Moore’s housing stock is dominated by three-bedroom, two-bath brick ranch homes built between 1978 and 2005, typically listed between $175K and $225K. Because inventory hovers around 1.4 months—anything under three months is a seller’s market—buyers rarely negotiate more than 1–2% off list price unless the home needs a new roof or HVAC. The secret weapon for Moore first-time buyers is getting fully underwritten pre-approved before touring homes; NMHL’s Moore branch can issue a same-day credit-only approval that lets you compete with cash investors snapping up rentals near Moore High School.

• Median Days on Market: 19 (MLSOK data, April 2024)
• Price per Square Foot: $118, up 5.1% YoY
• Share of FHA/VA Contracts: 62% (vs. 38% conventional)

Neighborhoods like Eastern Heights and Briarwood Creek see multiple offers because they feed into Kelley Elementary (GreatSchools 8/10) and still deliver 1,600 sq. ft. under $215K. If you’re self-employed and write off mileage, NMHL’s 12-month bank-statement program can qualify you at a 15% expense ratio instead of the typical 25%, stretching your purchase power by roughly $18K.

Oklahoma Housing Finance Agency (OHFA) Gold Program pairs a below-market 30-year fixed rate—recently 6.25% vs. 7.0% conventional—with 3.5% down-payment assistance. Combine it with FHA and your cash outlay on a $190K Moore bungalow is just $6,650: $6,650 × 3.5% = $6,650 down payment + $500 earnest money + $550 inspection. Income limits for Cleveland County are $89,900 for a 1–2-person household, so two teachers at Moore Public Schools qualify even with step raises.

NMHL also participates in the Moore Affordable Housing Trust grant; buyers inside city limits who earn 60% or less of Area Median Income can receive $5,000 forgivable after five years. We layer that on top of seller concessions (up to 6% with FHA) so clients regularly walk to the closing table with less than $3,000 total cash. Credit scores as low as 620 are accepted under OHFA, but NMHL can go to 600 with two months of reserves or a non-occupant co-borrower.

Credit scores under 580 aren’t uncommon after medical collections or the 2020 oil-patch layoffs. NMHL’s Moore office uses a tri-merge report simulator that shows exactly which accounts to pay down to add 20 points within 30 days. For example, bringing a $2,400 credit-card balance from 95% to 30% utilization typically adds 18–25 FICO points—enough to jump from 575 to 600 and unlock FHA 203(b) at 7.0% instead of 7.75%.

If your score is stuck below 580, we pivot to our NMHL Fresh-Start Loan: 10% down, 30-year fixed, no PMI, and we accept 12 months of verified rent plus utility history in lieu of traditional credit. Minimum loan amount is $75K, perfect for the 1,100-sq.-ft. cottages around Old Town Moore that list for $155K and rent for $1,350. After 24 months of on-time payments, we streamline refinance you into an FHA or conventional at no cost—dropping your rate and giving cash-back to recoup part of the original down payment.

With Moore’s proximity to OKC’s energy sector and Tinker AFB contracts, a large share of borrowers are 1099 consultants, Uber drivers, or storm-restoration contractors. Traditional underwriting slashes qualifying income by 20–30% after Schedule C expenses. NMHL’s 12- or 24-month bank-statement program counts gross deposits instead, so long as they flow through a business account. We average the last 24 months, apply a 50% expense factor (or your actual P&L if lower), and you’re qualified.

Recent example: A roofing contractor client showed $195K in deposits but only $97K taxable. NMHL qualified him at $146K, allowing a $325K purchase in Riviera with 10% down and no PMI. Rates run about 0.75% above conventional, but the ability to use real income saves more than $500/month in PMI and increases purchase power by roughly $70K. We also allow business co-borrowers: if your spouse is W-2 at Hobby Lobby headquarters and you’re 1099, we blend ratios and still keep the loan in QM safe-harbor territory.

Cleveland County remains one of the nation’s sweet spots for VA zero-down financing. With Tinker AFB 11 miles north and the VA hospital on I-240, Moore’s rental demand is recession-proof—ideal for house-hacking. The county’s VA appraisal turnaround averages eight business days, but NMHL’s internal panel can request rush status in 48 hours if orders surge (think PCS season). We also hold a no-overlay policy: if the automated underwriting engine (AUSSIE) returns an approve/eligible, we don’t layer extra credit score or debt-ratio requirements.

If you’re a disabled vet with 10% or greater rating, Oklahoma exempts you from property taxes on the first $10K of assessed value—saving roughly $100/month on a median-priced home. Combine that with a 3.125% VA funding fee (instead of 3.6%) and the monthly payment on a $300K home drops by about $40 versus a standard VA borrower. And because Moore’s city utilities allow a landlord exemption, you can convert your VA purchase to a rental after 12 months of occupancy and reuse your benefit for the next duty station.

Cleveland County’s millage is 105 mills, but individual Moore parcels can vary by 4–6 mills based school district bonds and the Moore Public Safety fee. Always check the county assessor’s online parcel viewer; we’ve seen identical 1,500-sq.-ft. homes on the same street differ by $180/year because one sits in the Kelley Elementary zone and the other in the Santa Fe Elementary zone. The assessor revalues every four years, so expect a modest bump in 2025.

Homeowner’s insurance runs higher than the state average because of Moore’s location inside Tornado Alley. Expect $1,650–$1,900 annually for a 1,600-sq.-ft. frame home with a composition roof, compared to $1,200 in Norman. NMHL partners with Oklahoma Farm Bureau and insures with a local agent who knows which carriers still write policies east of Sooner Road; securing the binder early prevents last-minute surprises that can delay closing.