Love County Landlord-Tenant Law

Oklahoma landlord guide — county ordinances, courthouse info & local rules

Love County Rental Market Overview

Love County occupies Oklahoma’s southern border with Texas, straddling the Red River in the state’s south-central region. Named for Overton Love — a prominent Chickasaw farmer, entrepreneur, and politician — the county was created at statehood in 1907 from former Chickasaw Nation lands. The county seat of Marietta (~2,600) sits directly on I-35, the major north-south corridor connecting Oklahoma City and Dallas, making it a notable trucking and travel stop. Thackerville, home of the WinStar World Casino and Resort (one of the world’s largest casinos, located on the Chickasaw Nation’s Texas border), is the county’s other significant commercial community. With a 2020 census population of approximately 10,146, Love County is small but punches above its weight economically because of the casino.

The WinStar World Casino and Resort is the dominant private employer and economic engine in Love County, drawing workers from throughout the region and creating substantial housing demand in Thackerville and Marietta. Chickasaw Nation operations, county/school district employment, cattle ranching, and I-35 corridor commercial activity round out the employment profile. Rents in Marietta and Thackerville range from $575–$850 per month. The county lies within Chickasaw Nation historic territory.

Love County Ordinances & Local Rules

Last verified: April 2026 · Source: OSCN

Oklahoma State Law Framework

⚡ Quick Overview

5

Days Notice (Nonpayment)

15 (10 to cure; general violations); Immediate (criminal/imminent harm)

Days Notice (Violation)

12-35

Avg Total Days

$$85

Filing Fee (Approx)

💰 Nonpayment of Rent

Notice Type 5-Day Notice to Pay Rent or Quit

Notice Period 5 days

Tenant Can Cure? Yes - tenant can pay all rent within 5 days to stop eviction

Days to Hearing 5-10 (hearing scheduled after filing; summons served at least 3 days before hearing) days

Days to Writ 48 hours after judgment (writ of execution served) days

Total Estimated Timeline 12-35 days

Total Estimated Cost $150-400

⚠️ Watch Out

5-day notice for nonpayment - rent is late the moment due date passes (no statutory grace period unless lease provides one). Notice must state unpaid amount and termination date (not less than 5 days). Tenant paying in full within 5 days stops eviction. After judgment: tenant gets 48 hours via writ of execution served by sheriff ($50 or actual expenses). CRITICAL: If tenant didn't receive proper notice and default judgment entered, tenant can reverse by paying all rent + costs + attorney fees within 72 hours (12 O.S. § 1148.10B). Abandoned property: 30 days to claim (§ 41-130). Landlord-friendly state with fast process.

📜 Eviction Laws Main 📊 Compare This State

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📝 Oklahoma Eviction Process (Overview)

1. Serve the required notice based on the eviction reason (nonpayment or lease violation).
2. Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
3. File an eviction case with the District Court - Small Claims Division - Forcible Entry and Detainer (Title 12 §§ 1148.1-1148.16). Pay the filing fee (~$$85).
4. Tenant is served with a summons and has the opportunity to respond.
5. Attend the court hearing and present your case.
6. If you prevail, obtain a writ of possession from the court.
7. Law enforcement executes the writ and removes the tenant if necessary.

⚠️ Disclaimer: This page provides general information about Oklahoma eviction laws and does not constitute legal advice. Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections. For specific legal guidance, consult a qualified Oklahoma attorney or local legal aid organization.

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Underground Landlord

🔍 Reduce Your Risk Before Signing a Lease: Oklahoma landlords who screen tenants carefully before signing a lease significantly reduce their risk of ending up in eviction court. Understanding tenant screening in Oklahoma — including background checks, credit history, income verification, and rental references — is one of the most cost-effective steps you can take to protect your rental property. Before you ever need Oklahoma's eviction process, proper tenant screening can help you identify red flags early and avoid problem tenancies altogether.

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Love County Oklahoma Landlord-Tenant Law: Guide for Marietta, Thackerville & Red River Border Area Rental Property Owners

Love County is Oklahoma’s southernmost county along the I-35 corridor, hugging the Red River and the Texas state line in the state’s south-central region. Named for Overton Love — a prominent Chickasaw farmer, entrepreneur, and politician who played a significant role in the economic development of the Indian Territory — the county was created at statehood in 1907 from former Chickasaw Nation lands. The county seat of Marietta (~2,600) sits directly on I-35, the major north-south artery connecting Oklahoma City with Dallas and Fort Worth, making it a natural commercial node for travelers, truckers, and commuters.

Thackerville, in Love County’s southern corner near the Texas border, is home to WinStar World Casino and Resort — operated by the Chickasaw Nation and routinely described as one of the world’s largest casino complexes by gaming floor square footage. WinStar is the dominant economic force in Love County, employing thousands and creating substantial demand for worker housing in both Thackerville and Marietta. With a 2020 census population of approximately 10,146, Love County’s resident population understates the economic scale brought by WinStar — the casino draws millions of visitors annually from the Dallas-Fort Worth metro, just 90 miles south.

The ORLTA in Love County

All residential rental relationships in Love County are governed by the Oklahoma Residential Landlord and Tenant Act (ORLTA), codified at Oklahoma Statutes Title 41. No local ordinances modify the ORLTA in Love County. There is no rental licensing requirement and no rent control. For nonpayment, a five-day pay-or-quit notice (rent only — no late fees) is required before filing a FED. For other lease violations, a fifteen-day notice to cure or quit is required. Month-to-month tenancies require thirty days’ written notice. Non-emergency entry requires twenty-four hours’ advance notice. Security deposits have no cap but must be held in an FDIC-insured Oklahoma institution, with the 45-day return clock beginning only after termination, possession delivery, and a written tenant demand. Self-help eviction is prohibited statewide.

Eviction Procedure at the 20th Judicial District Court

FED actions in Love County are filed at the Love County Courthouse, 405 W. Main St., Marietta, OK 73448, phone (580) 276-2235, open Monday through Friday from 8:00 AM to 4:30 PM. Love County is part of Oklahoma’s 20th Judicial District, which also serves Carter (Ardmore), Johnston (Tishomingo), Marshall (Madill), and Murray (Sulphur) Counties. After the applicable notice period expires, the landlord files the FED petition, pays the filing fee, and is assigned a hearing date. Oklahoma’s prevailing party attorney fee provision makes procedural accuracy essential throughout.

This guide is provided for general informational purposes only and does not constitute legal advice. Consult a licensed Oklahoma attorney or contact the Love County District Court at (580) 276-2235 for guidance specific to your situation. Last updated: April 2026.