Location: Ellis County, OK | Metro: Ellis County, OK
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $740 |
| 1 Bedroom | $890 |
| 2 Bedrooms | $970 |
| 3 Bedrooms | $1,290 |
| 4 Bedrooms | $1,380 |
| 5 Bedrooms | $1,601 |
| 6 Bedrooms | $1,793 |
| 7 Bedrooms | $1,936 |
| 8 Bedrooms | $2,033 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $970 | $38,492 | 2.52% | A+ |
| 3BR | $1,290 | $113,939 | 1.13% | B |
| 4BR | $1,380 | $185,832 | 0.74% | D |
U.S. Census Bureau data (2024)
The real estate landscape in Shattuck, Oklahoma (ZIP 73858), is characterized by a median home value of $86,866, indicating a market that is accessible to a broad range of buyers. However, the absence of data regarding the percentage of listings that have been reduced and the median days on market (DOM) suggests a stable market where neither significant increases nor decreases in home values are imminent.
The current median home value signals that there is limited pricing power for sellers in the short term. Landlords and small-portfolio investors should be cautious about setting asking prices above the median, as it could result in prolonged listing periods and ultimately necessitate reductions to match the local market conditions.
On the rental side, the Federal Market Rent (FMR) for fiscal year 2026 is projected at $970, compared to the current market rate of $908 as reported by the Census ACS. This indicates a potential upward trend in rental prices, aligning with broader economic forecasts and increasing demand for housing. Investors can leverage this trend by gradually adjusting their rental rates closer to the FMR, ensuring they remain competitive while also maximizing returns.
For long-term investors, the setup in Shattuck implies a moderate appreciation thesis. The combination of an affordable median home value and a growing rental market suggests that property values will likely increase over the next 12 to 24 months, though the pace will be gradual. This makes Shattuck a suitable location for those looking to build a portfolio with properties that offer both rental income and capital appreciation over time.
Investors should consider diversifying their holdings to include a mix of rental properties and homes that can potentially be sold in the future. Given the current median home value and the projected FMR, properties in Shattuck present an opportunity to capture both rental yield and appreciation gains, although the latter will be modest and reflective of the overall stable market conditions.
In conclusion, the real estate environment in ZIP 73858 presents a balanced opportunity for investors. With a median home value of $86,866 and a rental market poised for growth, the area offers a chance to secure properties that can provide steady rental income and benefit from a gradual increase in property values. However, the lack of significant volatility in the market means that quick, substantial gains are unlikely. Instead, investors should focus on long-term strategies that capitalize on the slow but steady appreciation of property values and rents.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.