Land for Sale in Oklahoma
When you are searching for land to buy, it can be difficult to navigate through all of the complex information that real estate websites provide, as well as to understand how and why the prices are what they are.
According to recent estimates, the average price of an acre of land in OK has been around $1,890, while the average price for sales of rural property at $387,019. In the case of Oklahoma, you are going to find that prices there vary depending upon location, development, and many other factors.
The hard reality is that there are great times and places to find solid prices on land, as well as more difficult ones. Sale prices, like other aspects of the economy can fluctuate from year to year, often in continuity with how the local or even national economies are performing. Read on to learn more!
Finding Land for Sale in Oklahoma
It can certainly be a hassle to search for land to buy, not least of which because some consumers don’t always understand what information they need to be looking for in the first place. For example, you might get on a website or look at a brochure advertising land for sale, but even a dirt cheap price in a seemingly beautiful location can’t tell you even half of what you need to know.
Fortunately, it is not at all difficult to shop for land in Oklahoma if you know where to look. There are websites, such as Zillow and Realtor, as well as various smaller sites, that are specifically engineered to help you find the results you are looking for.
With the wonderful features these websites offer, you can spend hours looking at land and finding information about even the most minute details (which can end up being more important than you might think!).
In the case of Zillow.com, which is one of the most widely used real estate websites, you can type into the search engine an address, neighborhood, city, zip code, or even a state.
Upon doing this, you will be directed to a list of results, from which you can narrow down to what you are looking for.
Farm Land For Sale in Oklahoma
Whether you are an experienced farmer or are someone who is looking to leave the city behind for the tranquility of the rural life in Oklahoma, finding land for sale should not be a burdensome issue.
In fact, if you are using either Zillow, Realtor, or any number of real estate sites, you can opt to change your display results to only include listings for acres of land that are for sale. There are even websites like Land Watch that only deal with selling acres of land.
It is important to understand that these results will not include a house or other residential dwelling that might be sold with the acres of land. If you are interested in purchasing or renting a farmhouse, you will need to search for houses for sale or rent.
One additional important item to remember is that despite the popular image of the Sooner State as a series of flat plains, cornfields, and perhaps a tornado or two in the springtime, the state’s topography is actually quite diverse.
For example, the Winding Stair Mountains and other tree-covered hills are to be found in the eastern part of the state, whilst in the western regions of the state (including the famous Panhandle), there are large expanses of grassy prairies dotted with cattle farms, and even a desert that more closely resembles the American Southwest!
Therefore, what you desire to use the farmland for will play a significant factor in what part of the state you will want to purchase some acres.
For example, the Winding Stair Mountains and other tree-covered hills are to be found in the eastern part of the state, whilst in the western regions of the state (including the famous Panhandle), there are large expanses of grassy prairies dotted with cattle farms, and even a desert that more closely resembles the American Southwest!
Therefore, what you desire to use the farmland for will play a significant factor in what part of the state you will want to purchase some acres.
Land For Sale by Owner in Oklahoma
If you are specifically searching for land to buy in Oklahoma, but the seller does not enlist the help of a realtor, the land would be legally considered “for sale by owner”.
Some owners desire this method for several reasons, including:
- Avoiding the cost of a real estate agent: depending on the price of land sold and the rate that a realtor charges, this can get expensive.
- Being able to sell the property more quickly: If for whatever reason the owner wants to sell their land sooner rather than later, selling directly to the buyer can avoid the sometimes prolonged periods that realty companies set between various stages of the transaction.
- Wanting to sell the land to a specific person: This is quite common when, for example, land is sold between family members or close friends. It makes the transaction straightforward and prevents any offers from the outside.
Regarding this last item, it is crucial to remember that you will have to look specifically for “For Sale By Owner” (FSBO) listings on real estate websites, unless of course you are lucky enough to already know someone who is willing to sell you land!
If you do find land, whether for sale by a realtor or by the towner, you will need to know what to look for. Fortunately, the website Realtor’s Land Institute has provided a useful list of what to look for when buying farm land. Among the recommendations it prescribes are:
- Researching what the land was used for in the past: This can affect all kinds of potential agricultural, horticultural, and other usage, because the soil may or not be in bad condition.
- Determine what access you will have to necessary resources: This may include important needs like electrical power and access to water, or other needs like cell phone reception, WiFi, and so forth.
- Is The Land Easily Accessible?: If you are finding that reaching the land by car is a difficult task, it may result in you thinking twice before buying it. It would be prudent, therefore, to scout out the area, keeping in mind where you could use farm equipment and other necessary tools for what you want to do.
These are just three of the ten tips that the page provides. Obviously, you will need to inform yourself and be prepared to ask questions before making an investment.
Where Is the Cheapest Land in Oklahoma?
Although it is difficult whether there is an actual area of “cheapest land” in the state, we can definitely get a general idea of this when we examine an area’s cost of living.
To that end, the award for the cheapest land in Oklahoma (at least as of 2021) belongs to the largely rural Alfalfa County, situated on the state’s northern border with Kansas. Coming in second is Tillman County, which sits on the southwest border with Texas, with Kiowa County just to the north of Tillman County coming in 3rd place.
Indeed, it can be accurately said that on the whole, the entire state of Oklahoma is cheap, having recently been ranked as having the 4th cheapest housing market. According to US News, it is currently ranked #2 in affordability (behind Ohio), with a #8 ranking for cost of living and #3 for housing affordability.
Given the skyrocketing prices in states like California and even in nearby Texas, this makes the Sooner State a desirable relocation spot for some.
It is important to note, however, that the state is also growing in population at a rate 0.84%, with a projected 4 million residents in the near future. A key reason for this upward trend is Oklahoma City’s growth, which has gained almost one hundred thousand new residents since the 2010 census.
The state’s population growth could feasibly therefore result in land prices rising, a reality already being experienced by some in rural areas as land demand grows. especially in areas that could be considered the “exurbs”; that is, semi-rural locations where people who commute to the city or its suburbs, but desire to live in a quieter location.
All of this to say, just as long-term price changes are difficult to gauge exactly, we can only truly judge the inexpensiveness of land based on current data.
How Much Does an Acre Of Land Cost In Oklahoma?
As mentioned before, the current average price of an acre of land in Oklahoma (as of 2020) costs $1,890, according to information provided by the United States Department of Agriculture. By comparison, the average prices of acres of land in adjacent Texas and Arkansas are $2,170 and $3,350, respectively, while in New Mexico it is a mere $575.
With the increase in average acre price by 1.1% from 2019, it is roughly in the middle when compared to the increases or decreases in neighboring states (Texas had a 2.4% increase, while Kansas prices plummeted by 3.1%).
If you are looking to buy acres of land in Oklahoma, therefore, you are likely to be paying slightly less per acre than you would almost every other state in the Great Plains.
What Is the Prettiest City in Oklahoma?
On the surface, this question may seem somewhat amusing or even nonsensical, especially when we consider the old adage “beauty is in the eye of the beholder”.
As we already discussed, Oklahoma is fortunate enough to have many beautiful areas of green mountains, majestic geological formations such as the rocky buttes of Gloss Mountains State Park, and the renowned prairie grasslands that are so common to the central United States.
It also has beautiful cities, including the largest one, Oklahoma City, whose skyline is dominated by the majestic Devon Energy Center; as well as the second largest city Tulsa with its notable collection of art-deco buildings.
But if we are going to at least attempt to find out what the prettiest city in Oklahoma is, we can simply determine it by finding out what people are actually saying. Let’s look at what a few websites have decided:
- Attractions of America: The prettiest city according to this website is Medicine Park, a tiny community of less than 500 people that is located in southwestern Oklahoma in the Wichita Mountains.
- Only In Your State: This site also lists Medicine Park as number 1 of Oklahoma’s “beautiful, charming small towns”.
Some of the other cities and towns mentioned on these websites include Perry, located in the north of the state and home to a museum about the Cherokee Nation in the area. Another is Guthrie, an artsy town located in the northern part of the Oklahoma City metropolitan area, and which was at one time the capital of Oklahoma Territory and immediately after Oklahoma achieved statehood.
You can certainly use these lists as a guide to discovering what you think is the prettiest city or town in Oklahoma, but ultimately that will be your decision!
Conclusion
As you can see, land prices in Oklahoma as well as the overall makeup of the state have evolved over time. Buying land there does not have to be a difficult task and can be accomplished through research and preparation. Good luck as you search for the right land for you!