Cotton County, OK: mortgages, home buyers & loan limits
What buyers in Cotton County actually borrowed, earned and paid in 2025, from the official Home Mortgage Disclosure Act records — plus the 2026 conforming and FHA loan limits.
HMDA 2025 data released June 23, 2026 · Loan limits for calendar year 2026
In 2025, lenders reported 32 home-purchase mortgages for owner-occupied, single-family homes in Cotton County, OK. and reported a household income of $56,000.
Lenders denied 8.3% of completed home-purchase applications.
Key facts about Cotton County mortgages
- Home buyers' median income ($56,000) is 40% lower than the Oklahoma median ($93,000).
- FHA loans made up 28.1% of purchase mortgages, versus 21.1% nationally.
- VA loans were unusually common: 25.0% of purchase mortgages.
- USDA rural loans financed 15.6% of purchases.
- 22.9% of single-family purchase mortgages financed manufactured homes.
- The most common age bracket among borrowers was 25–34 (40.6% of purchase loans).
- 62.5% of purchase mortgages had a single borrower with no co-applicant.
2026 loan limits in Cotton County
| Property | Conforming 2026 | vs 2025 | FHA 2026 | vs 2025 |
|---|---|---|---|---|
| 1 unit | $832,750 | +$26,250 | $541,287 | +$17,062 |
| 2 units | $1,066,250 | +$33,600 | $693,050 | +$21,850 |
| 3 units | $1,288,800 | +$40,650 | $837,700 | +$26,425 |
| 4 units | $1,601,750 | +$50,500 | $1,041,125 | +$32,825 |
2026 limits for Cotton County, OK: conforming (Fannie Mae / Freddie Mac) from FHFA; FHA forward-mortgage limits from HUD. FHA limit is at the national floor for low-cost areas. Loans above the conforming limit are "jumbo" loans.
All Oklahoma counties: Oklahoma 2026 loan limits. FHFA and HUD normally announce the next year's limits in late November.
Who bought homes in Cotton County
Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.
Values are medians; "middle half" is the 25th to 75th percentile.
Loan type
What the homes were for
All first-lien, closed-end purchase mortgages, including second homes and investors.
Borrower age
What borrowing cost in Cotton County
Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.
| Measure | Cotton County | Oklahoma | U.S. |
|---|---|---|---|
| 30-year fixed rate · conventional | — | 6.625% | 6.625% |
| 30-year fixed rate · FHA | — | 6.250% | 6.250% |
| 30-year fixed rate · VA | — | 6.250% | 6.125% |
| 15-year fixed rate · conventional | — | 5.875% | 5.875% |
| Rate spread vs. APOR · conventional | — | +0.21 pts | +0.13 pts |
| Total loan costs · conventional | — | $4,880 | $5,570 |
| Total loan costs · FHA | — | $9,050 | $11,310 |
| Total loan costs · VA | — | $5,340 | $6,490 |
| Origination charges (all loan types) | — | $1,670 | $1,860 |
| Borrowers paying discount points | — | 51.4% | 51.3% |
| Points paid, when paid (% of loan) | — | 0.75% | 0.87% |
| Borrowers receiving lender credits | — | 36.4% | 33.1% |
| Adjustable-rate mortgages | 0.0% | 4.1% | 7.4% |
| Jumbo loans (above conforming limit) | 0.0% | 1.0% | 3.8% |
Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.
Approvals and denials
Cotton County: 3 of 36 completed home-purchase applications were denied (8.3%).
Denial rate
| Application | Cotton County | Oklahoma | U.S. |
|---|---|---|---|
| Home purchase | 8.3% | 7.6% | 8.5% |
| Conventional | — | 6.8% | 7.1% |
| FHA | — | 8.3% | 12.5% |
| VA | — | 7.9% | 8.0% |
| USDA | — | 10.5% | 12.5% |
| Refinance | — | 21.1% | 17.9% |
| Cash-out refinance | — | 40.4% | 33.6% |
Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.
Refinancing in Cotton County
Top mortgage lenders in Cotton County
27 lenders originated at least one home-purchase or refinance loan here in 2025. The table ranks them by loan count; pricing columns compare conventional purchase loans only.
| # | Lender | Loans | Share | Denial rate | 30-yr rate* | Spread* | Costs* |
|---|---|---|---|---|---|---|---|
| 1 | Walters Bank and Trust Company | 21 | 34.4% | — | — | — | — |
| 2 | Network Funding, L.P. | 4 | 6.6% | — | — | — | — |
| 3 | Veterans United Home Loans | 3 | 4.9% | — | — | — | — |
| 4 | First United Bank and Trust Company | 3 | 4.9% | — | — | — | — |
| 5 | United Wholesale Mortgage (UWM) | 3 | 4.9% | — | — | — | — |
| 6 | Paramount Residential Mortgage Group, Inc. | 2 | 3.3% | — | — | — | — |
| 7 | Rocket Mortgage, LLC | 2 | 3.3% | — | — | — | — |
| 8 | BancFirst | 2 | 3.3% | — | — | — | — |
| 9 | The City National Bank and Trust Company of Lawton | 2 | 3.3% | — | — | — | — |
| 10 | Rate | 2 | 3.3% | — | — | — | — |
| 11 | Navy Federal Credit Union | 1 | 1.6% | — | — | — | — |
| 12 | Financial Concepts Mortgage, LLC | 1 | 1.6% | — | — | — | — |
| 13 | Associated Mortgage Corporation | 1 | 1.6% | — | — | — | — |
| 14 | Southwest Funding, LP | 1 | 1.6% | — | — | — | — |
| 15 | loanDepot.com, LLC | 1 | 1.6% | — | — | — | — |
| 16 | Guild Mortgage Company | 1 | 1.6% | — | — | — | — |
| 17 | Cornerstone Capital Bank, SSB | 1 | 1.6% | — | — | — | — |
| 18 | Mr. Cooper | 1 | 1.6% | — | — | — | — |
| 19 | American National Bank & Trust | 1 | 1.6% | — | — | — | — |
| 20 | Kind Lending, LLC | 1 | 1.6% | — | — | — | — |
| 21 | Stride Bank, N.A. | 1 | 1.6% | — | — | — | — |
| 22 | Royal United Mortgage LLC | 1 | 1.6% | — | — | — | — |
| 23 | Communication Federal Credit Union | 1 | 1.6% | — | — | — | — |
| 24 | Great Plains National Bank | 1 | 1.6% | — | — | — | — |
| 25 | AmeriSave Mortgage Corporation | 1 | 1.6% | — | — | — | — |
Lenders in Cotton County, OK. Loans = home-purchase, refinance and cash-out originations (2025); share = share of those loans here; denial rate = home-purchase applications. *Medians for conventional home-purchase loans, shown with at least 20 loans; spread = APR minus the average prime offer rate at rate lock (percentage points); costs = total loan costs (section D).
Check a quote for Cotton County
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Compare your origination charges and total loan costs with 2025 loans of the same type and size in Oklahoma and Cotton County.
Monthly payment calculator
Principal, interest, property tax (0.74% typical effective rate here) and insurance, with Cotton County defaults.
Typical effective property-tax rate 0.74% = median real estate taxes ÷ median home value, U.S. Census Bureau ACS 2020–2024 5-year estimates.
Nearby counties
| County | Distance | Purchase loans | Median loan | Buyer income | Conforming limit | FHA limit |
|---|---|---|---|---|---|---|
| Comanche County, OK | 26 mi | 1,166 | $205,000 | $89,000 | $832,750 | $541,287 |
| Wichita County, TX | 28 mi | 1,051 | $205,000 | $89,000 | $832,750 | $541,287 |
| Stephens County, OK | 32 mi | 298 | $165,000 | $82,000 | $832,750 | $541,287 |
| Tillman County, OK | 32 mi | 17 | — | — | $832,750 | $541,287 |
| Jefferson County, OK | 33 mi | 26 | — | — | $832,750 | $541,287 |
| Clay County, TX | 36 mi | 108 | $195,000 | $93,000 | $832,750 | $541,287 |
Frequently asked questions
What is the 2026 conforming loan limit in Cotton County?
$832,750 for a one-unit home (FHFA). Two- to four-unit limits are $1,066,250, $1,288,800, $1,601,750. Loans above the limit are jumbo loans and are not eligible for purchase by Fannie Mae or Freddie Mac.
What is the 2026 FHA loan limit in Cotton County?
$541,287 for a one-unit home (HUD). This is the national floor for low-cost areas.
How much do home buyers in Cotton County earn?
The median household income reported on 2025 home-purchase mortgages was $56,000; the middle half of buyers reported $47,000 to $84,000.
How often are mortgage applications denied in Cotton County?
8.3% of completed home-purchase applications were denied in 2025.
Sources: FFIEC/CFPB HMDA 2025 public loan/application register (Snapshot as of June 1, 2026); FHFA 2026 conforming loan limits; HUD 2026 FHA forward-mortgage limits; U.S. Census Bureau. Figures describe typical 2025 loans, not your offer. Methodology