median household income of $52,323, most households can comfortably afford rent here. Notably, 28.0% of renter households in Beckham County are cost-burdened, spending more than 30% of income on housing.
Regional context
Beckham County sits 6% less expensive than Pawnee County ($872/month) in terms of median gross rent.
Better Counties to Compare
Similar counties are matched on home value, rent, income, and state context. This is more useful than a simple nearest-price list.
| County | Home Value | Rent | Why compare |
|---|---|---|---|
| Cherokee County, OK | $160,300 | $803/mo | Same-state comparison near $160,300 home value and $803/mo rent. |
| Muskogee County, OK | $138,800 | $824/mo | Same-state comparison near $138,800 home value and $824/mo rent. |
| Woods County, OK | $141,900 | $806/mo | Same-state comparison near $141,900 home value and $806/mo rent. |
| Pittsburg County, OK | $146,300 | $857/mo | Same-state comparison near $146,300 home value and $857/mo rent. |
| Marshall County, OK | $139,700 | $819/mo | Same-state comparison near $139,700 home value and $819/mo rent. |
Data Confidence
- Crime coverage is partial, so safety comparisons need source context.
Next Checks
Housing Questions for Beckham County
Is Beckham County affordable for buying a home?
Is renting or owning cheaper in Beckham County?
How much income do you need for housing in Beckham County?
What should I double-check before moving to Beckham County?
Data: U.S. Census Bureau, American Community Survey (ACS) 5-Year Estimates (2019-2023) — Informational only. Not financial or legal advice.