Location: Muskogee County, 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 | $700 |
| 1 Bedroom | $710 |
| 2 Bedrooms | $920 |
| 3 Bedrooms | $1,160 |
| 4 Bedrooms | $1,300 |
| 5 Bedrooms | $1,508 |
| 6 Bedrooms | $1,689 |
| 7 Bedrooms | $1,824 |
| 8 Bedrooms | $1,915 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $920 | $132,561 | 0.69% | D |
| 3BR | $1,160 | $231,529 | 0.5% | F |
| 4BR | $1,300 | $356,352 | 0.36% | F |
U.S. Census Bureau data (2024)
The median income in ZIP code 74434, which encompasses Fort Gibson, Oklahoma, stands at $73,363. Given the market rate for rent is $748 according to the Census ACS, it becomes evident that households in this area face significant financial strain to meet their housing costs. This figure suggests that a large portion of the population would struggle to afford typical rental properties without financial assistance.
Comparatively, the Fair Market Rent (FMR) set by HUD for zip code 74434 in fiscal year 2024 is $890. This means that the government's standard for voucher payments exceeds the current market rate, indicating that voucher holders have a better chance of finding affordable housing options in the area. However, the discrepancy between the market rate and the FMR highlights an affordability gap that could influence landlord competition.
With only 17.2% of the population being renters and a total population of 9,611, the demand for rental properties is relatively low. Landlords might find themselves competing for a limited pool of tenants, particularly those who can pay the market rate without relying on vouchers. The presence of voucher holders could provide a stable tenant base but also potentially reduce the number of cash-paying tenants willing to pay above the market rate.
The takeaway for landlords considering voucher versus cash-pay strategies is clear. While accepting vouchers ensures a steady stream of income due to the government guarantee, it caps potential earnings at the FMR level. On the other hand, focusing on cash-paying tenants offers the possibility of earning more than the $748 market rate, but landlords must be prepared for lower demand and possibly longer vacancy periods. Balancing both approaches could be a prudent strategy to mitigate risk and capitalize on the local rental market dynamics.
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.