New Build

[J Grant]

Most homes built in rural are "custom" in that they are built for the owner of the land, not by Horton or Lennar. My home was "custom" - 1,200 SF square house 2 bath 3 bed, with few embellishments. That's the norm. They are building a house for their needs. So, few of these rural homes are over-built. They are often pretty ordinary. Like these. They are unique and "custom" - hardly expensive homes.
View attachment 91660View attachment 91661View attachment 91662View attachment 91663

These just like regular houses built from stock materials and available floor plans. We have a tone of them here too. Normally there are plenty of comps for houses like this

The OP mentioned no sales found like the subject.

 

[Terrel L. Shields]

The OP mentioned no sales found like the subject.

No new sales found is a common problem I have in places like Vinita, OK. These areas and counties just have low populations and nothing to attract new folks - Places like Miami, OK has had a net exodus due to the closing of their 2 largest employers - the lead and zinc mines of Eagle-Pichur and the closing of a large tire plant. It is also tribal land, so gaming is about the only industry left. And it is likely that industry is a net negative for locals. A banker told me that the first month after the Cherokee Casino in W. Siloam Spring, OK opened, their delinquencies more than doubled.
Ottawa County - population 30,300
Craig County - population 14,123
Adair County - population 19,000
Delaware County - population 41,400 - The county seat of Delaware county is Jay which has lost population after a plant closing and is about 2,200 strong. The bulk of residents live around Grand Lake of the Cherokee and the town of Grove.
Compare to just across the line in Arkansas - Benton County 303,000 or Washington County pop. 256,000
Developers do not have a lot of incentive to build in Oklahoma. It is simply growing at a fraction the pace of NW Arkansas. The growth there is directly a result of the chicken industry and Wal-Mart and its vendors. Trucking is a major part of that industry with numerous mega-warehouses servicing Walmart.