1st Advantage MortgageA DSCR loan in Bartlesville turns on rent versus payment. Citywide medians from the Census are $916 a month for rent, $167,200 for home value and $1,685 a year for real estate taxes.
Local data for Bartlesville investors
A DSCR lender in Bartlesville is comparing a rent against a payment, and the citywide benchmarks are a median gross rent of $916 and a median home value of $167,200. The rent figure is about 10% below the Oklahoma median of $1,014. The gross rent-to-value ratio for Bartlesville works out to 6.6% (twelve months of median rent divided by median value), neither especially thin nor especially rich. The figure combines all rental types with all owner-occupied homes, so it is a screening number and not an appraisal.
| Indicator | Oklahoma | Bartlesville | Difference |
|---|---|---|---|
| Annual property tax bill, median | $1,599 | $1,685 | +5% |
| Household income, median | $65,039 | $58,869 | -9% |
| Typical owner-occupied value | $199,800 | $167,200 | -16% |
| Typical monthly rent | $1,014 | $916 | -10% |
| Persons per household | 2.50 | 2.49 | |
| Share in 2-4 unit buildings | 4.8% | 6.0% | +25% |
| Share of homes detached | 72.7% | 78.8% | +8% |
| Long commuters, 45 min plus | 10.4% | 11.9% | +14% |
| Workers on their own account | 10.6% | 6.5% | -38% |
| Renters paying 30%+ of income | 46.3% | 52.0% | +12% |
| Units sitting vacant | 12.0% | 11.1% | -7% |
| Typical construction year | 1980 | 1969 | |
| Annual rent divided by value | 6.1% | 6.6% | +8% |
| Households that rent | 34.2% | 31.8% | -7% |
| Residents (Census estimate) | 4,028,634 | 37,878 |
With 31.8% renters (close to the Oklahoma median of 34%), Bartlesville has a thinner rental market, so landlords lean on location, schools and condition to keep units leased. Incomes matter for rent growth: the median household earns $58,869, about 9% below the Oklahoma median of $65,039, and 52% of renters are already cost-burdened at 30 percent of income or more.
Housing mix and age in Bartlesville
Detached single-family homes make up 79% of the housing units in Bartlesville, so most rentals here compete as houses, and rents follow neighborhood and school boundaries more than building type. Median year built is 1969, so many homes are reaching the age when major systems need replacing.
Vacancy is a quiet driver of rent. 11% of homes are vacant citywide and 5.6% of the rental inventory was listed for rent when the Census surveyed.
Reading Bartlesville as an investor
With a gross ratio near 6.6%, Bartlesville rewards buyers who negotiate price and shop insurance, because the margin above the lender's threshold is not wide. Housing here is neither new nor ancient, so condition varies widely from block to block and the inspection tells you more than the median. Because only 32% of households rent, vacant units can take longer to lease, and location relative to employers or campuses matters more.
Taxes and risk in Bartlesville
Real estate taxes are a line the rent has to cover. The median owner in Bartlesville pays $1,685 a year (close to the Oklahoma median of $1,599), which is about 1.01% of the median home value. Set beside the median rent, the tax alone consumes about 15% of annual rent.
County-level hazard data from FEMA (National Risk Index 1.20) shows Washington County with relatively low overall risk and ice storms (very high), tornadoes (relatively high) and heat waves (relatively moderate) at the top of the list.
| Hazard in Washington County, FEMA index | Level |
|---|---|
| Cold waves exposure | Relatively Moderate |
| Heat waves exposure | Relatively Moderate |
| Tornadoes exposure | Relatively High |
| Ice storms exposure | Very High |
| Social vulnerability score | Relatively Moderate |
| Annualized loss estimate | Relatively Low |
| Composite risk | Relatively Low |
Flood risk in Bartlesville is parcel by parcel: check the address on FEMA's flood map service, because a mapped high-risk zone means required flood cover and a heavier payment.
What the Bartlesville medians allow
At the city medians a DSCR file in Bartlesville has $776 a month after taxes to cover principal, interest, insurance and dues if the ratio is 1.00, or $592 if the ratio is 1.25. Those two numbers show why insurance quotes and tax estimates come first.
Rules a Bartlesville landlord should check
Rental registration, inspection and nightly-stay rules differ by city, and we have not verified Bartlesville's from a municipal source. A short call to the city and Washington County before you make an offer is cheap insurance. If you are weighing nightly income in Bartlesville, the state tax backdrop is this. Oklahoma charges state sales tax on short-term lodging rentals unless the rental is governed by the Residential Landlord and Tenant Act, and cities or counties that have adopted a lodging tax add it on top, with platforms collecting where they facilitate the booking.
After move-out, the Bartlesville owner has 45 days to return the deposit or account for deductions.
Bartlesville next to nearby cities
Looking across the table, values run from $205,300 (Tulsa) up to $250,400 (Broken Arrow), and Bartlesville lands at $167,200.
| Market | Renter share | Tax bill | Home value | Residents | Rent |
|---|---|---|---|---|---|
| Broken Arrow | 28% | $2,492 | $250,400 | 118,180 | $1,320 |
| Tulsa | 48% | $2,005 | $205,300 | 413,794 | $1,052 |
| Owasso | 36% | $2,185 | $243,100 | 40,151 | $1,270 |
| Bartlesville | 32% | $1,685 | $167,200 | 37,878 | $916 |
The renter base in Bartlesville
Roughly 6.5% of employed people in Bartlesville are self-employed, a base of investors and landlords for whom a rent-based loan is a practical option. On the workforce side, government workers are about 12% of employment, 33% of adults hold a bachelor's degree or higher and 12% of commuters travel 45 minutes or more.
Oklahoma Wesleyan University and Rogers State University are the named colleges for the Bartlesville area, a source of steady tenants but also of a lease cycle that follows the academic calendar. Transportation links include air service through Bartlesville Municipal Airport. Easy highway and air access helps both tenant commutes and remote ownership.
Before you make an offer in Bartlesville
Before you offer on a Bartlesville property, test the ratio in the calculator, then apply now or request a DSCR quote.
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References
- Oklahoma security deposit statute (41 O.S. § 115(A), (B), (E), (F); § 102(2))
- Oklahoma tax source: Oklahoma Tax Commission, sales and use tax
- American Community Survey tables, Oklahoma
- FEMA county hazard table
- Wikipedia article, Bartlesville, Oklahoma
The Bartlesville statistics are five-year ACS estimates (2020 to 2024), which have sampling error. Oklahoma landlord-tenant summaries draw on the RedFlagLease dataset (CC BY 4.0) and the statutes linked above. Checked October 2026; confirm with Bartlesville or the county before you rely on any rule.
Quick file checklist
On a Bartlesville purchase, line up the lease, the tax estimate, the insurance quote and any association dues before the appraisal is ordered, and ask the appraiser's office what rent comparables they plan to use.
DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.
Frequently asked questions
Lease or market rent: what counts in Bartlesville?
Expect to supply a lease, or let the appraiser's rent schedule stand in for one; the Bartlesville median rent of $916 is context and not a substitute.
Do taxes and insurance count in the Bartlesville DSCR ratio?
The denominator is the whole housing payment. Using Bartlesville's median rent of $916, a ratio of 1.25 allows $733, and a ratio of 1.00 allows all $916.
What does Washington County charge in property tax, in practice?
The Census reports a median of $1,685 a year for Bartlesville owners, about 1.01% of median value against 0.80% for Oklahoma. The county reassesses after a sale, so ask the tax office for an estimate on your purchase price.
Can I use Airbnb income to qualify in Bartlesville?
It depends on the program and on local law. A Bartlesville owner needs the right permit or registration, an association that allows nightly stays, and documented bookings.
What are the security deposit rules for a Oklahoma landlord?
Return is due within 45 days after the tenant leaves. The governing section is 41 O.S. § 115(A), (B), (E), (F); § 102(2).
What does FEMA say about hazard risk near Bartlesville?
The county scores relatively low overall in FEMA's index, with ice storms leading. Parcel-level flood maps and a real insurance quote give the answer that counts.
Is an entity required for a OK DSCR loan?
Not required. An LLC borrower is routine for investor programs, with entity paperwork and a guaranty. Form the company before you go under contract in Bartlesville.