Sheet OK · 2026 rules
Oklahoma Property Tax Calculator
Oklahoma assesses a home at the percentage of fair cash value its county has used since 1996, somewhere from 11% to 13.5%, then removes $1,000 of assessed value for a homestead and taxes the rest at the levy area’s total mills.
Rules verified 9 primary sources Editorial policy
Estimate your 2026 Oklahoma bill
- Tax — Total levy —
- Credits subtracted —
- Fixed charges added —
How Oklahoma turns value into a tax bill
| Step | Oklahoma rule | Source |
|---|---|---|
| Value | The county assessor sets fair cash value; the taxable fair cash value can trail it because of the annual caps. | [1][2] |
| Assessment | Approved assessment ratio you enter (County assessment percentage)The constitution requires 11% to 13.5% of fair cash value; each county keeps the percentage it used on January 1, 1996 unless its voters raise it, so there is no single statewide ratio. | [1][6] |
| Annual limit | Taxable fair cash value may rise at most 3% a year for a homestead (and farm land) and 5% for other property.The caps do not apply in a year the property is sold or improved; new improvements are added at full value. | [2][7] |
| Exemption | Homestead exemption: $1,000 off assessed value; all levies.Owner-occupied primary residence of an Oklahoma resident, one per family; apply with the county assessor. | [3] |
| Exemption | Additional homestead exemption: $1,000 off assessed value; all levies.Head of household whose gross household income from all sources for the preceding calendar year did not exceed $30,000. Veterans' disability compensation is excluded from income. Apply each year by March 15; applicants 65+ who already qualify do not need to reapply. | [4][6] |
| Exemption | 100% disabled veteran exemption: 100% off fair cash value; all levies.Honorably discharged head of household certified by the U.S. Department of Veterans Affairs as 100% permanently disabled from service, or that veteran's surviving spouse. The person must be an Oklahoma resident who qualifies for the homestead exemption. Exempts the full fair cash value of the homestead. | [8] |
| Rate | Total levy: local rate — you enter it.County, city, school and other levies for the parcel’s school-district levy area, combined in mills. | [9] |
Oklahoma property tax rules in brief
Real property must be assessed at no less than 11% and no more than 13.5% of fair cash value. Each county keeps its January 1, 1996 percentage unless county voters approve an increase.16
The taxable fair cash value of a homestead or agricultural land can rise no more than 3% a year, and other real property no more than 5%. The caps do not apply in years of sale or improvement.27
Every homestead is exempt from all ad valorem taxes on $1,000 of assessed valuation.3
Households with gross household income of $30,000 or less in the prior year receive another $1,000 of assessed-value exemption.4
Veterans certified 100% permanently disabled from service, and their surviving spouses, are exempt on the full fair cash value of the homestead.8
Property taxes are levied in mills on assessed value. The constitution sets basic levies such as 15 mills apportioned among county, city and school, plus a 4-mill county wide school levy. Voted levies are added on top.9
SQ 847, referred by the Legislature in April 2026, would lower the caps to 1.75% for homestead/agricultural land and 4% for other property from tax year 2027 if voters approve it.5
Worked example
Illustrative 11% county percentage and 110 total mills. Assessed value 250,000 × 11% = 27,500; less the $1,000 homestead exemption = 26,500; tax 26,500 × 110 ÷ 1,000 = 2,915.00.
| Line | Taxable value | Tax |
|---|---|---|
| Total levy at 110 mills | $26,500.00 | $2,915.00 |
| Annual total | $2,915.00 |
Left to your local bill
- Senior valuation freeze (Const. Art. X 8 C): homestead value frozen for heads of household 65+ with gross household income at or below the HUD county/MSA median; enter the frozen value as market value instead
- Sales Tax Relief / property tax circuit-breaker refund (income-based, claimed through the Oklahoma Tax Commission)
- Exemptions for surviving spouses of those killed in the line of duty (Art. X 8 F), and the manufacturing and other non-residential exemptions
- Household personal property (presumed at 10% of the improvement value) and other personal property taxes
- SQ 847 (pending voter approval) changes for tax year 2027 and later
Census context, not a rate
American Community Survey 2020–2024: median owner-occupied value $199,800 (±$1,121), median real-estate taxes $1,599 (±$11). Dividing one by the other gives 0.80% for Oklahoma. Tables B25077 and B25103; why it is only context.
Sources
- oksenate.govOkla. Const. art. X, 8(A)(2), read .
“Real property shall not be assessed for ad valorem taxation at a value less than eleven percent (11%) nor greater than thirteen and one-half percent (13.5%) of its fair cash value for the highest and best use for which such property was actually used”
- oksenate.govOkla. Const. art. X, 8 B, read .
“the fair cash value of any parcel of locally assessed real property shall not increase by more than five percent (5%) in any taxable year; provided, if such property qualified for a homestead exemption or is classified as agricultural land, any increase to the fair cash value of such locally assessed real property in a taxable year shall be limited to three percent (3%).”
- oklegislature.gov68 O.S. 2889, read .
“each homestead, as defined by Section 2801 et seq. of this title, shall be exempted from all forms of ad valorem taxation to the extent of One Thousand Dollars ($1,000.00) of the assessed valuation.”
- oklegislature.gov68 O.S. 2890(A) (as amended by Laws 2023, 1 st Ex. Sess., c. 5, eff. Jan. 1, 2024), read .
“an additional exemption is hereby granted, to the extent of One Thousand Dollars ($1,000.00) of the assessed valuation on each homestead of heads of households whose gross household income from all sources for the preceding calendar year did not exceed Thirty Thousand Dollars ($30,000.00).”
- sos.ok.govEnrolled S.J.R. 39 (2026), State Question 847, Legislative Referendum 381, read .
“shall be limited to three percent (3%) for tax years 2013 through 2026 and one and seventy-five-hundredths percent (1.75%) for tax year 2027 and subsequent tax years.”
- oklahoma.govOkla. Admin. Code 710:10-1-2(c) (Oklahoma Tax Commission), read .
“Each county assessor shall continue to use, for both real and personal property, the assessment percentages in effect for January 1, 1996, unless those percentages are increased in the future by a vote of the people”
- oklegislature.gov68 O.S. 2817.1(A), read .
“the taxable fair cash value of locally assessed real property shall not be automatically increased five percent (5%) each year, the five-percent limitation on the increase in the taxable fair cash value shall not be cumulative”
- oksenate.govOkla. Const. art. X, 8 E(A), read .
“certified by the United States Department of Veterans Affairs or its successor to have a one hundred percent (100%) permanent disability ... or the surviving spouse of such head of household shall be entitled to claim an exemption for the full amount of the fair cash value of the homestead.”
- oksenate.govOkla. Const. art. X, 9(a)-(b), read .
“the total taxes for all purposes on an ad valorem basis shall not exceed, in any taxable year, fifteen (15) mills on the dollar ... A tax of four (4) mills on the dollar valuation of all taxable property in the county shall be levied annually”
Bordering jurisdictions
Rules verified by the Property Tax Calculator Editorial Team. Report a correction