Cotton County, OK
Property Data

Cotton County, Oklahoma: Where Homes Are Cheap, But the Math Still Doesn't Add Up

At first glance, Cotton County looks like an affordability paradise. Median home prices sit at $140,000 — less than half the national median — and $92 per square foot stretches a budget considerably further than almost anywhere in the country. But scratch beneath those headline numbers and a more complicated picture emerges: a rural Oklahoma county wrestling with deep poverty, an aging population, and an economy that keeps people employed without necessarily keeping them prosperous.

The Poverty Paradox

Here's the number that stops you cold: a 2.2% unemployment rate in a county with a 22.9% poverty rate. That's not a typo. Cotton County sits in southwestern Oklahoma's agricultural belt — cotton farming (the county's namesake crop), wheat, and cattle ranching dominate the economic landscape — and those industries generate work without necessarily generating wealth. Seasonal labor, part-time positions, and low-wage agricultural jobs can keep unemployment statistics flattering while household finances remain fragile. The child poverty rate of 36.2% is particularly alarming, suggesting that the next generation is absorbing the brunt of that economic stress. For context, the national child poverty rate hovers around 16%.

The county's Gini Index of 0.480 signals significant income inequality for such a small, rural community — meaning the county's wealth isn't evenly distributed even among its modest 5,475 residents.

Key Statistics

A Housing Market on Pause

Only 7 homes sold in the past 12 months, with zero year-over-year price change — a frozen market rather than a stable one. A 24.2% vacancy rate tells much of the story: Cotton County, like many rural Oklahoma counties, has been losing population for decades as younger residents migrate toward Oklahoma City, Lawton, and beyond. The homes that remain are predominantly older single-family structures (median year built: 1972), and the wide spread between P10 prices of $52,500 and P90 of $256,000 reflects a bifurcated stock — modest farmworker housing at one end, larger agricultural properties at the other.

The high homeownership rate of 79.6% is genuinely noteworthy, reflecting a rural ownership culture where buying has long made more economic sense than renting, especially when median rent of $742 creates burden for lower-income households.

FAQs

What makes Cotton County, Oklahoma unique? Cotton County is one of Oklahoma's most sparsely populated counties — just 9 people per square mile — with an economy rooted in agriculture and a housing market so quiet it barely registers statistically. Its near-zero unemployment alongside high poverty rates makes it a textbook example of the "working poor" phenomenon in rural America.

Is Cotton County, Oklahoma affordable to live in? On paper, yes — but affordability is relative. While homes are among the cheapest in the nation, household incomes lag significantly behind the national median, and nearly one in five renters face severe rent burden, suggesting even $742 monthly rent strains many local budgets.

Why is the vacancy rate so high in Cotton County? Decades of rural outmigration have left roughly one in four housing units unoccupied. As agricultural employment has become less labor-intensive and young residents seek opportunities in urban centers, the county's housing stock has gradually outpaced its shrinking population.