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<!DOCTYPE html>
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<span class="title"><b>Comprehensive Housing Study</b></span>
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<a href="#Overview">Overview </a>
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<h1>City of Muskogee
<br><span style="font-weight: normal;">Comprehensive Housing Study</span></h1>
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<p>This dashboard supports the City of Muskogee's Comprehensive Housing Study, conducted by <a href="https://communityscale.io/" target="_blank" rel="noopener noreferrer">CommunityScale</a> on behalf of the City's <a href="https://www.muskogeeonline.org/departments/economic-development/index.php" target="_blank" rel="noopener noreferrer">Economic Development Department</a>.</p>
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<a href="#Findings"><button class="button-primary">Key indicators from the analysis</button></a>
<a href="#Target"><button class="button-primary">Housing production target</button></a>
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<h5><b><span class="fa fa-bullhorn"></span> Take the online survey! </b> <span class="fa fa-bullhorn"></span></h5>
<p>Please complete the <a href="https://form.jotform.com/251413502214037">online survey</a> for an opportunity to share your perspective and priorities as the Comprehensive Housing Study's recommendations take shape.</p>
<p>Before completing the survey, review the analysis and observations summarized below for helpful context about the study's goals and draft findings as you answer the survey questions.</p>
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<h3>The Comprehensive Housing Study's purpose</h3>
<p>The City of Muskogee’s Economic Development Department has commissioned this housing study to assess current housing conditions, identify needs, and recommend strategies for future development. The outcome will guide policy decisions and housing strategies to enhance the community’s quality of life.</p>
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<h5>Goals for this study:</h5>
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<h5>Assess housing conditions and need in Muskogee across income levels household types.</h5>
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<img src="images/theme/Frame 3.png" class="inline-image">
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<h5>Identify the market potential for new housing, including rental and homeownership product types.</h5>
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<img src="images/theme/Frame 2.png" class="inline-image">
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<h5>Establish a production target for new development over the next decade.</h5>
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<img src="images/theme/Frame 4.png">
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<h5>Inform policy solution, funding sources, and investment strategies to catalyze new housing.</h5>
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<h2 class="inline-text">Key indicators</h2>
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<h6>Though Muskogee has not seen new growth for years, the city is well-positioned to capture a greater share of the region's overall growth and channel new investment into its downtown, historic neighborhoods, and surrounding developable areas.</h6>
<div class="chip-container">
<a href="#Potential"><button class="button-primary">Potential</button></a>
<a href="#Affordability"><button class="button-primary">Affordability</button></a>
<a href="#Decline"><button class="button-primary">Decline</button></a>
<a href="#History"><button class="button-primary">History</button></a>
<a href="#Burden"><button class="button-primary">Cost burden</button></a>
<a href="#Subsidy"><button class="button-primary">Subsidy</button></a>
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<div class="row insight-box" id="Potential">
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<h3>Muskogee is poised to turn the corner on growth.</h3>
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<p>Muskogee has been gradually losing households over the past decade. Without new action, this trend is likely to continue.</p>
<p>However, the broader region is experiencing significant positive growth. With the right policy interventions and strategic investments, Muskogee could capture a share of this regional growth and turn the corner toward building its housing supply and household population again.</p>
</div>
<div class="eight columns" style="margin-top: 2%">
<iframe title="Muskogee household growth projection" aria-label="Interactive line chart" id="datawrapper-chart-dJetr" src="https://datawrapper.dwcdn.net/dJetr/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="471" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}}))}();
</script>
</div>
</div>
<div class="row insight-box" id="Affordability">
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<h3>Muskogee remains affordable for most middle-income households.</h3>
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<div class="four columns" style="margin-top: 2%; margin-left: 0;">
<p>Even after prices and interest rates jumped post-Covid, Muskogee remains an affordable place to buy a home for most local households.</p>
<p>As the table illustrates, a household earning the median income (estimated at $52,722 in 2025) can comfortably afford the price of a typical home on today’s market in the city.</p>
<p>Housing within Muskogee is considerably more affordable than in other parts of the county or the greater Tulsa region.</p>
</div>
<div class="eight columns" style="margin-top: 2%">
<iframe title="How affordable is Muskogee?" aria-label="Interactive line chart" id="datawrapper-chart-REFdk" src="https://datawrapper.dwcdn.net/REFdk/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="467" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}}))}();
</script>
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<div class="row insight-box" id="Decline">
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<h3>Muskogee’s declining household population seems driven by lost housing supply, not lack of demand.</h3>
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<p>Muskogee’s household population has gradually declined over the past decade and is on track to continue doing so. However, this seems driven at least in part by the fact that the city loses an average of 100 units per year to vacancy and demolition.</p>
<p>By reversing this trend toward a stable or growing housing stock, Muskogee would likely see household population rise again, especially given the region’s strong demand for new housing.</p>
</div>
<div class="eight columns" style="margin-top: 2%">
<iframe title="Comparing total households and total units over time" aria-label="Interactive line chart" id="datawrapper-chart-3PPjw" src="https://datawrapper.dwcdn.net/3PPjw/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="427" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}}))}();
</script>
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<div class="row insight-box" id="History">
<!-- Heading Row -->
<div class="twelve columns" style="margin-bottom: 0%;">
<h3>Muskogee needs to build housing faster to replace lost units and rekindle household population growth.</h3>
<p>The vast majority of Muskogee’s current housing stock was built in prior decades, especially between 1950 and 1990. Recently, the city has added fewer units per year than it has lost.</p>
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<div class="six columns" style="margin-top: 2%; margin-left: 0;">
<iframe title="Existing units by year built" aria-label="Table" id="datawrapper-chart-hbGfm" src="https://datawrapper.dwcdn.net/hbGfm/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="396" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}}))}();
</script>
</div>
<div class="six columns" style="margin-top: 2%">
<iframe title="Building permits compared to lost units per year" aria-label="Interactive line chart" id="datawrapper-chart-uMpOD" src="https://datawrapper.dwcdn.net/uMpOD/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="406" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}}))}();
</script>
</div>
</div>
<div class="row insight-box" id="Burden">
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<div class="twelve columns" style="margin-bottom: 0%;">
<h3>More housing production would help relieve pressure on lower-income households that are struggling to find affordable options.</h3>
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<div class="four columns" style="margin-top: 2%; margin-left: 0;">
<p>There is significant competition for housing affordable to lower-income households in Muskogee. Adding more housing at all price points would help reduce this competition and preserve affordable prices. In general, communities that build new housing at faster rates tend to experience slower increases in local housing costs than those that build slower.</p>
<p>Households are cost burdened when paying more than 30% of their income on housing costs. They are considered severely cost burdened when these costs exceed 50% of their income. For renters, this includes lease rent and utilities. For homeowners, this includes mortgage costs, property taxes, insurance, utilities, and any condo fees.</p>
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<div class="eight columns" style="margin-top: 2%">
<iframe title="Cost burdened households by income group" aria-label="Stacked Bars" id="datawrapper-chart-k9NzQ" src="https://datawrapper.dwcdn.net/k9NzQ/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="188" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}}))}();
</script>
</div>
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<div class="row insight-box" id="Subsidy">
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<h3>Muskogee provides housing support for low-income households but many vouchers go unused.</h3>
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<div class="four columns" style="margin-top: 2%; margin-left: 0;">
<p>Muskogee benefits from significant federal support to help house low-income households. However, the Housing Authority reports up to 200 Housing Choice Vouchers remain unused because local landlords are unwilling to accept them. If this trend continues too long, HUD may begin revoking portions of unused vouchers.</p>
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<div class="eight columns" style="margin-top: 2%">
<iframe title="HUD subsidized affordable units by program" aria-label="Stacked Bars" id="datawrapper-chart-sILRe" src="https://datawrapper.dwcdn.net/sILRe/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="219" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}}))}();
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<div class="row insight-box" id="Workforce">
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<h3>Most of Muskogee’s workforce chooses to live nearby, but lack of available housing leads many to locate just outside the city limits.</h3>
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<p>While some people commute longer distances, most of the people who work in Muskogee live within or just outside the city. The most popular neighborhoods outside of Muskogee are concentrated in Fort Gibson and the Hilldale school district.</p>
<p>Muskogee does not have enough available housing to attract more of these households into the city.</p>
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<img src="images/muskogee-workers-map.jpg" width="100%">
<figcaption style="font-size: 0.8rem; margin-top: 0.5rem;">Where people live who work in Muskogee.</figcaption>
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<div class="row insight-box" id="Neighborhoods">
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<h3>Muskogee includes several stable and desirable neighborhoods that are competitive with Fort Gibson and Hilldale.</h3>
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<p>Especially on the east side, many of Muskogee’s neighborhoods are at least as stable and desirable as those in competing neighborhoods just outside the city line. This market strength represents a solid foundation to build from as Muskogee seeks to attract more people, families, and local employees to live in the city.</p>
<p>The neighborhoods in Muskogee that are less competitive in today’s market represent inventories lower-cost housing and vacant properties that could be systematically renovated and rebuilt over time to provide a renewed supply of quality, attainable housing stock.</p>
<p>The map at right compares neighborhoods within and around Muskogee in terms of their relative stability and market condition. The map includes additional layers supporting this assessment, including parcel value per acre which helps highlight properties that are particularly well-invested or under-invested.</p>
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<iframe src="muskogeeNCDraft.html" width="100%" height="600px" scrolling="no" style="border: none; overflow-x: hidden; overflow-y: auto;"></iframe>
<p>Housing and neighborhood condition assessment. <a href="./muskogeeNCDraft.html" target="_blank">Explore in full screen.</a></p>
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<div class="row insight-box" id="Growth">
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<h3>The region is growing, especially among higher income households that could afford renovated homes and new construction.</h3>
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<p>The Muskogee region is expected to grow by about 1,725 households over the next 10 years. About 1,500 of these net-new households earn annual incomes above $80,000, making them particularly equipped to pay market rate prices for new houses and apartments.</p>
<p>Muskogee should strategically position to attract a share of this new growth, especially the higher-earners who can help support new development of market rate housing.</p>
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<iframe title="Regional household growth by household income" aria-label="Interactive area chart" id="datawrapper-chart-f0aDo" src="https://datawrapper.dwcdn.net/f0aDo/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="434" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}}))}();
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<div class="row insight-box" id="Target">
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<h3>Muskogee has the potential to add at least 1,500 net-new, market-rate units over the next decade by capturing a greater share of the region’s growth.</h3>
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<p>Muskogee should take steps to tap the region’s current growth wave and reverse its household decline toward a decade of renewed growth.</p>
<p><b>600 net-new units by 2030</b>
<br>Reverse the tide: Gradually transition from losing 100 units annually to gaining 175 units per year.</p>
<p><b>1,500 net-new units by 2035</b>
<br>Hit a new stride: Maintain a new pace of at least 175 net new units per year.</p>
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<iframe title="Muskogee housing production target" aria-label="Interactive line chart" id="datawrapper-chart-OH1SM" src="https://datawrapper.dwcdn.net/OH1SM/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="427" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}}))}();
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<figcaption><b>Notes about the targets:</b>
<br>- These counts focus on units priced near or at market rate levels, meaning they could be developed without extensive subsidy. There is additional demand for housing at below-market prices if Muskogee can attract such projects (ex. LIHTC). However, given the limited supply of federal and state subsidy, this analysis does not assume a large number of subsidies housing units will be possible over the next decade.
<br>- The targets focus on net-new housing production. To the extent demolitions continue at or near their current pace, Muskogee will need to replace these lost units in addition to building the targeted number of units indicated above.
</figcaption>
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<div class="row insight-box" id="Barriers">
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<h3>Muskogee faces several barriers to housing access and production.</h3>
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<p>This list of barriers to housing access and production is informed by the study’s detailed analysis and stakeholder focus group discussions. New policies and investments on the part of the City and other stakeholders should be designed to confront these challenges.</p>
<p>Based on results of the public survey distributed during the study process, most residents also consider these issues among the most important housing topics for the City to address.</p>
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<p><b>Land and infill challenges</b><br>
Little publicly owned land<br>
Disinterested private owners<br>
Development risk<br>
Limited developer pool</p>
<p><b>High development and financing costs</b><br>
Rising construction costs<br>
Low price expectations<br>
Elevated mortgage rates<br>
Increased financing costs</p>
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<p><b>Constrained public resources</b><br>
Unused vouchers<br>
Limited municipal funding</p>
<p><b>Competition from other communities</b><br>
School preferences<br>
Commuting distance<br>
Perception challenges</p>
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<div class="row insight-box" id="Strategies">
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<h3>Housing priority action plan</h3>
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<p>The following recommendations are designed to confront the barriers to housing production and capture the growth and market opportunities available to Muskogee over the next several years. These are explained in more detail in the Recommendations section of this study, including an analysis of their relative cost, priority, and the City or stakeholder agency that could be tasked with leading each.</p>
<p>Based on the public survey released as part of the study process, residents assigned meaningful levels of priority to all of these strategies. The three highest ranking strategies from the survey were: Old Township neighborhood infill; quality of life investment; and maximizing accesss to affordable housing.</p>
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<p><b>Launch a marketing campaign to promote Muskogee to developers.</b></p>
<p><b>Invest in resources, programs, and institutions that enhance Muskogee’s overall quality of life.</b></p>
<p><b>Promote housing in and around downtown</b></p>
<p><b>Encourage infill development in Old Township neighborhoods</b></p>
<p><b>Leverage the City’s incentive fund to catalyze more infill development opportunities.</b></p>
<p><b>Maximize access to existing affordable housing inventory and resources.</b></p>
<p><b>Catalyze new housing development in Muskogee’s suburban periphery.</b></p>
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