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Key Findings
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The key findings emerged from the analysis of data, interviews and focus groups, and discussions with the steering committee that have been discussed in previous sections. Key findings, presented here alongside quotes from interviews and focus groups, represent challenges and opportunities for Muskogee’s housing market. They set the stage for the projections of housing demand and strategies that will be discussed in this section.
Muskogee’s housing market is improving and offers opportunity in certain market segments.
• For-sale housing market indicators are improving, and there is a particular need for more supply of starter homes and middle-income units. • Multi-family housing construction has been low, and there is a need for some additional supply of new, middle-income multifamily units.
Muskogee is geographically positioned as an edge city of the Tulsa metro.
• Commuting distance of the Tulsa metro area’s job opportunities • Many major employers that attract commuters from surrounding areas • Well-connected to commuter and freight transportation for continued economic development
Muskogee has assets that could present a strong branding and marketing message.
• Affordable cost of living, good jobs, improving schools, and proximity to the Tulsa metro area • Growing downtown with events and attractions with historic residential neighborhoods • Potential appeal to workers with jobs in Muskogee and the Tulsa region, veterans, and retirees
Muskogee’s aging housing stock destabilizes the market and offers inadequate choices for residents.
• Housing units are not being built or renovated at a replacement rate. • Derelict structures, violations, and abandonment destabilize neighborhoods, particularly the core of the city. • The vacancy rate on paper is high, but the supply of housing that meets the needs and preferences of certain market segments is limited.
Muskogee has a high portion of cost-burdened households and an undersupply of housing for the very poor.
• Aging public housing with deferred maintenance • People who need Housing Choice vouchers and public housing experience lengthy wait lists. • Inadequate supply of units that accept vouchers • A high percentage of households are burdened by the cost of their rent or mortgage.
Muskogee's stable population, large land area, and low density makes it difficult to keep up with infrastructure needs.
• While the city’s past commitment to infrastructure has lagged, city leaders and citizens have answered the call to address the backlog of maintenance with for $45 million in water and sewer upgrades underway and a newly implemented tax that will triple the street budget beginning in 2020. • Public transportation is limited, creating challenges for access from housing to healthcare, jobs, and food.
The development industry perceives risk in constructing or renovating housing in Muskogee.
• Low housing prices for existing homes mean that it is difficult to construct a new home with a competitive price. • The proximity to the Tulsa development market drives up the cost and limits availability of materials and labor. • Zoning may not encompass the range of housing variety that is currently in demand for many market segments.
Muskogee has challenges with its image, both internally and externally, that affect perceptions about the community and people's attitudes and behavior.
• School district performance is a critical decision factor for families with children • Perception of higher crime rates, poorly maintained properties, and low expectations for quality • Key corridors and parts of town are littered and lack well-kept properties.
