Bartlesville vs Ponca City: Housing Costs in Oklahoma
Side-by-side comparison of home prices, mortgage payments, and housing costs between Bartlesville and Ponca City, Oklahoma. Using Oklahoma's 0.88% property tax rate and $3,600/year insurance. Updated for 2026.
Metric
Bartlesville
Ponca City
Median Home Price
$165K
$125K
Population
36,495
24,396
Average Rent
$850/mo
$720/mo
Est. Monthly Mortgage (P&I)
$939/mo
$711/mo
Est. Monthly Property Tax
$121/mo
$92/mo
Est. Monthly Insurance
$300/mo
$300/mo
Est. Total PITI
$1,421/mo
$1,150/mo
Price-to-Rent Ratio
16.2
14.5
Verdict
Ponca City edges out Bartlesville in affordability, saving you roughly $271/month on total housing costs. Both cities are in Oklahoma, so property tax rates and insurance costs are the same — the difference comes down to home prices and what you get for your money in each market.
Monthly Payment Comparison
Estimated PITI payments assuming 10% down, 6.5% rate, 30-year fixed mortgage with PMI. Uses Oklahoma's 0.88% property tax rate.
Bartlesville
Home Price$165,000
Down Payment (10%)$16,500
Loan Amount$148,500
Monthly P&I$939
Monthly Property Tax$121
Monthly Insurance$300
Monthly PMI$62
Total PITI$1,421/mo
Annual property tax: $1,452
Ponca City
Home Price$125,000
Down Payment (10%)$12,500
Loan Amount$112,500
Monthly P&I$711
Monthly Property Tax$92
Monthly Insurance$300
Monthly PMI$47
Total PITI$1,150/mo
Annual property tax: $1,100
Buying in Ponca City saves you approximately $271/month ($3,252/year) compared to Bartlesville, based on median home prices with identical loan terms.
Which City Is Better For...
First-Time Buyers
Ponca City is the better choice for first-time buyers, with a median price of $125K versus $165K in Bartlesville. That's $40K less to save for a down payment. You'd need roughly $4K for an FHA 3.5% down payment in Ponca City, compared to $6K in Bartlesville. Oklahoma offers the OHFA Homebuyer DPA program (Up to 3.5% DPA) which applies in both cities.
Real Estate Investment
Ponca City has the better price-to-rent ratio at 14.5x versus 16.2x in Bartlesville. A lower ratio generally signals better rental income relative to purchase price. Average rent in Ponca City is $720/month on a $125K median home, making it a stronger candidate for buy-and-rent investors.
Families
Bartlesville (pop. 36,495) offers more amenities, schools, and services typical of a larger city, while Ponca City (pop. 24,396) may offer a quieter, more community-oriented lifestyle. Families on a budget may prefer Ponca City, where lower housing costs free up more income for childcare, education, and savings.