Oklahoma property tax: rates, homestead exemption and appeals

How is the tax calculated?

The Oklahoma County Assessor lists four steps: the market value, the assessment ratio, any exemptions and the tax rate for your area.

1. Fair cash value. The county assessor sets it. The Assessor says it visits all properties at least once every four years.
2. Assessed value. Fair cash value times the ratio. The Assessor gives 11% for real property. The Oklahoma Constitution allows a ratio between 11% and 13.5%, as quoted in the Assessor’s reproduction of an Attorney General opinion.
3. Taxable value. Assessed value minus exemptions, such as the homestead exemption.
4. Tax. Taxable value times the millage rate. A mill is one-thousandth of a dollar, so 122.90 mills is $122.90 per $1,000.

The Assessor does not set the rate. Voters and the constitution set the levies for the city, school district, technical school and county.

What is the rate in Oklahoma City?

Oklahoma County certified its 2025 rates on November 17, 2025. For tax district 200, which is Oklahoma City inside the Oklahoma City school district #89, the total is:

Other parts of Oklahoma City sit in other school districts and have different totals. A home in Oklahoma City inside the Edmond district, for example, is in district 712 at 120.32 mills. The county says rates across Oklahoma County have varied from about $75 to $134 per $1,000. Find your parcel’s district on the Assessor’s site.

What does the homestead exemption save?

State law exempts the first $1,000 of assessed value of a homestead (68 O.S. § 2889). To qualify, you must own and live in the home on January 1, with your deed on record by February 1. At 122.90 mills, $1,000 of exempt value saves about $123.

An additional $1,000 applies for a head of household whose gross household income last year was $30,000 or less (§ 2890). Apply by March 15 or within 30 days after a valuation increase notice, whichever is later. Homeowners 65 or older who already qualified do not need to reapply, but must tell the assessor if income passes the limit.

Seniors 65 and older may also qualify for a valuation freeze if household income is within the HUD median income for the county. The Assessor says the value freezes at the taxable value for the year you apply, and no yearly application is needed. The Assessor also lists a 100% disabled veteran exemption. Ask the Assessor for current forms.

Is there a cap on increases?

Yes. Under Article X, § 8B of the Oklahoma Constitution, as reproduced by the Oklahoma County Assessor, fair cash value cannot rise more than 5% in a year. For property with a homestead exemption, and for agricultural land, the cap is 3%. The cap does not apply in a year when title changes hands or improvements are made. After you buy, the home is valued at fair cash value for that year (Assessor). The cap on a homestead needs the homestead exemption on file, so apply the first year. For buying costs beyond tax, see Oklahoma closing costs.

A worked example

This is an example, not a bill. Assume a $250,000 fair cash value in Oklahoma City, tax district 200, 2025 rates.

The $3,256.85 is about 1.30% of the $250,000 value. Your bill will differ with your district and your assessed value.

When is the tax due?

The tax is due and payable November 1. If you pay at least half before January 1, the rest is due before April 1. If you pay less than half, the whole bill becomes delinquent on January 1. Delinquent tax bears interest at 1.5% a month (68 O.S. § 2913). If your servicer pays your tax, it must pay the full year before January 1. County treasurers mail bills, but a missing bill does not extend the due date (§ 2915).

How do I protest my value?

The Assessor must mail a notice if it raises your value. You have 30 calendar days from the mailing date to file a written protest with the county assessor on the state form (68 O.S. § 2876). If your value did not change, you can still protest by the first Monday in April. The assessor holds an informal hearing and issues a written decision within seven days. You then have 15 calendar days to appeal to the county board of equalization. From the board’s order, you have 30 calendar days to appeal to district court (§ 2880.1). You must pay the tax on time while you appeal (§ 2884). See home appraisal cost if you need evidence of value.