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Nebraska · main city

Buying a home in Omaha, Nebraska

In Omaha, the median value of owner-occupied homes is $281,400, Douglas County's effective property tax rate is 1.69%, a purchase mortgage carried a median $3,587 in total loan costs in 2025, and median gross rent is $1,187 a month.

Data as of : Census ACS 2025 1-year, Census Vintage 2024, FHFA HPI 2026Q2, Census ACS 2020-2024, HMDA 2025, HUD FY 2027. Sources

Checked on against the official sources listed at the bottom of the page.

Omaha home costs, fact by fact

Calculate for Omaha

If you buy

Nebraska state transfer tax

Documentary stamp tax (Neb. Rev. Stat. 76-901): $3.32 per $1,000 of value, or fraction of $1,000 (July 18, 2026 to December 31, 2031); $2.32 from January 1, 2032. Change the price: the amount is recalculated instantly.

Price$281,400
State transfer tax$936.24
Share of the price0.33% of the price
Who paysThe seller

Default price: the Omaha median value of owner-occupied homes, $281,400 (Census ACS 2025). Rule: Divide the consideration by $1,000, round up to the next whole unit, multiply by $3.32. Value includes any lien the buyer assumes; for a gift it is current market value. Earlier rates were $2.25 (to September 2, 2025) and $2.32 (September 3, 2025 to July 17, 2026). Who pays: The statute imposes the tax on the grantor executing the deed, the seller in an ordinary sale; a contract can allocate the cost differently. Not included: county and city transfer taxes, recording fees, title insurance and lender charges. Nebraska transfer tax guide · all 50 states.

If you sell

Capital gain and the federal tax on it

Same federal rule in every state: Section 121 of the Internal Revenue Code excludes up to $250,000 of gain on a main home ($500,000 for a married couple filing jointly).

Capital gain$350,000
Section 121 exclusion$250,000 (limit $250,000)
Taxable gain$100,000
Type of gainLong-term (owned over 1 year), 15% chosen
Federal tax on the gain$15,000

Section 121 excludes $250,000; the rest is taxable.

Gain = sale price minus your adjusted basis (purchase price, buying costs and improvements); selling expenses reduce it (IRS Publication 523). Long-term rates for sales in 2026, by taxable income including the gain (IRS Rev. Proc. 2025-32, section 4.03): 0% up to $49,450 single or $98,900 married filing jointly, 15% up to $545,500 single or $613,700 jointly, 20% above. Not included: Nebraska state income tax on the gain (not computed), the net investment income tax, depreciation recapture on a rental or home office, and the reduced exclusion for an early sale. Agent commissions are negotiated and never set by law. Capital gains on a home sale.

In short

The median value of owner-occupied homes in the city of Omaha is $281,400, according to the Census Bureau’s 2025 American Community Survey. The FHFA index shows prices in the Omaha, NE-IA metro area up 2.6% between the second quarters of 2025 and 2026. NIFA’s Homebuyer Assistance second loan can reach 5% of the price.

How much homes cost in Omaha

The Census Bureau’s American Community Survey (ACS) asks owners how much they think their home would sell for. The median of those answers is a useful benchmark, but it is not a sale price: it covers every owner-occupied home, including homes bought long ago. Our page on Nebraska home prices explains the method in detail.

AreaMedian value, 2025 (ACS)Margin of error (90%)
City of Omaha$281,400±$6,469
Douglas County$308,500±$8,660
Omaha, NE-IA metro area$311,100±$6,228
Nebraska$279,200±$3,160
United States$371,100±$646

*Source: U.S. Census Bureau, ACS 1-Year Estimates 2025, table B25077.

Are Omaha prices rising?

The Federal Housing Finance Agency (FHFA) tracks repeat sales of the same single-family homes. Its purchase-only, seasonally adjusted index, published August 25, 2026, shows:

Area1-year change (Q2 2025 to Q2 2026)5-year change (Q2 2021 to Q2 2026)
Omaha, NE-IA metro area+2.6%+33.0%
Nebraska+2.0%+33.6%
United States+2.1%+33.4%

Source: FHFA House Price Index, quarterly purchase-only files. Changes calculated by Payotte from the published index values.

Omaha-area prices rose slightly faster than the nation over the past year, and by about a third over five years.

Closing costs at the median price

On top of the price, buyers and sellers pay closing costs: lender fees, the appraisal, escrow and recording fees, and title insurance. Several of these depend on the loan and on the providers you choose, so there is no single official figure. For the rules, who usually pays each item and a worked example, see our guide to closing costs in Nebraska.

Property tax and transfer tax in Omaha

Property tax in Omaha depends on the taxing units that cover your address, so we do not repeat a rate here. Our Nebraska property tax guide explains how Nebraska values homes, the tax calendar and how to protest. Our page on transfer tax in Nebraska explains what applies when a deed is recorded. To see how property tax is paid through your monthly payment, read our guide to escrow accounts.

Help for Omaha buyers

Omaha is in Douglas County, one of six Nebraska counties where NIFA has targeted census tracts. According to NIFA, effective July 13, 2026:

  • The one-unit purchase price limit is $398,000 outside a target area and $485,500 inside one.
  • The household income limit for 1-2 people in Douglas County is $114,000 outside a target area and $136,800 inside one ($131,100 and $159,600 for 3 or more people).
  • The Homebuyer Assistance second loan is capped at 5% of the price, at 1% over 10 years. On the city median of $281,400, that is at most $14,070.

Details, rates and how to apply are in our Nebraska first-time buyer programs guide. We did not find City of Omaha program details we could read on October 13, 2026, so none are listed.

Nebraska guides for Omaha buyers

Frequently asked questions

What is the median home price in Omaha?

The Census Bureau’s 2025 American Community Survey puts the median value of owner-occupied homes in the city of Omaha at $281,400 (±$6,469). This is what owners think their home is worth, not the median sale price of recent sales.

Are home prices in Omaha going up?

According to the FHFA purchase-only index, prices in the Omaha, NE-IA metro area rose 2.6% between the second quarter of 2025 and the second quarter of 2026, and 33.0% over five years.

Is there help for first-time buyers in Omaha?

NIFA’s loans are available in Omaha through participating lenders. Its Homebuyer Assistance program adds a second loan of up to 5% of the price at 1% interest. Income and price limits apply.

What is the NIFA purchase price limit in Omaha?

Effective July 13, 2026, NIFA’s one-unit limit is $398,000 outside a target area and $485,500 inside one. Douglas County has targeted census tracts; NIFA’s mapping tool shows whether an address is in one.

Where can I find the property tax rate for Omaha?

Rates depend on the taxing units for your address. Our Nebraska property tax guide explains how to find yours.

More Nebraska guides

Sources

Questions about buying a home in Omaha

How much is property tax in Omaha?

Homeowners in Douglas County pay a median $4,507 a year in property tax, 1.69% of the county median home value of $266,100 (Census ACS 2020-2024). Your bill depends on your assessed value and local rates.

What are closing costs on a mortgage in Omaha?

Home-purchase mortgages in Douglas County carried median total loan costs of $3,587 in 2025; half of the 5,826 loans fell between $2,834 and $6,220 (HMDA). Total loan costs are the lender and settlement-service charges of the Closing Disclosure; transfer taxes and prepaid items come on top.

Is there a transfer tax when you buy a home in Omaha?

Nebraska charges a documentary stamp tax of $3.32 for each $1,000 of value, or fraction, on deeds for transfers from July 18, 2026, which is $996 on a $300,000 sale. The statute puts it on the grantor, the seller, and the rate falls to $2.32 on January 1, 2032.

Is it cheaper to rent or buy in Omaha?

It depends on your mortgage rate, down payment and how long you stay. As a benchmark, the median value of owner-occupied homes in Omaha ($245,500) equals 17.2 years of the median gross rent ($1,187 a month), both from Census ACS 2020-2024.

Run your own numbers: rent vs buy calculator · closing costs calculator.

Professionals by sector of Omaha

Who licenses each trade in Nebraska

Other large cities: see cities in Nebraska.

Data sources for the figures above

Nebraska · All states · Federal guides