Toppers: Housing & Real Estate
Housing in Toppers centers on a median value of $105,300 (estimated market value runs 24% higher at $130,976), with median rent $853 (1.3× below Wagoner County median $1,068; 1.2× below Oklahoma median $1,014). Homeownership rate: 72.7%. That's 2.2× below the Wagoner County median ($234,800); 1.9× below the Oklahoma median ($199,800). Market is cold. Vacancy rate 20.2%. New construction makes up 2.5% of stock. A municipal building code is in effect.
- 2.0× annual income — home value vs. household income (vs Oklahoma 3.3×).
- 10.3 years to break even renting at the median (vs Oklahoma 16y).
- 4-BR rent is 2.0× a studio — rent gradient by unit size.
- Median rent 29% below HUD 2-BR FMR — local market vs federal subsidy benchmark.
Home Values & Rent
Median home value $105,300 — 0.5× the Oklahoma median ($205,300). Median rent $853/month. homeownership rate 72.7% — above the U.S. share of ~65%.
| Affordability · Price To Income Ratio | 2.0× |
|---|---|
| Affordability · Rent To Income Pct | 19.5% |
| Affordability · Affordable | Yes |
| Affordability · Interpretation | very affordable |
| Fair Market Rent · Studio rent | $933 (at Oklahoma median) |
| Fair Market Rent · One-bedroom rent | $987 (at Oklahoma median) |
| Fair Market Rent · Two-bedroom rent | $1,217 (at Oklahoma median) |
| Fair Market Rent · Three-bedroom rent | $1,602 (at Oklahoma median) |
| Fair Market Rent · Four-bedroom rent | $1,858 (at Oklahoma median) |
| Fair Market Rent · HUD FMR area | Tulsa, OK HUD Metro FMR Area |
| Fair Market Rent · Fiscal year | FY2026 |
| Home Value Estimate | $130,976 |
| Median Home Value | $105,300 (vs Oklahoma $205,300) |
| Median Rent | $853 (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 | 20.2% |
| Housing Market · New construction (% of stock) | 2.5% |
| Housing Market · Price Appreciation 2Yr | -9.8% |
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 (5)
| 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 | 585 |
| 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 | 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 | 72.7% (vs Oklahoma 58.6%) |
|---|---|
| Median Year Built | 1978 |
Sources: Census ACS 5-Year 2023 · Refreshed 2026-04-12