Duncan, Oklahoma.
Typical home $134,443 (+3.4% in a year), asking rent $948 . Duncan, OK metro.
to buy the typical home at today's mortgage rate — +$393 (+126%) since Jan 2020.
- 1 year
- Up $4,429 +3%
- $130,014$134,443 since Sep 2025
- 5 years
- Up $32,308 +32%
- $102,135$134,443 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Duncan$706
- Oklahoma$1,159
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 13 years.
Typical home values in Duncan, OK rose 3.4% over the past year — faster than the nation's +1.2%.
Owning the typical home in Duncan runs $22/mo less than renting one. The gap peaked at $84 in Nov 2025.
That is $926 a month against $948 rent: a $706 mortgage payment, plus $76 property tax and $144 insurance & upkeep.
Owning vs renting — Duncan
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$926
- Renting$948
- Mortgage only$706
Property tax · $76/mo 0.68% of value a year — the ACS 2020-2024 median bill over the median home value for Stephens County, OK
Insurance & upkeep · $144/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Duncan, Stephens County, Oklahoma
Duncan is a city of 22,692 people in Stephens County. Half its households earn more than $58,054 a year and half less, against $61,620 across Stephens County; 20% of its people live below the poverty line. 68% of its homes are lived in by their owners and 32% are rented. Unemployment in Stephens County was 4.5% in August 2026, and the county had 2.2% fewer jobs in 2025 than the year before. The most residents work in schools and health care, then shops.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Duncan is a small city in Stephens County, Oklahoma, where most homes are lived in by their owners. Household incomes run a little below the county's, and a good many residents live below the poverty line. Homes are modestly priced and rents are not steep, and the typical commute is fairly short. Winters are cool and bring very little snow, while summers are hot, and the year brings a fair amount of rain.
Work. Many residents work in schools, hospitals and social care, with others in shops, in farming, forestry and mining, and in restaurants, hotels and entertainment. Among the largest workplaces in Duncan are Elara Caring, Duncan Schools and Cavco Industries. Unemployment across Stephens County has risen over the past year, and the county has fewer jobs than it did the year before.
Things to do. Lake Humphreys, a reservoir a short drive away, is the closest water for a day outdoors. Farther afield, a longer drive reaches the Wichita River, a river, and Clear Creek Lake, another reservoir. The Museum of the Great Plains, also a longer drive away, is the one museum on the list.
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- 9,492households
- 20%of adults have a degree
- 20%below the poverty line
- 22 mintypical commute
- 5%work from home
What residents work in
Employed residents by industry, from the Census survey. Stephens County had 14,725 jobs in 2025, 2.2% fewer than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 52° and lows near 28°; warmest in July, with highs near 94° and lows near 72°. About 3 inches of snow and 37 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Duncan weather station, a mile away (NOAA).
Largest workplaces in Duncan
- Elara CaringHome health care agencies635
- Duncan SchoolsSchool district468FTE
- Family Dollar, LLC DC204General warehousing and storage343
- wilkins health and rehabilitation communityNursing homes159
- Cavco Industries321991158
- SensiaAftermarket oil & gas facility90
- Red River Technology CenterCareer school62
- CR EnglandGeneral freight trucking long-distance truckload52
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 11 workplaces with 20 or more staff, 1,599 people in all. School districts come from the Common Core of Data (NCES, 2023–24) and colleges from IPEDS (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- TornadoesVery high
- Ice stormsRelatively high
- HailRelatively high
- Strong windRelatively high
- Heat wavesRelatively high
- Cold wavesRelatively high
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Duncan’s census tracts, against the rest of the country; all of them together, relatively moderate. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Stephens County and the Duncan, OK metro.
Duncan home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Duncan$134,443
- Oklahoma$220,801
- United States$366,157
Levy by levy, and a check of one home’s own bill, the site covers Ohio’s property tax.
Sellers are cutting prices on about 1 in 4 Duncan listings, and the typical home goes pending in 54 days — the market is cooling.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Duncan23.53%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Duncan54
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Duncan191
New listings per month
Sellers arriving at the market.
- Duncan39
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Duncan$149,179
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Duncan95.89%
Zip codes with a Duncan address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Duncan — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.