Gans: Housing & Real Estate
Gans's median home value is $139,400 (estimated market value runs 6% higher at $148,289), with median rent $775 (about the same as Sequoyah County median $811; 1.3× below Oklahoma median $1,014). Homeownership rate: 61.5%. That's about the same as the Sequoyah County median ($139,400); 1.4× below the Oklahoma median ($199,800). Market is cold. Vacancy rate 16.9%. New construction makes up 5.2% of stock. A municipal building code is in effect.
- 2.5× annual income — home value vs. household income (vs Oklahoma 3.3×).
- 15.0 years to break even renting at the median (vs Oklahoma 16y).
- 4-BR rent is 2.2× a studio — rent gradient by unit size.
- Median rent 17% below HUD 2-BR FMR — local market vs federal subsidy benchmark.
Home Values & Rent
Median home value $139,400 — 0.7× the Oklahoma median ($205,300). Median rent $775/month. homeownership rate 61.5% — below the U.S. share of ~65%.
| Affordability · Home Price To Income | 2.5× |
|---|---|
| Affordability · Home Affordability | affordable |
| Affordability · Rent Pct Income | 17.4% |
| Affordability · Rent Affordability | affordable |
| Affordability · Pct Severely Rent Burdened | 47.8% |
| Affordability · Poverty Rate | 22.0% |
| Affordability · Property Tax Pct Income | 0.5% |
| Fair Market Rent · Studio rent | $683 (vs Oklahoma $933) |
| Fair Market Rent · One-bedroom rent | $714 (vs Oklahoma $987) |
| Fair Market Rent · Two-bedroom rent | $937 (vs Oklahoma $1,217) |
| Fair Market Rent · Three-bedroom rent | $1,266 (vs Oklahoma $1,602) |
| Fair Market Rent · Four-bedroom rent | $1,532 (vs Oklahoma $1,857) |
| Fair Market Rent · HUD FMR area | Fort Smith, AR-OK MSA |
| Fair Market Rent · Fiscal year | FY2026 |
| Home Value Estimate | $148,289 |
| Median Home Value | $139,400 (vs Oklahoma $205,300) |
| Median Rent | $775 (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 | cold |
|---|---|
| Housing Market · Vacancy rate | 16.9% |
| Housing Market · New construction (% of stock) | 5.2% |
| Housing Market · Price Appreciation 2Yr | 2.7% |
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 (1)
| 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 | 122 |
| 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 | 1.000000000 (at Oklahoma median) |
| Mobile Home Parks Detail · County total | 3 |
Sources: FCC BDC Jun 2025 · EIA Annual Retail Sales 2023 · FCC BDC Mobile 2024 · HIFLD / IRS BMF · Refreshed 2026-04-12
Other
| Homeownership Rate | 61.5% (vs Oklahoma 58.6%) |
|---|---|
| Median Year Built | 1976 |
Sources: Census ACS 5-Year 2023 · Refreshed 2026-04-12