Owning in Oklahoma
Data from January 2026
Property tax in Oklahoma
The typical owner in Oklahoma pays $1,599 a year, about 0.80% of the home’s value (0.94% nationwide). Here are the exemptions and discounts the state publishes, the deadlines to claim them or appeal, and every county’s figure.
Key numbers in Oklahoma
- Typical tax
- $1,599
- per year, typical household
- 49% less than the U.S.
- Effective rate
- 0.80%
- tax ÷ value (estimate)
- 15% less than the U.S.
- United States
- 0.94%
- national effective rate
- Cap on your home
- 3% a year
- how much the assessment can rise
The state's rules
Oklahoma's rules, in one table
The assessment cap, the homestead exemption, when to protest and when to pay, as Oklahoma's official source states them. Tap "What the source says" to read the exact text.
| Rule | What Oklahoma says | Source |
|---|---|---|
| Cap on your home 3% a year | The fair cash value of your homestead cannot rise more than 3% in a year (Oklahoma Constitution, Art. X, Sec. 8B). The limit does not apply in a year the home changes owners or when you make improvements; an improvement (a room addition, a garage) is added to the value, and normal maintenance does not count as an improvement. What the source says· Okla. Const. art. X, § 8B; 68 O.S. § 2817.1“Pursuant to Article X, Section 8B of the Oklahoma Constitution and 68 O.S. §2817.1, the fair cash value of any parcel of locally assessed real property which constitutes homestead property or agricultural land shall not increase by more than 3% in any taxable year. … The limitation on valuation increases set forth in this subsection do not apply in any year when the title of the property is transferred, changed, or conveyed to another person, or if improvements are made to the property unless subject to provisions of subsection (j) of this Section.” | Oklahoma Tax Commission Verified November 6, 2026 |
| Cap on other property 5% a year | The fair cash value of other real property (a home you rent out or a commercial building, for example) cannot rise more than 5% in a year, with the same exceptions for a change of owner or improvements. What the source says· Okla. Const. art. X, § 8B“The fair cash value of all other locally assessed real property shall not increase by more than 5%. The limitation on valuation increases set forth in this subsection do not apply in any year when the title of the property is transferred, changed, or conveyed to another person, or if improvements are made to the property unless subject to provisions of subsection (j) of this Section.” | Oklahoma Tax Commission Verified November 6, 2026 |
| What triggers a new assessment | If the home is sold or changes owners, the county assessor values it at fair cash value for the following tax year; the sale price is not simply used. A physical improvement (a room addition, added square footage, a garage) is added to the limited value. Normal repairs, minor remodeling or a roof do not count as an improvement. What the source says· OAC 710:10-1-3“If title to the property is transferred or conveyed, the parcel of real property shall be assessed at fair cash value as set forth by Section 8 of Article X of the Oklahoma Constitution. … Any sale occurring during the course of a given calendar year shall be valued at fair cash value as specified by statute for the following tax year. … Examples of physical improvements may include, but are not limited to, a room addition, additional square footage, a garage, out buildings, enclosed garage, or similar improvements. This additional valuation shall be added to the limited value of the property before the construction occurred.” | Oklahoma Tax Commission Verified November 6, 2026 |
| Homestead exemption | If you own your home and live in it on Jan. 1, the homestead exemption takes $1,000 off its assessed valuation, which is only a share of market value. If your household's gross income last year was $30,000 or less, you can ask for $1,000 more (the additional homestead exemption). You apply with the county assessor by March 15, or within 30 days of receiving a notice of a value increase. What the source says· 68 O.S. §§ 2888, 2889, 2890“In order for any person to obtain an exemption on his homestead an application must be filed with the County Assessor on form … OTC 921, on or before March 15th of that year. However, the time within which to apply for the homestead exemption may be extended by thirty (30) days from receipt by the taxpayer of a County Assessor Notice of Increase in Valuation of Real Property form (OTC 926). … "Additional homestead exemption" means an exemption in addition to the amount of the homestead exemption authorized and allowed in Section 2889 of Title 68, to the extent of One Thousand Dollars ($1,000.00) of the assessed valuation on each homestead of heads of households whose gross household income from all sources for the preceding calendar year did not exceed Thirty Thousand Dollars ($30,000.00).” | Oklahoma Tax Commission Verified November 6, 2026 |
| Protest deadline One for the whole state | If you receive a notice of a value increase, you have 30 calendar days from the date it was mailed to file a written complaint with the county assessor. If your value did not rise, you can complain by the first Monday in May. County staff hold an informal hearing; if you disagree with the decision, you can appeal to the County Board of Equalization within 10 working days of the date it is mailed. What the source says· 68 O.S. § 2876; OAC 710:10-10-28“The taxpayer shall have thirty (30) calendar days from the date the notice was mailed to file a written complaint with the county assessor. A taxpayer may even file a complaint if the valuation of property has not increased or has decreased from the previous year if the complaint is filed on or before the first Monday in May, as required by 68 O.S. §2876(E). … Informal decisions by the assessor may be appealed to the County Board of Equalization within ten (10) working days of the date the decision is mailed.” | Oklahoma Tax Commission Verified November 6, 2026 |
| When to pay | Each fiscal year's property tax becomes due and payable on Nov. 1. The county treasurer sends the bill; confirm the payment dates on it. What the source says· 68 O.S. § 2913“All taxes levied upon an ad valorem basis for each fiscal year shall become due and payable on the first day of November.” | Oklahoma Tax Commission Verified November 6, 2026 |
Not verified yet: Owners with a disability.
Did your assessment go up?By place
Every county, with its figure
What the typical owner pays in each county of Oklahoma, with the typical home value and the effective rate. Highest tax first.
| Canadian County | $2,394 | $246,200 | 0.97% |
|---|---|---|---|
| Cleveland County | $2,360 | $235,700 | 1.00% |
| Tulsa County | $2,227 | $230,400 | 0.97% |
| Oklahoma County | $2,155 | $222,900 | 0.97% |
| McClain County | $2,023 | $255,900 | 0.79% |
| Logan County | $1,914 | $246,700 | 0.78% |
| Payne County | $1,903 | $223,300 | 0.85% |
| Wagoner County | $1,858 | $234,800 | 0.79% |
| Rogers County | $1,806 | $240,500 | 0.75% |
| Washington County | $1,558 | $173,200 | 0.90% |
| Comanche County | $1,449 | $163,800 | 0.88% |
| Grady County | $1,400 | $205,800 | 0.68% |
| Garfield County | $1,389 | $160,100 | 0.87% |
| Creek County | $1,298 | $182,100 | 0.71% |
| Custer County | $1,248 | $181,500 | 0.69% |
| Osage County | $1,248 | $182,100 | 0.69% |
| Carter County | $1,244 | $168,500 | 0.74% |
| Kingfisher County | $1,242 | $215,800 | 0.58% |
| Mayes County | $1,222 | $188,200 | 0.65% |
| Beckham County | $1,207 | $143,500 | 0.84% |
| Noble County | $1,172 | $146,400 | 0.80% |
| Pontotoc County | $1,135 | $175,400 | 0.65% |
| Texas County | $1,131 | $163,500 | 0.69% |
| Bryan County | $1,118 | $174,900 | 0.64% |
| Pottawatomie County | $1,097 | $165,400 | 0.66% |
| Love County | $1,072 | $171,000 | 0.63% |
| Delaware County | $1,051 | $175,300 | 0.60% |
| Muskogee County | $1,021 | $153,200 | 0.67% |
| Beaver County | $1,020 | $130,100 | 0.78% |
| Stephens County | $990 | $145,300 | 0.68% |
| Woodward County | $973 | $169,000 | 0.58% |
| Jackson County | $941 | $158,400 | 0.59% |
| Major County | $940 | $149,600 | 0.63% |
| Lincoln County | $935 | $166,500 | 0.56% |
| Cherokee County | $911 | $168,500 | 0.54% |
| Marshall County | $903 | $164,500 | 0.55% |
| Nowata County | $891 | $137,800 | 0.65% |
| Ellis County | $877 | $119,100 | 0.74% |
| Pawnee County | $876 | $131,500 | 0.67% |
| Atoka County | $872 | $157,600 | 0.55% |
| Le Flore County | $845 | $135,700 | 0.62% |
| Cotton County | $840 | $113,900 | 0.74% |
| McIntosh County | $832 | $146,200 | 0.57% |
| Craig County | $823 | $150,500 | 0.55% |
| Kay County | $821 | $124,700 | 0.66% |
| Garvin County | $818 | $147,800 | 0.55% |
| Woods County | $803 | $139,600 | 0.58% |
| Okmulgee County | $796 | $121,200 | 0.66% |
| Pittsburg County | $788 | $156,900 | 0.50% |
| Ottawa County | $763 | $123,300 | 0.62% |
| Sequoyah County | $761 | $139,400 | 0.55% |
| Blaine County | $730 | $126,900 | 0.58% |
| Roger Mills County | $720 | $157,800 | 0.46% |
| Dewey County | $689 | $133,600 | 0.52% |
| Murray County | $665 | $159,800 | 0.42% |
| Johnston County | $650 | $116,500 | 0.56% |
| Harper County | $634 | $99,200 | 0.64% |
| Caddo County | $626 | $115,700 | 0.54% |
| Washita County | $620 | $118,400 | 0.52% |
| Hughes County | $615 | $102,000 | 0.60% |
| Seminole County | $613 | $99,500 | 0.62% |
| Coal County | $609 | $115,700 | 0.53% |
| Haskell County | $598 | $138,800 | 0.43% |
| Alfalfa County | $592 | $101,500 | 0.58% |
| Adair County | $569 | $117,800 | 0.48% |
| Latimer County | $567 | $107,900 | 0.53% |
| Kiowa County | $560 | $96,100 | 0.58% |
| Okfuskee County | $560 | $115,900 | 0.48% |
| Greer County | $545 | $109,100 | 0.50% |
| Harmon County | $537 | $79,700 | 0.67% |
| McCurtain County | $528 | $144,500 | 0.37% |
| Choctaw County | $520 | $126,500 | 0.41% |
| Pushmataha County | $518 | $132,300 | 0.39% |
| Jefferson County | $517 | $82,500 | 0.63% |
| Grant County | $513 | $105,700 | 0.49% |
| Tillman County | $500 | $79,800 | 0.63% |
| Cimarron County | $395 | $98,600 | 0.40% |
- Canadian $2,3940.97%
- Cleveland $2,3601.00%
- Tulsa $2,2270.97%
- Oklahoma $2,1550.97%
- McClain $2,0230.79%
- Logan $1,9140.78%
- Payne $1,9030.85%
- Wagoner $1,8580.79%
- Rogers $1,8060.75%
- Washington $1,5580.90%
- Comanche $1,4490.88%
- Grady $1,4000.68%
- Garfield $1,3890.87%
- Creek $1,2980.71%
- Custer $1,2480.69%
- Osage $1,2480.69%
- Carter $1,2440.74%
- Kingfisher $1,2420.58%
- Mayes $1,2220.65%
- Beckham $1,2070.84%
- Noble $1,1720.80%
- Pontotoc $1,1350.65%
- Texas $1,1310.69%
- Bryan $1,1180.64%
- Pottawatomie $1,0970.66%
- Love $1,0720.63%
- Delaware $1,0510.60%
- Muskogee $1,0210.67%
- Beaver $1,0200.78%
- Stephens $9900.68%
- Woodward $9730.58%
- Jackson $9410.59%
- Major $9400.63%
- Lincoln $9350.56%
- Cherokee $9110.54%
- Marshall $9030.55%
- Nowata $8910.65%
- Ellis $8770.74%
- Pawnee $8760.67%
- Atoka $8720.55%
- Le Flore $8450.62%
- Cotton $8400.74%
- McIntosh $8320.57%
- Craig $8230.55%
- Kay $8210.66%
- Garvin $8180.55%
- Woods $8030.58%
- Okmulgee $7960.66%
- Pittsburg $7880.50%
- Ottawa $7630.62%
- Sequoyah $7610.55%
- Blaine $7300.58%
- Roger Mills $7200.46%
- Dewey $6890.52%
- Murray $6650.42%
- Johnston $6500.56%
- Harper $6340.64%
- Caddo $6260.54%
- Washita $6200.52%
- Hughes $6150.60%
- Seminole $6130.62%
- Coal $6090.53%
- Haskell $5980.43%
- Alfalfa $5920.58%
- Adair $5690.48%
- Latimer $5670.53%
- Kiowa $5600.58%
- Okfuskee $5600.48%
- Greer $5450.50%
- Harmon $5370.67%
- McCurtain $5280.37%
- Choctaw $5200.41%
- Pushmataha $5180.39%
- Jefferson $5170.63%
- Grant $5130.49%
- Tillman $5000.63%
- Cimarron $3950.40%
Effective rate: typical tax ÷ typical value, our estimate from two Census medians. Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates (external site)
Exemptions
Which exemption fits you?
What Oklahoma publishes for each case. You have to apply for almost all of them: none is applied on its own.
-
If it is your main home
If you own your home and live in it on Jan. 1, the homestead exemption takes $1,000 off its assessed valuation, which is only a share of market value. If your household's gross income last year was $30,000 or less, you can ask for $1,000 more (the additional homestead exemption). You apply with the county assessor by March 15, or within 30 days of receiving a notice of a value increase.
What the source says· 68 O.S. §§ 2888, 2889, 2890
“In order for any person to obtain an exemption on his homestead an application must be filed with the County Assessor on form … OTC 921, on or before March 15th of that year. However, the time within which to apply for the homestead exemption may be extended by thirty (30) days from receipt by the taxpayer of a County Assessor Notice of Increase in Valuation of Real Property form (OTC 926). … "Additional homestead exemption" means an exemption in addition to the amount of the homestead exemption authorized and allowed in Section 2889 of Title 68, to the extent of One Thousand Dollars ($1,000.00) of the assessed valuation on each homestead of heads of households whose gross household income from all sources for the preceding calendar year did not exceed Thirty Thousand Dollars ($30,000.00).”
Oklahoma Tax Commission · Verified November 6, 2026
-
If you are an older owner
If you are 65 or older on Jan. 1, own and live in your home, and your household's gross income does not exceed the median income HUD estimates for your county or metro area, you can ask for your home's value to be limited (frozen). You apply with the county assessor on Form 994, by March 15 or within 30 days of receiving a notice of a value increase.
What the source says· Okla. Const. art. X, § 8C; 68 O.S. § 2890.1
“Valuation Limitation: A limitation in valuation for homestead property for persons 65 years of age or over as of January 1 with gross household income not exceeding the H.U.D. qualifying income Schedule for the preceding year. Application for a limit on the fair cash value of homestead property shall be made on or before March 15 or within thirty (30) days from and after receipt by the taxpayer of a notice of valuation increase, whichever is later.”
Oklahoma Tax Commission · Verified November 6, 2026
-
If you are a veteran
If you are a veteran with a 100% service-connected disability (or in receipt of compensation at the 100% rate), or the surviving spouse, the full value of your homestead is exempt. You apply with the county assessor on Form 998 with your VA benefits award letter, between Jan. 1 and March 15.
What the source says· Okla. Const. art. X, §§ 8D, 8E
“The amendments direct county assessors to exempt the total amount of the actual fair cash value of the homestead real property and household personal property of any qualified person who has made proper application. … In order to be eligible for the one hundred percent disabled veterans exemption, the individual must apply at the county assessor's office by completing an Application for 100% Disabled Veterans Property Tax Exemption, Oklahoma Tax Commission Form 998. The application should be made between January 1 and March 15th in the same manner as for homestead exemptions.”
Oklahoma Tax Commission · Verified November 6, 2026
How it works
Where your bill comes from
The local government puts a value on your home, subtracts the exemptions you apply for and applies the rate of each body that taxes it: the county, the city, the school district and others.
- The value assigned to your home
- The exemptions you apply for
- The rates of each taxing body (county, city, schools)
- Your yearly bill
The effective rate on this page is something else: our estimate (typical tax ÷ typical value, from Census data) for comparing places. It is not the rate your local government sets.
Buying or selling
Taxes on the sale
Some states charge a tax or fee when the deed is recorded. What the official source says:
-
Documentary stamp tax on the deed
When property is sold and the price is over $100 (not counting liens that stay on the property), the deed is taxed 75 cents for each $500 of the price or fraction. The law holds liable whoever makes, signs or sells the document and the person for whose use or benefit it is made.
68 O.S. §§3201(A), 3203(A) · Oklahoma Legislature (Oklahoma Statutes, Title 68) · Verified October 24, 2026
-
Real estate mortgage tax
Oklahoma taxes real estate mortgages: on a mortgage of 5 years or more, 10 cents for each $100 of the loan or fraction. The county treasurer also collects a $10 fee on each mortgage presented for certification. The law says the tax may be paid by the borrower (mortgagor), the lender (mortgagee) or any other interested party.
68 O.S. §1904(A)(1), (B), (C) · Oklahoma Legislature (Oklahoma Statutes, Title 68) · Verified October 24, 2026
Frequently asked questions
How much is property tax in Oklahoma?
The typical owner pays $1,599 a year, about 0.80% of the home’s value, per the Census (Average 2020–2024). Nationwide the effective rate is 0.94%. Your bill depends on your county, city, school district and the exemptions you claim.
How much can my home's assessment rise in Oklahoma?
The fair cash value of your homestead cannot rise more than 3% in a year (Oklahoma Constitution, Art. X, Sec. 8B). The limit does not apply in a year the home changes owners or when you make improvements; an improvement (a room addition, a garage) is added to the value, and normal maintenance does not count as an improvement.
What is the deadline to protest the assessment in Oklahoma?
If you receive a notice of a value increase, you have 30 calendar days from the date it was mailed to file a written complaint with the county assessor. If your value did not rise, you can complain by the first Monday in May. County staff hold an informal hearing; if you disagree with the decision, you can appeal to the County Board of Equalization within 10 working days of the date it is mailed.
How do I apply for the homestead exemption in Oklahoma?
If you own your home and live in it on Jan. 1, the homestead exemption takes $1,000 off its assessed valuation, which is only a share of market value. If your household's gross income last year was $30,000 or less, you can ask for $1,000 more (the additional homestead exemption). You apply with the county assessor by March 15, or within 30 days of receiving a notice of a value increase.
When is property tax paid in Oklahoma?
Each fiscal year's property tax becomes due and payable on Nov. 1. The county treasurer sends the bill; confirm the payment dates on it.
Which county in Oklahoma pays the most property tax?
By amount, the highest typical tax is in Canadian County ($2,394) and the lowest in Cimarron County ($395). By effective rate, the highest is Cleveland County (1.00%) and the lowest McCurtain County (0.37%).
What is the effective rate?
The typical tax divided by the typical home value in the same place. It is our estimate from two Census medians, not the rate your local government sets; it is for comparing places.