Omaha market pulse
Real public data for Omaha's ZIP codes, updated as the agencies publish.
Metro prices
+2.5%
in 1 year · Omaha metro · 2025 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2025 Q2 |
|---|---|---|
| 2025 Q2 | 427.6 | — |
| 2025 Q3 | 427.7 | 0% |
| 2025 Q4 | 421.9 | -1.3% |
| 2026 Q1 | 430.7 | +0.7% |
| 2026 Q2 | 438.5 | +2.5% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Omaha, NE-IA: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
+33%
in 5 years · Omaha metro · 2021 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2021 Q2 |
|---|---|---|
| 2021 Q2 | 329.6 | — |
| 2021 Q3 | 335.4 | +1.8% |
| 2021 Q4 | 342.9 | +4.0% |
| 2022 Q1 | 354.4 | +7.5% |
| 2022 Q2 | 372.2 | +13% |
| 2022 Q3 | 374.3 | +14% |
| 2022 Q4 | 370.3 | +12% |
| 2023 Q1 | 380.2 | +15% |
| 2023 Q2 | 398.7 | +21% |
| 2023 Q3 | 401.2 | +22% |
| 2023 Q4 | 390.7 | +19% |
| 2024 Q1 | 402.3 | +22% |
| 2024 Q2 | 417.8 | +27% |
| 2024 Q3 | 407.1 | +24% |
| 2024 Q4 | 411.1 | +25% |
| 2025 Q1 | 411.5 | +25% |
| 2025 Q2 | 427.6 | +30% |
| 2025 Q3 | 427.7 | +30% |
| 2025 Q4 | 421.9 | +28% |
| 2026 Q1 | 430.7 | +31% |
| 2026 Q2 | 438.5 | +33% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Omaha, NE-IA: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
+98%
in 10 years · Omaha metro · 2016 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2016 Q2 |
|---|---|---|
| 2016 Q2 | 221.9 | — |
| 2016 Q3 | 226.4 | +2.0% |
| 2016 Q4 | 223.2 | +0.6% |
| 2017 Q1 | 231.0 | +4.1% |
| 2017 Q2 | 236.2 | +6.4% |
| 2017 Q3 | 237.1 | +6.8% |
| 2017 Q4 | 238.9 | +7.7% |
| 2018 Q1 | 245.1 | +10% |
| 2018 Q2 | 254.4 | +15% |
| 2018 Q3 | 254.9 | +15% |
| 2018 Q4 | 253.1 | +14% |
| 2019 Q1 | 258.6 | +17% |
| 2019 Q2 | 266.3 | +20% |
| 2019 Q3 | 271.7 | +22% |
| 2019 Q4 | 266.5 | +20% |
| 2020 Q1 | 275.0 | +24% |
| 2020 Q2 | 285.3 | +29% |
| 2020 Q3 | 293.2 | +32% |
| 2020 Q4 | 299.1 | +35% |
| 2021 Q1 | 310.3 | +40% |
| 2021 Q2 | 329.6 | +49% |
| 2021 Q3 | 335.4 | +51% |
| 2021 Q4 | 342.9 | +55% |
| 2022 Q1 | 354.4 | +60% |
| 2022 Q2 | 372.2 | +68% |
| 2022 Q3 | 374.3 | +69% |
| 2022 Q4 | 370.3 | +67% |
| 2023 Q1 | 380.2 | +71% |
| 2023 Q2 | 398.7 | +80% |
| 2023 Q3 | 401.2 | +81% |
| 2023 Q4 | 390.7 | +76% |
| 2024 Q1 | 402.3 | +81% |
| 2024 Q2 | 417.8 | +88% |
| 2024 Q3 | 407.1 | +83% |
| 2024 Q4 | 411.1 | +85% |
| 2025 Q1 | 411.5 | +85% |
| 2025 Q2 | 427.6 | +93% |
| 2025 Q3 | 427.7 | +93% |
| 2025 Q4 | 421.9 | +90% |
| 2026 Q1 | 430.7 | +94% |
| 2026 Q2 | 438.5 | +98% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Omaha, NE-IA: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
ZIP by ZIP
+92%
The median ZIP's house price index, 2015–2025. 25 ZIPs, from +73% to +145%.
One-year ZIP changes are noisy: of last year's top-3 ZIPs in our 50 cities, 1 in 15 was top 3 again. Past change, not a forecast.
About these figures
FHFA's experimental ZIP house price index: houses with Fannie Mae or Freddie Mac loans, from sales and refinance appraisals. Condos, co-ops and multi-unit buildings aren't in it. 25 of Omaha's 28 ZIPs have an index; FHFA publishes one only where enough sales exist. A ZIP whose index stops before the latest year shows the year it ends instead of changes. Each index has its own base, so compare a ZIP's changes, not its level.
Rent or buy here
EstimateMonthly housing payment (est.): 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments of $1,281 · APR not calculated (it depends on the lender's fees) · includes principal and interest, property tax, home insurance and any HOA dues, plus mortgage insurance below 20% down.7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.Source: Freddie Mac Primary Mortgage Market Survey · Sep 24, 2026 (opens in a new tab)$283
a month more to own a typical sample home than HUD's rent for its size, ZIP 68154
- Own: 2-bedroom sample house, $239,900Sample: fictional home, for the demo.
- EstimateMonthly housing payment (est.): 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments of $1,281 · APR not calculated (it depends on the lender's fees) · includes principal and interest, property tax, home insurance and any HOA dues, plus mortgage insurance below 20% down.7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.Source: Freddie Mac Primary Mortgage Market Survey · Sep 24, 2026 (opens in a new tab)$1,753 a monthNot included: upkeep, utilities, flood insurance, special assessments.
- Rent: HUD fair market rent, 2 bedrooms
- $1,470 a monthHUD Small Area Fair Market Rent, FY2027: a 40th-percentile rent for a standard home, utilities included. Not an asking rent.
Lending
6.5%
Median rate, 30-year fixed conventional · 2,559 loans · 2025
2025 home-purchase loans (first liens) on owner-occupied 1–4 unit homes in Omaha's census tracts: 4,083 loans. Loans that closed, not offers: a rate depends on your credit, down payment, points and the day you lock it.
- Middle half of rates
- 6.25% to 6.875%
- Loan costs at closing
- $3,284 medianMiddle half $2,772 to $4,073: origination charges (points included) and settlement services, Closing Disclosure section D · 2,757 loans
- Loan limits, 2026
- $832,750 conformingAbove it, a jumbo loan with its own rates and rules; FHA limit $541,287 (one-unit home, Douglas County). Limits set by FHFA and HUD.
More lending figures
- Borrowed, every loan on the home combined
- 95% of the value (median)Middle half 80% to 97%. 68.5% of buyers borrowed more than 80% of the value, 56.3% more than 90%, 38.9% more than 95%. HMDA's combined loan-to-value counts every loan on the home (second loans, down-payment-assistance loans, financed FHA or VA fees) against the value the lender used, so it doesn't show the cash buyers put down · 3,674 loans
- Loan types
- Conventional 74.1% · FHA 16.3%VA 9.6% · USDA 0%
- Discount points
- 31.8% of loans paid pointsMedian paid: $1,010. Points buy a lower rate.
For comparison: 7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.
Flood and insurance
$2,591 a year
Median of 25 Omaha ZIPs' average homeowners premiums, 2022. Premiums have risen since; get quotes for your address.
- Federal flood insurance
- 667 policies in force · 106 claims since 2000FEMA National Flood Insurance Program, summed over 28 ZIPs (policies in force Jun 30, 2026; claims since 2000). Private flood policies aren't counted.
- Policies insurers didn't renew
- 2.4% in the median ZIPU.S. Treasury Federal Insurance Office, 2022.
Most homeowners policies exclude flood, so flood insurance is a separate policy. Source: FEMA FloodSmart: What is my flood risk?, retrieved 2026-10-09 (opens in a new tab) Check an address on FEMA's flood map (opens in a new tab)
County hazard ratings (FEMA)
Natural hazards, compared with other U.S. counties
- Douglas County, NE: expected yearly losses rated very high for tornado, winter weather, hail; expected yearly losses rated relatively high for inland flooding, heat wave.
Other ratings for Douglas County, NE
- EarthquakeRelatively Low
- WildfireRelatively Moderate
- HurricaneNo Expected Annual Losses
FEMA National Risk Index December 2025: Expected Annual Loss rating of each hazard, by county (NRI December 2025): expected annual losses to buildings, people and agriculture; FEMA's social-vulnerability adjustments aren't included. This describes each county, not one home. Check an address on FEMA's flood map; in a high-risk flood zone, a federally backed loan requires flood insurance.
What's new in Omaha
Rail openings, zoning changes and big projects from primary sources, newest first. News, not a price forecast.
- Zoning change
Omaha expands district-specific ADU permissions
The city’s official housing report records ADUs by right in nine districts and through conditional-use approval in twelve more. An address still needs a district check.
Omaha Planning, 2025 Affordable Housing Report (opens in a new tab) - Project
The RiverFront’s final two parks reopen
Heartland of America Park and Lewis & Clark Landing complete the operator’s multi-park downtown renovation. No home-price uplift is assumed.
The RiverFront / MECA, park completion history (opens in a new tab)
Rules in Nebraska
From state law, standard contract forms and local custom. Research, not legal advice.
- ClosingRule
- A title company runs the closing and holds the money.
- Seller's disclosureRule
- Seller Property Condition Disclosure Statement (Real Estate Commission form)
- Closing taxesRule
- Nebraska documentary stamp tax: 0.332% of the price · seller pays
How buying works in Nebraska
- Who runs the closing
- A title company runs the closing and holds the money. Typical time from contract to keys: about 30 days.
- The contract
- Your signed offer becomes a binding contract once the seller accepts it.
Details
Omaha Area Board of REALTORS purchase agreement (association form; defaults not reviewed)
- Buyer agreement
- Written buyer agency agreement with a fixed expiration date, signed before touring.
Details
Before acting as a single agent for a buyer of a 1–4 unit home, the broker must sign a written agency agreement (Neb. Rev. Stat. 76-2422(3)(a)).
Source: Neb. Rev. Stat. §76-2422 written agency agreements (retrieved 2026-09-27)
- Inspection
- About 10 days for inspections.
Details
Sample; set in the purchase agreement.
- Earnest money
- 1–2% of the price, due within 3 days, held by: Listing broker trust account or title company.
Details
Sample values; the contract sets them.
- Seller's disclosure
- Seller Property Condition Disclosure Statement (Real Estate Commission form)
Details
Due on or before the contract becomes binding; no rescission right, the remedy is damages (Neb. Rev. Stat. 76-2,120).
Source: Neb. Rev. Stat. §76-2,120 seller disclosure statement (2025 statutes)
- Loan and appraisal
- Loan contingency: 21 days (set in the contract).
Details
Sample; appraisal and financing terms are set in the contract.
- Title insurance
- Who pays for the owner's policy varies; the contract decides.
Details
Negotiated in the purchase agreement; custom not verified.
- Property tax for a new owner
- Your property tax follows the county's assessed market value. About 1.7% of the price a year is our planning figure for Omaha; your bill can differ.
Details
Assessed at market value every year; a sale doesn't reset or cap it. State credits refund part of school taxes.
Census ACS 2020–2024 median tax ÷ median value in Omaha (1.68%). Nebraska assesses at market value every year; a sale doesn't reset it. State credits refund part of school taxes, which this ratio doesn't net out. Owner-reported values lag the market; treat as an estimate.
- Agent credits to the buyer
- Nebraska allows an agent to credit part of their pay to the buyer, with the lender's approval.
Details
Allowed if disclosed in writing; failing to disclose a rebate is grounds for discipline (Neb. Rev. Stat. 81-885.24).
Source: Neb. Rev. Stat. §81-885.24 (failure to disclose rebates in writing is discipline) (retrieved 2026-09-27)
Closing taxes
| Tax | Customarily paid by | Rate |
|---|---|---|
| Nebraska documentary stamp tax | Seller | 0.332% of the priceNeb. Rev. Stat. §76-901 documentary stamp tax (LB1067, 2026) |
Sources (8)
- Neb. Rev. Stat. §76-2422 written agency agreements · retrieved 2026-09-27 (opens in a new tab)
- Neb. Rev. Stat. §76-2,120 seller disclosure statement · 2025 statutes (opens in a new tab)
- Neb. Rev. Stat. §76-901 documentary stamp tax (LB1067, 2026) · effective 2026-07-18, retrieved 2026-09-27 (opens in a new tab)
- Neb. Rev. Stat. §81-885.24 (failure to disclose rebates in writing is discipline) · retrieved 2026-09-27 (opens in a new tab)
- Census ACS 2020–2024 5-year, city: median real estate taxes paid (B25103) ÷ median home value (B25077) · ACS 2020–2024 (opens in a new tab)
- NAIC Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owner's Insurance Report: Data for 2023 (Tables 4–5; Homiy cites a few derived state figures) · 2023 data, published July 2026 (opens in a new tab)
- Census CHARS 2025: average contract price per sq ft of new contractor-built houses (excludes lot), by region · 2025 (opens in a new tab)
- FHFA 2026 conforming loan limits, county file · 2026 (opens in a new tab)
Programs and deadlines
Official pages for Omaha, the same for every buyer. Each program decides who qualifies.
- Down-payment help
- Homebuyer Assistance Program (opens in a new tab) (Nebraska Investment Finance Authority (NIFA))A second mortgage of up to 5% of the price, 10-year term at 1% interest, with a NIFA first mortgage, for first-time buyers.Official page, checked 2026-09-28.Nebraska's housing finance agency runs it; the program decides who qualifies and for how much.
- Down-payment help in Omaha
- We found no city or county down-payment program for Omaha. Where we looked: City of Omaha and Douglas County government sites and web searches, which found nonprofit and lender programs but no city or county program page.Checked 2026-09-28.
- Homestead exemption
- Homestead Exemptions (opens in a new tab) (Douglas County Assessor)Nebraska's homestead exemption, run by the state with the county's help, is for categories such as owners 65 or older, qualified disabled individuals and qualified veterans; income limits apply to some.Official page, checked 2026-09-28.
- If you disagree with your assessment
- File a Protest Online (opens in a new tab) (Douglas County Board of Equalization)Real property valuation protests go to the county Board of Equalization.When: June 30 (2026's has passed)Official page, checked 2026-09-28.
- After you buy: alerts on your deed
- We found no county alert service for documents recorded on your home. Where we looked: Douglas County (Nebraska) Register of Deeds home page links and web searches (results only showed Douglas County, Colorado).Checked 2026-09-28.
Sample homes in Omaha, each with its estimated monthly cost and the things to check. Found one somewhere else? Check it here.
Sources (28)
- FHFA House Price Index, five-digit ZIP codes, annual (developmental, all-transactions) · 2000–2025 (updated 2026-03-31) (opens in a new tab)
- FHFA House Price Index, purchase-only, not seasonally adjusted, quarterly: Omaha, NE-IA (metro area 36540) · 2000 Q1–2026 Q2 (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates (ZCTA), with 90% margins of error: population, median household income, median home value, median gross rent, median real estate taxes paid, median monthly owner costs with a mortgage, owner-occupied share and units, owner homes in buildings with 5+ units, median year built · ACS 2020–2024 (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates (ZCTA): population and its margin of error, for the 5-year change and its significance test · ACS 2015–2019 (opens in a new tab)
- FHFA House Price Index, five-digit ZIP codes, annual (developmental, all-transactions) · 2025 (updated 2026-03-31) (opens in a new tab)
- U.S. Census Bureau, 2020 ZCTA to place relationship file, 2025 Gazetteer and cartographic boundaries (city ZIPs, centers, bounds) · 2020 ZCTAs; 2025 place boundaries (opens in a new tab)
- U.S. Census Bureau, Population Estimates, Vintage 2025 (metropolitan and micropolitan areas) · July 2020 → July 2025 (opens in a new tab)
- U.S. Census Bureau, Building Permits Survey: new privately-owned housing units authorized, by CBSA · Sep 2025–Aug 2026 (opens in a new tab)
- FEMA National Risk Index December 2025: Expected Annual Loss rating of each hazard, by county · NRI December 2025 (opens in a new tab)
- U.S. Department of Housing and Urban Development, Small Area Fair Market Rents by ZIP code, FY2027 · FY2027 (from Oct 1, 2026) (opens in a new tab)
- FEMA, OpenFEMA API: NFIP Redacted Policies, version 3 (policies in force). This product uses the Federal Emergency Management Agency’s OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s). · in force Jun 30, 2026; data refreshed 2026-07-27; accessed 2026-09-27 (opens in a new tab)
- FEMA, OpenFEMA API: NFIP Redacted Claims, version 3 (claims since 2000). This product uses the Federal Emergency Management Agency’s OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s). · data refreshed 2026-08-04; accessed 2026-09-27 (opens in a new tab)
- U.S. Treasury, Federal Insurance Office: Analyses of U.S. Homeowners Insurance Markets, 2018–2022, Supporting Underlying Metrics by ZIP code (premiums per policy, nonrenewal rate) · 2018–2022 (published January 2025) (opens in a new tab)
- FHFA House Price Index, purchase-only, not seasonally adjusted: Omaha, NE-IA (metro area 36540) · 2026 Q2 (opens in a new tab)
- FHFA House Price Index, all-transactions, not seasonally adjusted: Omaha, NE-IA (metro area 36540), calendar-year averages of the quarterly index · 2020–2025 (opens in a new tab)
- U.S. Bureau of Labor Statistics, Current Employment Statistics, total nonfarm, not seasonally adjusted (series SMU31365400000000001) · Aug 2026 (preliminary) (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates for the city of Omaha, NE (Census place 3137000): median home value, median household income, median gross rent, with 90% margins of error · ACS 2020–2024 (opens in a new tab)
- FFIEC Home Mortgage Disclosure Act (HMDA) data: 2025 Snapshot National Loan-Level Dataset (data as of June 1, 2026), via the CFPB HMDA Data Browser; Homiy's calculations · 2025 loans; retrieved 2026-09-27 (opens in a new tab)
- U.S. Department of Housing and Urban Development, FHA forward mortgage limits, one-unit limit for Douglas County, NE · CY2026 (Mortgagee Letter 2025-23) (opens in a new tab)
- Neb. Rev. Stat. §76-2422 written agency agreements · retrieved 2026-09-27 (opens in a new tab)
- Neb. Rev. Stat. §76-2,120 seller disclosure statement · 2025 statutes (opens in a new tab)
- Neb. Rev. Stat. §76-901 documentary stamp tax (LB1067, 2026) · effective 2026-07-18, retrieved 2026-09-27 (opens in a new tab)
- Neb. Rev. Stat. §81-885.24 (failure to disclose rebates in writing is discipline) · retrieved 2026-09-27 (opens in a new tab)
- Census ACS 2020–2024 5-year, city: median real estate taxes paid (B25103) ÷ median home value (B25077) · ACS 2020–2024 (opens in a new tab)
- NAIC Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owner's Insurance Report: Data for 2023 (Tables 4–5; Homiy cites a few derived state figures) · 2023 data, published July 2026 (opens in a new tab)
- Census CHARS 2025: average contract price per sq ft of new contractor-built houses (excludes lot), by region · 2025 (opens in a new tab)
- FHFA 2026 conforming loan limits, county file · 2026 (opens in a new tab)
- Freddie Mac average (Primary Mortgage Market Survey) · Sep 24, 2026 (opens in a new tab)