Question 1

Do you lend across the Oklahoma City metro?

Accepted Answer

Yes, across all eight cities we serve here. We fund deals in Oklahoma City, Edmond, Norman, Moore, Yukon, Midwest City, Mustang, and Del City, spanning Oklahoma, Cleveland, and Canadian counties. This is our first Oklahoma metro. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See loan programs or talk to us.

Question 2

Why can't I find a median home price for Oklahoma City?

Accepted Answer

Because Oklahoma doesn't require sale prices to be disclosed as public record. Practitioners and appraisers rely on MLS data, mortgage amounts, and assessor estimates instead of a recorded price, and the aggregator "median price" figures that circulate online disagree with each other by roughly 20%, so none of them is reliable enough to publish here. What is solid: Zillow's mid-tier home value index put Oklahoma City at $249,486 in June 2026, up 1.0% year over year, while Austin fell about 6% and Dallas fell about 3% over the same period. That's a cheap-basis, positive-drift market rather than a hot one. In a non-disclosure state, appraisals on a rehabbed property lean harder on comps and cost approach, which is worth building into your ARV cushion on a fix-and-flip exit.

Question 3

How do Oklahoma property taxes actually work here, and why do mills mislead people?

Accepted Answer

Oklahoma taxes assessed value, not market value, and the assessment ratio is the number everyone forgets. Oklahoma County assesses real property at 11% of fair cash value; Cleveland and Canadian counties (Norman, Moore, Yukon, Mustang) assess at 12%. In Oklahoma City proper, the certified 2025 rate for tax code 200 totals 122.90 mills, which sounds enormous next to a Texas rate per $100 of value, but 122.90 mills applies only to the 11% assessed value, working out to about 1.35% of fair cash value, roughly $1,352 per $100,000. Treating Oklahoma mills as a direct rate on market value overstates the bill by roughly nine times. Edmond runs the lowest effective rate in Oklahoma County at about 1.157%, while a Norman or Moore parcel in a 12%-ratio county can carry a heavier effective rate than an Oklahoma City parcel despite a lower headline millage. Talk to your CPA or tax advisor about your own position. See the DSCR program. Subject to underwriting.

Question 4

Can I run a short-term rental on an Oklahoma City property?

Accepted Answer

Not as-of-right if you don't live there, so underwrite it carefully before you buy for that use. Oklahoma City calls it "home sharing," and a non-owner-occupied rental is capped at 10 rented nights a month unless the operator gets a special exception permit from the Board of Adjustment, which competes against a cap of 10% of the homes on any given block. The fees are real money and they moved recently: the annual home sharing license is $120.00 per property as of 2026-07-01, up from $110.40 before that date, and the Board of Adjustment filing fee for a home sharing special exception is $1,100.00, both set in Chapter 60 of the Municipal Code. A page or a pro forma that says "Oklahoma City permits short-term rentals" without that qualification will steer you into a plan the property can't actually support at 10 nights a month. Rules for Edmond, Norman, Moore, Yukon, Mustang, Midwest City, or Del City haven't been confirmed, so don't assume Oklahoma City's ordinance carries over; check with each city directly. Underwrite Oklahoma City STR deals to a long-term rent, or make the special exception a closing condition. See the fix and flip program. Subject to underwriting.

Question 5

What does Oklahoma's usury and wholesaling law mean for a deal here?

Accepted Answer

The usury ceiling for a business loan is 45%, not the 10% you'll see repeated online, and wholesaling got a real rulebook in 2024 and 2025. Oklahoma's constitutional 10% figure only applies when no statute sets a rate, and one does: non-consumer loans can contract for a finance charge up to 45% a year under the actuarial method. On the acquisition side, publicly marketing an equitable interest in a contract has required a real estate license since November 2024, and since November 2025 a statutory "wholesaler" definition folds in double closing and requires written disclosures plus a two-business-day cancellation right for the homeowner. Neither of those changes affects our loans, but they change how you should structure a sourcing pipeline in this state. Talk to your attorney about your own contracts. See transactional funding. Subject to underwriting.

Oklahoma City Hard Money and Investor Loans

A public-payroll and healthcare economy, not an energy town

Cheap basis, positive drift

Two nuances that change how a deal underwrites here

Loan programs in Oklahoma City

Oklahoma City lending questions

Funding Oklahoma City deals fast.