City · 22,958 residents · Stephens County, Oklahoma
Duncan, Oklahoma
In Duncan, a typical home is worth $131,500 and typical rent is $896 a month. Compared with all of Stephens County, the typical home value is 9% lower, typical household income is 6% lower, and the share of households that own their home is 7 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $102,135 to $134,443.
Typical rent
$948a month
Typical rent from Zillow, December 2025 to September 2026: from $926 to $948.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Duncan is in Stephens County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Stephens County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Anadarko, the typical home value is $89,300: 32% less than in Duncan ($131,500).
2
68% of households in Duncan own their home, against 74% in Stephens County.
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Duncan
What homes there are in Duncan, 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 houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Duncan
Stephens County
Oklahoma
United States
Kind of home: Duncan and its comparisons
Measure
Duncan
Stephens County
Oklahoma
United States
Detached house
84%
82%
73%
61%
Attached house
3%
2%
2%
6%
Building of 2 to 4
4%
3%
5%
8%
Apartments (5 or more)
6%
4%
12%
19%
Mobile home
2%
8%
8%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In Duncan, 8 in 10 homes are single-family detached houses, about the same as in Stephens County.
Year built
Before 19601960–19791980–19992000–20092010 or later
Duncan
Stephens County
Oklahoma
United States
Year built: Duncan and its comparisons
Measure
Duncan
Stephens County
Oklahoma
United States
Before 1960
33%
27%
21%
26%
1960–1979
36%
34%
28%
24%
1980–1999
21%
25%
24%
25%
2000–2009
7%
9%
13%
14%
2010 or later
3%
5%
13%
11%
By age, homes in Duncan look like those in Stephens County: the typical year built is 1972.
In Duncan, 9% of homes have 1 bedroom or none (studios); 64% have 3 bedrooms or more, against 69% in Stephens County.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitUnreliable estimate
Under $100K37%
$100K–$200K38%
$200K–$300K13%
$300K–$500K10%
$500K–$750KUnreliable
FHA limit: $541,287
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Duncan and its comparisons
Measure
Duncan
Under $100K
37%
$100K–$200K
38%
$200K–$300K
13%
$300K–$500K
10%
$500K–$750K
Unreliable estimate
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
At least 98% of owner-occupied homes in Duncan are worth less than $500,000, below the FHA loan limit for Stephens County ($541,287).
Monthly rent with utilities
Under the limitOver the limitUnreliable estimate
Under $5009%
$500–$99953%
HUD fair market rent, 2 bedrooms: $916
$1,000–$1,49932%
$1,500–$1,9995%
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Duncan and its comparisons
Measure
Duncan
Under $500
9%
$500–$999
53%
$1,000–$1,499
32%
$1,500–$1,999
5%
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable estimate
Measured against HUD's 2-bedroom fair market rent ($916), about 52% of rented homes in Duncan cost less.
With a mortgage
$1,331 a month
Stephens County: $1,314 a month
Without a mortgage
$497 a month
Stephens County: $500 a month
Owners with a mortgage
50%
Stephens County: 46%
The typical cost for an owner with a mortgage in Duncan is $1,331 a month, near the figure in Stephens County ($1,314).
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Duncan+21%
Stephens County+35%
Oklahoma+46%
United States+53%
Typical rent
Duncan+30%
Stephens County+29%
Oklahoma+25%
United States+33%
Typical household income
Duncan+31%
Stephens County+31%
Oklahoma+23%
United States+29%
Change since 2015–2019: Duncan and its comparisons
Measure
Duncan
Stephens County
Oklahoma
United States
Typical home value
+21%
+35%
+46%
+53%
Typical rent
+30%
+29%
+25%
+33%
Typical household income
+31%
+31%
+23%
+29%
The typical home value in Duncan rose 21% since 2015–2019, less than in Stephens County (35%).
Much as in Stephens County, the typical rent in Duncan rose 30% since 2015–2019.
The typical household income in Duncan rose 31% over that time; home values changed +21% and rent +30%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Duncan and its comparisons
Measure
Duncan
Stephens County
Oklahoma
United States
Rental vacancy
5.5%
4.9%
6.5%
5.5%
Homeowner vacancy
2.2%
1.5%
1.2%
0.9%
More than one person per room
2.3%
2.1%
2.9%
3.4%
People per household
2.37
2.45
2.50
2.53
Drive alone
76%
80%
77%
69%
Carpool
15%
12%
10%
9%
Public transit
Unreliable estimate
Unreliable estimate
0%
3%
Walk or bike
Unreliable estimate
2%
2%
3%
Work from home
5%
6%
9%
15%
Other means
Unreliable estimate
Unreliable estimate
1%
2%
Typical commute
10 to 19 minutes
10 to 19 minutes
Unreliable estimate
20 to 29 minutes
Much as in Stephens County, the rental vacancy rate in Duncan is 5.5%.
More than one person per room: that is how 2.3% of households in Duncan live, near the figure in Stephens County (2.1%).
By size, households in Duncan look like those in Stephens County: 2.37 people on average.
More people carpool to work in Duncan than in Stephens County: 15% against 12%.
Do the math
What would you pay each month for a home in Duncan?
A typical home is within reach of the typical income
We start with a typical home in Duncan, worth $131,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 22% of the typical household income in Duncan, which is $58,054 a year.
The calculator's FHA and conventional loan limits are those of all of Stephens County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Duncan. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $4,603 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$1,067
at 7.18% · 30 years
Loan amount
$129,118
Total interest
$185,770
Paid off in
November 2056
Includes $2,221 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,355 a month
Your payment · 22%
Tight
$1,355 to $1,742 a month
Hard
more than $1,742 a month
Compared with the typical household income in Duncan ($58,054 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$875
Property tax
$79
Home insurance
$55
FHA mortgage insurance (MIP)
$58
You need at least $4,603 for the down payment, plus closing costs.
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.
Total monthly payment $1,067; principal and interest $875.
The city and its county
Duncan and Stephens County
Duncan is in Stephens County, Oklahoma. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Duncan
Map of Stephens County, Oklahoma, with Duncan marked. Around it, the neighboring counties.
Duncan
Stephens County
Duncan's own numbers
Typical home value
$131,500
Typical monthly rent
$896
Typical yearly household income
$58,054
Households that own their home
68%
Effective property tax rate
0.72%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Stephens County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$916
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
2%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Stephens County.
A typical home in Duncan is worth $131,500: 9% below the county and 34% below Oklahoma. With the typical household income in Duncan ($58,054 a year), a typical home costs 2.3 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Duncan2.3 years
Stephens2.4 years
Oklahoma3.1 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Stephens County
According to FHFA’s house price index, home prices in Stephens County rose 63% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Stephens County.
Yearly change in FHFA’s price index in Stephens County, 2016 to 2025
2016: −2.0% −2.0% 2016
2017: +1.7% +1.7% 2017
2018: +1.6% +1.6% 2018
2019: −1.0% −1.0% 2019
2020: +5.4% +5.4% 2020
2021: +13.0% +13.0% 2021
2022: +13.8% +13.8% 2022
2023: +5.1% +5.1% 2023
2024: +3.4% +3.4% 2024
2025: +10.4% +10.4% 2025
Change in FHFA’s price index in Stephens County, Oklahoma and the United States
Period
County
Oklahoma
U.S.
Last year (2025)
+10.4%
+2.6%
+2.9%
5 years (2020–2025)
+54%
+46%
+47%
10 years (2015–2025)
+63%
+71%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Duncan next to Stephens County, Oklahoma and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Duncan$131,500
Stephens$145,300
Oklahoma$199,800
United States$332,700
Typical monthly rent
Duncan$896
Stephens$895
Oklahoma$1,014
United States$1,413
Typical yearly household income
Duncan$58,054
Stephens$61,620
Oklahoma$65,039
United States$80,734
See the full table
Duncan next to Stephens County and Oklahoma
Measure
Duncan
Stephens County
Oklahoma
U.S.
Typical home value
$131,500 ▼9% below the county
$145,300
$199,800
$332,700
Typical monthly rent
$896
$895
$1,014
$1,413
Typical yearly household income
$58,054 ▼6% below the county
$61,620
$65,039
$80,734
Households that own their home
68% ▼7 points below the county
74%
66%
65%
Typical yearly property tax
$944 ▼5% below the county
$990
$1,599
$3,119
Effective property tax rate
0.72% ▲0.04 points above the county
0.68%
0.8%
0.94%
Renters with high rent for their income
48% ▲2 points above the county
46%
46%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Stephens County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Duncan
For a typical $131,500 home in Duncan, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Duncan's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$1,067a month
Least cash to close
Down payment
$4,603
Cash to close
$8,548
Rate
7.18%
Mortgage insurance
FHA MIP · $58
Conventional, 5% down$1,042a month
Down payment
$6,575
Cash to close
$10,520
Rate
7.18%
Mortgage insurance
PMI · $62
Conventional, 20% down, no PMI$846a month
Down payment
$26,300
Cash to close
$30,245
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$968a month
Down payment
$19,725
Cash to close
$23,670
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Duncan
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$1,067
$4,603
$129,118
7.18%
FHA MIP · $58
$8,548
580
Conventional, 5% down
$1,042
$6,575
$124,925
7.18%
PMI · $62
$10,520
620*
Conventional, 20% down, no PMI
$846
$26,300
$105,200
7.18%
None
$30,245
620*
ITIN, 15% down (example)
$968
$19,725
$111,775
8.18%
None
$23,670
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
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.
Typical rent in Duncan is $896 a month: about the same as the county. In Duncan, 48% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Stephens County, by unit size. To pay the 2-bedroom one ($916 a month) without spending more than 30% of your income, you would need to earn $17.62 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Stephens County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$744
$14.31
$29,760
1 bedroom
$749
$14.40
$29,960
2 bedrooms
$916
$17.62
$36,640
3 bedrooms
$1,268
$24.38
$50,720
4 bedrooms
$1,467
$28.21
$58,680
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in Duncan
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Duncan has 2 ZIP codes with their own.
For 2 bedrooms it is $930 in all of them.
2 of the 2 are above the fair market rent for Stephens County ($916).
Fair market rent by ZIP code and size in Duncan, fiscal year 2027.
73055
$750
$750
$930
$1,280
$1,520
73533
$760
$760
$930
$1,290
$1,490
ZIP code2 bd3 bd
73055 $930$1,280
73533 $930$1,290
2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Duncan when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 7 buildings with rents for lower incomes in Duncan. These are the largest.
Duncan Plaza2021 N Hwy 81, Duncan 73533105 homes, 104 low-income · For older adults(580) 252-4511
The Gardens at Duncan PT419 S 27th St, Duncan 7353390 low-income homes · 1 bd: 14 · 2 bd: 72 · 3 bd: 4 · In service since 2003 · For families, people experiencing homelessness
Elm Terrace Apts206 E Elm Ave, Duncan 7353388 low-income homes · In service since 1992 · For families(580) 255-8148
Duncan Terrace1820 W Plato Rd, Duncan 7353348 low-income homes · 2 bd: 48 · In service since 2019 · For older adults
Duncan Village Apts1820 W Plato Rd, Duncan 7353348 low-income homes
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
We found no HUD-approved agencies with an office in Stephens County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Duncan or Stephens County. The ones below are statewide in Oklahoma: they work in Duncan the same as in the rest of the state.
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.Offered by Oklahoma Housing Finance Agency (OHFA).
No legal help resource on our list is for Duncan or Stephens County in particular.
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.
Short answers with the numbers for Duncan and all of Stephens County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Duncan?
The typical home value in Duncan is $131,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Stephens County it is $145,300.
How much does it cost to rent in Duncan?
Typical rent in Duncan is $896 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Stephens County is $916.
What is the FHA loan limit in Duncan?
Duncan uses the FHA limit for all of Stephens County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.
How much property tax do owners pay in Duncan?
The typical homeowner in Duncan pays $944 a year, according to the U.S. Census Bureau. That is 0.72% of the home’s value; in Stephens County, the rate is 0.68%.
Where can I find free help to buy or rent in Duncan?
We found no HUD-approved counseling agencies with an office in Stephens County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
