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County in Oklahoma

Beckham County, Oklahoma

Beckham County is a county in Oklahoma with 22,148 residents, No. 38 of 77 by population. In Beckham County, the FHA loan limit for a one-unit home is $541,287, and a typical home is worth $143,500. To rent a 2-bedroom apartment at Fair Market Rent ($1,039 a month) without going over 30% of your income, you need to earn about $19.98 an hour.

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  • Typical home price

    $143,500

    −28% vs. Oklahoma −57% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Beckham
    • Oklahoma
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,039 a month

    −8% vs. Oklahoma −41% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Beckham
    • Oklahoma
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Beckham
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.84% of value per year

    +5% vs. Oklahoma −11% vs. U.S.

    $1,207 a year for the typical owner

    • Beckham
    • Oklahoma
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$150,710
5.3% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Beckham County today?

With an FHA loan and the minimum down payment, a typical home would cost about $1,178 a month: 27% of the typical household income here. The typical home value is 28% less than in Oklahoma overall. The typical property tax is $1,207 a year (about 0.84% of home value), lower than in Oklahoma.

Sources: U.S. Census Bureau (Average 2020–2024).

Only here

What sets Beckham County apart

  1. Beckham County has the highest typical rent in its area: $904, more than any of its 6 neighboring counties; next is Custer County ($824).

  2. Nearby, in Harmon County, the typical home value is $79,700: 44% less than in Beckham County ($143,500).

  3. From 2020 to 2025, home prices in Beckham County rose 35% on FHFA's index, slower than in Oklahoma (46%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Beckham County

What homes there are in Beckham County, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses are the majority in Beckham County (66%), but less so than in Oklahoma (73%).

Mobile homes are 14% of homes in Beckham County, more than in Oklahoma (8%).

Year built

In Beckham County, half of the homes were built before 1978; in Oklahoma, before 1980.

There are fewer big homes in Beckham County than in Oklahoma: 61% have 3 bedrooms or more, against 66%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The FHA limit for this county is high ($541,287): at least 95% of owner-occupied homes in Beckham County are worth less than $500,000.

Monthly rent with utilities

By rent, most homes in Beckham County cost less than HUD's 2-bedroom fair market rent ($1,039): about 69%.

With a mortgage

$1,233 a month

Oklahoma: $1,539 a month

Without a mortgage

$520 a month

Oklahoma: $519 a month

Owners with a mortgage

43%

Oklahoma: 54%

In Beckham County, 43% of owners have a mortgage, and their typical cost is $1,233 a month, against $1,539 in Oklahoma. Without one it drops to $520.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Beckham County did not change clearly: the difference is within the Census margin of error.

Much as in Oklahoma, the typical rent in Beckham County rose 26% since 2015–2019.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBeckham CountyOklahomaUnited States
Rental vacancy 17.4%6.5%5.5%
Homeowner vacancy Unreliable estimate1.2%0.9%
More than one person per room 4.4%2.9%3.4%
People per household 2.352.502.53
Drive alone 76%77%69%
Carpool 13%10%9%
Public transit Unreliable estimate0%3%
Walk or bike 3%2%3%
Work from home 4%9%15%
Other means Unreliable estimate1%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes

The rental vacancy rate in Beckham County is 17.4%, higher than in Oklahoma (6.5%).

More than one person per room: that is how 4.4% of households in Beckham County live, more than in Oklahoma (2.9%).

Fewer people live in each home here: 2.35 on average, against 2.50 in Oklahoma.

In Beckham County, 13% of workers share a car to get to work; in Oklahoma, 10%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Beckham County?

A typical home is within reach of the typical income

We start with a typical home of $143,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 27% of the typical household income here, which is $53,328 a year.

Your numbers

Local data
$

Starts at the typical home value in Beckham County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $5,023 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,178

at 7.18% · 30 years

Loan amount
$140,900
Total interest
$202,723
Paid off in
November 2056

Includes $2,423 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,244 a month

    Your payment · 27%

  • Tight

    $1,244 to $1,600 a month

  • Hard

    more than $1,600 a month

Compared with the typical household income in Beckham County ($53,328 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,178
Principal & interest$955
Property tax$100
Home insurance$60
FHA mortgage insurance (MIP)$63

You need at least $5,023 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Beckham County

Here you'll see how prices have changed, how Beckham County compares with Oklahoma and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Beckham County rose 37% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Oklahoma United States
In 2025 +1.0% +2.6% +2.9%
5 years (2020–2025) +35% +46% +47%
10 years (2015–2025) +37% +71% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Beckham County compared with Oklahoma and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Beckham $143,500
  • Oklahoma $199,800
  • United States $332,700
Typical rent a month
  • Beckham $904
  • Oklahoma $1,014
  • United States $1,413
Typical household income a year
  • Beckham $53,328
  • Oklahoma $65,039
  • United States $80,734
See the full table
Beckham compared with Oklahoma and the United States
MeasureHereOklahomaU.S.
Residents22,1484,028,634334,922,499
Typical home value$143,500$199,800$332,700
Typical household income$53,328$65,039$80,734
Typical rent$904$1,014$1,413
Fair Market Rent (2 bedrooms)$1,039$1,127$1,750
Hourly wage to rent a 2-bedroom$19.98$21.67$33.65
Typical property tax$1,207$1,599$3,119
Effective tax rate0.84%0.8%0.94%
Households that own their home68%66%65%
Renters spending 30% or more on rent49%46%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: Oklahoma shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Beckham County

For a typical $143,500 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $1,178 $5,023 $140,901 7.18% FHA MIP · $63 $9,328 580
Conventional, 5% down $1,152 $7,175 $136,325 7.18% PMI · $68 $11,480 620*
Conventional, 20% down, no PMI $938 $28,700 $114,800 7.18% None $33,005 620*
ITIN, 15% down (example) $1,071 $21,525 $121,975 8.18% None $25,830 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Closing costs

Loan limits

FHA loans in Beckham County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Beckham County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Beckham County, the typical owner pays $1,207 a year: about 0.84% of the home's value. That is close to the rest of Oklahoma and less than the national average.

  • Beckham 0.84%
  • Oklahoma 0.80%
  • United States 0.94%

What Oklahoma publishes Homestead exemption of $1,000 of assessed value (Oklahoma Legislature (Oklahoma Statutes, Title 68))

Exemptions and deadlines in Oklahoma

Is there a flood risk?

FEMA’s maps count no homes in high-risk flood zones in Beckham County. That does not mean there is no risk: some areas have no map. Check your address.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Beckham County

The natural hazards FEMA measures in Beckham County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

In Beckham County, FEMA rates the natural hazard risk as relatively low.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

The loss FEMA expects each year in Beckham County from all natural hazards is $13 million, counting buildings, people and crops.

Of all the hazards, FEMA expects inland flooding to do the most damage to buildings: about $2.3 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingVery low $2.3 million a year
  2. TornadoRelatively moderate $995,797 a year
  3. WildfireRelatively moderate $857,028 a year
  4. EarthquakeVery low $96,675 a year
  5. Winter weatherRelatively high $72,904 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The home energy code (IECC) puts Beckham County in zone 3A: humid, between hot and mixed.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$25.95$16.84 and $47.31
Plumbers, pipefitters and steamfitters$25.82$16.94 and $40.00
Heating, air conditioning and refrigeration mechanics$21.86$14.35 and $30.73
Carpenters$20.88$14.72 and $27.88
Painters, construction and maintenance$17.48$14.20 and $36.61
Maintenance and repair workers, general$17.67$13.24 and $31.81

In the Southwest Oklahoma nonmetropolitan area, half of electricians earn more than $25.95 an hour and half earn less; for a plumber, the typical figure is $25.82.

These are workers' hourly wages, not the price of a job.

BLS publishes no wages for roofers in this area.

Need help paying for a repair?

Renting

Renting in Beckham County

The typical rent in Beckham County is $904 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

49% of renter households in Beckham County spend 30% or more of their income on housing. 21% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $724 $13.92 $28,960
1 bedroom $794 $15.27 $31,760
2 bedrooms $1,039 $19.98 $41,560
3 bedrooms $1,238 $23.81 $49,520
4 bedrooms $1,480 $28.46 $59,200

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Beckham County

Programs and counseling in Beckham County

We didn't find counseling agencies near this county.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

Three generations of a family gather on the porch of their home.

HUD counseling is free or low-cost

Oklahoma down payment programs

  1. OHFA Homebuyer Down Payment Assistance

    Oklahoma state agency help of 3.5% of the loan for the down payment and closing costs, as a second lien with no interest and no installments, repaid when you pay off the loan, refinance or leave the home

    No first-time requirement. Run by Oklahoma Housing Finance Agency (OHFA).

    Deferred Verified November 5, 2026

Which programs do I qualify for? See all Oklahoma programs

Help in Spanish in Beckham County

None of the 0 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Housing Authority of the City of Elk City Public housing (580) 225-0129
  • Housing Authority of the City of Sayre Public housing (580) 928-3690

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

We didn't find counseling agencies near this county.

Places

Cities in Beckham County

This site has no city pages of Beckham County. The neighboring counties are below.

See all 1 cities of Beckham County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Beckham County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Beckham County in 2026?

Beckham County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Beckham County?

Beckham County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Beckham County?

The typical home value in Beckham County is $143,500 (Average 2020–2024, U.S. Census). Across Oklahoma it's $199,800.

How much does it cost to rent in Beckham County?

Beckham County has a typical rent of $904 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,039 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Beckham County?

About $19.98 an hour working full time (2,080 hours a year), or $41,560 a year, so the fair market rent of $1,039 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).