The story of this market
The typical home in Cass County, Nebraska sells for about $324,000, or $185 per square foot.
Prices are down 13.6% from a year ago, which gives buyers more room to negotiate. Homes take about 44 days to sell. Over the long run, values in this county have grown 130% since 2000. Last year 4 of 6 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is hail, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,450 a month.
HUD sets the fair market rent for a 2-bedroom at $1,450 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Moderate.
Price climate
Every year of price change, 2000–2025
+5.9%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2022 (+15%). Worst: 2009 (-2.4%). Hover to read a year.
Monthly price momentum
Home values since 2015
+3.2%
NE · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,924
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
+5.9%
2025 change
FHFA repeat-sales index, median of 6 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
67
Relatively Moderate
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $15,381,309.
Mortgage activity
Home lending in this county
80.8%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 1499 | 830 | 80.8% | 6.4% | $210,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Cass County, Nebraska
Cass County's residential real estate market remains an attractive exurban haven within the Omaha-Council Bluffs metro, characterized by high homeownership rates and lower entry prices relative to Douglas and Sarpy counties. While median closed prices have recalibrated downward following rapid pandemic-era appreciation, buyer interest remains underpinned by commuter demand and stable household balance sheets. Moderate inventory levels and steady days on market point to a balanced, sustainable operating tempo heading into the next quarter.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 16 cities · 19 ZIP reports
Median prices moved up 4.0% year over year.
Homes spend a median of 24 days on market with 0.5 months of supply — a fast-moving market.
11% of listings have cut prices · homes sell at 61.98% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.4% · poverty 6.2% — a stable, low-distress profile.
Deterministic aggregate of 18 researched ZIP reports of 19 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Cass County, Nebraska — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
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| 68003 | Ashland | $410,982 | $179 | +5.8% | 33 | 100% | 11% | 1.8 | 949 | $866 | researched Sep 28 |
| 68016 | Cedar Creek | $345,000 | $185 | +2.4% | 22 | 98.5% | 18% | 2.8 | 88 | $1,650 | researched Sep 28 |
| 68037 | Louisville | $360,000 | $165 | -3.3% | 25 | — | — | — | 425 | $1,181 | researched Sep 28 |
| 68048 | Plattsmouth | $290,000 | $205 | +5.8% | 14 | 100% | — | — | — | $947 | researched Sep 28 |
| 68056 | Bellevue | $356,000 | $188 | +3.2% | 32 | 99.2% | 8.5% | 2.4 | 142 | $2,250 | researched Sep 28 |
| 68061 | South Bend | $264,000 | $159 | — | 14 | — | — | — | — | $642 | researched Sep 28 |
| 68065 | Valparaiso | $397,000 | $179 | +0.7% | 33 | 100% | 11% | 1.1 | 1,449 | $931 | researched Sep 28 |
| 68304 | Alvo | $296,000 | $179 | +5.8% | 14 | 100% | 29.2% | 2.1 | 2,231 | $543 | researched Sep 28 |
| 68307 | Avoca | $325,000 | $168 | +3.2% | 34 | 98.5% | 8% | 3 | 12 | $725 | researched Sep 28 |
| 68347 | Endicott | $359,000 | $159 | +5.8% | 22 | 98.5% | 27% | — | — | $1,115 | researched Sep 28 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Cass County experiences significantly lower violent and property crime rates compared to the urban core of the Omaha metropolitan area. Crime reports reflect rural and exurban baselines, with property crime predominantly concentrated along major transit corridors.
The county is served by public school districts including Plattsmouth Community Schools, Conestoga Public Schools, Louisville Public Schools, and Elmwood-Murdock, which generally maintain solid academic ratings and strong community participation.
Primary natural hazards include seasonal severe thunderstorms, tornadoes, high wind events, and severe localized riverine flooding along the Platte and Missouri Rivers. Insurance costs have trended upward across eastern Nebraska due to convective storm damage.
Economic activity is anchored by regional agribusiness, limestone quarrying and materials manufacturing, education, and light logistics. Residential expansion continues in northern communities serving commuters bound for Omaha and Lincoln.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. Federal (United States (federal)) — Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) Superfund Liens: Establishes a statutory federal lien upon the parcel running in favor of the United States for all unrecovered cleanup costs, damages, and statutory interest incurred by the EPA. Rate and formula: Direct Dollar-for-Dollar Reimbursement (Lien Amount = Incurred Response Costs + Administrative Costs + Federal (United States (federal)) — Foreign Investment in Real Property Tax Act (FIRPTA) Withholding: Imposes an affirmative withholding tax obligation on the transferee (buyer) to withhold and remit tax on the gross amount realized (gross sales price). The statutory base withholding rate is 15% of the total purchase price (Formula: Tax = Amount Realized × 15%). Exemptions and reductions: (1) 0% wit Federal (United States (federal)) — Federal General Tax Lien Encumbrance: Under IRC § 6321, a statutory lien arises automatically as of the date of assessment and attaches to all real property owned or acquired by the taxpayer.
The local economy is driven by government, public education, health services, agriculture, and construction materials manufacturing. Proximity to both Omaha and Lincoln makes Cass County an established exurban commuter shed.
US Route 34, US Route 75, and Interstate 80 (crossing the northwestern edge near Ashland) form the primary arterial transit network connecting residents to major job centers in Sarpy, Douglas, and Lancaster counties.
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The Cass County Assessor appraises all real property annually at 100% of actual market value based on comparable sales, subject to state equalization review by the Nebraska Tax Equalization and Review Commission (TERC).
Properties are subject to overlapping taxing jurisdictions including Cass County general fund, local school districts, educational service units, natural resources districts (Lower Platte South / Nemaha), rural fire districts, and municipal levies.
Nebraska homeowner insurance rates have climbed steadily due to elevated severe storm frequency, hail claims, and Midwest wind risks, with floodplain properties along the Platte and Missouri Rivers requiring mandatory flood insurance under NFIP.
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- Vala's Pumpkin Patch & Apple Orchard4.317.7 mi
- The Amazing Pizza Machine4.222.6 mi
- Spare Time Omaha4.324.9 mi
- Dave & Buster's Omaha4.125 mi
- Prehistoric Putt Omaha4.725 mi
- CHI Health Center4.429.2 mi
- Vala's Pumpkin Patch & Apple Orchard4.317.7 mi
- Memorial Stadium4.829.1 mi
- Strategic Air Command & Aerospace Museum4.813.2 mi
- Charles Schwab Field Omaha4.729.4 mi
- Vala's Pumpkin Patch & Apple Orchard4.317.7 mi
- Strategic Air Command & Aerospace Museum4.813.2 mi
- Platte River State Park4.78.5 mi
- Eugene T. Mahoney State Park4.613.3 mi
- Holy Family Shrine4.915.3 mi
- Strategic Air Command & Aerospace Museum4.813.2 mi
- Joslyn Art Museum4.728.7 mi
- Kiewit Luminarium4.729.2 mi
- Omaha Children's Museum4.728.4 mi
- Joslyn Castle & Gardens4.628.3 mi
- Platte River State Park4.78.5 mi
- Eugene T. Mahoney State Park4.613.3 mi
- Wildlife Safari Park4.612.1 mi
- Louisville State Recreation Area4.48.9 mi
- Arbor Day Farm4.619.5 mi
- Tiburon Golf Club & Banquet Facility4.519.5 mi
- 88 Tactical4.618.7 mi
- Woodland Hills Golf Course4.516.3 mi
- Quarry Oaks Golf Club4.511.3 mi
- Iron Horse Golf Club4.115.4 mi
- Nebraska Crossing4.516.2 mi
- Hy-Vee Grocery Store4.619.2 mi
- Shadow Lake Towne Center4.419.1 mi
- Hy-Vee Grocery Store4.419.1 mi
- Baxter Ford Papillion4.718.9 mi
- Bergan Mercy Hospital4.426 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
Major regional park featuring lodging, observation tower, aquatic center, indoor play area, and Platte River bluffs.
Heavily wooded state park offering hiking trails, cabins, nature center, and outdoor recreation.
Prominent aerospace museum near Ashland showcasing historic military aircraft and space artifacts.
Features the Schramm Education Center, aquarium, nature trails, and geological formations along the Platte.
Retrieved from U.S. Census Bureau QuickFacts and ACS 5-year table profiles for Cass County, Nebraska.
applies when — Applies to qualified claimants including certain veterans, individuals with disabilities, and low-income seniors based on income and property value thresholds.
Provides a reduction or exemption of property taxes on the primary residence (homestead) of qualified individuals. The specific exemption amount is determined by income brackets and disability status as defined in state statutes.
Neb. Rev. Stat. §§ 77-3501 to 77-3530.
Real property is assessed at or near 100% of actual value, except for agricultural and horticultural land, which is assessed at 75% of actual value. Agricultural land is assessed at 50% of actual value for school bond tax purposes. Taxes are calculated by applying local mill levies to the assessed value.
Nebraska Constitution Article VIII; Neb. Rev. Stat. § 77-1344; 2025 Property Assessment Division Annual Report.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.