The story of this market
The typical home in ZIP 74044 sells for about $239,900, or $135 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 45 days to sell. HUD's fair market rent for a two-bedroom is $1,250 a month.
ZIP 74044 — Mannford
The housing market in 74044 remains stable, characterized by a steady demand for single-family homes and rural properties near Keystone Lake. Prices have seen modest year-over-year growth, reflecting the area's appeal as a commuter-friendly alternative to Tulsa. Inventory remains limited, keeping the market competitive for well-priced listings.
This ZIP is ideal for families and outdoor enthusiasts seeking a quieter, rural-adjacent lifestyle while maintaining access to the Tulsa job market.
Median prices moved up 2.1% year over year.
Homes spend a median of 45 days on market with 4.2 months of supply — a fast-moving market.
15% of listings have cut prices · homes sell at 97.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.8% · poverty 11.5% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 74044
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Crime rates in the Mannford area are generally lower than the national average, with property crime being the most frequently reported incident type.
Schools serving the area are primarily part of the Mannford Public Schools district, which maintains a moderate rating and serves the local community.
The area is subject to standard Oklahoma weather risks, including severe thunderstorms and occasional tornado activity, with flood risks primarily concentrated near Keystone Lake.
Economic momentum is driven by proximity to the Tulsa metropolitan area, with development focused on residential expansion and recreational tourism related to Keystone Lake.
Property taxes are assessed at the county level based on fair market value, with specific millage rates determined by local school districts and municipal services.
Commuting to the Tulsa employment core typically involves a 20-30 minute drive via Highway 51, with limited public transit options available.
The area is anchored by Keystone Lake, offering extensive boating, fishing, and camping opportunities, alongside local parks and community-focused shopping.
The rental market is characterized by a mix of single-family homes and small apartment complexes, with moderate vacancy pressure and stable demand.
The local economy is supported by retail, services, and tourism, with many residents commuting to the broader Tulsa metropolitan area for employment.
Transportation is heavily reliant on personal vehicles, with Highway 51 serving as the primary artery for regional connectivity.
Development is focused on low-density residential growth and expansion of recreational facilities near the lakefront.
Property assessments are managed by the Creek and Tulsa County Assessor offices, following state-mandated valuation cycles.
Parcels are subject to Mannford Public Schools district taxes and various county-level service assessments.
Property insurance premiums are influenced by regional wind and hail exposure, typical of the Oklahoma climate.
Data retrieved from data.census.gov ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
A major reservoir providing boating, fishing, and recreational activities.
Local park area providing green space and community gathering spots.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.