Broken Arrow, OK Rent Report: Market Rent vs. HUD Fair Market Rent by ZIP

Broken Arrow rental research needs both Tulsa County and Wagoner County. A city-level average can hide differences in the underlying ZIP observations, while a single county rent history leaves part of the local picture out. Voucher analysis adds another distinction: HUD's latest reference and an administering agency's adopted payment schedule can carry different dates and amounts.

Reviewed October 3, 2026, this report brings those layers together and shows a hypothetical rental budget. Its purpose is to help evaluate a specific property, including insurance, maintenance and the cash required before occupancy. A favorable comparison percentage is only a starting point for investigation.

Market rent and voucher rent by ZIP code in Broken Arrow

The October 3 comparison dataset contained three Broken Arrow ZIP rows. ZIPs 74011 and 74012 were assigned to Tulsa County, while 74014 was assigned to Wagoner County. All three market observations were from July 2026. Confirm the actual parcel's county and jurisdiction rather than treating a dataset's ZIP assignment as a legal boundary.

Market rent is the Zillow Observed Rent Index, which covers all unit sizes. Dates and HUD geography are shown for each row.The percentage compares a bedroom-specific HUD reference with an all-size index; it is not a matched-unit premium, an adopted payment standard or an approved rent. Check bedroom-matched comps, the authority's schedule and utility allowance before underwriting.

The Zillow market measure blends unit sizes. HUD's comparison columns specify bedrooms and a fiscal year. A difference between the two is not an observed difference between otherwise identical market and voucher leases. It cannot establish approved rent or show that an individual property's expenses are covered.

Use the Broken Arrow rent lookup for the ZIP context. Then assemble comparables that match bedrooms, condition, usable space, garage or parking, yard and utility responsibility. Record concessions and listing age. A three-bedroom house should not inherit its rent assumption from an index that also includes smaller units.

When evaluating two listings, keep the comparable evidence beside each property budget. A higher-rent ZIP can still contain the weaker purchase if its price, insurance or repair needs consume the additional income. The meaningful comparison is between supported cash flows for the actual properties.

HUD Fair Market Rents for Tulsa County

The table below shows the loaded Tulsa County HUD reference. At the October 3 review, Tulsa and Wagoner counties had the same loaded FY2027 two-bedroom and three-bedroom county benchmarks. That coincidence does not make the two counties interchangeable for taxes, property records or local rent trends.

Tulsa County, HUD fiscal year 2027. Source: HUD Fair Market Rents. These are the latest figures loaded into RentalCalcs, not an authority's adopted payment standards or a rent approval.

HUD FMRs are gross-rent references that include tenant-paid utility costs. Small Area FMRs are ZIP-specific HUD references. Neither is, by itself, the rent a particular authority will approve. For the full distinction among benchmarks, payment standards, utility allowances and household shares, see how Section 8 rent is calculated.

Check the administering agency's adopted schedule

For OHFA-administered assistance, OHFA publishes a separate payment standards page. Its Small Area payment schedule effective January 1, 2026 contains these selected entries, checked October 3:

These are dated OHFA schedule amounts, not a claim that every Broken Arrow voucher is administered by OHFA. Identify the household's administering agency, applicable schedule and utility treatment before using them.

The live HUD comparison can show a newer fiscal year than this adopted schedule. That difference should prompt a schedule check, not an automatic increase to the proposed lease. A newly loaded HUD amount does not establish that OHFA or another agency has adopted it.

For an illustrative three-bedroom comparison in 74014, subtracting a hypothetical $230 tenant utility allowance from the dated $2,130 standard gives $1,900. This is a screening reference, not an approved contract rent or household subsidy calculation. Replace the allowance with the applicable agency figure and support the proposed rent with comparable units.

The city's utility billing information is a starting point for confirming municipal service arrangements. Get the property's actual responsibility and billing history where available. An owner-paid bill belongs in operating costs; a tenant-paid service belongs in the appropriate affordability and allowance review.

How rents in Tulsa County have moved

Tulsa County typical rent, last published month of each year. Source: Zillow Observed Rent Index (all home types, smoothed and seasonally adjusted), refreshed monthly. A partial-year observation compared with the prior December is not a same-month year-over-year change.

The loaded Tulsa County index was approximately $1,373 in August 2026 versus $1,326 in August 2025. Using unrounded observations, the same-month change was about 3.52%. It is a county trend, not a measured increase for every Broken Arrow rental.

How rents in Wagoner County have moved

Wagoner County typical rent, last published month of each year. Source: Zillow Observed Rent Index (all home types, smoothed and seasonally adjusted), refreshed monthly. A partial-year observation compared with the prior December is not a same-month year-over-year change.

The equivalent Wagoner County observations were approximately $1,639 and $1,583, a same-month change of about 3.51%. The similar growth rates do not mean the two indices have identical levels or describe the same property mix.

These dated comparisons are separate from the live tables, which may advance after review. Do not use a partial current year versus a prior December as a same-month annual growth rate. Also avoid interpreting the difference between county indices as the amount by which one particular house should outperform another.

What this means if you own a rental in Broken Arrow

Consider a hypothetical three-bedroom rental with supported monthly rent of $1,750, 5% vacancy and collection loss, management at 8% of collected income and $1,050 monthly principal and interest. No real listing, local insurance quote or approved voucher lease is implied.

The gross rent is substantial, yet the budget loses about $159 per month after reserve. The example demonstrates the calculation, not a verdict on Broken Arrow investing. Taxes, insurance, financing and achievable rent must be replaced with actual property inputs.

Fixed operating costs, debt and reserve total $20,260 a year. After the loss and management assumptions, 87.4% of scheduled rent remains. Break-even rent is therefore about $1,932 monthly. At $1,950 supported rent, the annual result becomes only about positive $192. An owner cannot solve an unsupported rent assumption simply by selecting the highest published voucher reference.

An extra $600 annual insurance cost reduces cash flow by $600. Recovering it through rent under these assumptions requires roughly $57 more per month, because vacancy and management absorb part of the increase. Read the coverage and deductible terms with the quote rather than treating an annual premium as the full measure of risk.

The first-year cash requirement can be much larger

Suppose acquisition and work leave the unit empty for two months, followed by ten full months at $1,750 with no additional collection loss. Management is $1,400, and the property also needs $1,250 of make-ready work. With the same annual fixed costs, debt and reserve contribution, cash flow is approximately negative $5,410.

This replaces the stabilized 5% loss assumption with the actual two-month gap. It excludes down payment, closing costs and any acquisition renovation beyond the stated make-ready work. Use the vacancy and collection worksheet to keep these costs and timing assumptions separate.

A hypothetical $5,000 uninsured repair or deductible exposure would require another $5,000 of cash. Whether a claim is covered, what deductible applies and when payment arrives depend on the actual policy and event. The example is a liquidity stress, not an assertion about local claim frequency or guaranteed coverage.

Check parcel-specific taxes using the tax reassessment guide. Build a component-based replacement budget with the capital reserve guide. Keep the reserve balance visible so a funded repair is not counted once as an expense and again as a new reserve requirement without explanation.

Where these numbers come from

The live tables use RentalCalcs' loaded Zillow rent observations and HUD FMR and SAFMR datasets. They identify observation months, geography and fiscal years. The OHFA figures are a separately dated authority schedule. The operating and lease-start cases are original hypothetical calculations.

Start a property comparison in the Section 8 analyzer, then put the supported rent, actual ownership costs and financing into the single-family calculator. Save the analysis with the parcel county, authority schedule and source dates. That turns a broad city report into an auditable property decision that can be updated when a quote or lease assumption changes.