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Buying land in Carter County, Oklahoma: what to check

Carter County covers 822 square miles of land and 12 of water in Oklahoma, with about 49,135 residents in 2024 (up 2.4% since 2020). The 2020 Census counted 98% of its land as rural and 45% of residents as living in urban areas. Farms operate 73% of the county's land. Below: how much of Carter County floods, what its soils allow, what farmland is worth and how often it's in drought, from free public data with every source linked.

Check a location in Carter CountySee a sample report

Carter County at a glance

In the 100-year floodplain

4.8%

About the state's county median (4.8%)

FEMA National Risk Index

Hydric (wetland-type) soils

under 1%

Below the state's county median (1%)

USDA NRCS Web Soil Survey (SSURGO)

Soils very limited for septic

72%

USDA NRCS Web Soil Survey (SSURGO)

Farm land value, 2022

$2,570/acre

Above the state's county median ($2,515)

USDA NASS, 2022 Census of Agriculture

Weeks in severe drought

31%

Share of weekly maps, 2021–2026

U.S. Drought Monitor county statistics

Land classed rural

98%

Census 2020 Census urban and rural classification

What to check before buying land in Carter County

Ordered by what Carter County's numbers point to. Every parcel differs, so treat this as where to look first.

  1. 1.Budget for a perc test and maybe an engineered septic

    USDA rates 72% of Carter County's mapped soils "very limited" for conventional septic absorption fields and 0% "not limited".

    Without city sewer you need a septic permit from the county or state health department. Make the offer contingent on a passing soil or perc test; mound and aerobic systems can cost several times a conventional one.

    Guide: Perc tests and septic systems

  2. 2.Prove the water supply before you buy

    At least half of Carter County was in severe drought (D2) or worse in 31% of the 262 weekly U.S. Drought Monitor maps from 2021 to 2026. Oklahoma allocates water by permit or water right, so a well or pond isn't automatic.

    Ask whether the land has a public water connection, an existing well (and its log and yield), or neighbors' well depths from the state well database. For a new well, check permits and typical depth with the state agency first.

    Guide: Wells, public water and water rights

  3. 3.Confirm legal road access and power

    The 2020 Census classified 98% of Carter County's land area as rural.

    Rural tracts are often sold without recorded access or a power line nearby. Get the title company to confirm a recorded easement or public road frontage, and ask the electric co-op what a line extension costs.

    Guide: Road access and landlocked land

  4. 4.Confirm the flood zone at your exact spot

    4.8% of the county's area is in the 1%-annual-chance (100-year) floodplain FEMA's National Risk Index uses for inland flooding; 14% of its mapped soils flood occasionally or frequently.

    Even where little of the county floods, creeks and low spots do. Check the FEMA zone at the building site and the driveway route.

    Guide: Flood zones before buying land

  5. 5.Check the soils if you plan to farm, graze or garden

    Farm real estate in Carter County averaged $2,570 an acre including buildings in the 2022 Census of Agriculture, and 40% of its mapped soils are prime or of statewide importance.

    Compare the asking price with recent sales of similar tracts, not the county average, which mixes cropland, pasture, timber and homesites. If an ag tax valuation applies, ask what the rollback taxes would be if you change the use.

    Guide: Land due diligence checklist

  6. 6.Rule out wetlands on the part you'll use

    About under 1% of Carter County's mapped soils are hydric (formed under saturated conditions, a federal wetland indicator) and 0% are poorly or very poorly drained (USDA SSURGO).

    Open the National Wetlands Inventory mapper at the parcel. Filling or draining a wetland can need a Clean Water Act Section 404 permit, and wet ground limits septic fields and building pads.

    Guide: Wetlands on land for sale

Flood zones, wetlands and water in Carter County

Area in the 1%-annual-chance (100-year) floodplain
4.8%, 38th highest of 77 in Oklahoma FEMA National Risk Index
Mapped soils that flood occasionally or frequently
14% USDA NRCS Web Soil Survey (SSURGO)
Hydric soils (a federal wetland indicator)
under 1% USDA NRCS Web Soil Survey (SSURGO)
Poorly or very poorly drained soils
0% USDA NRCS Web Soil Survey (SSURGO)
Surface water (lakes, rivers, reservoirs)
12 sq mi Census 2024 Gazetteer Files
Drought on 2026-10-27
31% moderate or worse, 11% severe or worse U.S. Drought Monitor county statistics

The floodplain share is the area FEMA's National Risk Index counts as exposed to inland flooding, mostly mapped 100-year flood zones. It says how common flood-prone land is in Carter County, not whether a given parcel floods. For that, look up the zone at your exact point on the FEMA Flood Map Service Center or run the free check.

Soils and terrain

Prime farmland
40% USDA NRCS Web Soil Survey (SSURGO)
Farmland of statewide importance
0% USDA NRCS Web Soil Survey (SSURGO)
Average slope over 15%
4.6% USDA NRCS Web Soil Survey (SSURGO)
Very limited for septic absorption fields
72% USDA NRCS Web Soil Survey (SSURGO)
Not limited for septic absorption fields
0% USDA NRCS Web Soil Survey (SSURGO)

Shares of Carter County's soil-surveyed land (about 525,950 acres, open water excluded), using each map unit's dominant condition in USDA's SSURGO soil survey. Soils change within a few hundred feet, so the soil at your building site is what matters.

Farms and land use

Farms (2022)
1,155 USDA NASS, 2022 Census of Agriculture
Share of the county's land in farms
73% USDA NASS, 2022 Census of Agriculture
Average farm size
333 acres (median 90) USDA NASS, 2022 Census of Agriculture
Average value of land and buildings
$2,570 per acre, 35th highest of 77 in Oklahoma USDA NASS, 2022 Census of Agriculture
Cropland
64,339 acres USDA NASS, 2022 Census of Agriculture
Pasture and rangeland
304,694 acres USDA NASS, 2022 Census of Agriculture
Woodland on farms
40,499 acres USDA NASS, 2022 Census of Agriculture
Irrigated land
2,328 acres USDA NASS, 2022 Census of Agriculture

Natural hazard ratings

FEMA's National Risk Index rates each hazard for Carter County relative to every other U.S. county. Overall risk: Relatively Low.

  • HailRelatively High
  • Strong windRelatively High
  • TornadoRelatively High
  • DroughtRelatively Moderate
  • Heat waveRelatively Moderate
  • LightningRelatively Moderate
  • Winter weatherRelatively Moderate
  • EarthquakeRelatively Low
  • River and inland floodingRelatively Low
  • WildfireRelatively Low
  • HurricaneVery Low
  • LandslideVery Low

FEMA National Risk Index, December 2025

Questions about buying land in Carter County

How much of Carter County, OK is in a flood zone?

About 4.8% of Carter County's area is in the 1%-annual-chance (100-year) floodplain used by FEMA's National Risk Index (December 2025), 38th highest of 77 counties in Oklahoma. Whether a given parcel is in a flood zone depends on its exact location, so check the FEMA map at your pin.

How much does land cost per acre in Carter County?

The 2022 Census of Agriculture put the average value of farm land and buildings in Carter County at $2,570 an acre, 35th highest of 77 counties in Oklahoma (the median Oklahoma county was $2,515). It's a self-reported average across farms, so small homesites and recreational tracts often sell for more per acre.

Will a septic system work on land in Carter County?

Often, but test first. USDA soil surveys rate 72% of Carter County's mapped soils very limited for conventional septic absorption fields, usually because of wetness, slow permeability, shallow rock or flooding. A perc or soil test on the parcel decides what system the health department will permit.

Is there good farmland in Carter County?

40% of Carter County's mapped soils are prime farmland, 0% are prime only if drained, irrigated or protected from flooding, and 0% are farmland of statewide importance (USDA SSURGO). The 2022 Census of Agriculture counted 1,155 farms averaging 333 acres.

How often is Carter County in drought?

Since 2021, at least half of the county was in severe drought or worse in 31% of weekly U.S. Drought Monitor maps, and in extreme drought in 16%. On 2026-10-27, 31% of the county was in moderate drought or worse.

Can I check a specific property in Carter County?

Yes. Enter the address or drop a pin anywhere in Carter County on the free check. It shows which checks return data at that exact point, and the full report costs $29: flood zone, slope, soils, wetlands, roads, power lines, wildfire and more, each with its source. It is a screen of public maps, not a survey, title search or perc test.

Check the parcel, not just the county

County numbers tell you what to look for. The free check looks at your exact point in Carter County: flood zone, slope, soils, wetlands, roads, power and more. The full report is $29.

Check a location in Carter County

What these numbers can't tell you

  • County shares describe Carter County as a whole; a parcel can be entirely in or out of a flood zone, wetland or poor soil.
  • It doesn't look at the whole parcel, its boundaries, title, easements, zoning or permits.
  • It isn't a survey, appraisal, elevation certificate, soil or perc test, or Phase I environmental site assessment.
  • It can't see local distribution power lines, driveways, legal access, wells or mineral rights.
  • Maps lag behind the ground, and distances are straight-line, not driving distance.

Sources and vintages

Summarized per county by our build script on 2026-10-31. County figures cover the whole county; checks on the report are at your point.