DSCR Loans in Carter County, Oklahoma
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
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In 2025 HMDA data, 29 lenders made 118 investment-property loans in Carter County, 1.1% of Oklahoma's total. Dominick Prevete arranges DSCR loans across Carter County, Oklahoma, qualified on the property's rent, not your tax returns. DSCR rental loans start from 7.25% (November 2026), and most close in 14 days. At HUD's fair market rent, a three-bedroom rental there covers its full payment up to a price of about $200,000.
Carter County investor market at a glance
| Statistic | Carter County | Oklahoma | County rank |
|---|---|---|---|
| Investor loans | 118 | 10,662 | 16th of 19 |
| Reporting lenders | 29 | 418 | 18th of 19 |
| Loan volume | $14.8M | $1.93B | 17th of 19 |
| Average loan | $126K | $181K | 17th of 19 |
| Median loan | $95K | $145K | 17th of 19 |
| Purchases | 58.5% | 62.5% | 16th of 19 |
| Cash-out refinances | 6.8% | 8.7% | 12th of 19 |
| 2–4 unit properties | 17.8% | 13.2% | 4th of 19 |
| Top five lenders' share | 72.0% | 21.4% | 1st of 19 |
| Reported business-purpose | 53.4% | 63.5% | 16th of 19 |
Carter County: closed-end loans on 1–4 unit investment properties. Carter County's rank is highest first, among Oklahoma's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Carter County's investor loans.
What stands out in Carter County
The median investor loan in Carter County was $95K, the lowest median of Oklahoma's 19 counties with published data (statewide: $145K).
Loans here run small. DSCR loans Dominick arranges start at $75,000.
The five most active lenders wrote 72.0% of Carter County's investor loans, the highest share of Oklahoma's 19 counties with published data (statewide: 21.4%).
Five lenders write 72.0% of the loans here, so comparing written term sheets matters more.
53.4% of Carter County's investor loans were reported as business-purpose, the 4th-lowest share of Oklahoma's 19 counties with published data (statewide: 63.5%).
Fewer investor loans here were reported as business-purpose than in most of Oklahoma. Dominick arranges business-purpose financing only, on investment property, never a primary residence.
Does a DSCR loan pencil in Carter County?
At HUD's fair market rent of $1,318 for a 3-bedroom in Carter County, Oklahoma, a rental covers its full DSCR payment up to a purchase price of about $200,000, with 20% down at the 7.25% starting rate (November 2026). Carter County's median home value is $168,500; at that price the payment is $1,093 a month, so the property would need $1,100 in rent to cover it.
At that price, the rent covers the full payment, which is the test a standard DSCR loan qualifies on.
| HUD fair market rent, 2 / 3 / 4 bedroom (FY2027) | $1,040 / $1,318 / $1,548 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $168,500 |
| Median property taxes and effective rate | $1,244 (0.74% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $1,093 |
| Rent needed to cover that payment | $1,100 |
| Coverage of a 3-bedroom at fair market rent | 1.21 |
| Highest price a 3-bedroom at fair market rent covers | about $200,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $320,000 |
Fair market rent is HUD's 40th-percentile gross rent, including utilities; a property's appraised market rent can be higher or lower. Payment uses 20% down, a 30-year amortization at the published DSCR starting rate, the county's median effective property-tax rate and insurance at 0.50% of value. Purchase leverage goes up to 85% on qualifying files. This is an illustration, not a term sheet or an offer of credit.
Price your actual deal →Run Carter County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Carter County?
The most active investment-property lenders in Carter County in 2025 HMDA data were BancFirst, First National Bank and Trust Company of Ardmore and First Bank & Trust Co., out of 29 lenders that reported. HMDA doesn't flag which loans were DSCR loans, so this list mixes DSCR and conventional investment-property lenders. Dominick Prevete places DSCR loans across 100+ lenders, including two that reported in Carter County, and matches each file to the one most likely to fund it.
Carter County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 118 loans and $14.8M from 29 lenders. BancFirst led Carter County with 40 loans, 33.9% of the county's total, and the average Carter County loan of $126K compares with $181K across Oklahoma.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| BancFirst | 40 | $4.1M | $102K | 60.0% |
| First National Bank and Trust Company of Ardmore | 13 | $1.2M | $94K | 76.9% |
| First Bank & Trust Co. | 13 | $1.0M | $77K | 61.5% |
| American Nation Bank | 11 | $2.2M | $200K | 54.5% |
| First United Bank and Trust Company | 8 | $0.8M | $104K | 50.0% |
| Simmons Bank | 5 | $1.1M | $225K | 20.0% |
| VELOCITY COMMERCIAL CAPITAL, LLC | 2 | $0.9M | $445K | 50.0% |
| Home Mortgage Alliance Corporation (HMAC) | 2 | $0.7M | $325K | 50.0% |
| 21st Mortgage Corporation | 2 | $0.3M | $140K | 100.0% |
| Kiavi Funding, Inc. | 2 | $0.2M | $110K | 0.0% |
| Legacy Bank | 2 | $0.1M | $50K | 0.0% |
| Vision Bank | 1 | $0.2M | $245K | 100.0% |
| American National Bank & Trust | 1 | $0.2M | $195K | 100.0% |
| Rocket Mortgage, LLC | 1 | $0.2M | $185K | 100.0% |
| AMERICAN HERITAGE LENDING, LLC | 1 | $0.2M | $185K | 0.0% |
| First Oklahoma Bank | 1 | $0.2M | $175K | 100.0% |
| LEI:984500RF83EA742B5589 | 1 | $0.1M | $145K | 0.0% |
| RPE Home, Inc | 1 | $0.1M | $135K | 0.0% |
| AMERICAN INTERNET MORTGAGE, INC. | 1 | $0.1M | $135K | 0.0% |
| PENNYMAC LOAN SERVICES, LLC | 1 | $0.1M | $115K | 100.0% |
| Gateway First Bank | 1 | $0.1M | $105K | 0.0% |
| AMERICAN PACIFIC MORTGAGE CORPORATION | 1 | $0.1M | $105K | 100.0% |
| ASSOCIATED MORTGAGE CORPORATION | 1 | $0.1M | $95K | 100.0% |
| Pinnacle Bank | 1 | $0.1M | $95K | 100.0% |
| Shamrock Bank, N.A. | 1 | $0.1M | $75K | 100.0% |
216 Oklahoma loans (2%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Carter County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Carter County CSV, all 25 lenders
What Carter County's table can't show you: fit. Short-term financing is exempt from HMDA, so Carter County's fix-and-flip and bridge lenders barely appear among its 29 filers, and none of the 25 names above tells you whose guidelines match your deal, your entity, or your timeline. That's the job. Dominick Prevete structures your file and places it across 100+ lenders — including some on this list — so it lands with the one most likely to fund it.
Price your loan →National Loan Provider is an independent broker and maintains wholesale relationships with some listed lenders. Appearing in this table is not an endorsement or a recommendation.
Run the coverage test on your Carter County, Oklahoma deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Carter County, Oklahoma property's rent, loan, taxes and insurance to see where it lands.
Principal and interest on a thirty-year amortization, plus taxes, insurance and HOA.
Enter the rent, loan amount, rate, taxes and insurance to see the coverage ratio.
Sources
- CFPB / FFIEC HMDA Data Browser — Carter County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 29 lenders and 118 loans: 2025 HMDA loan-level data rolled up to Carter County.
- Carter County investor-lender dataset (CSV) — All 25 lenders in the Carter County, Oklahoma table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Carter County's 2-, 3- and 4-bedroom fair market rents in the rent math, and the 3-bedroom rent its highest-price figure uses: HUD's FY2027 figures for the Carter County, OK.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Carter County's median home value (B25077) and median property taxes paid (B25103) in the rent math, from the Census 2020–2024 ACS 5-year summary files.
- DSCR loan rates, Dominick Prevete — DSCR rental loans start from 7.25%, as of November 2026: the Instant Term Sheet's best-case scenario on the current rate sheets.