Oklahoma Rental Portfolio Guide
What you need to know before building or growing a rental portfolio in Oklahoma — property tax burden, state income tax, security-deposit rule, source-of-income law, and the metros that actually cash-flow after accounting for local taxes.
Tax burden on Oklahoma rentals
Property tax
0.90%
effective rate on median home value
At 0.90% effective, the property tax burden sits in the lower half nationally (rank 25 of 51). Modest annual carrying cost keeps cash flow projections realistic on median-priced homes.
State income tax
4.75%
top marginal rate
A top marginal rate of 4.75% is moderate. Portfolio income above the federal deduction stack still faces this rate on top of federal, so tax-optimized holding structures (installment sales, 1031s, cost-segregation) matter more here than in no-tax states.
Security deposit rule
No statutory cap on security deposits. Landlords set the deposit at whatever the market accepts — typically one to two months' rent, sometimes more for higher-risk applicants or pets. Local ordinances may still apply.
Deposit rules change; verify current statute before drafting a lease.
Best cash-flow markets in Oklahoma
Modeled monthly cash flow on a median-priced single-family purchase at 20% down, 30-year fixed, using Oklahoma’s 0.90% effective property tax rate plus 25% of rent for insurance, maintenance, vacancy and management.
| Market | Median price | Median rent | Annual property tax | CF / month |
|---|---|---|---|---|
| Woodward, OK | $131,309 | $1,313 | $1,182 | $198 |
| Enid, OK | $144,157 | $1,250 | $1,297 | $74 |
| Altus, OK | $111,840 | $930 | $1,007 | $27 |
| McAlester, OK | $151,079 | $1,190 | $1,360 | $-13 |
| Ponca City, OK | $114,874 | $806 | $1,034 | $-84 |
| Lawton, OK | $154,345 | $1,105 | $1,389 | $-96 |
State median across the metros: $180,592 home, $1,199 rent, $-209/mo modeled cash flow.
Track your Oklahoma rental portfolio
The Pro Portfolio Tracker rolls up every property in your portfolio, auto-revalues them monthly against local price data, and flags DSCR risk and equity milestones. Each Oklahoma property carries the state-specific tax burden shown above through to the cash flow calculation.
Property tax rate: Tax Foundation. Security deposit rule: state statute. Verify current law before making decisions — statutes change and this page is a planning reference, not legal or tax advice.