Location: Tulsa, OK | Metro: Tulsa, OK HUD Metro FMR Area
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 | $1,090 |
| 1 Bedroom | $1,160 |
| 2 Bedrooms | $1,420 |
| 3 Bedrooms | $1,860 |
| 4 Bedrooms | $2,170 |
| 5 Bedrooms | $2,517 |
| 6 Bedrooms | $2,819 |
| 7 Bedrooms | $3,045 |
| 8 Bedrooms | $3,197 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,420 | $179,123 | 0.79% | D |
| 3BR | $1,860 | $246,673 | 0.75% | D |
| 4BR | $2,170 | $329,508 | 0.66% | D |
| 5BR | $2,517 | $387,089 | 0.65% | D |
U.S. Census Bureau data (2024)
Broken Arrow’s 74012 zip code offers a suburban feel with a robust local economy, making it a solid market for landlords seeking stability. The area is known for its well-maintained neighborhoods and family-friendly atmosphere, largely supported by major employers like the Broken Arrow Public School District, which serves as a significant institutional anchor. The community features a mix of retail and dining options along the main corridors, providing residents with convenient amenities while maintaining a quieter residential character compared to the adjacent Tulsa metro core.
From a financial perspective, the numbers reveal a spread between program limits and market reality. The HUD SAFMR for a 2-bedroom unit in FY2024 is $1,250, while the projected FY2026 FMR rises to $1,420. However, current market rents (Zillow ZORI) sit significantly higher at $1,623, creating a potential gap of $203 to $373 per month for voucher holders. Median home values are $267,346, with 2-bedroom properties specifically trading at a median of $176,821. Homes move relatively quickly here, with a median days on market of 48 days, indicating active buyer demand and decent liquidity.
The tenant pool is bolstered by a median household income of $81,456, which suggests that many residents can afford stable housing, yet the 33.6% renter share confirms a healthy demand for rentals. This income level, combined with the area's highly-rated school system and local parks, tends to attract working families who may qualify for voucher assistance but prioritize neighborhood quality. The local infrastructure supports a steady flow of potential tenants who value the suburban safety and community resources available in this part of Tulsa County.
The Section 8 verdict for 74012 leans toward appreciation and stability rather than immediate maximum cash flow. Because the market rent exceeds the FY2024 FMR, landlords accepting vouchers may need to adjust unit expectations or wait for the FY2026 rates to bridge the gap. However, the relatively low median price for 2-bedroom homes ($176,821) against solid market rents offers investors a favorable entry point with the potential for long-term equity growth in a high-quality suburban environment.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.