Oklahoma Property Taxes
Overview of Oklahoma Property Taxes
Property taxes are levied on every property in Oklahoma unless specifically exempted. Like in most states, Oklahoma property taxes are administered locally. Property taxes are the main source of non-grant revenue for counties, school districts, and other local government units. The state and its local governments collect $30 billion in total revenue every year. Of that, $2.8 billion or 9.57% of total revenue is from property taxes.
Generally speaking, Oklahoma is a low tax state as indicated by the lower percentage of property taxes compared to total revenue collected. The average homeowner pays $8.67 for every $1,000 of home value in property taxes which is lower than in most states. On average, the Oklahoma property tax bill adds up to $1,253. However, the amount varies depending on the county where your property is located. For example, homeowners in Adair County pay an average of $498 while those in Cleveland County pay $1,756.
Oklahoma property taxes are based on the taxable value of your property and the tax rates as set by the local taxing authorities. Every year, local assessors must appraise property at their "market value", or the amount an unobligated buyer would pay for the property. The assessors are only required to physically visit properties once every four years. Assessment is mostly done using comparable sales. The state caps increases in appraised value at 3% for residential properties.
The taxable value is calculated by multiplying the appraised value by the assessment ratio and then subtracting any exemptions. The assessment ratio ranges from 11%-13.5% depending on the county. In Tulsa County, the assessment ratio is 11%. If you owned property in Tulsa County with an appraised value of $100,000, the assessed value would be $11,000. Assuming you qualify for an exemption of up to $1000, your taxable value would be $10,000. Tax rates are then applied to that amount to get your annual Oklahoma property tax bill.
Oklahoma property tax rates are decided by different taxing authorities within a city and county depending on their fiscal requirements. The rates are then summed for a particular taxing district. Tax rates are expressed in mills where a mill equals $1 in taxes for every $1,000 in taxable value, or $0.001. If your home has a taxable value of $10,000 in a taxing district with a tax rate of 50 mills, your annual Oklahoma property tax bill would add up to ($10,000 x $0.05) $500.
If you are planning to buy a home in Oklahoma and want to understand how much your property tax bill could potentially cost, check out our Oklahoma Property Tax Tool to see what your bill would be.
Oklahoma Property Tax Due Dates
All property in Oklahoma is appraised and assessed for purposes of taxation as of January 1 every year. The County Treasurer is tasked with mailing tax bills to homeowners at the end of November each year. Failure to receive a tax bill does not relieve you of your responsibility to pay Oklahoma property taxes. In February through May, homeowners receive their Notices of Change in Value. You have 30 days after receipt of the notice to appeal property taxes if you believe your home is wrongly valued. Appeals typically start at the Assessor's Office. If not satisfied with the assessor's decision, you can apply to the County Board of Equalization (CBOE). Decisions by the CBOE can be appealed to the District Court.
But when are property taxes due in Oklahoma? The state allows you to pay Oklahoma property taxes in two installments. The first half is due on December 31st. If you don't pay anything by December 31st, then the full amount due becomes delinquent on January 1. The second half is due on March 31. It is noteworthy that first-half payments are not accepted after the December 31st due date. Oklahoma property taxes are payable to the County Treasurer.
Property taxes that remain unpaid after Oklahoma property tax due dates result in interest computed at 1.5% per month. Also, penalty charges are added at a rate of 18% per year depending on how long your taxes are delinquent. If your Oklahoma property taxes remain unpaid after three years, the County Treasurer can initiate Tax Sale proceedings where your property will be auctioned to the highest bidder to satisfy the unpaid taxes, penalties, interest, and other costs.
Oklahoma Property Tax Exemptions
Besides the option to appeal property taxes if you disagree with the valuation of your property, the state of Oklahoma offers several exemptions to qualified homeowners. The most common are homestead and senior exemptions. Eligible homeowners can save hundreds of dollars in Oklahoma property taxes. However, you are still subject to Oklahoma property tax due dates regardless of your eligibility.
Oklahoma Homestead Exemption
Oklahoma's homestead exemption exempts $1,000 of your property's assessed value from Oklahoma property taxes. Depending on the location of your property, this can result in between $80 and $120 of tax savings. You must own and occupy the property as your principal residence as of January 1 of the year of application to qualify for this exemption. Application forms can be obtained from your County Assessor's Office any time of the year.
Oklahoma Senior Citizens Exemption
Oklahoma's senior exemption is known as the Senior Valuation Freeze. Under this provision, homeowners aged at least 65 years and who meet certain income limit requirements qualify for a property valuation freeze. Eligible homeowners must own and occupy the property as their principal residence as of January 1, 2021. You can contact your local County Assessor for applications and details on eligibility.
Other Oklahoma property tax exemptions include the disabled veterans' exemption. Under this exemption, 100% disabled veterans and their surviving, unmarried spouses are fully exempted from Oklahoma property taxes on their principal residence. To qualify, the veteran must have been honorably discharged from military service and be a resident of Oklahoma. Additionally, their disabilities must be related to military service as certified by the U.S. Department of Veterans Affairs. Application forms for this exemption can be obtained from your local Assessor's Office.
How to Appeal Your Property Taxes in Oklahoma
The state of Oklahoma allows you to appeal property taxes if you believe your property's valuation is higher than its market value. A successful appeal can lower your Oklahoma property taxes. The first step of appeal is contacting the Assessor's Office with your concerns. The assessor reviews your appeal and makes the necessary changes. If you are dissatisfied with the assessor's decision, you can file an appeal with the County Board of Equalization (CBOE) no later than 10 working days from receiving your Notice of Change in Value. However, you must file a Notice of Appeal with the assessor to preserve your rights of appeal to the CBOE. Decisions by the CBOE can be appealed to the District Court in your county.
The process of filing an assessment appeal varies across Oklahoma though it generally follows the same steps from county to county:
- Obtain your assessment
- Determine if you are overassessed
- Complete forms needed to appeal
- File property tax appeal
- Prepare for hearing
- Attend hearing
- Appeal the decision
How to Appeal Your Property Taxes in Oklahoma County
For a better understanding of how to appeal your property taxes in Oklahoma, here is a breakdown of the process in Oklahoma County, the most populated county in Oklahoma.
Obtain your assessment
Details about your property's valuation can be obtained from your Notice of Change in Value. You may also consult the Oklahoma County Assessor for the same.
Determine if you are over-assessed
Valuation of your property is mainly done using comparable sales. You can request the appraisal details on similar properties in your area from the Oklahoma County Assessor. Alternatively, you may use TaxProper's search tool to search for recent sales of similar units within your locality and compare their sales prices to the value placed on your property.
Complete forms needed to appeal
The forms you need to appeal property taxes will be provided to you by the Oklahoma County Clerk.
File property tax appeal
Property tax appeals to the County Board of Equalization are filed with the Oklahoma County Assessor. However, the Notice of Appeal filed with the assessor is sufficient as long as it has all the required details.
Prepare for hearing
Preparation for hearing means gathering evidence supporting your opinion of value. This can include but is not limited to photographs showing your property, comparable sales, statements from builders, or independent appraisals from a certified appraiser.
It is advisable to attend an appeal hearing before the CBOE. However, you can also choose to send a representative, send the appeal via electronic media, or send an affidavit with the evidence supporting your case.
Appeal the decision
You can appeal CBOE's decisions to the Oklahoma County District Court.
Property Tax Information for Oklahoma Counties
The table below provides county-level information about how property taxes work in each Oklahoma county.
Want to learn more? Click the county links to learn more about a specific Oklahoma county.
|County||Average Home Value||Average Tax Bill||Bill per $1,000|
|Le Flore County||$105,387||$621||$5.90|
|Roger Mills County||$118,883||$1,051||$8.80|