The vast rural landscape of West Blanchard extends past Main Street, encompasses the small-but-mighty Middleberg community, and reaches towards Interstate 44, Amber and Pocasset. It’s the current site of a fast-growing community sprawling outward from Norman and Oklahoma City. Vast expanses of farmland are balanced by modern subdivisions that give newcomers a chance to interact with their community members more closely. West Blanchard merges with Newcastle and Tuttle at the locally dubbed “Tri-City Area,” which acts as a central shopping hub for all three communities.
West Blanchard
Diverse home options west of Norman
“Because it’s a more rural area and there’s space for everything, there’s a wide selection of home types,” shares Meghan Groff, a Realtor with Luxury Real Estate who lives and works in Blanchard. “Metal shop homes, mobile homes, and even container homes have hit the market. And of course, you have your traditional brick-and-mortar homes and a sprinkle of farm homes as well.”
West Blanchard still echoes with remnants of pre-developed land: acreage with ponds full of fish, creeks and grassy plains. Few homes currently on sale in West Blanchard were built before 2010. Depending on the size and age of their lots, new homeowners may start from scratch with a blank grass slate or enjoy the shade of mature oak trees. A metal-framed ranch will go for $245,000, while 3 to 4-bedroom brick ranch-styles hover around $350,000. Plots of land range from $70,000 for a lakefront lot to $450,000 for acreage near major interstates.
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Home of the Lions
Many students living in Blanchard’s rural western half attend Middleberg Public School -- which earns an A from Niche – for grades prekindergarten through 8 before becoming a Blanchard High School Lion. Others make their way through the full Blanchard School District pipeline. Blanchard Elementary School earns a B from Niche, while Blanchard Intermediate School and Blanchard Middle School earn an A-minus. Regardless of the path they take, Blanchard Lion spirit and sports pair with great academics. This is especially true at Blanchard High, which earns a B-minus from Niche. While surrounding districts follow a 4-day week structure, Blanchard sticks to the traditional 5-day week.
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Blanchard’s well-connected rural community
West Blanchard is car-dependent, but access to both Interstate 44 and the H.E. Bailey Turnpike gives locals a clear path to Norman in 22 miles and OKC in 38. Visitors arrive at Will Rogers World Airport 29 miles away. A family practice and an urgent care can be found in downtown Blanchard, but locals make a 15-mile drive to Grady Memorial Hospital in Chickasha.
From local shops to Tri-City Area options
West Blanchard residents head eastward to peruse The Shops at Blanchard Town Square and walk down Blanchard’s Main Street. Local restaurant fare like Burrito Grill’s popular Mexican and vegetarian options balance out chains, and residents pop into boutiques like Threadgood Clothing Co.
Outside of quick jaunts to Spencer’s Grocery, locals will head further outside Blanchard for their essentials. “The Tri-City Area is where Newcastle, Tuttle and Blanchard connect into one main hub,” Groff explains. “It's a shopping center with a Walmart and a few good restaurants.” This commercial hotspot is about 13 miles north on Oklahoma Route 76.
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Country clubs and safari adventures
Members of the Winter Creek Golf & Country Club enjoy expansive greens, wine tastings and other exclusive events, while a trip to Lions Park in downtown Blanchard yields an afternoon of playground fun or a walk with the dogs. Locals and visiting nature lovers can stay overnight at Tiger Safari Zoological Park and get up close to tigers, lemurs, and more with interactive exhibits.
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Blanchard baseball, football and beyond
“Sports are a big factor out here in Blanchard and surrounding towns,” Groff shares. “Baseball is the primary sport, but the football team just won states and they just built a new field. All the Little League games happen at South Park.”
West Blanchard residents head to downtown Blanchard’s Main Street for local events that connect the town’s past and present, like the themed Blanchard Days parade or the annual Mufflers on Main Street car show. Locals pack The University of Oklahoma stadium in Norman on Game Day.
Solid foundations against earthquakes
“All the communities around Newcastle are relative to oil fields and fracking,” Groff notes. “It has shifted the ground a bit and does cause earthquakes, I think 2011 was when we first really started feeling them. All the buildings are built with close tension foundations to keep things together from the shifting and dry soil.”
Written By
Emma Downes
Photography Contributed By
Lindsey Torres
Video By
Stewart Taveras
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Agents Specializing in this Area
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David Thoming
DT
David Thoming
Keller Williams Realty Adv
(405) 867-6807
7 Total Sales
1 in West Blanchard
$389,900 Price
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Skylar Finnestad
Skylar Finnestad
Salt Real Estate Pauls Valley
(405) 444-8136
196 Total Sales
1 in West Blanchard
$215,000 Price
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Brandon Hart
Brandon Hart
Flotilla
(405) 546-2537
409 Total Sales
1 in West Blanchard
$272,000 Price
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Renee Ingram
Renee Ingram
Ingram Real Estate LLC
(405) 621-3705
82 Total Sales
6 in West Blanchard
$45K - $340K Price Range
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Jonathan Gregory
Jonathan Gregory
REAL Brokers LLC
(405) 896-3822
248 Total Sales
2 in West Blanchard
$300K - $535K Price Range
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Shellie Wall
Shellie Wall
KW Summit
(405) 759-8638
114 Total Sales
4 in West Blanchard
$357K - $485K Price Range
Schools
Source:
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
- 9th to 12th
- Public
- Pre-K to 8th
- Public
- Pre-K to 8th
- Public
Parks in this Area
Blanchard Lions Park
Lessa Cornett Park
Tiger Safari Zoological Park
Lions Park
Transit
West Blanchard Demographics and Home Trends
On average, homes in West Blanchard, Blanchard sell after 81 days on the market compared to the national average of 52 days. The median sale price for homes in West Blanchard, Blanchard over the last 12 months is $352,000, up 3% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$379,250
Median Sale Price
$352,000
Median Single Family Sale Price
$374,900
Median Change From 1st List Price
0%
Last 12 months Home Sales
159
Median Home Sale Price YoY Change
3%
Average Price Per Sq Ft
$186
Neighborhood Facts
Number of Homes in Neighborhood
1,702
Number of Homes for Sale
107
Median Year Built
2005
Months of Supply
8.10
Average Single Family Home Size Sq Ft
2,002
On par with the national average
1,925
Median Lot Size Sq Ft
49,658
Open Houses
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Sunday, Sep 212 - 4pm
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Saturday, Sep 209am - 12pm
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Saturday, Sep 209am - 12pm
Distribution of Home Values
Homes for Sale
Homes for Rent
Average Home Value
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
6,864
Median Age
40
Population Density
1 person/acre
Population under 18
27.7%
On par with the national average
23.8%
Population over 65
16.7%
On par with the national average
19.1%
Finances
Median Household Income
$91,567
Above the national average
$71,702
Average Household Income
$116,365
Education and Workforce
High School Graduates
94.2%
Above the national average
89.1%
College Graduates
31.2%
Advanced Degrees
5.8%
Below the national average
13.3%
% Population in Labor Force
67.2%
Weather
Annual Precipitation
38''
Average Winter Low Temperature
28°F
Average Summer High Temperature
93°F
Annual Snowfall
8''
Area Factors
Somewhat Bikeable
Bike Score®
11
/ 100
Car-Dependent
Walk Score®
0
/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Nearby Neighborhoods
Bridge Creek
Homes surrounded by vast acres share addresses with nearby Blanchard and Tuttle
Blanchard
New developments and a small-town feel outside of OKC, Norman and Newcastle
Dibble
Small town simple living southwest of Norman
Tuttle
Newcastle’s next-door neighbor maintains its rural roots amid new growth
Chickasha
Big personality and strong community in Grady County
Newcastle
A rapidly growing rural suburban neighborhood that's close to it all
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