Land for sale in Tulsa County, Oklahoma.
Tulsa County holds Tulsa, Broken Arrow, Owasso, Bixby, Jenks, Sand Springs, Skiatook, Collinsville, and Glenpool. Each city has its own zoning. Land outside city limits falls under the county's rules instead, and those were rewritten in 2024. This page covers the county rules, and how to tell which set applies to a parcel.
City or county
First, find out whose rules the land is under.
A parcel with a Broken Arrow or Owasso mailing address may still sit outside the city. If it is inside city limits, that city's zoning code decides what you can build, and nothing below applies.
If it is outside, it falls under the Tulsa County Zoning Regulations. Tulsa County Planning handles those, through INCOG in downtown Tulsa at 918-584-7526. Give them the parcel number and ask which district it is in.
County zoning
In the county's farm districts, a manufactured home is allowed.
The county has two farm districts: AG, for agriculture, and AG-R, for rural homes. Under the 2024 county rules, a multi-section manufactured home is a permitted use in both. A single-section home is permitted in AG but needs a special exception in AG-R.
Lot size is set by district. In AG the minimum is 2 acres for each home. In AG-R it is 1 acre. A lot with people living on it also needs at least 30 feet of frontage on a maintained public road.
Permits
Ask what permits the county needs before you buy.
We have not confirmed what building permits or inspections Tulsa County requires for a home outside city limits. Check with Tulsa County Planning before you make an offer, and ask the seller for any permits already pulled on the land.
Septic, water, and taxes
Outside the cities, plan for septic and a water district.
Rural land past the city sewer lines needs a septic system, permitted by Oklahoma DEQ after a soil test. Water comes from a rural water district or a well. Ask the district in writing whether the membership, called a benefit unit, moves to you when you buy.
For property tax, the Tulsa County Assessor sets the value, and you file for homestead there by March 15. Our Oklahoma land page explains all three in more detail.
Homes for sale in Tulsa County
We don't have a home for sale in Tulsa 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 zoning with Tulsa County Planning (or the city, inside city limits), septic with Oklahoma DEQ, water with the district, and taxes with the Tulsa County Assessor. Read the Tulsa County Zoning Regulations.