Resources for Better Housing Development

FAQ

Answers to some of our most commonly asked questions.

About Housing Forward

Who we are, how we’re funded, and who we serve.

Housing Forward Oklahoma is a nonprofit, nonpartisan organization based in Tulsa working to expand access to housing across the state. We combine housing data, proven policy initiatives, and hands-on consulting to help communities expedite housing development that meets the needs of Oklahomans.

Housing Forward’s work is made possible by The Anne & Henry Zarrow Foundation.

Housing Forward is a nonpartisan organization. We work with leaders across the political spectrum because housing supply is a shared challenge in every part of Oklahoma.

We partner with municipalities, tribal nations, county governments, neighborhood organizations, and housing developers across Oklahoma — from our largest metros to rural communities.

No. We aren’t developers or a direct service provider. We work on improving the housing ecosystem itself in Oklahoma, by providing data, research and policy recommendations to developers, legislators and municipalities. If you need housing assistance today, see the “Looking for housing help right now?” note at the end of this page.

Common concerns about new housing

Digging into evidence-based answers to common concerns about new housing development and rezoning.

The research consistently finds that well-planned new homes don’t drag down nearby values — investment in a neighborhood tends to lift the properties around it. Taxes are shaped by far more than a few developments: communities that grow spread the cost of streets, water, and schools across more households, which eases pressure on everyone’s bill. Vacant lots contribute almost nothing; new homes do.

It’s a fair worry, but the evidence points the other way. Homes built near jobs, schools, and shopping mean shorter trips — it’s pushing new housing to the edge of town that puts more cars on the road for longer drives. Gentle infill adds far less traffic than the sprawl it replaces.

Research does not support a link between new housing and crime. If anything, more occupied homes mean more neighbors and more eyes on the street. Vacant lots and abandoned buildings are far stronger predictors of crime than new homes and the families who live in them.

Infrastructure capacity is a legitimate question for any project, and it should be studied. But homes added in existing neighborhoods use streets and pipes that are already built and paid for — while building ever outward adds new lane miles and water lines the same tax base must maintain forever. Several Oklahoma cities already carry among the most lane miles per resident in the country. Making better use of what we’ve built is the fiscally responsible path — and it protects the farms, ranches, and open land at our edges from being paved over.

Renters are our neighbors with a real stake in their community, from teachers, police, healthcare and food service workers, young families, to seniors downsizing.

Across any market, supply matters. When there are too few home options, there is more competition for what is available, resulting in higher prices. Building more homes helps to reduce that supply strain, especially when communities allow for the production of a wide range of housing like small collages, duplexes and townhomes, expanding the range of home type and price. No one home or price point serves every demographic across every stage of life, which is why pairing housing supply with intentional zoning, policy and development is so important to the long-term economic health of a community.

Displacement happens when demand for a neighborhood increases but the stock of available homes doesn’t. Studies find that adding homes, both market-rate and subsidized, reduces that pressure rather than causing it.

Neighbors give a neighborhood its character — not lot sizes. Duplexes, cottages, and small apartment buildings were part of Oklahoma’s most beloved older neighborhoods long before they were zoned out. Allowing modest home types again lets property owners make the best decisions for their own land and lets the teachers, young families, and grandparents who give a place its character actually afford to live there. Existing homes stay; change comes gradually, one lot at a time.

Schools are funded largely by property taxes — vacant land contributes little, while every new home adds to the school funding base. In much of Oklahoma the real risk runs the other direction: rural districts are consolidating and closing because young families can’t find homes nearby. Housing keeps schools open.

Housing in Oklahoma

Why housing supply and affordability matter here.

Today, 1 in every 3 Oklahoma households pays 30% or more of its income on housing costs, and the state ranks 40th in the nation for homeownership. Even though home construction continues – our current housing supply does not match the demographics and affordability needs of our residents. 63.5% of Oklahoma households are made up of just one or two people—yet over 70% of our housing inventory is detached homes designed for families. That’s a big gap between what people need and what’s available.

The established definition of housing cost-burdened is a household spending 30% or more of its income on housing, and means households have less room in their budget for food, childcare, transportation, savings, etc.

Oklahoma’s housing stock grew about 6% since 2013, reaching roughly 1.76 million homes in 2023 — yet the state is still short about 40,800 rental homes at varying price points. The shortage looks different in every community, which is why local data matters.

Rising land, construction, and financing costs make smaller, entry-level homes hard to deliver — and many local codes only allow large-lot single-family houses or large apartment complexes, ruling out more modest home options (“missing middle housing”) in between. Removing those regulatory barriers is central to our policy work.

A healthy housing market always carries some vacancy. A certain level of vacancy provides necessary flexibility, allowing people to move into new communities, transition between homes, or respond to life changes. The commonly accepted healthy vacancy rate is between 5-9%. High vacancy rates, particularly in places struggling with economic disinvestment, may signal deeper challenges such as deteriorating homes or stalled demand. Low vacancy rates can indicate higher housing costs and a housing stock shortage. Oklahoma’s last measured statewide vacancy rate in 2024 was 2.8%, reflecting that statewide our communities face a shortage of livable homes, at attainable prices, in the places people need them. (Vacancy Rate, Oklahoma Housing Dashboard — 2024 statewide ACS data.) Explore more on vacancy rate health indicators on our Housing Dashboard.

Housing terms & concepts

Explaining trending housing themes and topics.

Duplexes, triplexes, fourplexes, townhomes, and cottage courts — house-scale buildings with multiple homes that fit naturally into existing neighborhoods. They were common in Oklahoma’s older neighborhoods, but today they can’t legally be built on most residential land.

Zoning determines what can be built where — lot sizes, setbacks, parking, and building types. Reform means updating those rules so more kinds of homes can be built by right, reducing cost and delay without sacrificing quality or safety.

Most codes require two stairwells in multifamily buildings above two or three stories, forcing long, land-hungry buildings. Single-stair reform allows small apartment buildings served by one well-protected stairwell — enabling space-efficient homes on small lots while preserving safety. In 2026, two building code reforms advancing missing middle housing cleared the OUBCC technical committee, following states like Texas and Montana.

“Affordable housing” usually refers to income-restricted homes financed with subsidies such as the Low-Income Housing Tax Credit. “Attainable” or “workforce” housing is market-rate housing priced within reach of middle-income working households — teachers, nurses, firefighters, service workers. Oklahoma needs more of both.

Pre-approved plans are ready-to-build home designs a city has already reviewed and approved. A builder or property owner can pick one up and go straight to permitting, skipping months of design review and thousands of dollars in architectural costs. That makes small projects — a duplex, a cottage, an infill home on a vacant lot — feasible for local and small-scale builders, not just large developers, while giving the community predictable, quality designs.

Manufactured homes are built in a factory to a federal construction and safety code (the HUD Code) and delivered to their site — distinct from modular homes, which are factory-built to the same local codes as site-built houses. Because factory construction cuts labor and material costs, manufactured housing is one of the most affordable paths to homeownership available today, and modern homes bear little resemblance to the “mobile homes” of decades past. Many Oklahoma communities restrict where they can be placed, which is one of the zoning barriers worth a fresh look.

No — no one is tearing down churches. Faith-based organization (FBO) housing is a growing movement from within the faith community itself to put under-utilized land to work: parking lots that are larger than needed or used only a few hours a week, vacant parcels, and dilapidated buildings. Congregations develop community-oriented housing on that land — helping sustain their own ministry and the neighborhood around it. In Tulsa alone, churches own roughly 2,000 acres of land that could support housing.

Research & data

Clear data to guide housing decisions.

A free, interactive dashboard at dashboard.housingforwardok.org with the latest housing data across city, county, and state — covering housing demand, supply, and outcomes — so leaders and residents can understand their local market and plan for the future.

Population and household growth, housing stock and building permits, home prices and rents, vacancy, and cost burden — at the state, county, and city level. The dashboard is built for practical use: council presentations, grant applications, and community conversations.

Yes — we encourage it. Cite Housing Forward Oklahoma (and the underlying data source where noted) in grant applications, planning documents, news coverage, and presentations. If you need help finding or interpreting a figure, contact our team.

Two 2026 studies: an economic-impact analysis of 45 LIHTC-financed affordable housing projects in Oklahoma from 2019–2023, and an assessment of the state’s affordable housing subsidies and related economic development incentives. Both are available in our Knowledge Library.

Housing policy

Proven initiatives to expedite housing development.

Landmark bipartisan federal housing legislation signed into law in July 2026. Our interactive, section-by-section explorer walks through what the law does — alongside recommended actions Oklahoma can take to put it to work.

Proven initiatives that expedite housing development: modernizing building codes, expanding what zoning allows, streamlining approval processes, and targeting incentives toward attainable homes — so that each Oklahoman has a place to call home.

We serve as a nonpartisan resource for policymakers. We publish research, provide testimony and expert representation, participate in legislative interim studies, and help draft policy language when asked — always grounded in data.

Start with the data — a community housing assessment shows where the gaps are — then make targeted code changes. We support cities with ordinance review, code analysis, and policy drafting. Reach out and we’ll help you find the right starting point.

Working with Housing Forward

Consulting, trainings, and how to get started.

Four service areas:

  • Housing Planning — community housing assessments, implementation plans, site planning, pattern zoning assets
  • Development & Zoning — development consultation, zoning exhibits and representation, public communication strategy
  • Local Housing Policy — city ordinance review, policy drafting and expert representation, code analysis
  • Technical Trainings — practical workshops for staff, councils, and community groups

Creating a City Housing Strategy, Measuring Community Housing Progress, How to Talk About Housing, and more. Trainings can be tailored to your community and delivered for city staff, elected officials, or community organizations.

Email info@housingforwardok.org with a short note about your community and the challenge you’re facing. We’ll set up a scoping conversation to understand your needs and recommend a path forward.

Subscribe to our newsletter for the latest news, research, and event invitations. Join us at regional housing events, follow us on social media, and explore the Data Dashboard and Knowledge Library.

Every Oklahoman has a part to play, and your voice carries real weight locally:

  • Learn. Start with this FAQ, the Get to Know Housing series, and the Data Dashboard so you know your community’s numbers.
  • Show up. When a good project seeks a rezoning or approval, take time to understand it — and speak in support. Supportive neighbors are rare at public meetings, and they matter.
  • Be open-minded. Duplexes, cottages, and townhomes were part of Oklahoma’s best neighborhoods before they were zoned out.
  • Share. Talk with neighbors about housing, and pass along what you learn.

Yes – you can donate here. Thank you!

Looking for housing help right now?

If you need help today, below are a list of resources and partners:

HeartLine Oklahoma — western Oklahoma211 of Eastern Oklahoma — Tulsa Area United Way
Dial 211 for 24/7 statewide assistance

Get help today on housing, utilities, food, and healthcare — organized by Tulsa Area United Way in eastern Oklahoma and Heartline OK in western Oklahoma.

Call 211 »

Housing Solutions TulsaHomeless Alliance
Homelessness services & eviction help

Explore direct service resources with Housing Solutions in Tulsa, or Homeless Alliance in Oklahoma City.

Oklahoma Housing Finance Agency
Rental assistance & homebuyer programs

Visit the Oklahoma Housing Finance Agency website for information on statewide rental assistance and homebuyer programs.

Housing Forward works on housing policy and development and is not a direct service provider.

Back to top ↑

Glossary

Common housing terms

An inexhaustive glossary of housing acronyms, terms and definitions.

Accessory dwelling unit (ADU)

A smaller, independent home on the same lot as a primary house — a backyard cottage, garage apartment, or basement unit.

Area median income (AMI)

The midpoint of household income for a region, published annually by HUD — housing programs set eligibility as percentages of it. In practice, AMI levels are jobs: in Oklahoma’s metros, 50–80% AMI is a teacher, medical assistant, or firefighter; 30–50% is a childcare worker, home health aide, or restaurant staff. In rural communities — where median incomes run lower — the same bands cover farm and ranch hands, school aides, and retail workers.

Attainable housing

Market-rate housing priced within reach of working households, generally built without subsidy.

Community Development Block Grant (CDBG)

Flexible federal grants to states and cities for community development — under the ROAD to Housing Act, block-grant dollars can now fund new home construction, not just repairs.

CDBG-DR (Disaster Recovery)

The disaster-recovery version of CDBG, funding rebuilding after federally declared disasters. States must stand up capacity quickly — recovery dollars come with firm spending windows.

Cost-burdened

Spending more than 30% of household income on housing. Severely cost-burdened means more than 50%.

Density

The number of homes on a given amount of land. Higher density spreads land and infrastructure costs across more homes.

Entitlement

The legal approvals — zoning, platting, permits — a project needs before construction can begin.

HUD

The U.S. Department of Housing and Urban Development — the federal agency that administers most national housing programs, publishes AMI figures, and sets the construction code for manufactured homes.

Infill development

Building on vacant or underused land in existing neighborhoods, using infrastructure already in place.

Low-Income Housing Tax Credit (LIHTC) Program

The primary tool used nationwide to finance affordable rental housing — private developers receive federal tax credits in exchange for setting aside apartments for households with lower incomes.

LIHTC: 4% Credit Program

Provides a smaller, more predictable tax credit, typically paired with tax-exempt bonds — especially useful for preserving existing apartments or supporting larger-scale developments.

LIHTC: 9% Credit Program

Provides larger tax credits to support construction or major renovation of affordable housing. Highly competitive — typically funding projects serving very low-income households that would not be financially feasible without this level of support.

Market-rate housing / rent

Housing priced by the open market — what buyers and renters will pay — without income restrictions or subsidy. Market-rate rent is the going rate for a comparable home in the area, as opposed to restricted rents tied to a share of AMI.

Missing middle housing

House-scale buildings with multiple homes — duplexes to cottage courts — between single-family houses and large apartment buildings.

Mixed-use development

Buildings or districts that combine homes with shops, offices, or services — putting daily needs within walking distance.

NEPA

The National Environmental Policy Act — the federal environmental review required before federally funded projects can proceed. Streamlined housing timelines under the ROAD to Housing Act work best when state (“mini-NEPA”) reviews are aligned to match.

Pattern zoning

Pre-approved building designs a city offers so builders can skip lengthy design review — faster, more predictable, lower cost.

Permanent supportive housing (PSH)

Long-term affordable housing paired with voluntary supportive services — case management, health care, employment help — for people exiting chronic homelessness or living with disabilities.

Setback

The minimum required distance between a building and its property lines. Large setbacks limit how much of a lot can be used for housing.

Single-stair building

A small multifamily building served by one protected stairwell, allowing space-efficient homes on small urban lots.

Small-dollar mortgage

A home loan under roughly $100,000. Common in Oklahoma, but many lenders don’t offer them because fixed origination costs eat the profit — a key barrier to buying modest homes.

Tax increment financing (TIF)

A tool that reinvests the growth in property-tax revenue from a district into improvements within that district.

USDA Rural Development housing programs

Federal loans and grants for building, buying, and repairing homes in rural communities — a major housing funding source across rural Oklahoma.

Workforce housing

Homes priced for middle-income working households — roughly 50–100% of area median income.

Zoning

Local rules dividing a city into districts and governing what may be built in each — uses, building sizes, lot dimensions, parking.

Housing finance in Oklahoma

Oklahoma Homebuilder Program

Offers $100.7 million in available funds for the new construction of single-family homes for purchase.

Oklahoma Housing Finance Agency (OHFA)

The state agency responsible for helping create and preserve affordable housing by administering federal and state funding programs and working with developers, lenders, and communities across Oklahoma.

Oklahoma Housing Stability Program (HSP)

Provides 0% interest construction loans for the new construction of single-family homes and for single and multifamily rental housing.

Oklahoma Housing Trust Fund

Flexible state funding supporting affordable housing development, rehabilitation, and homelessness prevention — often filling critical gaps federal programs cannot cover.

Oklahoma Increased Housing Program

Offers $63.55 million in available funds for the new construction of single and multifamily rental homes.

Qualified Allocation Plan (QAP)

The plan OHFA publishes setting the priorities, criteria, and scoring used to award Low-Income Housing Tax Credits to developments in Oklahoma.

Tulsa Housing Impact Fund (THIF)

A locally-governed housing investment fund launched in 2025 and managed by the Housing Partnership Network, combining philanthropic, public (including voter-approved Improve Our Tulsa dollars), and private capital. It offers impact-driven loans and investments that fill financing gaps for the development and preservation of affordable and workforce housing in Tulsa.

Still have questions?

Our team is happy to talk through your community’s housing questions — no question is too basic or too technical.

Explore the dashboard » Browse the Knowledge Library »

Back to top ↑