In court-decided eviction outcomes for Ketchum, OK, tenants prevail in roughly 11.4% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
25d
filing → judgment
From the moment an unlawful-detainer notice is filed in Ketchum, OK until a money judgment is entered, a contested eviction takes about 25 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.0–2.7k
legal + lost rent
A typical eviction in Ketchum, OK costs landlords $961 to $2,735 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$775
16% stretched on rent
Average gross rent in Ketchum, OK is $775 per month per the U.S. Census American Community Survey (5-year 2023). 16% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
34.3%
of households
34.3% of occupied housing units in Ketchum, OK are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
23.8%
6.7% unemp.
23.8% of Ketchum, OK residents live below the federal poverty line, and unemployment runs at 6.7%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
GOP margin +58.3% (2024)
2.9
Regional political climate
County-weighted neighbor mix
2.9
State political climate
Oklahoma legislature & governorship
1.8
Economic stress
23.8% poverty · 6.7% unemp.
8.1
Supply constraint
$775 average · 34.3% renters
5.6
Rent Control risk
16.4% of income on rent
2.1
Eviction process difficulty
25 days filing → judgment
1.5
Tenant organizing strength
34.3% renters
7.7
Housing court bias
County bench composition
5.3
Geographic context
Risk heat across Ketchum and the region
Click any city to see its score
How Ketchum compares
Risk score vs. peers, county, state, and the U.S.
Rank in Craig County
Moderate
#4of 6 cities
#4 of 6 cities in Craig County for landlord eviction risk.
Rank in Oklahoma
Elevated
#357of 840 cities
#357 of 840 cities in Oklahoma for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2.3
/ 10 · VERY LOW
The verdict
A Very low-tier market.
Composite 2.3/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend-0.5 over 50 yr
197620012026
Steady ratchet · no large swings
25d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $775/mo. A contested eviction takes 25 days and costs $961–$2,735 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
34.3%
Renters
The renters
Who you'll be renting to.
Out of 499 residents, 34.3% rent. 16% are spending 30%+ income on rent, 23.8% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
2.9
Local + regional
The politics
Light-statute interior market.
Local & regional political climate score 2.9 and 2.9 (GOP margin +58.3% (2024)). State climate at 1.8, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
1.8
State politics
The process
Moderate calendar, moderate friction.
State political climate 1.8/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 1.5, housing court bias 5.3, rent-control risk 2.1. Standard process speed for the state.
50-yr trendProcess difficulty +-3.5 since '00
197620012026
Court-clerk data lands in the next release.
8.1
Economic stress
The stress
Economic pressure is the real risk.
Economic stress: 8.1. Supply constraint: 5.6. The numbers behind those: 23.8% poverty, 6.7% unemployment, 16% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Ketchum sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Ketchum · 25d · ~$1.8k all-in ($74/day) · score 2.3National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Ketchum, Oklahoma, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2.3/10 (VERY LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Ketchum is a city of 499 residents where 34.3% of occupied units are renter-occupied, and the typical renter spends 16.4% of income on rent. At an average rent of $775/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Ketchum eviction process actually works
Eviction process difficulty here reads 1.5/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Ketchum closes 25 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Ketchum's timeline is usually the calendar, not the motion practice. Housing court bias scores 5.3/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Ketchum runs $961 to $2,735 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 25 days of typical timeline and $775/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 7.7/10 in Ketchum, and the city has limited rent control exposure (2.1/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Oklahoma, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Ketchum: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a VERY LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Oklahoma's statutory language. Fix those four, and most cases settle or default. Skip them, and a $2,735 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Ketchum
Trap · 2.1/10
Comparative benchmarking matters in markets like this. Ketchum's 3.8/10 is below the Oklahoma state average. Rent-control-risk sub-score: 2.1/10. See the nearby cities grid below for direct A-vs-B comparison.
05FAQ
Frequently asked questions
Q1
What if my tenant pays partial rent after I give a 5-day notice?
Accepting partial rent after serving a 5-day pay-or-quit notice can complicate things. It might be seen as waiving your right to evict based on that specific notice. If you accept a partial payment, you generally need to issue a new 5-day notice for the remaining balance. It's often safer to refuse partial payments if your goal is eviction, or have a very clear written agreement that accepting partial payment does not waive your right to proceed with eviction for the full amount.
Q2
Can I turn off utilities if my tenant won't leave?
Absolutely not. In Oklahoma, it is illegal for a landlord to cut off utilities, change locks, or otherwise engage in "self-help" eviction. This is considered a wrongful eviction and can lead to significant penalties, including owing the tenant damages. You must follow the legal eviction process through the courts.
Q3
Do I need a lawyer for an eviction in Ketchum?
For straightforward non-payment evictions, many landlords handle the process themselves. The forms are available, and the court clerks can guide you on procedure. However, if the tenant hires an attorney, files a counterclaim, or you're dealing with a lease violation that's not just about rent, hiring an attorney is highly recommended to protect your interests and ensure compliance with all legal requirements. It's an investment to avoid costly mistakes.
Q4
How long does it take to get a court date after filing?
After you file your Forcible Entry and Detainer action in Delaware County, the court will typically schedule a hearing within 7 to 10 days. This quick turnaround is part of what makes Oklahoma's eviction process relatively fast compared to other states. The tenant must be properly served with the summons before the hearing.
Q5
What if my tenant leaves belongings behind after an eviction?
Oklahoma law has specific rules for handling abandoned property. Generally, you need to store the property for a certain period (often 30 days) and provide notice to the tenant. If the tenant doesn't claim it, you may then dispose of or sell the property. Consult 41 O.S. § 130 for the precise requirements to avoid liability.
A 2.3/10 places Ketchum in the 63rd percentile of Oklahoma cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Ketchum (2.3/10)
Same risk band nationally · click any city for its full breakdown.
