Renting · Section 8
Data from November 2026
Renting in Payne County, Oklahoma
Payne County has a HUD fair market rent of $1,010 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $917 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $19.42 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,010
- a month, HUD, Fiscal year 2027
- 10% less than in Oklahoma
- Typical rent
- $917
- a month, Census, Average 2020–2024
- 10% less than in Oklahoma
- Wage needed
- $19.42
- an hour, 2 bedrooms
- Or $40,400 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 57%
- spend 30% or more of income on rent
- 23% more than in Oklahoma
Only here
Renting in Payne County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Of the 77 counties in Oklahoma, Payne County has the lowest homeownership rate: 51%.
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At 57%, Payne County ranks 3rd among the 75 counties in Oklahoma with this figure for the largest share of rent-burdened renters.
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Payne County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
According to Zillow (ZORI), the typical asking rent in Payne County was $1,261 a month in September 2026: 6% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $799 | $15.37 | $31,960 |
| 1 bedroom | $829 | $15.94 | $33,160 |
| 2 bedrooms | $1,010 | $19.42 | $40,400 |
| 3 bedrooms | $1,399 | $26.90 | $55,960 |
| 4 bedrooms | $1,468 | $28.23 | $58,720 |
HUD area: Payne County, OK. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 18 ZIP codes in Payne County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $920 in 74023 to $1,130 in 74074. 5 ZIP codes are above the county's fair market rent ($1,010).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 74023 | Lincoln County, OK | $730 | $750 | $920 | $1,270 | $1,340 |
|---|---|---|---|---|---|---|
| 74023 | Payne County, OK | $730 | $750 | $920 | $1,270 | $1,340 |
| 74023 | Tulsa, OK | $730 | $750 | $920 | $1,270 | $1,340 |
| 74032 | Noble County, OK | $720 | $770 | $940 | $1,300 | $1,520 |
| 74032 | Pawnee County, OK | $720 | $770 | $940 | $1,300 | $1,520 |
| 74032 | Payne County, OK | $720 | $770 | $940 | $1,300 | $1,520 |
| 74059 | Lincoln County, OK | $780 | $810 | $980 | $1,350 | $1,430 |
| 74059 | Oklahoma City, OK | $780 | $810 | $980 | $1,350 | $1,430 |
| 74059 | Payne County, OK | $780 | $810 | $980 | $1,350 | $1,430 |
| 74062 | Payne County, OK | $720 | $770 | $940 | $1,300 | $1,420 |
| 74074 | Payne County, OK | $890 | $930 | $1,130 | $1,560 | $1,640 |
| 74075 | Noble County, OK | $850 | $880 | $1,080 | $1,490 | $1,570 |
| 74075 | Payne County, OK | $850 | $880 | $1,080 | $1,490 | $1,570 |
| 74077 | Payne County, OK | $870 | $900 | $1,100 | $1,520 | $1,600 |
| 74078 | Payne County, OK | $870 | $910 | $1,110 | $1,530 | $1,610 |
| 74085 | Pawnee County, OK | $720 | $750 | $920 | $1,270 | $1,340 |
| 74085 | Payne County, OK | $720 | $750 | $920 | $1,270 | $1,340 |
| 74085 | Tulsa, OK | $720 | $750 | $920 | $1,270 | $1,340 |
- 74023 · Lincoln County, OK $920$1,270
- 74023 · Payne County, OK $920$1,270
- 74023 · Tulsa, OK $920$1,270
- 74032 · Noble County, OK $940$1,300
- 74032 · Pawnee County, OK $940$1,300
- 74032 · Payne County, OK $940$1,300
- 74059 · Lincoln County, OK $980$1,350
- 74059 · Oklahoma City, OK $980$1,350
- 74059 · Payne County, OK $980$1,350
- 74062 · Payne County, OK $940$1,300
- 74074 · Payne County, OK $1,130$1,560
- 74075 · Noble County, OK $1,080$1,490
- 74075 · Payne County, OK $1,080$1,490
- 74077 · Payne County, OK $1,100$1,520
- 74078 · Payne County, OK $1,110$1,530
- 74085 · Pawnee County, OK $920$1,270
- 74085 · Payne County, OK $920$1,270
- 74085 · Tulsa, OK $920$1,270
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Payne County, 57% of renter households are in that position; in Oklahoma, 46%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
57%
of renter households spend 30% or more of their income on rent.
15,968 households rent in Payne County
- Spend half or more of their income 34%
- Spend 30% or more, but less than half 23%
- Spend less than 30% 43%
Compared with the state and the country
- Payne 57%
- Oklahoma 46%
- United States 51%
Low-income apartments
Low-income apartments in Payne County
HUD lists 28 properties with homes for low-income households in Payne County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 22
- HUD-assisted
- 4
- public housing
- 3
1,206 homes in all; 1,072 of them low-income, according to HUD.
- Roxie Weber Plaza Public housing 807 S Lowry St, Stillwater 74074 135 low-income homes · Run by Housing Authority of the City of Stillwater · Average payment: $374 a month · Average wait: 20 months · (405) 372-4906
- Whispering Hills Apts Tax credit (LIHTC) · HUD-assisted 3102 S Main St, Stillwater 74074 85 low-income homes · Studio: 6 · 1 bd: 20 · 2 bd: 24 · 3 bd: 28 · 4 bd: 7 · In service since 2007 · For families · (405) 377-9141
- Mockingbird Estates Tax credit (LIHTC) 3020 E 6th Ave, Stillwater 74074 72 low-income homes · 1 bd: 32 · 2 bd: 40 · In service since 2019
- Boomer Creek Apts Tax credit (LIHTC) 320 E McElroy Rd, Stillwater 74075 64 low-income homes · In service since 2005 · For families
- Legacy Park Apts Tax credit (LIHTC) 498 E Virginia Ave, Stillwater 74075 60 low-income homes · In service since 2005 · For older adults
- Chapelridge/Brookstonepark of Stillwater Tax credit (LIHTC) 1807 N Hartford St, Stillwater 74075 120 homes, 56 low-income · 1 bd: 8 · 2 bd: 64 · 3 bd: 44 · 4 bd: 4 · In service since 2002
- Senior Residences of Stillwater Tax credit (LIHTC) 1501 S Main St, Stillwater 74074 54 low-income homes · 1 bd: 40 · 2 bd: 14 · In service since 2001
- Cedar Lane Apts Tax credit (LIHTC) 422 Anna Ct, Cushing 74023 50 low-income homes · In service since 2005 · For families
- Timber Ridge Gardens Tax credit (LIHTC) 306 S Timberridge Dr, Cushing 74023 48 low-income homes · In service since 2005 · For families
- Cimarron Towers HUD-assisted 214 E Broadway St, Cushing 74023 46 low-income homes · For older adults · (918) 225-0322
- Boomer Creek Apts II Tax credit (LIHTC) 320 E McElroy Rd, Stillwater 74075 44 low-income homes · 1 bd: 11 · 2 bd: 17 · 3 bd: 16 · In service since 2009 · For people with disabilities, families
- Cherry Lane Apartments Public housing 1602 Cherry Ln, Cushing 74023 40 low-income homes · Run by Housing Authority of the Town of Cushing · Average payment: $352 a month · Average wait: 7 months · (918) 225-7205
- Sterling Park II Tax credit (LIHTC) 710 Lovers Ln, Perkins 74059 40 low-income homes · In service since 2010 · For people with disabilities
- Sterling Park Tax credit (LIHTC) 710 Lovers Ln, Perkins 74059 32 low-income homes · 1 bd: 4 · 2 bd: 16 · 3 bd: 12 · In service since 2006 · For people with disabilities, families
- Charmed-Perkins Tax credit (LIHTC) 213 Lynn Combs Blvd, Perkins 74059 30 low-income homes · 3 bd: 30 · In service since 2007 · For people with disabilities, families
- Charmed-Perkins II Tax credit (LIHTC) 308 Harry Hill Dr, Perkins 74059 30 low-income homes · 3 bd: 30 · In service since 2010 · For people with disabilities
- Eastbrook Apartments HUD-assisted 506 S Timberridge Dr, Cushing 74023 30 low-income homes · For older adults · (918) 225-6421
- Rental Public housing Yale 74085 30 low-income homes · Run by Housing Authority of the City of Yale · Average payment: $249 a month · Average wait: 10 months · (918) 387-2181
- Cushing Village Apts Tax credit (LIHTC) 530 Southgate Dr, Cushing 74023 24 low-income homes · 2 bd: 24 · In service since 1999
- Jasmine Court Tax credit (LIHTC) 400 Block of Timber Ridge, Cushing 74023 24 low-income homes · 2 bd: 12 · 3 bd: 12 · In service since 2019 · For older adults
- Fair Manor HUD-assisted 1603 N Hartford St, Stillwater 74075 24 homes, 23 low-income · For people with disabilities · (405) 377-4703
- Magnolia Ridge Tax credit (LIHTC) 702 S Jardot Rd, Stillwater 74074 23 homes, 18 low-income · 2 bd: 11 · 3 bd: 12 · In service since 2020
- Glencoe Village Apts Tax credit (LIHTC) 502 S Perry Ave, Glencoe 74032 12 low-income homes · 1 bd: 1 · 2 bd: 11 · In service since 1999
- Yale Place Apts Tax credit (LIHTC) 808 E Erie Ave, Yale 74085 9 low-income homes · 1 bd: 1 · 2 bd: 8 · In service since 1998
- Cushing Valley Apts Tax credit (LIHTC) 1400 E 16th Pl, Cushing 74023 8 low-income homes · 2 bd: 8 · In service since 1999
- Yale Village Apts Tax credit (LIHTC) 810 E Erie Ave, Yale 74085 8 low-income homes · 1 bd: 1 · 2 bd: 7 · In service since 1998
- Pleasant Oaks of Stillwater Tax credit (LIHTC) 3007 E 3rd Ave, Stillwater 74074 40 homes
- Cushing Place Apts Tax credit (LIHTC) 305 Quail Creek Dr, Cushing 74023 24 homes
One property has two programs at the same address and appears once. Search HUD's map
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Payne County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 3 agencies serve in Payne County. Here is what the rules say:
The rules, with their source
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You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
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Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
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Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
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If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
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When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
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Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $19,250 | $32,050 | $51,250 |
| 2 people | $22,000 | $36,600 | $58,550 |
| 3 people | $27,320 | $41,150 | $65,850 |
| 4 people | $33,000 | $45,750 | $73,200 |
| 5 people | $38,680 | $49,350 | $79,050 |
| 6 people | $44,360 | $53,050 | $84,900 |
| 7 people | $50,040 | $56,750 | $90,800 |
| 8 people | $55,720 | $60,350 | $96,600 |
Area median income: $98,800. HUD income limits by family size, Fiscal year 2026. Area: Payne County, OK. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $719 – $879
- 1 bedroom $746 – $912
- 2 bedrooms $909 – $1,111
- 3 bedrooms $1,259 – $1,539
- 4 bedrooms $1,321 – $1,615
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- Housing Authority of the City of Stillwater Public housing and Section 8 vouchers · 667 vouchers · 135 public housing units (405) 372-4906 Housing Authority of the City of Stillwater: toni@stillwaterhousing.org
- Housing Authority of the Town of Cushing Public housing · 40 public housing units (918) 225-7205 Housing Authority of the Town of Cushing: matt@stillwaterhousing.org
- Housing Authority of the City of Yale Public housing · 30 public housing units (918) 387-2181 Housing Authority of the City of Yale: nikkimoore.yha@yahoo.com
Housing agencies in Oklahoma Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Oklahoma
What Oklahoma law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- When must they return my deposit?
- 45 days
- Okla. Stat. tit. 41, §115(B)
- If I fall behind on rent, what notice must I get?
- 5 days
- Okla. Stat. tit. 41, §131(B)
- How much notice ends a month-to-month rental?
- 30 days
- Okla. Stat. tit. 41, §111(A)
Help
Where to get help with rent in Payne County
This is the nearest HUD-approved agency. They counsel for free or at low cost.
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Quickcert, Inc.
7122 S Sheridan Rd Ste 2, Tulsa · 60 miles away · Spanish
- Pre-purchase counseling
- Rental counseling
- and 1 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Payne County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Oklahoma, the average home bill was $132 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$2,020
What you need before you get the keys.
What adds up
- First month
- $1,010
- Security deposit
- $1,010
- Total
- $2,020
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Payne County?
According to HUD (Fiscal year 2027): Studio: $799; 1 bedroom: $829; 2 bedrooms: $1,010; 3 bedrooms: $1,399; 4 bedrooms: $1,468. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Payne County?
Paying the 2-bedroom fair market rent ($1,010) without spending more than 30% of income takes $19.42 an hour full time, or $40,400 a year.
Who qualifies for Section 8 in Payne County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $45,750 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Payne County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $909 and $1,111 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Payne County?
For 2 bedrooms they run from $920 in 74023 to $1,130 in 74074. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in Payne County?
HUD lists 28 properties with homes for low-income households in Payne County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Payne County?
HUD counts rent as a burden when it reaches 30% of income or more. In Payne County, 57% of renter households are in that position; in Oklahoma, 46%, and nationwide, 51% (Average 2020–2024, Census).