Carter: Housing & Real Estate
Carter homes sell at a median $80,000 (estimated market value runs 8% higher at $86,674), with median rent $1,031 (1.1× higher than Beckham County median $904; about the same as Oklahoma median $1,014). Homeownership rate: 79.0%. That's 1.8× below the Beckham County median ($143,500); 2.5× below the Oklahoma median ($199,800). Market is warm. Vacancy rate 37.1%. New construction makes up 13.2% of stock. A municipal building code is in effect.
- 1.2× annual income — home value vs. household income (vs Oklahoma 3.3×).
- 6.5 years to break even renting at the median (vs Oklahoma 16y).
- 4-BR rent is 1.9× a studio — rent gradient by unit size.
Home Values & Rent
Median home value $80,000 — 0.4× the Oklahoma median ($205,300). Median rent $1,031/month. homeownership rate 79.0% — above the U.S. share of ~65%.
| Affordability · Home Price To Income | 1.2× |
|---|---|
| Affordability · Home Affordability | affordable |
| Affordability · Rent Pct Income | 12.9% |
| Affordability · Rent Affordability | affordable |
| Affordability · Pct Severely Rent Burdened | 57.1% |
| Affordability · Poverty Rate | 16.7% |
| Affordability · Property Tax Pct Income | 1.0% |
| Fair Market Rent · Studio rent | $788 (vs Oklahoma $933) |
| Fair Market Rent · One-bedroom rent | $799 (vs Oklahoma $987) |
| Fair Market Rent · Two-bedroom rent | $1,048 (vs Oklahoma $1,217) |
| Fair Market Rent · Three-bedroom rent | $1,257 (vs Oklahoma $1,602) |
| Fair Market Rent · Four-bedroom rent | $1,502 (vs Oklahoma $1,857) |
| Fair Market Rent · HUD FMR area | Beckham County, OK |
| Fair Market Rent · Fiscal year | FY2026 |
| Home Value Estimate | $86,674 |
| Median Home Value | $80,000 (vs Oklahoma $205,300) |
| Median Rent | $1,031 (vs Oklahoma $1,052) |
Sources: HUD FMR FY2026 · Census ACS 5-Year 2023, B25077 · Census ACS 5-Year 2023 · Refreshed 2026-04-12
Tenure & Occupancy
Owner-occupied vs renter-occupied housing units, plus vacancy rates.
| Housing Market · Market temperature | warm |
|---|---|
| Housing Market · Vacancy rate | 37.1% |
| Housing Market · New construction (% of stock) | 13.2% |
| Housing Market · Price Appreciation 2Yr | 11.9% |
Utilities
Electricity, water, and broadband infrastructure serving residents. Broadband percentages reflect the share of premises that can subscribe to service at the listed speed (FCC Form 477).
Systems (2)
| Broadband · % of premises with 25/3 Mbps broadband | 100.0% (at Oklahoma median) |
|---|---|
| Broadband · % of premises with 100/20 Mbps broadband | 100.0% (at Oklahoma median) |
| Broadband · % of premises with 250/25 Mbps broadband | 100.0% (at Oklahoma median) |
| Broadband · % of premises with 1 Gbps / 100 Mbps broadband | 100.0% (vs Oklahoma 78.9%) |
| Broadband · Broadband-capable premises | 191 |
| Electricity · Electricity rate (¢/kWh) | 12.24¢/kWh |
| Electricity · Customers | 1878818 |
| Electricity · Revenue Millions | $2,977 |
| Electricity · Year | 2024 |
| Mobile Broadband · 3G mobile coverage | 0.000000000 |
| Mobile Broadband · 4G mobile coverage | 1.000000000 (at Oklahoma median) |
| Mobile Broadband · 5G mobile coverage | 0.916666667 (vs Oklahoma 99.9%) |
| Mobile Home Parks Detail · County total | 1 |
Sources: FCC BDC Jun 2025 · EIA Annual Retail Sales 2023 · FCC BDC Mobile 2024 · HIFLD / IRS BMF · Refreshed 2026-04-12
Other
| Homeownership Rate | 79.0% (vs Oklahoma 58.6%) |
|---|---|
| Median Year Built | 1960 |
Sources: Census ACS 5-Year 2023 · Refreshed 2026-04-12