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City Report · OK

Duncan

Pop. 22,958·37th most expensive in Oklahoma·One of the most affordable rental markets in the US
Median rent (all units)
$1,093/mo
Year-over-Year
Stable
Month-over-Month
+3.3%
vs US Median
-$869
Rising (Monthly)
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Most AffordableMost Expensive
Duncan · $1,093
More affordable than 96% of US cities · National median $1,962/mo
Affordability
23% of income
VERY AFFORDABLE
0%30% benchmark60%+

At $1,093/mo, rent takes about 23% of the local median household income, comfortably within the 30% benchmark.

Income to afford
$44,000/yr
Local median income
$58,054/yr
Based on the 30%-of-income rule using Duncan's median rent and household income. See the full affordability breakdown →
Medians by bedroom

Rent by unit size

Studio
$770
1 BR
$770
2 BR
$910
3 BR
$1,280
4 BR+
$1,490
Fair Market Rent (HUD)
$910/mo

These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $1,093 market median above, and that is expected: FMR is the 40th percentile of standard-quality units and counts gross rent, so it includes essential utilities such as electricity, water, gas, sewer, and trash. The market median is asking rent, which usually excludes utilities. HUD sets FMR once a year; market rent here updates monthly.

Source: HUD Small Area Fair Market Rents. Read the methodology →

Rent trends

12-month history

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Last updated: August 17, 2026

Annual cost
$13,116/yr
At $1,093/mo median
Rent Market Meter
Strong Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are up 0.0% year-over-year. Expect competition, and move quickly to lock in terms.
Based on rent-price momentum (+0.0% YoY, +3.3% MoM), not inventory.
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Demographics

Who lives here

Duncan, OK is majority owner-occupied, has a large retiree population, has a median income below the national average, 20.2% of residents hold a bachelor's degree or higher.

Population
22,958
Median income
$58,054
Median age
39.9
Renters
32.3%
Age distribution
22.3%
21.2%
24.4%
20.9%
Under 1822.3%
18–3421.2%
35–5424.4%
55–6411.2%
65+20.9%
Gender
48.9%
51.1%
Male48.9%
Female51.1%
Race & ethnicity
77.3%
White77.3%
Black2.4%
Hispanic11.7%
Asian0.7%
Other7.9%
Education (25+)
12.5%
39.4%
27.9%
20.2%
No HS diploma12.5%
HS diploma39.4%
Some college27.9%
Bachelor's+20.2%
Housing tenure
67.7%
32.3%
Owner67.7%
Renter32.3%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How Duncan, OK has changed in 5 years

Income
$51,757 → $58,054
up 12.2%
Population
22,664 → 22,958
up 1.3%
Renter share
31.2% → 32.3%
+1.1 pts
Bachelor's+
19.3% → 20.2%
+0.9 pts
Median age
38.7 → 39.9
+1.2 yrs

Local incomes tracked alongside that move, going from a median of $51,757 in 2021 to $58,054 more recently. Census counts show Duncan, OK adding about 294 residents over the five-year window, up 1.3% on net.

Community

Discussions about Duncan

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View Duncan rent history (2015–2026) →
Salary vs rent

Can you afford rent in Duncan on your salary?

At $1,093/mo, how Duncan rent compares to typical pay (30% rule).

By apartment size

Duncan rent by bedroom count

Median rent for each apartment size in Duncan. Click any size for full breakdown.

Local insights

Tips for renters in Duncan

About renting in Duncan, OK

Last updated: August 17, 2026

The median rent in Duncan is $1,093/mo as of August 2026. A studio apartment averages $770/mo while a 2-bedroom runs $910/mo. One-bedroom apartments average $770/mo and 3-bedroom units go for $1,280/mo.

At 23% of local median household income ($58,054/yr), Duncan ranks as affordable compared to the national benchmark of 30%. Rent prices have stayed steady over the past year.

FAQ

Frequently asked questions

Is Duncan an affordable city for renters?

Duncan is considered very affordable for renters. At $1,093/mo, rent takes approximately 23% of the local median household income ($58,054/yr). The standard benchmark is 30%. Duncan falls comfortably within that range.

How much income do you need to rent in Duncan?

To keep rent at or below 30% of gross income, you would need to earn at least $44,000/year (~$21/hour full-time) to afford the median rent of $1,093/mo in Duncan. The local median household income is $58,054/yr, meaning the typical Duncan household meets that threshold.

Is rent going up or down in Duncan?

Rent in Duncan has been relatively stable over the past year, with a 0.0% change year over year as of August 2026.

How does Duncan rent compare to other cities in Oklahoma?

Duncan is one of the more affordable cities in Oklahoma for rent, ranking #37 out of 39 tracked cities at $1,093/mo.

What percentage of Duncan residents rent vs. own?

According to Census data, approximately 32.3% of Duncan households are renters, while 67.7% are owner-occupied. Duncan leans toward homeownership, which can mean a smaller rental inventory.

How does Duncan rent compare to the national average?

Duncan's median rent of $1,093/mo is $869 (44%) below the US national median of $1,962/mo. Within Oklahoma, it ranks #37 out of 39 tracked cities.
Income Affordability
23%
VERY AFFORDABLE

At $1,093/mo, rent takes ~23% of Duncan's median household income ($58,054/yr). The standard benchmark is 30%.

Duncan 23%Benchmark 30%
State income tax0.25–4.75%
Run the Duncan affordability calculator →
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Duncan, OK

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