The story of this market
The typical home in Douglas County, Nebraska sells for about $329,013, or $169 per square foot.
Prices are up +3.3% from a year ago, so sellers still have some momentum. Homes take about 24 days to sell, which is fast. Over the long run, values in this county have grown 119% since 2000. Last year 86 of 137 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 Low.
Price climate
Every year of price change, 2000–2025
+0.5%
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 (+14.3%). Worst: 2011 (-1.5%). 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
+0.5%
2025 change
FHFA repeat-sales index, median of 137 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
44
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $233,918,820.
Mortgage activity
Home lending in this county
83.8%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 26298 | 15792 | 83.8% | 9.7% | $165,000 |
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 Approval rate is approved ÷ decided (withdrawn and incomplete files excluded).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.
Douglas County, Nebraska
Douglas County exhibits a stable residential real estate market characterized by modest price growth (+3.3% YoY to $329,013) and swift turnover, with homes averaging 24 days on market. Steady demand across central and western suburban submarkets keeps median sale-to-list ratios at 100%, though supply constraints and elevated property taxes sustain selective buyer caution.
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 · 5 cities · 31 ZIP reports
Median prices moved down 2.0% year over year.
Homes spend a median of 38 days on market with 0.0 months of supply — a fast-moving market.
4% of listings have cut prices · homes sell at 58.92% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.8% · poverty 10.9% — a stable, low-distress profile.
Owned and leased federal assets with active or excess status, per the General Services Administration's Real Estate Across the United States inventory (read 2026-09-25). A federal footprint read on this county — not a market valuation, and never an attribute of any individual property or tenant.
Deterministic aggregate of 31 researched ZIP reports — 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.
Douglas 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 8.5%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Each property observation weighs one in its ZIP's deterministic roll-up — property-level records (taxes, scores, permits) never roll individually. Latest property research run Oct 18, 2026.
researched Sep 28
researched Sep 28
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researched Sep 30
researched Sep 28
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researched Sep 27
researched Sep 28
| 68007 | Bennington | $338,000 | $180 | -22.3% | 31 | 100.8% | — | — | 282 | $1,612 | researched Sep 28 |
| 68022 | Omaha | $507,000 | $194 | -1.1% | 80 | — | — | — | 576 | $1,493 | researched Sep 28 |
| 68064 | Valley | $749,900 | $319 | +4.2% | 68 | 98.5% | 12% | 4.9 | 69 | $1,029 | researched Sep 28 |
| 68069 | Waterloo | $750,000 | $235 | +4.2% | 33 | 98.5% | 8.3% | 1.7 | 12 | $1,382 | researched Sep 28 |
| 68102 | Omaha | $1,209,330 | $250 | +2.1% | 35 | 98.5% | 18% | 4.2 | 142 | $1,260 | researched Sep 30 |
| 68104 | Omaha | $204,312 | $165 | — | 33 | — | 11% | — | 949 | $1,077 | researched Sep 28 |
| 68105 | Omaha | $275,000 | $145 | -8% | 30 | 98.5% | 12% | 4.1 | 74 | $1,097 | researched Sep 28 |
| 68106 | Omaha | $265,000 | $175 | +3.2% | 28 | 98.5% | 15% | 2.8 | 39 | $1,277 | researched Sep 28 |
| 68107 | Omaha | $191,000 | $145 | +6.3% | 46 | 100% | — | — | 52 | $1,035 | researched Sep 27 |
| 68108 | Omaha | $185,000 | $135 | +2.1% | 45 | 98.5% | 15% | 4.2 | 58 | $1,194 | 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.
Violent and property crime rates in Douglas County are elevated in core urban tracts of Omaha relative to national and state benchmarks, while western suburban jurisdictions demonstrate markedly lower crime frequency. Overall municipal index crime in the Omaha area has tracked moderate declines year-over-year.
Douglas County features notable educational bifurcation, with suburban districts like Millard, Elkhorn, and Westside posting top-tier GreatSchools marks (8-9/10), while Omaha Public Schools (OPS) operates a high-poverty, magnet-heavy urban network with mixed outcomes.
Flood risk is localized primarily along the Missouri and Elkhorn rivers and tributary creeks (Papillion Creek watershed), covering roughly 7% of parcels, while severe convective storm, hail, and high-wind/tornado risks represent universal perils driving elevated regional property insurance costs.
Economic expansion is anchored by the Fortune 500 headquarters base (Berkshire Hathaway, Mutual of Omaha, Union Pacific), healthcare and bioscience infrastructure around UNMC, and continuous westward residential growth along the Dodge corridor.
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.
Douglas County serves as the corporate and medical capital of Nebraska, maintaining an economy underpinned by Fortune 500 headquarters, the financial services sector, insurance, and the University of Nebraska Medical Center. Unemployment consistently trends well below national averages.
Interstate 80 and the I-680 beltway provide primary vehicular circulation, supplemented by the West Dodge expressway corridor. Public transit is operated by Metro Transit via bus and the ORBT bus rapid transit line, with an urban modern streetcar under construction.
County planning balances dense riverfront and central core urban infill with ongoing western annexations and Master Planned Communities in the Elkhorn basin.
The Douglas County Assessor sets property valuation annually using mass appraisal techniques adhering to state statutory market-value equalization requirements, with protest appeals adjudicated through the County Board of Equalization.
Parcels are subject to overlapping jurisdictions including Omaha Public Power District (OPPD), Metropolitan Utilities District (MUD), Papio-Missouri River NRD, Metropolitan Community College, and numerous Sanitary and Improvement Districts (SIDs) in developing sectors.
Nebraska homeowners face elevated premiums relative to inland peers, driven by frequent severe convective storms delivering destructive hail and wind events across the Great Plains.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
Nationally acclaimed 160-acre zoo and botanical complex, consistently ranked among the world's top wildlife attractions.
Historic brick-paved downtown Omaha neighborhood housing hundreds of restaurants, art galleries, and boutique retailers.
395-acre park and day-use reservoir in northwest Omaha offering non-motorized boating, fishing, and trail networks.
3,000-foot footbridge spanning the Missouri River connecting downtown Omaha to Council Bluffs, Iowa trail networks.
Retrieved from U.S. Census Bureau ACS 5-year estimates for Douglas County, NE (FIPS 31055).
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.