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City · 5,036 residents · Okanogan County, Washington

Omak , Washington

In Omak, a typical home is worth $248,900 and typical rent is $1,002 a month. Compared with all of Okanogan County, typical household income is 21% higher, the typical home value is 17% lower, and the share of households that own their home is 14 points lower.

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  • Typical home value

    $248,900

    17% below the county

    56% below Washington

    • Omak
    • Okanogan
    • Washington

  • Typical rent

    $1,002a month

    13% above the county

    43% below Washington

    • Omak
    • Okanogan
    • Washington

  • Typical household income

    $76,544a year

    21% above the county

    22% below Washington

    • Omak
    • Okanogan
    • Washington

  • Households that own their home

    59%

    14 points below the county

    5 points below Washington

    • Omak
    • Okanogan
    • Washington

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

Market now, with Zillow data

Zillow data
Typical home value
$263,392
about the same as 12 months ago

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

Omak is in Okanogan 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 Okanogan County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Omak apart

What this place has that others do not, from public data, most unusual first.

  1. Omak has the smallest share of rent-burdened renters of the 172 cities in Washington with more than 5,000 people: 23%.

  2. Omak has the 5th lowest typical rent of the 190 cities in Washington with more than 5,000 people ($1,002).

  3. Omak has the 6th lowest typical home value of the 191 cities in Washington with more than 5,000 people ($248,900).

  4. 59% of households in Omak own their home, against 72% in Okanogan County.

  5. The typical household income in Omak is $76,544, 21% more than in Okanogan County as a whole ($63,207).

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

The homes here

Housing in Omak

What homes there are in Omak, 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 Omak (61%), but less so than in Okanogan County (73%).

Year built

The typical home in Omak was built in 1976, 6 years before the typical one in Okanogan County.

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
Monthly rent with utilities

With a mortgage

$1,624 a month

Okanogan County: $1,675 a month

Without a mortgage

$537 a month

Okanogan County: $491 a month

Owners with a mortgage

50%

Okanogan County: 44%

Owning costs about the same in Omak as in Okanogan County: with a mortgage, $1,624 a month; without one, $537.

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 Omak rose 121%; in Okanogan County, it rose 64%.

The typical rent in Omak stayed about the same over that time: the difference is within the Census margin of error.

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

MeasureOmakOkanogan CountyWashingtonUnited States
Rental vacancy Unreliable estimateUnreliable estimate4.5%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.7%0.9%
More than one person per room Unreliable estimate3.1%3.5%3.4%
People per household 2.442.322.502.53
Drive alone 62%61%63%69%
Carpool Unreliable estimate14%9%9%
Public transit Unreliable estimateUnreliable estimate3%3%
Walk or bike Unreliable estimate5%4%3%
Work from home Unreliable estimate16%20%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

Households in Omak are bigger: 2.44 people on average; in Okanogan County, 2.32.

To get to work, 62% of workers in Omak drive alone; in Okanogan County, 61%.

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 for a home in Omak?

A typical home is tight for the typical income

We start with a typical home in Omak, worth $248,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 32% of the typical household income in Omak, which is $76,544 a year. For that payment to be 28% of income, a household would need to earn about $86,250 a year.

The calculator's FHA and conventional loan limits are those of all of Okanogan County.

Your numbers

Local data
$

Starts at the typical home value in Omak. 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 $8,712 (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

$2,013

at 7.18% · 30 years

Loan amount
$244,391
Total interest
$351,622
Paid off in
November 2056

Includes $4,203 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,786 a month

  • Tight

    $1,786 to $2,296 a month

    Your payment · 32%

  • Hard

    more than $2,296 a month

Compared with the typical household income in Omak ($76,544 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,013
Principal & interest$1,656
Property tax$143
Home insurance$104
FHA mortgage insurance (MIP)$110

You need at least $8,712 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.

The city and its county

Omak and Okanogan County

Omak is in Okanogan County, Washington. 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).

Omak's own numbers

Typical home value
$248,900
Typical monthly rent
$1,002
Typical yearly household income
$76,544
Households that own their home
59%
Effective property tax rate
0.69%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Okanogan County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,202
Price change over 5 years (FHFA)
+56%

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 Okanogan County.

Everything about Okanogan County

Buying

Buying a home in Omak

A typical home in Omak is worth $248,900: 17% below the county and 56% below Washington. With the typical household income in Omak ($76,544 a year), a typical home costs 3.3 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.

  • Omak 3.3 years
  • Okanogan 4.7 years
  • Washington 5.8 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Okanogan County

According to FHFA’s house price index, home prices in Okanogan County rose 103% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Okanogan County.

Period County Washington U.S.
Last year (2025) −1.5% +1.8% +2.9%
5 years (2020–2025) +56% +44% +47%
10 years (2015–2025) +103% +113% +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

Omak next to Okanogan County, Washington and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Omak $248,900
  • Okanogan $299,800
  • Washington $564,600
  • United States $332,700
Typical monthly rent
  • Omak $1,002
  • Okanogan $887
  • Washington $1,760
  • United States $1,413
Typical yearly household income
  • Omak $76,544
  • Okanogan $63,207
  • Washington $98,141
  • United States $80,734
See the full table
Omak next to Okanogan County and Washington
Measure Omak Okanogan County Washington U.S.
Typical home value $248,900 $299,800 $564,600 $332,700
Typical monthly rent $1,002 $887 $1,760 $1,413
Typical yearly household income $76,544 $63,207 $98,141 $80,734
Households that own their home 59% 72% 64% 65%
Typical yearly property tax $1,705 $2,281 $4,556 $3,119
Effective property tax rate 0.69% 0.76% 0.81% 0.94%
Renters with high rent for their income 23% 39% 50% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Okanogan 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 Omak

For a typical $248,900 home in Omak, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Omak's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,013a month

    Least cash to close
    Down payment
    $8,712
    Cash to close
    $16,179
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $110

  • Conventional, 5% down $1,967a month

    Down payment
    $12,445
    Cash to close
    $19,912
    Rate
    7.18%
    Mortgage insurance
    PMI · $118

  • Conventional, 20% down, no PMI $1,596a month

    Down payment
    $49,780
    Cash to close
    $57,247
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,826a month

    Down payment
    $37,335
    Cash to close
    $44,802
    Rate
    8.18%
    Mortgage insurance
    None

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.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Omak and for Okanogan County.

Property tax

Effective rate in Omak

0.69%of the home’s value each year

$1,705 a year for the typical owner in Omak.

  • Omak 0.69%
  • Okanogan 0.76%
  • Washington 0.81%

What Washington publishes Exemption for people 61 and older or with disabilities (Washington State Department of Revenue)

Exemptions and deadlines in Washington

Flood risk in Okanogan County

FEMA does not publish these numbers by city: they are for all of Okanogan County.

FEMA’s maps count no homes in the high-risk zone in Okanogan County. That does not mean it cannot flood: check your address.

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Omak

Typical rent in Omak is $1,002 a month: 13% above the county. In Omak, 23% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Okanogan County, by unit size. To pay the 2-bedroom one ($1,202 a month) without spending more than 30% of your income, you would need to earn $23.12 an hour working full time.

HUD fair market rent for all of Okanogan County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $862 $16.58 $34,480
1 bedroom $946 $18.19 $37,840
2 bedrooms $1,202 $23.12 $48,080
3 bedrooms $1,664 $32.00 $66,560
4 bedrooms $1,706 $32.81 $68,240

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 Omak

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Omak is in ZIP code 98841.

For 2 bedrooms it is $1,250: $48 more than the fair market rent for Okanogan County ($1,202).

  • 98841 $1,250$1,730

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Omak 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 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Omak

HUD lists 9 buildings with rents for lower incomes in Omak. These are the largest.

  • Pioneer Lane II Apartments 906 Shumway Rd, Omak 98841 36 homes, 35 low-income · 1 bd: 6 · 2 bd: 12 · 3 bd: 16 · 4 bd: 2 · In service since 2014 · For people with disabilities, families
  • Omak Stampede Apartments 421 Omak Ave, Omak 98841 30 low-income homes · For families (509) 826-4667
  • East Village 902 Apple Ln, Omak 98841 26 homes, 25 low-income · 2 bd: 13 · 3 bd: 13 · In service since 2001 · For people with disabilities, families
  • North Valley Apartments 572 Pine St, Omak 98841 24 homes, 23 low-income · 1 bd: 4 · 2 bd: 14 · 3 bd: 6 · In service since 1992
  • North Valley II 700 Elderberry Ave, Omak 98841 24 homes, 22 low-income · 1 bd: 3 · 2 bd: 14 · 3 bd: 6 · In service since 1995 · For families

See all 18 buildings in Okanogan County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Omak

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 Okanogan County. The nearest ones are below; many serve by phone or online.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Omak

No down payment, repair or rent-help program on our list is for Omak or Okanogan County. The ones below are statewide in Washington: they work in Omak the same as in the rest of the state.

Which programs do I qualify for? All programs in Washington

  • Home Advantage Downpayment Assistance

    Statewide in Washington

    Washington state commission 0% second mortgage for 3%, 4% or 5% of the first mortgage, with no monthly payments; you do not need to be a first-time buyer. Offered by Washington State Housing Finance Commission.

    Deferred

    See the program Official page

  • Covenant Homeownership Program

    Statewide in Washington

    Washington state commission loan with no monthly payments of up to 20% of the price (maximum $150,000) plus closing costs, for first-time buyers whose family lived in Washington before 1968 and belonged to a group affected by housing discrimination, including Hispanic people. Offered by Washington State Housing Finance Commission.

    Deferred

    See the program Official page

  • House Key Opportunity DPA

    Statewide in Washington

    Washington state commission loan of up to $15,000 at 1% simple interest, with no monthly payments, for the down payment and closing costs of first-time buyers with the House Key Opportunity mortgage. Offered by Washington State Housing Finance Commission.

    Deferred

    See the program Official page

Housing counselors near Omak

The HUD-approved agencies closest to the center of Omak, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Rural Resources Community Action

    956 S Main St, Colville · 75 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 2 more
    (509) 685-6055

  • Spokane Neighborhood Action Partners

    3102 W Whistalks Way, Spokane · 109 miles away · Spanish

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 2 more
    (509) 456-7627

  • Community Frameworks

    907 W Riverside Ave, Spokane · 111 miles away

    • Home improvement and repairs
    • Workshops for new owners
    • and 2 more
    (509) 484-6733

All counseling agencies in Washington

Help in Spanish near Omak

1 of the 3 agencies on this list says it serves 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.

Housing authorities of Omak

HUD’s record names them for Omak or Okanogan County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of Okanogan County Section 8 vouchers (509) 422-3721

All housing agencies in Washington Source: HUD

Cities

Nearby cities

The cities closest to Omak, with the typical home value.

Everything about Okanogan County Housing in Washington

Neighboring counties

If Okanogan County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Omak.

All guides
A family roasts marshmallows over a campfire at a forest campsite.

Questions

Housing questions about Omak

Short answers with the numbers for Omak and all of Okanogan 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 Omak?

The typical home value in Omak is $248,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Okanogan County it is $299,800.

How much does it cost to rent in Omak?

Typical rent in Omak is $1,002 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Okanogan County is $1,202.

What is the FHA loan limit in Omak?

Omak uses the FHA limit for all of Okanogan 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 Omak?

The typical homeowner in Omak pays $1,705 a year, according to the U.S. Census Bureau. That is 0.69% of the home’s value; in Okanogan County, the rate is 0.76%.

Where can I find free help to buy or rent in Omak?

We found no HUD-approved counseling agencies with an office in Okanogan County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).