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Broken Arrow Hard Money and Investor Loans

The county line runs through town, and the lower-cost side isn't obvious.

USA Mortgage funds investors across Broken Arrow. Your short-term rental license doesn't survive a sale here. Broken Arrow's housing stock skews newer than Tulsa's. Every loan is business-purpose only, subject to underwriting.

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You hear the decision from the people who underwrote your deal.

Second Mortgage

A second mortgage on Broken Arrow rentals, either county.

Second mortgages on Broken Arrow rentals on the Tulsa or Wagoner County side: $50K to $1M, up to 80% CLTV. Business purpose, subject to underwriting.

$1M
max loan
80%
max CLTV
660
min FICO
3-4 weeks
to close

Typical terms, subject to underwriting and market conditions. Investment property and business purpose only. Not a commitment to lend.

One city, two tax bills

Broken Arrow sits across the Tulsa County and Wagoner County line, and the higher assessment ratio is not the lower-cost side: a $300,000 house in Broken Arrow schools runs about $3,893 a year on the Wagoner side against $4,246 on the Tulsa County side. Pull the county and levy code for the specific parcel before you underwrite.

Newer stock, a real owner-occupant exit

Median year built here is 1993 against 1972 in Tulsa city, and 72.6% of homes are owner-occupied against 52.0% in Tulsa city. Rehab scopes tend to be systems-and-finishes work rather than full gut jobs, and the eventual resale has a genuine owner-occupant buyer pool behind it.

A short-term rental license that does not survive a sale

Ordinance No. 3905, effective April 7, 2026, made Broken Arrow's short-term rental license non-transferable: it terminates automatically when title or controlling beneficial ownership changes, and no one person may hold more than four licenses citywide in residential zoning. Confirm the current rules with Community Development before underwriting a short-term rental strategy.

Loan programs in Broken Arrow

Acquisition through exit, all funded or arranged by one lender.

Second Mortgage in Broken ArrowFix and Flip in Broken ArrowRental / DSCR in Broken ArrowGround-Up Construction in Broken ArrowCRE Bridge in Broken ArrowTransactional Funding in Broken ArrowBank Statement / No-Doc in Broken ArrowConventional Investment in Broken ArrowPortfolio Loans in Broken ArrowCRE Permanent in Broken ArrowSBA Financing in Broken Arrow

Broken Arrow lending questions

Do you lend to investors across Broken Arrow?
Yes, and we treat it as its own market, not a Tulsa suburb. We are a direct business-purpose lender, and we fund deals in Broken Arrow, Coweta, Wagoner, Bixby, Catoosa, Haskell, Owasso, and Jenks. Broken Arrow added about 11,076 residents between 2020 and 2025, up 9.7%, more than four times the growth rate of the city of Tulsa over the same window. That is a different demand story than the Tulsa hub tells, and the housing stock behind it is different too: median year built here is 1993 against 1972 in Tulsa city. USA Mortgage funds deals in most states with our own capital. We are headquartered in Bee Cave, Texas, and every loan is business-purpose only, on investment property, and terms are subject to underwriting. See how we lend across Oklahoma or talk to us.
Broken Arrow spans two counties. How does that change my property taxes?
It can move your tax bill by hundreds of dollars a year on an identical house, and the higher assessment ratio is the lower-cost side. Wagoner County assesses at 11.2% but its 2025 levy for Broken Arrow city with Broken Arrow schools is 115.86 mills, while Tulsa County assesses at 11.0% but levies 128.66 mills for the same city and school district. On a $300,000 non-owner-occupied house that runs $3,892.90 a year on the Wagoner side against $4,245.78 on the Tulsa County side, a $352.88 spread, with the Wagoner side about 8.3% lower cost. Cross into the Bixby school district on the Tulsa County side and the same house runs $4,401.54. Two houses on opposite sides of one Broken Arrow street can carry a materially different bill, so pull the county and levy code for the specific parcel before you underwrite, never a citywide rate. Talk to your CPA or tax advisor about your own position. See the DSCR program. Subject to underwriting.
What do I need to know about short-term rentals in Broken Arrow?
The rules changed in 2026, and a license does not transfer with the house. Ordinance No. 3905, effective April 7, 2026, rewrote most of Broken Arrow's short-term rental code: a license is not transferable, and it automatically terminates the moment title changes hands or a change in controlling beneficial ownership occurs, whether you buy the house or buy the entity that holds the license. No natural person may hold more than four active short-term rental licenses citywide in residential zoning, attributed through beneficial ownership, so an LLC wrapper does not defeat the cap. Overnight occupancy is capped at two people per sleeping area, up to 12 per unit, and operators must maintain noise-monitoring hardware and an exterior security camera with logs kept 180 days. Confirm current zoning requirements with Broken Arrow Community Development before you underwrite a short-term rental strategy here. See portfolio loans. Subject to underwriting.
Is Broken Arrow the same investment market as Tulsa?
No, and underwriting it like Tulsa proper misreads the deal. Broken Arrow's median year structure built is 1993 against 1972 in Tulsa city, a 21-year gap, and 72.6% of Broken Arrow homes are owner-occupied against 52.0% in Tulsa city. That points to a yield-with-a-floor rental market on newer stock with a real owner-occupant exit, not a distressed-flip market: rehab scopes tend to be systems-and-finishes work on functional houses rather than full gut jobs, so the spread comes more from speed and exit price than from buying broken stock. The rental pool is also shallower by count, fewer than 12,000 renter households citywide against Tulsa's roughly 82,000, so the case here is tenant quality and household income, not rental depth. Underwrite Broken Arrow on DSCR and exit-to-owner-occupant, and treat a Tulsa-proper flip thesis as a different trade. See the fix and flip program. Subject to underwriting.
Why does a direct lender make sense in a two-county market like Broken Arrow?
Because the parcel, not the zip code, decides your tax bill and your abstract. Broken Arrow straddles the Tulsa County and Wagoner County line, which means two assessors, two levy sheets, and two abstract plants: Oklahoma law requires an abstractor licensed in the county where the property sits, so a portfolio spanning the line is a two-abstractor exercise on every closing. We ask for the property address and underwrite to the parcel's actual county and school district rather than a citywide average, which is where a generic rate sheet gets Broken Arrow wrong. See portfolio loans or talk to us. Subject to underwriting.
Serving Broken Arrow and nearby
Broken ArrowCowetaWagonerCatoosa
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-28.

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