Before you open a spreadsheet comparing these two markets, ask one question that most buyer guides never raise: is confirmed municipal water service available at the specific lot you're considering in Cashion?
The Cashion Public Works Authority recently received a $99,999 REAP grant from the Oklahoma Water Resources Board to drill test wells and identify new groundwater sources. The grant exists because the existing system is straining under growth. Cashion's population has climbed 10.78% since the 2020 census and is currently growing at 2.03% per year — fast enough that infrastructure is playing catch-up. That's not a reason to walk away from Cashion. It is the reason this guide starts here rather than with price-per-square-foot tables.
With that friction named, the comparison is genuinely worth making. The price spread between Cashion and Edmond is large, the commute is workable for the right buyer, and the new construction activity in Cashion since 2024 is unlike anything the town has seen in decades.
Edmond's Median Has Moved Past What a Lot of Buyers Budgeted For
In November 2025, the median sale price in Edmond was $420,000, up 6.3% year-over-year, with homes averaging 38 days on market (Redfin). For buyers who want a half-acre lot, a three-car garage, or room to build a shop, Edmond at that price point is a difficult fit. Five-plus-acre properties in Edmond currently list at a median of $462,000, and there are only a handful of them active at any given time.
Cashion sits 21 miles northwest of Edmond via OK-74. That is where the comparison starts to shift.
What the Same Dollar Buys in Cashion Right Now
Three separate builder communities launched or significantly expanded in Cashion in 2024 and 2025. Each one is targeting buyers who have already done this math.
Cashion Lakes, developed by Shawn Forth Homes, offers 114 half-acre lots built around a 7-acre community fishing pond, located directly across from Cashion Schools. Active listings there include homes over 3,200 square feet with 10-foot ceilings, custom maple beams, and cathedral-vaulted family rooms — at prices that don't require a $420,000 entry. Outbuildings are permitted, which is the detail that matters most to buyers coming from Edmond who've been priced out of the lots that allow a workshop.
Magnolia Estates, designed by Brent Gibson and built by LA Custom Homes, offers half-acre lots with four-bedroom homes, three-car garages, quartz countertops, and spray foam insulation — with builder flex incentives of up to $15,000 applied toward rate buy-downs or upgrades. Blue Ribbon Construction's Cashion Estates sits on one-acre lots just north of Cashion High School on Highway 74F, with optional 30x40 shops priced into the build for $22,500.
Homes by Taber has also moved into Cashion, adding a fourth established builder to a town of under 1,000 people. That concentration of new construction in one small market is not incidental. It reflects what builders see in demand data from buyers who've run this exact comparison and chosen Cashion.
Raw land is moving too. Lots of 1.5 acres near the Cashion School District have been selling in the low-to-mid $30,000s. A 65-acre development tract on Highway 74, with utilities at the road and a natural 15-acre lake at its center, recently came to market described as situated in "one of the fastest-growing rural corridors in central Oklahoma."
The Commute Is Honest
Cashion to Edmond is 21 miles, approximately 27 to 30 minutes via OK-74. Cashion to downtown Oklahoma City is 33 miles, roughly 43 minutes. Those are clear-road numbers. Budget 35 and 50 minutes for typical weekday mornings.
That is a real tradeoff. For a buyer commuting five days a week to a downtown office, the extra 15 minutes each way compared to a central Edmond address compounds. For a buyer working remotely two or three days a week, or whose job is in northwest OKC rather than downtown, the math looks different. Cashion sits on the Kingfisher-Logan county line, which positions it roughly equidistant between Guthrie and Kingfisher for weekday errands — neither is a large retail hub, so most shopping runs head toward Edmond or the metro. That is worth knowing before you move, not after.
The Cashion trade rewards buyers who have consciously made the distance calculation and accepted it. Buyers who are primarily chasing price and discover the commute surprise after closing tend to be the dissatisfied ones.
The Infrastructure Question: What to Ask Before You Contract
The OWRB grant to Cashion is public record, but it almost never appears in buyer conversations. Here is why it matters at the transaction level.
State Senator Chuck Hall described the grant as helping Cashion "identify additional water sources to meet the community's needs now and for years to come." Representative Denise Crosswhite Hader, whose district includes nearby Piedmont, called it a search for "a more permanent solution." The town's existing water supply was not designed for the growth rate it is now experiencing.
For buyers purchasing in Cashion Lakes or other established communities inside town limits near existing mains, this is typically a non-issue — infrastructure is already in place. For buyers considering raw land or lots in outer developments, the distinction between "utilities at the road" and "confirmed municipal water connection" is consequential. Those phrases do not mean the same thing, and finding out which one applies after you've removed contingencies is the kind of surprise that turns a good deal into a complicated one.
Ask your agent — before the offer goes in — to confirm water service availability at the specific parcel. If the answer is vague, that vagueness is its own answer.
The longer-term signal from the OWRB grant is actually positive. Towns that identify infrastructure constraints and fund solutions proactively tend to absorb growth more cleanly than those that wait for the problem to force their hand. Cashion is doing the former. But buyers in the meantime carry the verification responsibility.
Who This Comparison Actually Favors
The buyers getting the most value from Cashion right now are not families who simply couldn't stretch to Edmond. They're buyers who decided they want land, a shop, room for horses or livestock, or the pace of a small agricultural town — and then ran the numbers on what that costs inside the Edmond market. The answer pushed them northwest.
A half-acre in Cashion Lakes with a new home and a fishing pond outside the window is a different product from a comparably priced home in a dense Edmond subdivision with a standard backyard. Buyers who understand they're choosing a different lifestyle, not a discounted version of the same one, tend to stay satisfied five years out.
The buyers who struggle with the Cashion decision are comparing it to Edmond on restaurant density, retail convenience, and immediate walkability to amenities — categories where Edmond wins cleanly and Cashion doesn't compete. If those things are non-negotiable, the 21 miles will feel longer every week. If they're nice-to-have rather than must-have, and what you really want is space, the comparison shifts considerably in Cashion's favor.
FAQ
Do Cashion addresses fall in Kingfisher County or Logan County? Most of the town is in Kingfisher County, but Cashion annexed land across the county line into Logan County in the 1970s. The specific parcel determines your county for property tax purposes, and mill rates differ between the two. Confirm the county on any lot before closing.
Can I get a shop permitted on a Cashion lot? Communities like Cashion Estates, which sit outside city limits under rural zoning, generally permit outbuildings with minimal restrictions. Lots inside town limits operate under different rules. If a shop is central to your plans, verify with the town before purchasing — not after.
How does the water situation affect new construction timelines? For lots in Cashion Lakes and other communities with established infrastructure, current construction timelines are not materially affected. For raw land and outer parcels, the practical question is whether a water well or municipal connection is the right path. That answer affects both your build budget and your long-term costs, and it is worth resolving before you break ground.
Is Cashion School District attendance guaranteed for a Cashion address? Generally yes for properties within district boundaries, but several new communities and outer parcels sit near lines. Confirm attendance zone assignment directly with the district before making a school-dependent purchase decision.
Allison Wanjon and her team work both sides of this comparison regularly — suburban Edmond and the rural and semi-rural communities that surround it, including acreage and land transactions where the due-diligence details are the difference between a smooth close and a hard lesson. If you're running these numbers for your own situation, we'd be glad to walk through them with you. Begin Your Story at Home.
