Marshall County Landlord-Tenant Law

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

Marshall County Rental Market Overview

Marshall County sits in south-central Oklahoma along the Oklahoma shore of Lake Texoma — one of the largest reservoirs on the Oklahoma-Texas border, formed by the Denison Dam on the Red River. The county is home to Kingston, directly on the Lake Texoma shoreline and the hub of one of Oklahoma’s most active lake resort communities. The county seat of Madill (~3,700) serves as the governmental and commercial center. Named for Thurgood Marshall’s namesake precursor — Supreme Court Justice John Marshall — the county was created at statehood from former Chickasaw Nation lands. With a 2020 census population of approximately 15,312, Marshall County is a small but recreation-active county whose Lake Texoma shoreline drives significant seasonal tourism and associated housing demand.

The economy blends Lake Texoma tourism and recreation, Chickasaw Nation employment, cattle ranching, county and school district government, and some oil and gas. Kingston and the lake area have the county’s most active rental and vacation property market. Rents in Madill range from $600–$875 per month; lake area properties command higher rates. The county lies within Chickasaw Nation historic territory.

Marshall 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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Marshall County Oklahoma Landlord-Tenant Law: Guide for Madill, Kingston & Lake Texoma Area Rental Property Owners

Marshall County’s defining geographic feature is its position along the Oklahoma shore of Lake Texoma — the massive Red River reservoir created by the Denison Dam in 1944, which at full pool spans portions of both Oklahoma and Texas. Lake Texoma is one of the largest reservoirs in the United States and is particularly famous among anglers as one of the premier striped bass fisheries in the country. The Oklahoma side of Lake Texoma is almost entirely within Marshall County, and Kingston — a community on the lake’s northern shore — has grown into one of Oklahoma’s most active lake resort communities, with marinas, resorts, vacation rentals, and an economy that peaks dramatically during spring and summer fishing and recreation season.

The county seat of Madill, with approximately 3,700 residents, is the governmental and commercial hub, located several miles north of the lake. Named for Marshall County, which was itself named for Supreme Court Chief Justice John Marshall, the county was created at statehood from former Chickasaw Nation lands. With a 2020 census population of approximately 15,312, Marshall County is a small county whose economy is shaped disproportionately by Lake Texoma tourism and the Chickasaw Nation.

The ORLTA in Marshall County

All residential rental relationships in Marshall 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 Marshall 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 Marshall County are filed at the Marshall County Courthouse, 100 Plaza, Rm. 201, Madill, OK 73446, phone (580) 795-3392. Important: The courthouse closes for lunch from 12:00–12:30 PM — plan courthouse visits accordingly. Hours: Mon–Fri 8:30 AM–12:00 PM and 12:30 PM–5:00 PM. Marshall County is part of Oklahoma’s 20th Judicial District, which also serves Carter (Ardmore), Johnston, Love (Marietta/WinStar), 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.

This guide is provided for general informational purposes only and does not constitute legal advice. Consult a licensed Oklahoma attorney or contact the Marshall County District Court at (580) 795-3392 for guidance specific to your situation. Last updated: April 2026.