Ground-Up Construction in Broken Arrow

Yes, and it lines up with the lower-cost side of the tax line. Wagoner County authorized 680 new housing units in 2025, up 17.0% from 581 in 2024, one of the fastest permit accelerations in the metro, and that growth is running east and south into the same county that carries the lower Broken Arrow levy: the 2025 levy is 115.86 mills on the Wagoner side against 128.66 mills on the Tulsa County side of the city for identical Broken Arrow schools. A lot on the Wagoner side can let you hand a buyer a lower tax bill on the same finished house. Confirm the county and levy code for your specific parcel before you underwrite the exit; a Broken Arrow street can cross the county line.

Confirm both directly with Broken Arrow Community Development before you set a draw schedule. The city's fee schedule and its plan-review timeline are not published anywhere we could source, so build your construction budget and draw calendar around a number the department confirms in writing, not a figure from a permit-expediter site. What is sourced is the demand behind the permits: Wagoner County housing starts rose 17.0% in 2025, so the department is processing more applications than it was two years ago.

Because Broken Arrow took the worst hail hit the metro has logged. Of the eight Tulsa County hail reports of 2 inches or larger recorded between 2021 and April 2026, four landed in Broken Arrow on a single day, May 21, 2024: one at 3.00 inches, one at 2.50 inches, and two at 2.00 inches. Oklahoma's insurance regulator itself warns that hail policies can carry cosmetic-damage exclusions and a separate hail deductible, so the roof you spec at framing is an insurability decision for whoever buys or rents the finished house, not just a materials line.

An owner-occupant family, more often than not. Broken Arrow's owner-occupied share is 72.6%, against 52.0% in Tulsa city, median household income is $85,220, and the median year a house here was built is 1993, decades newer than Tulsa's 1972. A finished spec house here is competing for a homeowner buyer in a homeowner city, not chasing a shallow rental pool: Broken Arrow counts fewer than 12,000 renter households against Tulsa's 82,000.

Broken Arrow absorbed more than four times as many net new residents as the city of Tulsa over the last five years, at roughly a quarter of its size. The city added 11,076 people between 2020 and mid-2025, up 9.7%, while Tulsa city added 2,592, up 0.6%, over the same span, and Broken Arrow is now Oklahoma's fourth-largest city. That is the demand a spec builder here is underwriting to, not a citywide average pulled down by a flat core city.

It can, on the Tulsa County side of the city. A parcel of five acres or more inside Broken Arrow on the Tulsa County side qualifies for the lower BA-3B levy code, 112.18 mills instead of 128.66, a 12.8% cut in the tax rate on the same land. What actually qualifies a parcel for that discount was not published by the assessor, so confirm eligibility with Tulsa County before you size a land deal around it, and note that no equivalent acreage break appears on the Wagoner County levy sheet.

We fund new construction up to 70% of value and up to 85% of total cost (land plus build), in most states, on loans up to $5M. Experienced builders reach the higher end of leverage. We finance both the lot and the vertical construction within those caps.

Yes. Lot acquisition is funded as part of your loan-to-cost. If you already own the lot, that equity can serve as your down payment, which often lets us fund most or all of the build cost.

Construction funds are released in draws as milestones are completed and verified, not handed over at closing. You submit your budget and scope of work up front, complete a phase, request a draw, and we release that portion after inspection. You pay interest on funds as they are drawn.

Our construction pricing starts around 10%, interest-only, on terms of 12 to 24 months. Market ground-up rates generally run 9% to 12% with 1 to 3 points. Your pricing and leverage depend on your build experience and the strength of the project.

We consider builders at all levels, though a track record helps your leverage and rate. A first-time builder should expect to bring a strong general contractor, a detailed budget, and typically a larger equity contribution. A well-documented project goes a long way.

The lot cost or current value, your construction budget and scope of work, the projected after-built value, and your build experience. With those we can size the loan against both cost and completed value and send you terms.