Land for sale in Rogers and Wagoner counties.
Rogers County runs northeast of Tulsa, around Claremore and Catoosa. Wagoner County runs east and southeast, around Coweta and Wagoner. Both counties zone rural land, and both set a high bar for a manufactured home in the farm district. Here is what each one's rules say.
Rogers County zoning
In Rogers County, a manufactured home needs 10 acres outside town.
Rogers County and Claremore share one zoning ordinance and one planning commission. Its agriculture districts list a manufactured home as allowed, with a catch: in unincorporated areas, only on 10 acres or more. The AG district's minimum lot is also 10 acres.
So a smaller AG parcel outside town cannot take one as a matter of right. The ordinance we read is the version the county posts online, dated 2001. Ask the Rogers County Planning Commission in Claremore, at 918-923-4874, whether anything has changed and which district your parcel is in.
Rogers County also has a building safety and inspection office. Ask it whether your home needs a permit before it is set.
Wagoner County zoning
In Wagoner County, it's 10 acres in AG, with a 150-foot spacing rule.
Wagoner County's zoning code lets a manufactured home sit in the AG district as a single-family home. The AG minimum lot for a home is 10 acres. The home must meet the HUD code, sit on land its owner owns, be taxed as property, have skirting, and be at least 150 feet from any other house.
Smaller lots can work in other districts. The code has residential districts that allow manufactured homes on 2.1, 5, or 7.5 acres. A parcel needs to be zoned that way, or rezoned, first.
Wagoner County lists home building permits among its planning services and has hired an inspector for home building. Its page also notes a state law: county building codes do not apply to a single-family home on its own parcel of 20 acres or more. Call Wagoner County Planning and Zoning at 918-485-8123 before you buy.
Water, septic, and taxes
Water comes from a numbered rural water district.
Both counties have several rural water districts, known by number, such as Rogers County Rural Water District No. 3 and Wagoner County Rural Water Districts No. 4 and No. 5. Which one serves a parcel depends on where it sits. Ask the seller, then call the district and get in writing that the membership moves to you.
Septic is permitted by Oklahoma DEQ in both counties. Property taxes are set by each county's assessor, where you file for homestead by March 15. Our Oklahoma land page covers these in more detail.
Homes for sale in Rogers or Wagoner County
We don't have a home for sale in Rogers or Wagoner County yet.
Right now we build in Creek County, southwest of Tulsa. Each home we sell is land, utilities, and a new HUD-code manufactured home, sold as one purchase, with the septic, water, and power in before it lists.
You can see what we have on the Creek County page. If you'd rather hear when we list one, leave your email and we'll send a note.
This page is general information, not legal or tax advice. Rules change, so confirm with the county before you buy. Read the Rogers County agriculture district rules and the Wagoner County zoning code.