Urban v Rural

Urban vs. Suburban vs. Rural Living in Green Country, Oklahoma

When moving to Northeast Oklahoma (Green Country), understanding the differences between urban, suburban, and rural areas is key to choosing a home that fits your lifestyle, budget, and expectations. While the landscape here is beautiful across the board, each area comes with its own benefits and trade-offs — especially when it comes to utilities, infrastructure, property values, and day-to-day living.

Urban Areas – Living in the Heart of Tulsa and Surrounding Cities

Cities like: Tulsa, Broken Arrow, Owasso, Bixby, Jenks

✅ Pros:

• City sewer and water: Most homes are connected to municipal services.
  
  

• High-speed internet and strong cell coverage.
  
  

• Short commutes if you work in or near downtown.
  
  

• Close to hospitals, schools, shopping, and entertainment.
  
  

• Easier access to tradespeople, inspectors, and service pros.
  
  

⚠️ Cons:

• Higher property taxes than rural or suburban areas.
  
  

• Smaller lots and less privacy.
  
  

• Zoning is strict: Many restrictions on what you can build, store, or keep on your land.
  
  

• Traffic during peak hours can make short distances feel long.
  
  

  • Example: Living in south Tulsa and commuting to midtown can take 30–40 minutes during rush hour.
    
    

💵 Costs:

• Home prices: $180–$300 per sq ft in desirable areas.
  
  

• Higher insurance rates in dense zones.
  
  

• Limited USDA loan eligibility (most urban areas don’t qualify).
  
  

Suburban Areas – Living on the Edge of the City

Cities like: Claremore, Coweta, Skiatook, Sand Springs, Glenpool, Verdigris, Inola

✅ Pros:

• Balance of space and access — more room, but still close to the city.
  
  

• Mix of city and rural utilities:
  
  

  • Some homes use city sewer/water; others have septic and well/rural water.
    
    

• Good internet and infrastructure, though varies by neighborhood.
  
  

• More relaxed zoning than city limits, especially on the outskirts.
  
  

• Popular for families working in Tulsa who want a small-town feel.
  
  

• USDA loans often available in many of these areas (Claremore, Skiatook, Inola, etc.).
  
  

⚠️ Cons:

• Longer commutes, especially from towns north or east of Tulsa:
  
  

  • Claremore to Tulsa: ~30–45 minutes each way, depending on traffic.
    
    

• More variation in build quality and utilities — always check for septic age, water source, etc.
  
  

• Property taxes vary by school district and city limits.
  
  

💵 Costs:

• Home prices: $120–$200 per sq ft depending on proximity to Tulsa and amenities.
  
  

• Moderate cost of living.
  
  

• Access to tradespeople is decent, though you may have to wait longer during busy seasons.
  
  

Rural Areas – Wide Open Spaces and County Living

Areas include: Rogers, Mayes, Wagoner, and Cherokee Counties outside town limits; towns like Locust Grove, Hulbert, Porter, Peggs, and isolated county land.

✅ Pros:

• Acreage for the price — buy 5+ acres for less than a city lot.
  
  

• Freedom: Minimal zoning restrictions in unincorporated areas. Raise livestock, build a shop, park your RV or equipment.
  
  

• USDA loans widely available.
  
  

• Lower property taxes and cost of living.
  
  

• Well water or rural water (many areas served by rural water districts).
  
  

• Great for barndominiums and off-grid setups.
  
  

⚠️ Cons:

• Septic systems and well/rural water You’ll need to maintain your own.
  
  

• Internet and cell service can be unreliable — research before you buy.
  
  

• Limited access to tradespeople: Expect delays for HVAC, electricians, and other services.
  
  

• Gravel roads, bridges, and storm cleanup can be issues.
  
  

• Long commutes to Tulsa or larger employers — sometimes over an hour each way.
  
  

• Some properties are landlocked or have easement issues — always inspect carefully.
  
  

💵 Costs:

• Home prices: $70–$130 per sq ft, though barndominiums and modular homes can cost more or less depending on design.
  
  

• Buying land only is common — prices range from $5,000–$15,000 per acre depending on terrain, utilities, and access.
  
  

• Very affordable long-term, but upfront costs (septic, well, driveway, etc.) add up quickly.