Oklahoma · Tulsa, OK metro area

Buying a home in Broken Arrow, Oklahoma

In Broken Arrow, the median value of owner-occupied homes is $250,400, Tulsa County's effective property tax rate is 0.97%, a purchase mortgage carried a median $6,696 in total loan costs in 2025, and median gross rent is $1,320 a month.

Data as of : Census ACS 2020-2024, Census Vintage 2024, HMDA 2025, HUD FY 2027. Sources

Broken Arrow home costs, fact by fact

About Broken Arrow

The effective property tax rate (median tax as a share of home value) in Tulsa County is 0.97%, and HUD's Fair Market Rent for a two-bedroom in the county is $1,229. Broken Arrow lies in the Tulsa, OK metro area, and 72% of its homes are owner-occupied.

Reading the Broken Arrow figures

Broken Arrow has the highest owner-estimated value of the four Oklahoma cities covered, though only just: $250,400, against $250,100 in Norman. Oklahoma City owners report $231,300, Tulsa owners $205,300, and the state figure is $234,000.

The owner share is the story. At 72%, it stands well above Oklahoma City (58.6%), and farther still above Norman (53.3%) or Tulsa (51.9%). Rent is $1,320 a month, higher than the $1,130 reported in Oklahoma City or the $1,052 in Tulsa. HUD's benchmark for the Tulsa metro is $1,229, so in this city the census rent runs above the benchmark.

Tulsa County sets the tax figures: an effective rate of 0.97% and a median annual bill of $2,227. County homes have a median value of $230,400, below Broken Arrow's own number, so treat the tax estimate as a starting point and verify it for a specific address.

Borrowing is where the county figures run high. The 2025 median cost was $6,696 across 6,060 loans, and the central range went from $4,882 to $9,847. On a house valued at this level, that is a meaningful transaction expense.

Calculate for Oklahoma

If you buy

Oklahoma state transfer tax

Documentary stamp tax (68 O.S. 3201): $0.75 for each $500 of consideration, or fractional part of $500 ($1.50 per $1,000, 0.15%). Change the price: the amount is recalculated instantly.

Price$234,000
State transfer tax$351
Share of the price0.15% of the price
Who paysThe seller

Default price: the Oklahoma median value of owner-occupied homes, $234,000 (Census ACS 2025). Rule: Divide consideration (minus any lien that stays on the property) by $500, round up to the next whole unit, multiply by $0.75. Applies only when the net consideration is more than $100. Consideration includes any debt the buyer assumes. Who pays: The statute puts the tax on any person who makes, signs, issues or sells the deed, or for whose benefit it is made, which points first at the seller in a normal sale. It does not say whether a contract can move the cost. On a foreclosure deed to a non-lender grantee, the purchaser pays. Not included: county and city transfer taxes, the tax on the mortgage, recording fees, title insurance and lender charges. Oklahoma transfer tax guide · all 50 states.

If you sell

Capital gain and the federal tax on it

Same federal rule in every state: Section 121 of the Internal Revenue Code excludes up to $250,000 of gain on a main home ($500,000 for a married couple filing jointly).

Capital gain$350,000
Section 121 exclusion$250,000 (limit $250,000)
Taxable gain$100,000
Type of gainLong-term (owned over 1 year), 15% chosen
Federal tax on the gain$15,000

Section 121 excludes $250,000; the rest is taxable.

Gain = sale price minus your adjusted basis (purchase price, buying costs and improvements); selling expenses reduce it (IRS Publication 523). Long-term rates for sales in 2026, by taxable income including the gain (IRS Rev. Proc. 2025-32, section 4.03): 0% up to $49,450 single or $98,900 married filing jointly, 15% up to $545,500 single or $613,700 jointly, 20% above. Not included: Oklahoma state income tax on the gain (not computed), the net investment income tax, depreciation recapture on a rental or home office, and the reduced exclusion for an early sale. Agent commissions are negotiated and never set by law. Capital gains on a home sale.

Questions about buying a home in Broken Arrow

How much is property tax in Broken Arrow?

Homeowners in Tulsa County pay a median $2,227 a year in property tax, 0.97% of the county median home value of $230,400 (Census ACS 2020-2024). Your bill depends on your assessed value and local rates.

What are closing costs on a mortgage in Broken Arrow?

Home-purchase mortgages in Tulsa County carried median total loan costs of $6,696 in 2025; half of the 6,060 loans fell between $4,882 and $9,847 (HMDA). Total loan costs are the lender and settlement-service charges of the Closing Disclosure; transfer taxes and prepaid items come on top.

Is there a transfer tax when you buy a home in Broken Arrow?

Oklahoma has no transfer tax by that name but taxes deeds through a documentary stamp tax of $0.75 for each $500 of consideration, or part of $500, which is $375 on a $250,000 sale. It applies only when the value exceeds $100, and stamps must be on the deed before recording.

Is it cheaper to rent or buy in Broken Arrow?

It depends on your mortgage rate, down payment and how long you stay. As a benchmark, the median value of owner-occupied homes in Broken Arrow ($250,400) equals 15.8 years of the median gross rent ($1,320 a month), both from Census ACS 2020-2024.

Run your own numbers: rent vs buy calculator · closing costs calculator.

Oklahoma rules that apply in Broken Arrow

Other large cities in Oklahoma

Who licenses each trade in Oklahoma · All covered cities

Sources

Oklahoma · All states · Federal guides