davidmatney

Douglas and Sarpy County Housing Market Update (October 2026)

Thu, 22 Oct 2026 19:52:00 GMT

Mortgage rates are back in the mid-7 range. Inflation is heating up. The conflict in Iran continues, and the midterm elections are just a few weeks away. But here's what's interesting: unemployment is actually lower than it was a year ago, and the economy grew at 2.2% in the second quarter. We're getting plenty of mixed signals about where the economy is headed, and there's no shortage of uncertainty.

But here's the question: what does this all mean for the Omaha housing market as we head into fall? Are we starting to see opportunities for buyers, or would they be better off sitting on the sidelines? And what about sellers, is now a good time to put your home on the market, or have you missed your opportunity window? More importantly, are we seeing a fundamental shift in the Omaha housing market, or is this just a normal seasonal slowdown that we see every year?

I've been helping people buy , sell , and relocate to the Omaha area for over 23 years, and I'm going to walk you through the numbers for Douglas and Sarpy County , Nebraska. We'll look at what's happening with inventory, sales, prices, and what it all means for you.

Douglas County: Inventory Down, Days on Market Still at 8
Sarpy County: Slower Sales, Lower Unemployment
Opportunities for Buyers and Sellers This Fall
Why the Housing Market Isn't Going to Crash
New Construction vs. Existing Homes: Two Separate Markets
Home Sales Are Falling, Here's Why
Mortgage Rates: Should You Wait for 6%?
Inflation, Interest Rates, and Omaha's Economy
Which Market Is Right for You: Douglas or Sarpy County?
Conclusion: Focus on Your Own Economy

Douglas County: Inventory Down, Days on Market Still at 8

Douglas County is home to the city of Omaha, the towns of Ralston , Bennington , Waterloo, and Valley, Nebraska. Right now, combined with Sarpy County, we have 2,290 total homes on the market. That's down 6.3% from 2025. Most people would think, isn't the market just getting tougher with rates increasing? And yes, it is. However, remember that most sellers are buyers. They sell their current home and then they buy another home. When rates increase, some sellers will decide, you know what, I'm not selling. So inventory can decrease even in a tougher market.

This is a little bit counterintuitive. Most people would think that when the market is shifting in favor of buyers, that inventory has to increase. The same thing applies with new construction. When fewer buyers are in the market, builders will adjust to the market and build fewer homes.

Existing Homes in Douglas County

On the existing side, we currently have 1,449 homes on the active market in Douglas and Sarpy County. That is down 3% compared to September of 2025. Right now in the existing market, we have 1.9 months of inventory. That is by definition a seller's market. It also means that in the existing market, if no other homes came on the market, it would take 1.9 months to exhaust the current inventory of homes.

Another number I want to look at is days on market. This tells us how long it's taking homes to sell, and it's another good indicator of what's happening in the housing market. In September, the median days on market for existing homes in Douglas and Sarpy County was 8 days on the market. And that's equal to what it was in September of last year.

Why is this important? Because even when inventory is declining, good homes can still sell quickly in a market, even when there are fewer buyers in the market. For buyers, that means you want to see homes when they first hit the market. Good homes sell quickly. For sellers, it means pricing your home correctly from the very beginning is becoming even more important.

List-to-Sale Price Ratio and Concessions

Another number I like to look at is the difference between the asking price and what a home actually sells for. This is called the list-to-sale price ratio. In September, homes in Douglas and Sarpy County sold for an average of 100% of their final asking price compared to 100% in September of last year. So for example, if a home was listed for $400,000 and sells for $392,000, that is 98% of the asking price.

Now, this is a little bit misleading because it looks like homes are selling for full list price. What this doesn't tell you is that many sellers are paying concessions. For example, let's say a seller sold for full list price at $400,000, but the seller is paying $8,000 of the buyer's closing costs. The stats look like they got 100% of the listing price, but in reality they sold for 98% of the list price. The other thing is the increase in expired and canceled listings. Let's say a seller puts their home on the market for $420,000. After 30 days, they do what they call a cancel relist. They cancel the listing and then relist the home for $400,000.

New Construction Inventory

Right now we have 841 new construction homes on the market in Douglas and Sarpy County. That is down 11.5% compared from September of 2025. The existing market and the new construction market are entirely two separate markets. Also, the new construction market has homes that are already under contract listed as active listings. We also have some builders who will not list all of their available inventory on the MLS. So this is gonna skew the numbers a bit. That is why we strictly look at the existing market when we calculate absorption rate.

Douglas County Pricing and Sales

Overall, the median closed sales price for Douglas and Sarpy County in the month of September was $330,000, which is up 3.1% compared to September of 2025. Again, this shows us that even when the housing market slows down, home prices can continue to increase.

Last month in Douglas and Sarpy County, we had a total of 850 closed sales, which is down 11.7% compared to September of 2025. If we separate new from existing, we had a total of 131 new construction closed sales in Douglas and Sarpy County, which is down 10.3% compared to September of 2025. On the existing side, we had a total number of closed sales of 719, which is down 12% compared to last year.

In Douglas County, we have a 3% unemployment rate, which is down from 3.1% from last year. More people working means more buyers in the market to buy a home.

Sarpy County: Slower Sales, Lower Unemployment

Sarpy County is located just south of Douglas County and includes the cities of Bellevue , Papillion , LaVista , Gretna , and Springfield , Nebraska. Sarpy County shares the same market statistics as Douglas County since we track them together: 2,290 homes on the market, down 6.3% from 2025, and a median closed sales price in September of $330,000, up 3.1%.

In Sarpy County, we have a 2.6% unemployment rate, which is down from 2.7%. That's even lower than Douglas County, and it's a good economic signal. Jobs determine who is in the market, and interest rates determine where they fit in the market, or simply where their budget is.

As we move into fall, inventory tends to increase. This happens every year. For buyers, this presents an opportunity. That means buyers have more choices, sellers have more competition, showings decrease. That means buyers have more negotiating power. Buyers can ask for closing costs. Buyers can do inspections. Buyers can ask for repairs.

Even though inventory is declining despite the market cooling, the fall season still brings more options than summer. If you're a buyer, I absolutely believe you should stay in the market.

Opportunities for Buyers and Sellers This Fall

Always remember, there is opportunity in any market. Just because there is opportunity out there doesn't mean you should buy now. For example, if you have no savings and no money set aside for emergencies or repairs, you should not buy a home. There are all types of programs out there to get people into a home, which are great, but once you're in a home, you need to be able to stay in the home. You can get down payment assistance, you can ask the seller to pay some of your closing costs, but even with these types of strategies, you still need to have some money set aside. If you don't do this, you're going to end up playing homeownership on hard mode.

For Buyers

If you're looking at new construction, now is the time. As things tend to cool, builders will offer more incentives. And with some builders, now is the time to go under contract because let's say they have a 9-month build cycle. You can go under contract now, get your home started, then in the spring you can put your existing home on the market. If you're considering new construction, if you visit a model, make sure your agent is with you on your first visit.

For buyers, the fall presents an opportunity. Buyers have more choices, sellers have more competition, showings decrease, and buyers have more negotiating power. Buyers can ask for closing costs, do inspections, and ask for repairs.

For Sellers

If you're thinking about selling your home, here's my advice. You need to understand we're not in the same market we were in 4 or 5 years ago. Buyers are more sensitive to price, and with mortgage rates where they are, affordability is a real concern. Homes will sell in almost any condition. It's a matter of pricing them correctly from the beginning.

One of the biggest mistakes sellers make is starting too high, letting the home sit, and then chasing the market down with price reductions. Your first couple of weeks on the market are so important. You want to make sure you make the most of that initial exposure.

Why the Housing Market Isn't Going to Crash

If you're one of those people sitting on the sidelines waiting for the housing market to crash, you're betting against decades of history. In fact, a lot of people say: "The housing market is going to crash so hard over the next decade. There are so many boomers who are completely delusional about the actual value of the property. The government is artificially pumping up the home prices and they're going to be disappointed when they have to sell for far less than what they expected. The whole system is unsustainable. The math doesn't math."

I understand why people feel this way. Home prices are high, mortgage rates are higher than what we've gotten used to, and affordability is a real problem. But here's where I disagree.

Decades of History

When you look back at the history of the housing market, major national price declines have been relatively rare. And think about everything this country has been through over the past 76 years. We've had the Korean War, the Cold War, the assassination of President Kennedy, Vietnam, Watergate, the collapse of the Soviet Union, the Gulf War, September 11th, the wars in Afghanistan and Iraq, the great financial crisis, and the COVID-19 pandemic.

We've had recessions, inflation, unemployment, political uncertainty, and interest rates that were significantly higher than what we're experiencing today. And through all of that, guess what? People still need a place to live. That's something that hasn't changed. You can either rent or you can buy, but everybody needs housing.

Now, that doesn't mean prices can't fall. Absolutely not. We saw what happened during the Great Financial Crisis and the individual markets that can experience significant corrections. But there's a big difference between a housing market that is slowing down and one that's about to crash. And just because homes are expensive doesn't automatically mean prices are going to collapse.

The Problem with Quick Fixes

Are home prices too high for a lot of people? Yes. Are mortgage rates higher than what I'd like to see? Absolutely. But here's the problem. There's no magic lever that someone can pull that suddenly is going to make housing affordable again. It took years to get into the situation, and it's going to take years to work our way out of it.

For example, let's say the government decided to give every first-time homebuyer $25,000 toward purchasing a home. Sounds pretty good, right? But what happens when you suddenly give thousands of buyers more purchasing power without increasing the number of homes available? You increase demand, and that additional demand can push prices even higher.

Same thing happens with mortgage rates. Let's say rates were magically dropped to 5% tomorrow. Would that make monthly payments more affordable? Absolutely. But do you know what else would happen? A lot of buyers who have been sitting on the sidelines would jump back into the market, and if we don't have enough homes available to meet that demand, prices would start climbing again.

That's the problem. You can't fix a housing shortage by simply giving people more money or making it easier to borrow. Ultimately, we need more housing. We need to make enough of it at prices that people can actually afford. But that's not something that's going to happen overnight.

Focus on What You Can Control

And that brings me to my final point. The one thing you have the most control over is your own economy. Can't control interest rates, you can't control inflation, you can't control what happens in Washington, D.C. and you certainly can't control the housing market. But you can control how much debt you take on, how much money you save, and what you can comfortably afford, and whether buying a home makes financial sense for you.

Nobody's going to come to your rescue, and waiting for a housing market crash that may never happen isn't a financial plan.

New Construction vs. Existing Homes: Two Separate Markets

Let's take a look at home prices for both the new and existing market. For new construction, the median closed sales price in Douglas and Sarpy County was $441,690, which is up 2.3% compared to September of 2025. On the existing side, the median closed sales price was $310,000, which is up 1.6% compared to September of 2025.

Look at that difference: new construction at $441,690 versus existing homes at $310,000. That's a significant gap, and it shows why these are two entirely separate markets with different dynamics.

Why Price Growth Is Slowing

This is good to see the growth of home prices decrease. In order for home prices to become more affordable, wages have to grow. According to the latest Bureau of Labor and Statistics employment report, the average hourly wages increased approximately 3% over the last 12 months from September of 2025 to September of 2026. However, even when wages increase, if inflation eats into those gains, affordability still takes a hit.

Wage growth at 3% is positive, but when inflation is running at 3.4%, that purchasing power gain gets eroded. That's why affordability remains a challenge even when wages are technically increasing.

Home Sales Are Falling, Here's Why

Sales are down. Why are sales down? When interest rates go up, homes become less affordable, buyers have less buying power, and more buyers decide to sit things out.

Here's what I find interesting about these numbers. Closed sales are down almost 12%, but inventory is down more than 6%. And despite fewer homes selling, our median sale price is up 3.1%. Think about that for a minute. We're seeing fewer buyers in the market, but we're also seeing fewer homes available for sale. And that's one of the reasons why we can have a slowing housing market without seeing home prices collapse.

There's still demand for housing, and when the available supply is limited it can help support prices. Now, that doesn't mean every home is increasing in value, but it does show why fewer sales don't automatically mean falling home prices.

Five-Year Sales Patterns

Let's look at closed sales over the past 5 years. The monthly closed sales chart over the past 5 years shows a pattern, sales tend to bottom out in the winter, increase in the spring, peak in the summer and decrease in the fall. When you look at this chart, the peaks have not been as high as compared to the boom years of 2021 and 2022. We had more sales in those years because interest rates were low and homes were much more affordable. Back then, we needed more inventory, and sellers were getting 10, 15 offers because low interest rates increased demand.

Looking at the 12-month rolling average, you can see how sales tanked over the past 4 years. We went from close to 14,000 closed sales to well below 11,000 sales. Then starting in around 2024, sales started to increase. Then you can see in mid-2026, as interest rates went up, sales began to decrease again.

Mortgage Rates: Should You Wait for 6%?

Currently, the 30-year fixed-rate mortgage interest rate is around 7.5%. Rates are up. When rates go up, more buyers are unable to buy a home. This year, rates have moved in the wrong direction.

What is the impact of a 7.5% interest rate versus a 6% interest rate? Let's say you have a home with a $300,000 loan amount. At 7.5% mortgage interest rate, your monthly payment is $2,098, and that's principal and interest. At a 6% mortgage interest rate, your monthly payment is $1,799, and that's principal and interest. At the current interest rate, you're spending roughly $300 more per month.

The 1973 Lesson

Now, what are rates going to do? Nobody knows. When will rates come down? Again, nobody knows. Should you wait for rates to come down? Who is to say rates will come down?

I want to share a graph from the Federal Reserve Bank of St. Louis. This is the 30-year mortgage interest rate going back to the early 1970s. Looking at this graph, back in 1973, rates were approximately 7.5%. What if you were buying a home in 1973 but rates were too high, so you decided to wait for rates to come back down. Look what happened. Rates remained elevated, and they stayed elevated for the next 20 years. Interest rates remained above 7.5% until 1993.

Long story short, nobody knows what rates will do. Hopefully they'll come back down again, but again, nobody knows. If you can afford a home you should buy a home when you are ready. Again, nobody knows when or if rates will come back down.

Inflation, Interest Rates, and Omaha's Economy

Let's take a look at what's keeping interest rates elevated, inflation. Inflation is defined as the general continuous increase in the overall price of goods and services in our economy over time, which reduces the purchasing power of money. Some inflation is good. The target the Federal Reserve shoots for is around 2%.

When inflation runs higher, the Fed likes to hike the Fed funds rate to tap the brakes on the economy. Understand, the Federal Reserve does not control mortgage interest rates. The Fed controls the federal funds rate. This is the rate that banks charge each other for overnight lending. When inflation is too high, the Fed may raise rates to slow borrowing and spending. When the economy slows, the Fed may lower rates to encourage borrowing and spending.

How Treasury Yields Drive Mortgage Rates

The federal funds rate can influence mortgage interest rates, but it does not have direct control. Mortgage rates are more closely tied to the 10-year Treasury yield. The 10-year Treasury and the 30-year fixed-rate mortgage move in tandem. The difference between the 10-year and the 30-year fixed-rate mortgage is called the spread.

Right now inflation is running at 3.4%. The target for the Fed is 2%, so when inflation is higher, don't expect the Fed to cut the federal funds rate.

Local Economic Signals

Overall, how is the economy doing? When inflation is running high, simple everyday items cost more money, including housing. When people have less money to spend, it is unlikely they're going to buy a big-ticket item like a home. Again, that's why you're seeing a decrease in sales. Sales will still occur because there are still people in the market.

Unemployment across the nation is currently at 4.3%, which is down from 4.5% last year. In Douglas County, we have a 3% unemployment rate, which is down from 3.1% from last year. In Sarpy County, we have a 2.6% unemployment rate, which is down from 2.7%. More people working means more buyers in the market to buy a home.

How is overall economic growth? If you watch the news or watch YouTube, it looks like the overall economic outlook is very bleak. Why? Well, it's election season. Locally, drive around and look at the development. When you see lots of cranes and construction, that's a good economic signal. Omaha is growing.

Now, are there people hurting in this economy? Absolutely. Ultimately, the real focus should be your economy. Are you making smart financial decisions? You don't have to be Warren Buffett. Financial literacy is something like anything else, it can be learned. It is a skill that can be learned over time.

Which Market Is Right for You: Douglas or Sarpy County?

Both Douglas and Sarpy County share the same overall market statistics since we track them together, but there are some differences worth noting. Sarpy County has a slightly lower unemployment rate at 2.6% compared to Douglas County's 3%. Both are excellent numbers and both are down from last year.

If you're relocating to Omaha, here's what you need to know:

Choose Douglas County if you want to be in the city of Omaha itself, with access to Ralston, Bennington, Waterloo, and Valley. This is where you'll find the urban core and the most established neighborhoods.

Choose Sarpy County if you're looking at Bellevue, Papillion, LaVista, Gretna, or Springfield. These areas tend to attract buyers looking for newer development and suburban living south of Omaha.

Both counties are seeing the same market dynamics: inventory down, sales down, prices up slightly, and days on market holding steady at 8 days for good homes. The existing market has 1.9 months of inventory, which is a seller's market by definition. New construction inventory is down more than 11%, and builders are adjusting to fewer buyers in the market.

The key is to focus on where you want to live based on commute, schools, and lifestyle, not on trying to time the market or predict where prices are headed next.

Conclusion: Focus on Your Own Economy

The Omaha housing market has flipped in the sense that we're seeing fewer sales, declining inventory, and mortgage rates in the mid-7 range. But prices are still up 3.1% year-over-year, and good homes are still selling in 8 days. This isn't a crash. This is a market adjusting to higher rates and lower affordability.

Closed sales are down almost 12%, but inventory is down more than 6%. That's why we can have a slowing housing market without seeing home prices collapse. There's still demand for housing, and when the available supply is limited, it can help support prices.

If you're a buyer, stay in the market. Fall brings more choices and more negotiating power. If you're looking at new construction, now is the time to lock in incentives. If you're a seller, price your home correctly from the beginning. Your first couple of weeks on the market are the most important.

And if you're waiting for a crash, remember: nobody knows what rates will do, nobody knows when or if prices will fall, and waiting for a housing market crash that may never happen isn't a financial plan. The one thing you have the most control over is your own economy. Focus on how much debt you take on, how much money you save, and what you can comfortably afford.

If you're relocating to Omaha or thinking about buying or selling, I'd love to help. I've been doing this for over 23 years, and I can walk you through what's happening in Douglas and Sarpy County and help you make a decision that makes sense for your situation. Let's schedule a time to talk, you can reach me at 402-490-6771

The Hidden Dangers of HOAs: What Every Omaha Homebuyer Should Know Before Buying

Wed, 21 Oct 2026 00:00:00 GMT

You're standing in a well-kept subdivision where every lawn looks magazine-ready and the entrance fountain never stops running. It feels orderly, maybe even a little luxurious. Then you read the fine print: $300 a month in HOA dues, a three-page list of exterior paint colors you're allowed to use, and a clause that says the association can foreclose on your home if you fall behind on fees. That orderly feeling starts to feel a lot more like control.

Homeowners associations are not inherently evil, but they carry risks that most buyers don't discover until after closing. I've seen clients blindsided by special assessments, watched HOA boards mismanage reserves, and fielded calls from sellers who didn't realize they owed back dues until we put the sign in the yard. The goal here is not to scare you away from every HOA in Omaha , it's to make sure you know what you're signing up for, what questions to ask, and when to walk away.

Some HOAs are well-run, keep your exterior maintenance off your plate, and cost less per year than hiring a lawn service. Others are financial time bombs with underfunded reserves and boards that operate like small governments with big egos. The difference comes down to homework, and that homework starts before you write the offer.

What Exactly Is an HOA?
Yes, an HOA Can Foreclose on Your Home
Special Assessments: The $10,000 Bill You Didn't See Coming
Embezzlement, Mismanagement, and Underfunded Reserves
Loss of Control Over Your Own Property
Rising Insurance Costs and Developer-Controlled HOAs
The Questions You Must Ask Before Buying in an HOA
When an HOA Might Actually Work in Your Favor
Conclusion

What Exactly Is an HOA?

An HOA is an organization that oversees a neighborhood or residential community. It collects dues from homeowners to maintain common areas and services, but it can also establish and enforce rules about what you can and cannot do with your property. When you purchase a home in a mandatory HOA community, you generally agree to follow those rules and pay the required assessments. That agreement is binding, and it transfers with the property when you sell.

An HOA is not a government agency, but it can have significant legal authority over your property. The laws governing HOAs vary by state, so what applies in Florida or Colorado may not apply in Nebraska. That distinction matters, because some states give HOAs far more power than others. In Nebraska, HOAs can enforce covenants, levy fines, and in some cases pursue foreclosure if dues go unpaid. The scope of that authority depends on the HOA's governing documents and state statute.

Not all HOAs are created equal. A single-family neighborhood where the HOA only maintains the front entrance and charges $150 a year is a very different animal than a condo association that manages roofs, exterior insurance, landscaping, snow removal, and a pool. The former is low-risk. The latter can hit you with a five-figure special assessment if the roof fails and the reserve fund is empty. Understanding which type you're dealing with is the first step in protecting yourself.

Yes, an HOA Can Foreclose on Your Home

This is the worst-case scenario, and it happens more often than most buyers realize. If you fall behind on HOA dues, the association can place a lien on your property. A lien is a legal claim used to secure payment of a debt. You've probably heard of a mechanic's lien, if you hire a roofer and don't pay, that roofer can file a lien against your home. When you go to sell, the buyer's title company will require that lien to be satisfied before closing. An HOA lien works the same way.

Late fees, interest, and collection costs add up quickly. In some states, certain HOAs have statutory lien and foreclosure rights, meaning they can eventually foreclose on your home if the debt remains unpaid. That process varies by state, but the takeaway is this: an unpaid HOA bill is not like an unpaid credit card. It is secured by your house, and the HOA has legal tools to collect.

I've taken listing calls where the seller had no idea they owed back dues until we ran the title report. The HOA had been sending notices to an old address, or the seller assumed the dues were paid automatically and they weren't. By the time we listed the property, there was a lien on file, and we had to clear it before we could close. In one case, the seller owed over $2,000 in dues, late fees, and legal costs. That came as a shock, and it delayed the sale. The lesson: if you live in an HOA, stay current on your dues and keep your contact information up to date with the board.

Special Assessments: The $10,000 Bill You Didn't See Coming

Special assessments are the financial landmine that most buyers never see coming. Let's say you buy a condo in a 10-unit building. Your HOA dues are $300 a month, and those dues cover exterior maintenance, landscaping, and a reserve fund for major repairs. Everything seems fine until the roof reaches the end of its useful life. The building has a flat roof, and replacing it requires renting a crane. The crane rental alone costs $15,000. The total cost to replace the roof is $90,000.

If the HOA has $90,000 in reserve, you're fine. If the HOA has $20,000 in reserve, you're not. The board will levy a special assessment to cover the shortfall. In this example, that's $70,000 divided by 10 units, or $7,000 per owner. You will receive a letter in the mail telling you that you owe $7,000, and you will have a deadline to pay it. If you don't have $7,000 sitting in a savings account, you'll need to take out a loan, and that loan will cost you interest on top of the assessment.

Special assessments can be huge and sudden. I've seen Reddit threads where condo owners in other states were hit with five-figure assessments due in 2026 for structural repairs they had no warning about. The risk is highest in older buildings with deferred maintenance and in HOAs that don't conduct regular reserve studies. A reserve study is a financial analysis that estimates the cost and timing of major repairs, roofs, siding, parking lots, HVAC systems, and tells the board how much money they need to keep in reserve. If the HOA skips the reserve study or ignores its recommendations, you are rolling the dice.

Before you buy a condo or a townhome with significant shared infrastructure, ask to see the reserve study and the current reserve balance. If the HOA has no reserve study, or if the reserve fund is underfunded, that is a red flag. Walk away or negotiate a lower purchase price to account for the risk.

Embezzlement, Mismanagement, and Underfunded Reserves

Who is managing your HOA? Is it a professional management company with fiduciary oversight, or is it the retired guy in unit 4C who volunteered because no one else would? The answer to that question matters, because HOA embezzlement is a real risk. It's not common, but it happens often enough that you should take it seriously. I've seen news stories about HOA board members going to jail for embezzling dues, and the financial damage can cripple an association for years.

Even when there's no embezzlement, poor management can create serious problems. Boards that defer maintenance to keep dues low are setting up future owners for special assessments. Boards that don't review insurance policies or update governing documents are leaving the association exposed to legal and financial risk. Boards that operate without transparency, no meeting minutes, no financial reports, no communication with homeowners, are a warning sign that something is wrong.

A few years ago, Florida passed laws requiring condo associations to conduct regular inspections and maintain higher reserve levels after a condo building collapsed. Those laws hit condo owners hard, because many associations had been deferring maintenance for years. Suddenly, owners were facing special assessments to bring their buildings into compliance. That kind of regulatory change can happen anywhere, and if your HOA is already underfunded, you're the one who will pay for it.

Before you buy, ask who manages the HOA. If it's a professional company, that's a good sign. If it's a volunteer board with no professional oversight, dig deeper. Ask to see the most recent financial statements, the reserve balance, and the meeting minutes from the past year. If the board refuses to provide that information, walk away.

Loss of Control Over Your Own Property

When you buy a home in an HOA, you are agreeing to follow the association's rules. Those rules can cover everything from exterior paint colors to landscaping, fences, and modifications. You might want to paint your front door red, but the HOA says you can only choose from a list of approved colors. You might want to put up a fence for your dog, but the HOA says no fences are allowed. You might want to install a satellite dish, but the HOA says it has to be mounted in a specific location.

Some of these rules are reasonable. Some are not. I've had clients who loved the idea of a villa or townhome because the HOA takes care of mowing and snow removal, but then they found out they couldn't put up a fence and decided not to buy. Fences are a big deal for people with dogs or young children, and if the HOA prohibits them, that's a dealbreaker for some buyers.

Even in neighborhoods without an HOA, you may still have covenants that restrict certain things. Covenants are recorded restrictions that run with the land, and they can prohibit chain-link fences, require minimum square footage, or limit the types of structures you can build. The difference is that covenants are typically enforced through civil lawsuits between neighbors, not by an HOA board with the power to levy fines.

If you're buying a condo, the loss of control can extend to the interior. Some condo associations restrict short-term rentals, limit the number of pets you can have, or require board approval before you can lease your unit. If you're buying a condo as an investment property, those restrictions can kill your rental income. Make sure you review the HOA's governing documents before you write your offer, not after.

Rising Insurance Costs and Developer-Controlled HOAs

Let's say your HOA dues include exterior insurance for the building. What has insurance done over the past couple of years? It has gone up, and in some markets it has gone up a lot. When the HOA's insurance premium increases, your dues increase. Even if you have a fixed-rate mortgage, your monthly housing payment is not entirely fixed. Your principal and interest are locked in, but your taxes, insurance, and HOA dues can all go up.

If you own a condo, you still need to carry insurance for the interior of your unit, your personal property, liability, and any improvements you've made. The HOA's master policy covers the exterior, common areas, and shared infrastructure, but it may have gaps or high deductibles. If there's hail damage to the roof, who pays the deductible? If the parking lot floods and damages your car, does the HOA's policy cover that? These are questions you need to ask before you buy.

Developer-controlled HOAs are another risk. When a subdivision is new, the developer typically controls the HOA board until a certain percentage of homes are sold. During that time, the developer sets the dues, and those dues may not reflect the long-term cost of maintaining the neighborhood. Once the developer turns control over to the homeowners, the new board may discover that the dues are too low to cover expenses, and they'll have to raise them. I've seen dues double within a few years of the developer handing over control.

If you're buying new construction in a neighborhood with a developer-controlled HOA, ask when the developer plans to turn over control and what the projected long-term dues will be. Don't assume that the current dues are sustainable.

The Questions You Must Ask Before Buying in an HOA

Here are the questions I recommend asking before you buy a home in an HOA:

What are the current HOA dues, and when were they last increased? If the dues have been flat for five years, that's a red flag. It probably means the board is deferring maintenance or underfunding reserves.

Are there any special assessments planned or pending? If the board is planning a major repair, you need to know about it before you close.

How much is in the reserve fund, and is there a reserve study? A healthy reserve fund should cover at least 70% of the projected cost of major repairs over the next 10 years.

Can I review the covenants, bylaws, rules, and meeting minutes? These documents will tell you what restrictions apply to your property and how the board operates. Meeting minutes can reveal upcoming projects, disputes, or financial problems.

Is there any pending litigation or an insurance problem? If the HOA is being sued or if the insurance carrier has dropped coverage, you need to know that before you buy.

Who maintains the roofs, and what is their condition? If you're buying a condo or townhome, the roof is a shared expense. If the parking lot is cracked and the landscaping looks neglected, that's a sign that the HOA is deferring maintenance.

You can request this information directly from the HOA or through your agent. In some cases, the seller will provide it as part of the listing documents. If the HOA refuses to provide financial statements or meeting minutes, that is a massive red flag. Walk away.

When an HOA Might Actually Work in Your Favor

HOAs are not all bad. For some buyers, an HOA is a good fit. If you've priced lawn care lately, you know it's not cheap. A well-run HOA that mows your grass, shovels your driveway, and maintains the landscaping can save you time and money. If you buy a condo with a pool, you're getting access to an amenity that would cost tens of thousands of dollars to install on your own.

For buyers who don't want to deal with exterior maintenance, a villa or townhome with an HOA can be a great option. The HOA takes care of the roof, the siding, and the landscaping, and you don't have to worry about it. That peace of mind has value, especially for retirees or people who travel frequently.

The key is to make sure the HOA is well-managed and financially healthy. A good HOA will have a professional management company, a fully funded reserve account, and a board that communicates openly with homeowners. A bad HOA will have deferred maintenance, underfunded reserves, and a board that operates in secret. The difference between the two is night and day, and it's your job to figure out which one you're dealing with before you buy.

Conclusion

HOAs are not inherently good or bad, they're a tool, and like any tool, they can be used well or poorly. The risks are real: foreclosure, special assessments, rising dues, loss of control, and mismanagement. But those risks can be managed if you do your homework. Ask the right questions, review the financials, and don't be afraid to walk away if something doesn't feel right.

If you're relocating to Omaha and you're not sure whether an HOA is right for you, let's talk. I can help you understand the trade-offs, review the HOA documents, and find a home that fits your budget and lifestyle. Reach out by phone , text, or email , and we'll set up a time to go over your options.

11 Major Projects Transforming Omaha, Nebraska

Thu, 15 Oct 2026 13:27:00 GMT

If you own a home near 192nd and Dodge or past Highway 370 in Gretna or anywhere near North Downtown, its value is about to move because of what's being built 2 miles from your front door. Right now, there's more than $10 billion in construction underway across the metro. A historic warehouse district is turning into a brand new downtown neighborhood. A children's hospital is pouring $300 million into a research and patient care expansion. And if you want to know where the next wave hits, don't just watch the buildings, watch the roads. That's the county telling you where the growth is heading next.

I'm David Matney with Nebraska Realty, and I want to walk you through the 11 projects that matter most: what they cost, who's paying, and how they're already moving prices in the neighborhoods around them. Some are almost finished, some are just getting started, and a couple of them could tell us a lot about where Omaha grows next. West Omaha is becoming increasingly self-contained with employment centers, healthcare, retail, and schools. Central Omaha is reinvesting in existing institutions. Downtown is filling in the gaps between districts. And Sarpy County is betting on future demand with infrastructure that doesn't serve today's population, it serves the one coming in the next decade.

This isn't about every project happening in Omaha. It's about the ones that signal where value gets created before anyone else notices. Let's start west and work our way back downtown, then head south to see what Sarpy County is building that most people aren't paying attention to yet.

Tranquility Park Area
Westside Community School
Boys Town National Research Hospital
Avenue One
UNO Athletics: $67.5 Million in Privately Funded Training and Competition Facilities
Millwork Commons
Creighton's Campus Transformation: Nearly $300 Million Fly Together Initiative
CHI Health Convention Center
The Mercantile
Omaha Public Market
Sarpy County Road Expansion
Which Projects Will Impact Your Neighborhood Most?
Conclusion

Tranquility Park Area

If you've driven near 120th and West Maple, you've probably already noticed something major happening at Tranquility Park. Tranquility isn't a new park, it's actually more than 50 years old, and it covers roughly 340 acres. It's extremely important to Omaha youth sports. There are currently 17 soccer fields there, along with 8 natural turf baseball fields, and roughly two-thirds of Omaha's Youth Soccer League games are played at Tranquility.

The city has much bigger ambitions for the property. The idea is to transform Tranquility into a regional tournament destination with synthetic turf fields capable of handling considerably more games. The original plan was ambitious. It called for as many as 13 to 16 synthetic multipurpose fields, along with as many as 8 to 11 synthetic baseball and softball fields. But this is also a good example of why you shouldn't assume that every development announcement happens exactly as it was originally proposed. Construction costs went up, timelines were pushed back, and the current phase was reduced.

Funding has also become a major issue. The original budget was around $54 million. More recent estimates have pushed the broader project toward the $60 to $70 million range. The city was counting on a state turnback tax program to help repay bonds, but in May of 2026, that request was denied. That leaves the city trying to fill a significant funding gap through some combination of city financing, capital improvement funds, grants, and private philanthropy.

There's another important part of this story if you use the mountain bike trails. Construction has closed significant portions of the existing trail system. The plan is ultimately to redesign much of the trail network into something more sustainable for biking, hiking, running, and walking. So I wouldn't look at this as simply Omaha replacing some soccer fields. The larger question is whether Tranquility eventually becomes a regional youth sports destination that generates another commercial node around 120th and Maple. If that happens, the neighborhoods immediately around the park could see a different kind of buyer interest, not just families looking for proximity to youth sports, but investors and developers watching for the next wave of retail and restaurant activity that follows tournament traffic.

Westside Community School

This one is interesting because we're talking about both taxpayer-approved bonds and a very large amount of private fundraising. Westside's new student life complex at the high school opened in late 2025. The centerpiece is the new Cal Bents Natatorium and competition pool. This isn't your basic high school swimming pool. The development also added a substantially larger performance and wellness center, another gym, locker rooms, training areas, a multipurpose room, and an innovation classroom. There are dedicated spaces for cheer, dance, baseball, and softball.

Private donations through the Westside Foundation's Impacting Excellence campaign raised approximately $34.2 million for the Student Life Complex. That's separate from Westside's $121 million Phase 2 facilities bond approved by voters in 2023. That bond is funding improvements throughout the district. Rockbrook and Paddock Road Elementary each received approximately $3.5 million additions.

Why include a school project in a video about Omaha development? Because school districts are part of the infrastructure of a community. People moving to Omaha don't evaluate neighborhoods solely based on the house. They look at the schools, the amenities, the parks, roads, and community facilities. Westside is making a deliberate investment in keeping its facilities competitive. That matters if you're trying to understand why certain West Omaha neighborhoods hold value or appreciate faster than others. Buyers pay attention to school infrastructure, and Westside is signaling that it's willing to invest, both publicly and privately, to stay ahead.

Boys Town National Research Hospital

Boys Town National Research Hospital is in the middle of a $300 million expansion near 144th and Pacific, and this is much more significant than simply adding another wing onto a hospital. We're talking about approximately 254,000 additional square feet. About 131,000 square feet will be new hospital space for things like acute care, imaging, and inpatient rooms. Another approximately 123,000 square feet will be dedicated to research laboratories and clinics.

The project includes 2 new 4-story wings connected to the existing hospital, and the larger strategy is to physically bring researchers and physicians closer together. Construction began in late 2025, and the target opening is fall of 2027. From an Omaha development standpoint, there are 2 things that I think are important here. First, this is another $300 million institutional investment into the metro. That's significant itself. But second, healthcare is increasingly becoming part of West Omaha's employment infrastructure.

When you're talking about development along Pacific Street and further west, it's not simply rooftops following rooftops. You need employment centers, healthcare, retail, schools, and roads. Boys Town is adding high-paying jobs in research and specialized pediatric care. That creates demand for housing, restaurants, services, and everything else that follows employment growth. If you're trying to understand why West Omaha continues to grow while other parts of the metro flatten, projects like this are part of the answer.

Avenue One

Avenue One, located near 192nd Street and West Dodge Road, is a large-scale development that could reshape how people live, work, shop, and spend their free time in West Omaha. Spanning more than 200 acres, the project is designed around a modern main-street concept, bringing residential communities, office space, retail, restaurants, and outdoor amenities together in one destination.

Plans call for more than 1,500 apartments and townhomes, over 785,000 square feet of Class A office space, and at least 26 acres of green space. Residents are also expected to have access to approximately six miles of trails, creating more opportunities to enjoy the outdoors close to home.

The residential side is already taking shape through Sundance Omaha, the first residential community within Avenue One, which has introduced more than 250 apartments to the development.

Retail is another major part of the plan. The first phase is expected to include approximately 233,000 square feet of retail space, with announced tenants including Ahuja's? (verify tenant name), West Elm, Williams Sonoma, Pottery Barn, Barnes & Noble, L.L.Bean, Perry's Steakhouse & Grille, and Ulta Beauty. As the project develops, these businesses could give West Omaha residents more shopping and dining options without having to travel as far for certain errands and experiences.

Location is another advantage. Avenue One sits near the Dodge Expressway and within reach of major healthcare facilities, including Methodist Women's Hospital and CHI Health Lakeside. For buyers considering a move to West Omaha, the development is worth watching as new residential, commercial, and recreational options take shape.

The big idea behind Avenue One is to create a central gathering place for far west Omaha rather than another development where homes, offices, and shopping are separated. How closely the finished project delivers on that vision will become clearer as additional phases open.

If you're exploring homes in West Omaha, keep an eye on how new developments like Avenue One could affect your daily commute, shopping options, and lifestyle. Comparing available homes and neighborhoods now can help you find the right fit for your needs.

UNO Athletics: $67.5 Million in Privately Funded Training and Competition Facilities

Moving back toward Central Omaha, the University of Nebraska at Omaha is making a substantial investment around Baxter Arena and Maverick Park. UNO is developing a new athletic training center costing approximately $55 million. It will be more than 75,000 square feet and sit just east of Baxter Arena. The facility will connect directly to Baxter with an elevated skywalk.

There will be 2 practice courts, including one that converts into approximately 1,300-seat competition or event space. You will also have locker rooms, sports performance facilities, strength and conditioning, recovery, nutrition, sports science, academic support, and mental health resources. And there's actually a practical business reason for this beyond recruiting athletes. Right now, Baxter Arena has to be converted between hockey, basketball, and volleyball. These conversions take time and money. Once basketball and volleyball have dedicated practice and competition space, Baxter has more availability for other events that generate revenue.

There's also a separate $12.5 million baseball and softball clubhouse coming to Maverick Park. So combined, we're talking about approximately $67.5 million in privately funded athletic investment. The training center is expected to be occupied around summer of 2028, with the baseball and softball project scheduled earlier. This matters because UNO is anchoring a part of Omaha that's seen significant residential and commercial development over the last decade. The neighborhoods around 67th and Dodge, near Aksarben Village, have transformed from aging commercial corridors into walkable mixed-use districts. UNO's continued investment signals that Central Omaha institutions aren't sitting still while growth moves west.

Millwork Commons

Now let's head downtown because I think one of the biggest stories in Omaha development isn't a single building. It's the gradual elimination of the gaps between the downtown districts. This roughly 50-acre area north of downtown was historically an industrial and manufacturing district. For decades, most Omaha residents had very little reason to go there unless they worked there. That's changing.

Historic manufacturing buildings are being repurposed into apartments, offices, restaurants, breweries, and retail. Hundreds of people now live and work in an area that wasn't traditionally viewed as a residential neighborhood, and more is coming. The Frame is under construction with approximately 146 apartments and around 10,000 square feet of retail. Another parking structure could bring roughly 600 to 650 parking spaces along with additional retail.

What makes Millwork particularly interesting is where it's located. Creighton is right next door. Charles Schwab Field and CHI Health Convention Center are nearby. Downtown is immediately south, and the Builders District is growing around it. So Millwork isn't isolated anymore. It's becoming one piece of a much larger north downtown neighborhood. For years, downtown Omaha has been defined by distinct pockets: the Old Market, the convention district, the riverfront parks, Creighton's campus. Millwork is filling in one of the last major gaps. That's important because walkability and density don't work when you have half-mile stretches of parking lots and vacant industrial buildings between destinations. Millwork is turning one of those gaps into a place people actually live.

Creighton's Campus Transformation: Nearly $300 Million Fly Together Initiative

Creighton is currently going through what the university describes as one of the largest physical transformations in its history. Its Fly Together initiative represents nearly $300 million focused primarily on athletics and recreation. It was launched with a $100 million lead gift from the Heider Family Foundation, the largest single gift in Creighton's history. Altogether, the plan covers roughly 12 blocks and approximately 700,000 square feet of new or upgraded facilities and outdoor areas.

There's roughly a 38,000-square-foot baseball and softball team facility, a new performance sports center, a massive student fitness center, and upgrades to multiple existing Creighton athletic facilities. But there's another piece I actually think may be more visually transformative for the campus, and that's the Creighton Quad. This is approximately 5.7 acres of new green space around 22nd and Burt.

And then there's something called the Jaywalk. That pedestrian connection is designed to connect Creighton directly with the Builders District on the other side of 17th Street. That's important because the Builders District itself is another enormous private development with offices, apartments, restaurants, a hotel, entertainment, and public space. Creighton isn't just investing in its own campus. It's investing in the connective tissue that ties its campus to the rest of north downtown. That's the same strategy you're seeing with Millwork Commons, the convention center expansion, and the projects we're about to talk about. Downtown Omaha is betting that the whole becomes greater than the sum of its parts.

CHI Health Convention Center

Omaha is spending approximately $200 million expanding and renovating the CHI Health Convention Center. And there's a very specific reason for doing it. Omaha hasn't had enough meeting rooms. Before expansion, the convention center had only 16. So the expansion adds approximately 90,000 square feet of new convention space and 25 additional meeting rooms. That takes the total from 16 to 41.

After completion, the convention center will contain roughly 420,000 square feet of convention space. The economic argument is straightforward. Approximately 85% of convention center attendees come from outside Omaha. Those people need hotel rooms, they eat at restaurants, they shop, they use transportation, and they spend money here before going home. The expansion is projected to potentially generate as much as $1.2 billion in additional meeting business. And the building itself is also being designed to connect better with the riverfront, including large glass areas looking toward the parks and the Missouri River. That's important because Omaha isn't trying to simply sell meeting space. It's trying to sell the entire downtown experience.

The Mercantile

The Mercantile is another project I think people misunderstand because it's really an entirely new neighborhood. This is more than 20 acres of what was previously part of the ConAgra campus around 10th and Farnam. The developer is Hines, and the overall project has been estimated at approximately $500 million. The idea is to combine apartments, restaurants, offices, retail, hotels, senior living, public spaces, and parking.

Location is what makes the Mercantile really significant. You're basically right next door to the Gene Leahy Mall. You're right by Heartland of America Park. You're close to the Old Market, near the streetcar route, and within walking distance of the convention and entertainment district. The Mercantile is a huge part of filling in the gaps between those districts.

Omaha Public Market

Right next to it, we're getting something Omaha has never really had before. At approximately 8th and Farnam along the Heartland of America Park, Omaha is developing a permanent year-round public market. This will be approximately 52,000 square feet over 3 stories. Think less farmer's market and more permanent food and community destination. You have locally owned vendors selling fresh foods, prepared foods, specialty products. The idea is to give smaller businesses a permanent location while creating another downtown destination.

The riverfront already attracts millions of visitors, and thousands of additional people are gradually living within walking distance. That's why I think the public market is more important than its square footage makes it sound. Downtown Omaha is betting that density and walkability create a feedback loop. More residents create demand for retail and restaurants. More retail and restaurants make downtown more attractive to residents. The public market is one more piece of that loop.

Sarpy County Road Expansion

Now we need to head south because this final project may tell us more about Omaha's future than almost anything else in this video. Sarpy County has been one of the fastest growing parts of the Omaha metro for years, and eventually all of those new rooftops create a problem. The roads weren't built for it. That's where the South Sarpy Expressway comes in.

The long-term concept is an east-west transportation backbone across southern Sarpy County, potentially connecting US 75 near Bellevue with Interstate 80 near Gretna. The current project runs roughly from 10th Street to 42nd Street. Instead of an existing rural road configuration, you're getting a 4-lane divided expressway designed to move traffic efficiently east and west. There will be a new interchange around 36th Street. A new frontage road will run alongside portions of the expressway, and construction began in earnest in 2026. A rough earlier estimate put this phase around $110 million, although that should not be treated as the final project cost.

Sarpy County has specifically discussed the potential for billions of dollars in future economic activity in this area. So when you see the South Sarpy Expressway, don't simply think they're making Platteview Road bigger. Think about what becomes possible once southern Sarpy County has a legitimate east-west transportation corridor. Industrial users need highway access. Distribution centers need room to expand. Employers need land that's affordable and accessible. The expressway creates all of that.

The 156th and K Park Road Network: Turning Rural Roads into Urban Infrastructure

At the same time, Sarpy County is doing something else nearby that might be even a clearer signal of where development is heading. That's the road network around 156th and K Park. The expressway is about creating a major regional east-west route. The 156th and K Park project is about turning a collection of rural roads into an urban street network. And from a real estate perspective, I find this project fascinating.

The area we're talking about runs generally from Schramm Road south toward Platteview Road and from 168th Street east toward Highway 50. Today, portions of this area still feel rural, but Sarpy County and several surrounding cities are building infrastructure that looks much more like what you would expect inside a developed suburban area. That kind of tells you what planners expect to happen. The overall road package has been reported at approximately $50 million.

This road network isn't being built exclusively for future subdivisions. It's supporting major industrial and employment development too. And the entire network is expected to be substantially built out around the end of 2027. This is where I go back to what I said in the beginning of the video. If you want to understand where a city might grow next, watch its roads. When government begins replacing dirt roads with storm sewers, sidewalks, trails, turn lanes, and infrastructure designed for future expansion, they're preparing that land for a completely different level of activity.

That doesn't mean every cornfield becomes a subdivision next year, but infrastructure removes one of the biggest obstacles to future development. And that's why I believe Sarpy County road projects deserve considerably more attention. If you own a home near Highway 370 in Gretna, or you're watching land values around Bellevue, or you're trying to figure out where the next wave of appreciation happens, this is the story you need to follow. The roads are being built now. The development follows in 3 to 5 years. And by the time most buyers notice, prices have already moved.

Which Projects Will Impact Your Neighborhood Most?

When you put all 11 of these projects together, I think you begin to see something bigger happening in Omaha. West Omaha is becoming increasingly self-contained. Avenue One, Boys Town, and the continued expansion of healthcare and retail along Dodge mean that Far West Omaha residents don't need to drive downtown or even to midtown for work, shopping, or entertainment. That's a fundamentally different value proposition than West Omaha offered 10 years ago.

Central Omaha is reinvesting in existing institutions. UNO, Creighton, and the neighborhoods around Aksarben Village are betting that Central Omaha can compete with newer construction by offering walkability, density, and proximity to established amenities. That's a different buyer, someone who values location and lifestyle over square footage and newness.

Downtown is filling in the gaps between districts. Millwork Commons, the Mercantile, the convention center expansion, and the public market are all part of the same strategy: eliminate the dead zones, connect the destinations, and create a downtown that feels cohesive instead of fragmented. If that works, downtown Omaha becomes a legitimate residential option for buyers who currently assume they need to live in the suburbs.

And Sarpy County road projects are betting on demand that doesn't exist yet. The South Sarpy Expressway and the 156th and K Park road network are infrastructure investments that only make sense if you believe southern Sarpy County is about to see another decade of explosive growth. If that bet is right, that's where the next decade of value gets created before anyone else notices.

Here's what that means practically:

Choose West Omaha if you want proximity to employment, healthcare, and retail without commuting downtown, and you're willing to pay a premium for newer construction and larger lots.
Choose Central Omaha if you value walkability, established neighborhoods, and proximity to universities and Aksarben Village, and you're comfortable with older housing stock that may need updates.
Choose Downtown if you want a true urban lifestyle with access to riverfront parks, entertainment, and the Old Market, and you're comfortable with higher density and less parking.
Choose Sarpy County if you're willing to bet on future growth, you want more affordable land and housing, and you're comfortable with infrastructure that's still being built out.

Conclusion

Omaha is in the middle of more than $10 billion in construction, and these 11 projects represent the ones I think will have the most lasting impact on the metro. Some are about filling gaps. Some are about creating entirely new centers of gravity. And some are about building infrastructure for a city that doesn't exist yet but will in 10 years. If you're trying to figure out where to buy, where to invest, or which part of town makes the most sense for your family, these are the projects that will shape your decision.

If you're considering moving anywhere in the metro and you're trying to figure out which part of town makes the most sense for you, that's what my team and I do every day. I'm not here to sell you on Omaha. I'm here to help you figure out if Omaha is right for you, and if it is, which neighborhood fits your goals, your budget, and your lifestyle. Scan the QR code on the screen and schedule a time to set up a strategy call. We can talk about what's bringing you to Omaha and how my team can best assist you, whether it's virtual showings and looking to purchase in the next 60 days, or you're kind of just looking at your goals, your timeline, your budget, your current home, and maybe why not to move. Call or text 402-490-6771

Is 2026 the WORST Time to Buy a Home in Omaha?

Wed, 14 Oct 2026 00:00:00 GMT

Standing in a model home in southwest Sarpy County on a January evening, you can feel the tension in the air. Mortgage rates sit above 7%. Home prices in Douglas and Sarpy County hit $330,000 last month, up from September 2025. Property taxes and insurance keep climbing. And yet the cranes are everywhere, Avenue 1, the airport expansion, the convention center, Heartwood Preserve. Builders like D.R. Horton and Lennar are pouring money into Omaha , which tells you something about this market that the national headlines miss.

So is 2026 one of the worst times to buy a home in Omaha? The answer depends on what you compare it to and what you need right now. This isn't 2021, when buyers paid $20,000 to $40,000 over asking and made five or six offers before one stuck. But it's also not a market where you can wait for rates to drop to 3% and prices to fall 30%. That's not how Omaha works. Let's look at both sides, the real costs, the real advantages, and when buying actually makes sense.

Why Buying Feels So Hard Right Now
What Mortgage Rates Above 7% Actually Do to Your Buying Power
Home Prices in Omaha: Still Rising, Not Falling
Sales Volume Is Tanking, And What That Means for Buyers
The Advantages of Buying in 2026: Less Competition, More Negotiating Room
Builder Incentives: How D.R. Horton and Others Are Offering Sub-5% Rates
Why Waiting for Lower Rates Can Backfire
When It Makes Sense to Wait
Which Buyers Have the Edge Right Now

Why Buying Feels So Hard Right Now

Buying a home in 2026 is not easy. Mortgage rates are well above 7%, home prices are still elevated, insurance costs continue to rise, and property taxes in Omaha are climbing. You're paying more money to buy less home than you could have afforded two years ago. That's the reality.

But here's the thing: higher mortgage rates don't just hurt buyers trying to get into the market. They also lock existing homeowners in place. If you bought a home in 2020 or 2021 with a 3% interest rate, why would you sell and move up to a 7.5% rate? You wouldn't, unless life forces your hand, marriage, divorce, a new baby, a death in the family. Those life events always create a market, but the discretionary movers are sitting this one out.

According to Mortgage News Daily, the 30-year fixed-rate mortgage is at 7.48%. To understand what that does to affordability, consider this: if you had a $350,000 loan at 6%, your payment would be a certain amount. If rates went up to 7.5% and you wanted to maintain that same payment, you could only afford a $300,000 loan. But prices didn't go down. So you're stuck paying more for less.

Higher rates also push the median age of homebuyers up. Last year the National Association of Realtors reported that the median age of a first-time buyer hit an all-time high. Younger buyers are getting priced out. The 2026 profile hasn't been released yet, but I expect that number to climb even higher. Everything is so unaffordable that people are waiting longer to buy.

What Mortgage Rates Above 7% Actually Do to Your Buying Power

Let's put some numbers to this. If you look at the 30-year fixed-rate mortgage going back to the early 1970s, data from the St. Louis Federal Reserve, you'll see that rates have been all over the place. We had rates above 18% in the early 1980s. We had rates in the 4s and 3s after the Great Financial Crisis. Right after the pandemic, rates dropped to historic lows, which drove massive demand and sent prices soaring.

Now we're back above 7%, and people are shocked. If you talk to someone who bought a home in the 1980s, they'll tell you they paid 9% or higher. But if you talk to younger buyers who came of age after the Great Financial Crisis, they got used to rates in the 5s, 4s, and 3s. Everybody got spoiled. Then came the shock after the pandemic when the Federal Reserve started raising rates to fight inflation.

Here's the relationship that matters: the 30-year fixed-rate mortgage tracks the 10-year Treasury yield. When the bond market moves, mortgage rates follow. A lot of people think the Federal Reserve directly controls mortgage rates by raising or lowering the federal funds rate. That's not how it works. The Fed funds rate affects short-term borrowing. Mortgage rates are tied to the bond market, which is driven by inflation expectations, economic growth, and investor sentiment.

So when people say, "I'll just wait for the Fed to lower rates," they're missing the point. The Fed can lower the federal funds rate, but if inflation is still running hot or if bond investors are worried about deficits and government spending, mortgage rates can stay elevated or even go up. That's what we're seeing now. Inflation is running hotter than expected, and mortgage rates are not cooperating.

Home Prices in Omaha: Still Rising, Not Falling

In Douglas and Sarpy County, the median closed sales price last month was $330,000. That's actually up from September 2025. Prices are not falling. They're still going up.

Now, if you stretch this out over a five-year timeframe, you see some seasonal fluctuation. Prices tend to peak in the summer months because more buyers are active and more homes close during the summer. Families want to move before the school year starts. That's why you see this seasonal pattern every year.

To smooth out seasonality, I look at a rolling 12-month average. Back in January 2021, the median closed sales price in Omaha was $235,000. Today, using a rolling 12-month average, it's $338,878. That's a massive increase in just five years.

Nationally, the median closed sales price in the second quarter was $410,700 according to the St. Louis Federal Reserve. Omaha is still more affordable than the national median, but we're not immune to the same pressures. Prices are elevated, and they're not coming back down anytime soon.

Why? Because we didn't build enough homes coming out of the Great Financial Crisis. Builders got burned in 2008 and 2009. They laid people off and stopped building. Look at the data on new privately owned housing units completed, single-family homes. Builders do not want to lose money. When the market crashes, they pull back hard. They don't want vacant homes sitting on their books.

So from 2010 through 2019, we underbuilt. Then the pandemic hit, demand spiked, and we had a supply shortage. Prices went up. Now we have higher rates, but we still don't have enough inventory. That's why prices are sticky.

Sales Volume Is Tanking, And What That Means for Buyers

Let's look at the number of closed sales in Douglas and Sarpy County. If you look at the monthly data, you see the same seasonal pattern: sales peak in June and July, then drop off in the winter. January is one of the slowest months because of December closings and the holidays.

In July 2021, we had 1,500 closed sales. This past June, we had 1,200. Last month, we had 803. But when you smooth it out with a 12-month rolling average, the trend is clear: sales are tanking. We had a spike right after the pandemic when rates were low and everybody and their cousin was buying a home. We went from under 4 million home sales nationally to over 6 million. Then rates went up, and sales dropped back down to around 4 million.

That same pattern is playing out in Omaha. Sales volume is falling because fewer people can afford to buy, and fewer existing homeowners are willing to sell and give up their low rates.

But here's what that means for buyers: less competition. If you're a buyer in 2026, you're not competing with five or six other offers on every property. You're not paying $30,000 over asking just to get in the door. You have time to do inspections. You can ask for concessions. You can negotiate.

The Advantages of Buying in 2026: Less Competition, More Negotiating Room

So what are the advantages of buying a home now? There's less competition for buyers. During the pandemic market, I had clients who made five or six offers before they got one accepted. They had to waive inspections, waive appraisals, and pay tens of thousands over list price. If you were a buyer back then, that market sucked.

Now? You can take your time. You can look at stuff that's fresh to the market. You can do inspections. You can ask the seller to pay some of your closing costs, which is called a seller concession. Even if a home sells for full list price, you can ask the seller to contribute toward your closing costs or buy down your interest rate.

Some buyers are sitting on the sideline waiting for rates to decline. That means fewer competing offers, especially on properties that have been on the market for a while. This time of year, late fall and winter, sellers get nervous. They're not getting showings. They start to realize they might have overpriced the home.

I see this in our office all the time. Sellers say, "Can't we just try it at a higher price?" And you can, but if you overprice a property, you're going to sit. If you have a home that's worth $300,000 and you price it at $325,000, and a buyer can go out and buy a brand-new home from D.R. Horton with builder incentives and a lower rate, why would they buy your outdated home with deferred maintenance? They wouldn't.

Sellers live in a bubble sometimes. You show them the data, you show them the comps, and they still don't get it. I had a seller during the Great Financial Crisis who listed at $225,000 and got an offer for $200,000. They turned it down. Two years later, after going through eight other agents, I was agent number nine. We finally sold it for $135,000. They should have taken that first offer.

The market can be brutal, and if you overprice a home, you're going to lose. But as a buyer, that's your opportunity. You can negotiate. You can ask for concessions. You can walk away if the numbers don't work.

Builder Incentives: How D.R. Horton and Others Are Offering Sub-5% Rates

Here's something a lot of people don't know: some builders are offering special financing incentives. D.R. Horton has their own mortgage company, and I had buyers recently who were able to purchase a brand-new home and get a 4.9% interest rate. The actual APR was a bit higher, but they had a special financing deal.

Now, this isn't on all of their homes. It's on select inventory. But when you have that kind of incentive, it gives you more buying power. Somebody buying a $350,000 home at 4.9% might have a lower monthly payment than somebody buying a $300,000 home at 7.5%. That's a huge advantage.

D.R. Horton is a publicly traded company. They're smart. They know where there's opportunity. The fact that they're coming into Omaha and building like crazy tells you something about this market. Same with Lennar, who's also coming into town. These builders don't throw money at markets that are about to collapse. They're looking at the fundamentals: job growth, population growth, infrastructure investment, and demand.

We're expanding the airport. We've got Avenue 1 coming in. We're expanding the convention center. We're building a streetcar. We've got Heartwood Preserve being developed in southwest Sarpy County. There are cranes all over this town. Drive down any major road and you'll see new construction going up.

Now, here's the catch with builder incentives: your agent has to be with you on your first visit to the model. If you go alone and then bring your agent later, the builder won't pay your agent's commission, and you might lose access to those incentives. So if you're thinking about new construction, bring your agent from day one.

Also, builder-grade quality is what it is. It's a mass-produced product. They use the same doors, the same countertops, the same finishes in every home. It's not custom. But if you can get a lower rate and a lower monthly payment, that might be worth the trade-off.

Why Waiting for Lower Rates Can Backfire

A lot of people are waiting for rates to come back down. But here's the thing: what if they don't?

Look at the 30-year fixed-rate mortgage going back to the early 1970s. In 1973, rates were around 7%. Let's say you decided to wait for rates to come back down. Well, rates didn't come back down. They went up. We had the OPEC oil embargo, we had inflation, and rates kept climbing. By the early 1980s, rates were above 18%.

If you waited from 1973 for rates to come back down to where they were, you would have waited until 1993, 20 years, before rates came back down.

Now, I'm not saying rates are going to 18%. But I am saying that waiting for rates to drop to 3% or 4% might mean waiting a very long time. And while you wait, what happens to prices? They keep going up.

Even during the early 1980s, when Paul Volcker jacked up the federal funds rate and we had a major recession, home prices still went up. Why? Because we had demand. The baby boomers were turning 30 years old. They were getting married and buying homes. We had population growth. Demographics drove demand, and prices kept rising even when rates were in double digits.

We have a version of that now. The echo boomers, the children of the baby boomers, are in their late 20s and early 30s. They're getting married later in life, which is pushing everything back. But they're still out there. They're still going to buy homes eventually. And when rates do come down, all those sidelined buyers are going to flood back into the market. Prices will spike again.

So if you wait for rates to drop and prices to fall, you might be waiting a long time. And when rates do drop, you'll be competing with everyone else who was waiting. You might end up paying more than you would today.

When It Makes Sense to Wait

So when does it make sense to wait? If you're unemployed or your employment situation is not stable, wait. If you don't have much money saved up, wait. I just had someone reach out to me who wanted to buy a home but didn't have much saved for an emergency fund. I told them it might be better to wait and save more. It's about putting people in a good situation, not just getting them into a house.

You want to make sure you can afford the home and stay in the home. There are programs out there where you can get in with very little down, but what happens if the furnace goes out? What happens if the water heater breaks? You need an emergency fund. You don't want to be house poor, where you're stretched so thin that one repair wipes you out.

You also want to make sure you're not buying a home with so much deferred maintenance that it becomes a money pit. If you can afford a home but it's old and needs constant work, you might be better off renting and capping your monthly expenses.

And if you're buying with a partner, make sure the relationship is stable. If it took two incomes to purchase the home and you break up, you're going to have to sell. That's a lot of stress and a lot of risk.

So wait if your job isn't stable, if you don't have savings, if you're not sure you'll stay in the area, or if you're not ready for the responsibility of homeownership. But if you're financially stable, if you plan to stay for at least five years, and if you can afford the payment comfortably, then buying now might make sense.

Which Buyers Have the Edge Right Now

The buyers who have the edge right now are the ones who don't need to sell a home first. If you're a cash buyer or if you already own your home free and clear, you have leverage. You can move quickly, you can negotiate, and you're not dependent on selling another property to close.

I'm seeing this right now. A lot of the folks who are moving are older homeowners who own their homes outright. About 40% of homeowners in the U.S. own their homes free and clear. One of the biggest motivators for these buyers is family. They want to be closer to grandkids. I had a buyer recently who purchased a new home because her daughter just had a baby, and she wanted to be nearby to help.

Family is a big driver. If you're in a better financial position and you want to be closer to grandkids, you're going to buy regardless of rates. There's always going to be a market for that.

Another group that has an edge: buyers who are willing to look at homes that need some work. If you're okay with a home that needs updating, you're going to have less competition. A lot of buyers want move-in ready. They want granite countertops and stainless appliances and fresh paint. If you're willing to buy a home that needs cosmetic work, you can negotiate a better price.

And finally, buyers who are working with builders that offer financing incentives have an edge. If you can get a 4.9% rate through D.R. Horton or a similar deal through another builder, you're going to have a lower payment than someone buying resale at 7.5%. That's a huge advantage.

Omaha Housing Market: Is a Crash Coming or Is Everything Changing?

Thu, 08 Oct 2026 14:00:00 GMT

You walk into a showing in Benson on a Saturday morning. The house is clean, updated, priced right. By Monday, you're competing against four other offers. Meanwhile, three blocks over, a similar home sits for sixty days because the carpet smells like cats and the backyard looks like a national forest. Same neighborhood, same square footage, completely different outcomes.

That's Omaha real estate in 2026. But the real story isn't just inventory or interest rates. Something deeper is happening beneath the surface, and it's reshaping who can buy, when they buy, and what they're buying. The person trying to enter the housing market today is fundamentally different from the buyer of twenty or thirty years ago. And if you're trying to buy, sell, or invest in Omaha, understanding that shift matters more than any headline about mortgage rates.

Here are three massive changes happening right now in the Omaha market, what's driving them, and what they mean for anyone trying to make a move.

The Classic Starter Home Neighborhood That Isn't Turning Over
Mass-Produced Entry Points That Were Never Meant to Be Forever Homes
West Omaha: Established Areas Where the Housing Ladder Has Stalled
Why the Traditional Housing Ladder Has Stopped Moving
Who Is Actually Buying Homes in Omaha Today?
The Future of Omaha Housing: Multi-Generational Living and What Builders Need to Build

The Classic Starter Home Neighborhood That Isn't Turning Over

Benson was built around a predictable sequence. Graduate from college, rent for a couple of years, buy a modest 2-3 bedroom home with a 1-car garage, have a couple of kids, build equity, and trade up. These homes were never designed to be 30-year forever homes. They were entry points into the housing market. You built equity, traded up, and freed up inventory for the next wave of buyers.

That movement has ground to a halt.

Existing homeowners sitting on 3% mortgage rates refuse to move because upgrading could mean doubling their monthly payment. Between 2020 and 2022, home prices in Omaha surged over 28% cumulatively. That compressed half a decade of growth into just two years. Then mortgage rates jumped from 3% to over 6%. Higher prices multiplied by doubled borrowing costs created a sudden compound effect that locked people in place.

The result? Homes that used to turn over every five to seven years are now staying in the same hands for a decade or longer. Fewer life transitions, delayed marriage, smaller families, single-person households at historic highs, mean fewer reasons to move. A household with one child doesn't face the same pressure to upgrade as a family with three or four kids. Instead of taking on a 7% mortgage to get an extra 500 square feet, families are finishing basements, converting spare rooms, or staying put indefinitely.

And here's the uncomfortable truth about condition. If you're selling a home in Benson with aging windows, an original HVAC system, and outdated finishes, you have to price for that reality. Buyers will walk through during a showing, see the work required, and walk right back out without making an offer. Homes sell in any condition, but it always comes down to price. You can price the home according to the condition. When both the buyer and the seller are unhappy, that's when you know you've found true market value.

Mass-Produced Entry Points That Were Never Meant to Be Forever Homes

Millard followed the same blueprint as Benson. Mass-produced starter homes with modest footprints and 1-car garages. These were designed as entry points, not permanent residences. The housing ladder depended on people moving up and out, creating inventory for the next generation of first-time buyers.

But that ladder hasn't stopped, it's stalled under three powerful macroeconomic pressures.

First, inflation. Do you know the difference between appreciation and inflation? It's ownership. If you owned a home between 2020 and 2022, you captured that 28% cumulative price surge as equity. If you were sitting on the sidelines watching it happen, you fell further behind. That feels very different depending on which side of the transaction you're on.

Second, interest rates. The Federal Reserve raised rates to fight inflation by cooling demand. Mortgage rates jumped from 3% to more than 6%. That isn't necessarily negative in isolation, but it created a compound effect when layered on top of higher prices. Existing homeowners sitting on cheap debt have no financial incentive to move. Meanwhile, first-time buyers are competing not just on price, but on monthly payment affordability that has effectively doubled.

Third, property condition. Zillow's photos aren't going to tell you if the house smells like cats. They're not going to tell you if the backyard looks like a national forest. Turnkey homes, spotless, staged, updated, drive higher demand even in a market with higher interest rates. If you find yourself in a multiple offer situation on a pristine home, that isn't a red flag and it isn't a sign of a market bubble. It just means the seller did their job, prepared the property, and put their best foot forward.

On the flip side, if you're selling a home with deferred maintenance, you have to price for that reality. Buyers will walk. That may not feel fair, but it's the reality of today's market.

West Omaha: Established Areas Where the Housing Ladder Has Stalled

Even in established parts of West Omaha, the same pattern holds. Modest 2-3 bedroom homes with 1-car garages were designed as entry points, not forever homes. But the traditional triggers that used to push people to sell, marriage, children, school districts, yard space, are happening later in life or not at all.

I used to see first-time buyers in their early to mid-20s. Now I see first-time buyers in their mid-30s to early 40s. Major life milestones that traditionally triggered home purchases are happening much later. Getting married, having kids, forming independent households, all of it is delayed. When young adults marry later, they spend longer periods renting or living with family.

From a pure financial standpoint, this is a rational adaptation to modern inflation. Skipping $1,500 to $2,000 in monthly rent allows young professionals to pay down debt, invest, and accumulate larger cash down payments. Those larger down payments are increasingly required in today's housing market. But as you delay entry into the housing market, the price is likely going to increase.

The solution isn't simply to buy a home right now because some guy on the internet told you to. You need to be financially prepared. You need to have money left over after closing for repairs, maintenance, and unexpected expenses that come with owning a house. And you need some reasonable idea of where your life is headed. If there's a good chance you're going to move again in a year or two, buying may not make sense. Yes, some people buy, move two or three years later, and do perfectly fine. Others get burned by transaction costs, market conditions, repairs, or simply not owning the property long enough for the numbers to make sense.

If you already own a home in Omaha and you're sitting on built-up equity, that's why I set up all of my clients with Homebot. It breaks down your home's equity position and calculates what your purchasing power looks like in today's market.

Why the Traditional Housing Ladder Has Stopped Moving

Economic lock-in froze the market, but economic numbers only explain why the market froze. They don't explain who is affected. The fundamental issue in housing today isn't just interest rates. It's that the person trying to participate in the housing market today is a demographic light years away from the buyer of twenty or thirty years ago.

Historically, children were the single biggest catalyst for selling a home and moving up. You had a second or third child, outgrew your footprint, and needed a bigger yard or a better school district. Today, family structures look completely different. Average family sizes are smaller. Single-person households are at historic highs. A household with one child doesn't face the same pressure to move as a family with three or four kids.

Fewer life transitions directly translate to decreased available inventory for prospective buyers to choose from. And on the seller side, the question is just as important. If you already own a home and you have an affordable mortgage payment, what is compelling you to move? That is a major reason housing turnover has slowed.

But I want to separate that from another argument I hear all the time: that people simply don't care about owning homes anymore. I don't buy that. There are thousands of videos, articles, political debates, and social media conversations about how to make homeownership more attainable. People aren't frustrated because they don't want housing. They're frustrated because they do want it. The problem is that the financial hurdle to participate has become much higher.

Who Is Actually Buying Homes in Omaha Today?

Because entry-level buyers are struggling with affordability and many existing homeowners are locked into lower mortgage payments, the pool of people actively participating in the housing market has narrowed. That doesn't mean nobody's buying. It means the people who can buy tend to have something working in their favor.

Today's active buyers are increasingly people like this:

Equity-rich homeowners. These are people selling an existing home and bringing substantial equity into the next purchase. They're not starting from zero. They're bringing $150,000 to $250,000 worth of equity from another home.

Buyers with stronger financial resources. These are households that have built significant savings, earn higher incomes, or receive help from family. They have the financial cushion to absorb higher rates and higher prices.

Necessity movers. These are people buying because life gives them a reason they can't easily postpone. That could be a job relocation, divorce, marriage, aging parents, retirement, or another life event.

Meanwhile, the traditional middle-income first-time buyer has a much tougher road. They're not necessarily competing against another first-time buyer with a similar down payment. They may be competing against someone bringing $150,000 to $250,000 worth of equity from another home.

And there's another part of this conversation that sometimes gets ignored. Just because you want to own a home doesn't necessarily mean you should buy one today. Don't confuse housing being difficult to afford with housing being about to crash. If your entire plan is to sit on the sidelines waiting for some massive housing crash to come along and magically restore affordability, you could spend years waiting for something that will never materialize.

If prices fall, that doesn't automatically mean affordability improves. If mortgage rates remain high, lending tightens, unemployment rises, or your own financial situation changes, that cheaper house may not actually become easier for you to buy. So the better question isn't, when is the housing market going to save me? The better question is, what would have to change in my own finances for buying a home to make sense?

The Future of Omaha Housing: Multi-Generational Living and What Builders Need to Build

This is something I think poses real opportunity in today's housing market. As mobility slows and borrowing costs stay elevated, multi-generational housing is changing from a temporary compromise into a permanent wealth-building strategy.

Instead of three separate family members carrying three separate mortgages or three separate leases, families are pooling capital under one roof. Adult children stay home longer, build investment portfolios, or pay down debt instead of paying rent. Aging parents move in with adult children to avoid expensive assisted living facilities while also assisting with childcare. One home is now doing the work that used to require two or three properties.

If the demographic profile of the buyer has permanently shifted, the types of homes Omaha builds must evolve as well. Omaha builders need to step away from single-purpose traditional suburban floor plans and start building for long-term adaptability. That could mean dual primary suites, main floor living options that accommodate aging parents or returning adult children. It could mean flexible lower levels, finished basements with separate entrances and plumbing rough-ins that could function as independent suites.

The goal isn't building massive luxury developments. It's designing smarter, more flexible spaces that fit how modern multi-generational families actually live.

Now, after everything we've talked about, here's where I see some real optimism in the future of Omaha housing. Omaha is still investing and growing. Look at the major projects happening across the metro. Nebraska Medicine's Project Health is a massive expansion of Omaha's healthcare infrastructure. Projects like this don't just create construction activity. They support jobs, attract professionals, and generate economic activity and bring people into the Omaha metro. Those people eventually need somewhere to live, and that matters because it gives another important signal: there is still an underlying demand for housing here.

Then you look at what home builders are doing. D.R. Horton entered the Omaha market in 2021. Lennar is now entering the market as well. These are enormous national companies. They have plenty of places where they can invest their money, and they don't enter a new market simply because they like Omaha. They study population trends, household formation, employment growth, land availability, affordability, and projected housing demand.

It doesn't guarantee that home prices will go up, and it doesn't mean that every subdivision will succeed, and it certainly doesn't mean that housing suddenly becomes affordable. But it is another signal that sophisticated companies believe people are going to need more housing in this market.

What's the final takeaway? Omaha doesn't just have an inventory shortage. The demographic engine that used to generate inventory has fundamentally changed. Maybe prices will fall. Markets can absolutely correct. But there's another possibility that I think deserves a lot more attention. The market simply adapts, and people still want to own homes.

So the challenge over the next decade isn't simply how many homes can Omaha build? The much more important question is, can we build the types of homes the next generation of Omaha buyers can actually afford and will actually want to live in? Because if we solve that problem, Omaha doesn't need a housing crash to create opportunity. We need a housing market that gives more people a way back into the game.

If you're thinking about buying or selling in Omaha and want to talk through your specific situation, let's talk . I'll walk you through what's happening in your target neighborhood, what your equity position looks like, and what your real options are in today's market. No pressure, no generic advice, just a conversation about your next move.

The Home Staging Mistakes That Could Cost You Buyers in Omaha

Wed, 07 Oct 2026 00:00:00 GMT

You walk into a home and within 16 seconds, before you've even made it past the entryway, you've already decided whether you like it. That's the reality buyers face, and it's why staging matters more now than it did during the pandemic market. I sat down with Susan Evans, owner of Omaha Home Staging Company and a 17-year veteran of the industry, to talk through the mistakes sellers make when preparing a home for the market and the fixes that actually move the needle. We covered everything from the smell that turns buyers around at the door to the wallpaper that makes them cross a house off the list before they've seen the kitchen.

The market has shifted. We're not in 2021 anymore, where 10 offers came in the first weekend. Now maybe 3 or 4 homes sell out of every 10 that list, and you need to be in that top tier. Staging isn't about making your home look like someone else's life, it's about helping buyers see their own life there. And that starts with understanding what they notice first and what sends them running.

The Biggest Staging Mistake Sellers Make
What Buyers Notice First (and What Turns Them Off)
Why Overly Personal Decor Hurts Your Sale
Which Rooms Matter Most When Staging
Curb Appeal Mistakes That Kill First Impressions
Staging Mistakes Sellers Think Are Helping
Lighting, Paint, and the Details Buyers Actually See
What Sellers Should Remove Before Listing Photos
Where Sellers Waste Money Preparing a Home
How Vacant Home Staging Works
Three Things Every Seller Should Do Before Listing

The Biggest Staging Mistake Sellers Make

The number one mistake Susan sees is sellers who don't realize their home looks dated. You've lived there for 15 or 20 years. The furniture you bought in 2005 still works fine. The curtains match the couch, and you like them. But to a buyer walking through, those old patterns and that worn upholstery make the entire house feel like it needs updating, even if the bones are solid.

Susan staged one of my rental properties a few years back, and I remember thinking it almost felt like misrepresentation because the place had never looked that good. But that's the point. Staging isn't about tricking anyone. It's about showing the home at its best so buyers can see past the clutter and the old plaid sofa and imagine what the space could be. When buyers tour new construction, they're seeing builder model homes that are decked out. You're competing with that, whether your home was built in 1975 or 2015.

If your furniture is making the house look older than it is, that's costing you buyers. And most sellers don't see it because it's their stuff. They're used to it. That's where a professional staging consultation pays off, you get an outside perspective on what's working and what's not.

What Buyers Notice First (and What Turns Them Off)

Smell is the first thing that can kill a sale. If your house smells like smoke, pet dander, or strong cooking odors, buyers will do a 180 at the door. I've seen it happen. You can have the most beautiful home on the block, but if it smells like the previous owners smoked in there for 20 years, you're done.

Susan recommends a few fixes. First, get the carpets professionally cleaned. That removes a lot of pet odor right away. If you have a basement that smells damp or musty, run a dehumidifier until it dries out. For smoke or stubborn food smells, an ozone generator can help, though you need to be out of the house while it runs. One viewer mentioned he uses a timer on his so it shuts off automatically.

The key is not to overcompensate with air fresheners. A couple of plug-ins or reed diffusers throughout the house is fine, but if you walk in and it smells like a candle store exploded, that's a red flag too. Buyers assume you're covering something up.

In real estate, there's an old saying: if you can smell it, you can't sell it. And the tricky part is that you become nose-blind to your own home. You don't notice the pet smell or the lingering odor from the trash can by the garage. That's why it's worth asking someone who doesn't live there to give you honest feedback before you list.

Why Overly Personal Decor Hurts Your Sale

Buyers don't want to walk through your life. They want to imagine their own. When you have 50 photos of your kids and grandkids on the refrigerator, or a wall covered in family vacation pictures, buyers stop and look at those instead of noticing the stainless appliances or the updated backsplash. You're distracting them from the features that actually sell the house.

Susan's approach is to depersonalize every room. Take down the family photos. Clear off the counters so you're left with a coffee pot and maybe a small tray with a couple of mugs, nothing else. No loaf of bread, no five different salt and pepper shakers, no collection of souvenir shot glasses from Disneyland lining the bookshelf. The goal is to make the home look like a model home, not like someone's lived there for two decades.

This goes for collections too. If you've got shelves full of books with little trinkets in front of them, or a fireplace mantel covered in 10 or 12 decorative items, pare it down. You don't need to fill every surface. Less is more. Buyers need to be able to see the space, not your stuff.

And here's the thing: it's not about whether your decor is good or bad. It's about whether it helps buyers see themselves living there. If they're spending time looking at your things, they're not spending time imagining their own furniture in that room.

Which Rooms Matter Most When Staging

The rooms that sell the house are the living room, the kitchen, and the primary bedroom. Those are the spaces buyers spend the most time evaluating, and they're the ones that shape the overall impression of the home.

In the living room, Susan often sees sellers with too much furniture. You've got a couch, a loveseat, three accent chairs, a coffee table, two end tables, and maybe a console behind the sofa. It's too much. The room feels crowded, and buyers can't see how big the space actually is. Her rule of thumb: take out at least one major piece of furniture and all the extra accent tables. You want the room to feel open.

Closets matter more than most sellers realize. If your closets look stuffed to the brim, buyers assume there's not enough storage. Susan's goal is to make every closet look half full. That means you need to box up some of your clothes and move them to a storage unit or the garage. A half-full closet looks bigger, and buyers walk away thinking they'll have plenty of space.

The same principle applies to kitchen counters and bathroom vanities. Clear them off. You don't need to stage every inch of counter space with decorative items. In fact, the less you have out, the bigger and cleaner the space looks. Buyers want to see square footage, not clutter.

Curb Appeal Mistakes That Kill First Impressions

Curb appeal is the first thing buyers see, and if it's not right, they've already made up their mind before they walk through the door. Susan sees a lot of homes where sellers leave trash cans sitting out by the garage, or they've let the landscaping get overgrown. Weeds in the flower beds, grass that hasn't been mowed in two weeks, it all adds up.

If you know you're going to list in a few months, start prepping the yard now. Fertilize the lawn, kill the weeds, and throw down some grass seed if you've got bare spots. Fresh mulch in the flower beds makes a huge difference, and it's not expensive. You're trying to make the home look cared for, not like it's been sitting vacant or neglected.

One thing I always tell sellers: make sure the front door is easy to open. I've shown up to preview homes where the lockbox key doesn't work, or the door sticks, or I have to wait 10 minutes for the listing agent to call me back with the code. Every second a buyer is standing outside waiting to get in, they're scrutinizing the property. They're noticing the crack in the driveway, the peeling paint on the trim, the dead plant by the front step. You want them inside as fast as possible so they're focused on the home, not the flaws.

Staging Mistakes Sellers Think Are Helping

One mistake Susan sees all the time: sellers who go overboard with holiday decor. They think it makes the home feel warm and inviting, but what it actually does is distract buyers from the house itself. If you've got every surface covered in Christmas decorations, buyers are looking at your stuff instead of the crown molding or the hardwood floors.

The same goes for open shelving in the kitchen. Some sellers will load up their open shelves with matching dishes, glassware, and decorative plates, thinking it looks styled. But it's too much. It draws the eye away from the kitchen features and makes the space feel busy.

Another one: sellers who spend money on the wrong upgrades. Susan mentioned seeing homes where the owner epoxied the garage floor but left 20-year-old carpet in the living room. Or they renovated the basement bathroom with new tile and a new vanity, but the primary bathroom still has builder-grade everything from 1995. You have to prioritize the spaces buyers care about most. Fix the primary bedroom and bathroom first. The basement bathroom can wait.

And if you're going to spend money, spend it on a professional deep cleaning. That's one of the best investments you can make. A clean home shows better than a cluttered one, even if the finishes are a little dated.

Lighting, Paint, and the Details Buyers Actually See

Lighting is one of those things most sellers don't think about, but it makes a massive difference. Susan recommends checking the Kelvin scale on your light bulbs. Most bulbs range from 2700K to 5000K. The lower end (2700K) gives off a yellowish, dimmer glow, which can make a basement or a room with limited natural light feel dark and dingy. You want to be closer to 3500K or 4000K for a brighter, more neutral light. Every box of bulbs has that scale printed on the back, so it's an easy fix.

Paint is another big one. Neutrals are in right now, off-whites, creams, light grays. If you've got a house where every room is painted a different bold color because you love blue or green, that's going to turn some buyers off. It's fine to have one accent wall in a powder room or a hallway, but don't paint the living room, dining room, kitchen, and primary bedroom all different shades of the same color. It overwhelms people.

Susan mentioned that sage green is trending for accent walls right now, and board-and-batten or square grid designs are popular. But the key is muted tones, not bright, bold colors. You want the paint to complement the space, not dominate it.

One thing that's an automatic turnoff for buyers: old wallpaper. If you've got wallpaper that's been on the wall for 25 or 30 years, it's going to make buyers think the whole house is stuck in a time warp. And removing wallpaper is a pain, so some buyers will just skip the house entirely rather than deal with it. If you can remove it before you list, do it. If not, price the home accordingly.

What Sellers Should Remove Before Listing Photos

Family photos are the first thing to go. Buyers don't want to see your kids' school pictures or your wedding photos. They want to imagine their own family in the space. Take down the photo collages, the framed vacation snapshots, the refrigerator gallery. Box them up and store them.

Old curtains are another big one. If you've got dark brown or heavy drapes in the bedrooms, swap them out for light, neutral panels. White or cream curtains brighten up a room and make it feel bigger. Dark curtains make a space feel closed off and dated.

And this time of year, with the election coming up, remove any political signs or decor. It's too polarizing. Susan has had buyers walk away from homes because they saw a yard sign for a candidate they didn't support. You don't want to give anyone a reason to say no before they've even seen the inside of the house.

The same goes for anything controversial or overly niche. If you've got a room dedicated to a specific hobby, model trains, sports memorabilia, a collection of vintage signs, tone it down. You want the room to feel like a bedroom or an office, not a museum.

Where Sellers Waste Money Preparing a Home

Sellers waste money on upgrades that don't move the needle. Susan mentioned garage floors as a perfect example. Some sellers will spend money epoxying the garage floor, thinking it adds value, but they've still got 20-year-old carpet in the main living areas. Buyers care way more about the carpet they're going to walk on every day than the floor in the garage.

Another common mistake: renovating the basement bathroom before touching the primary bathroom. If your primary bathroom still has the original builder-grade vanity and a fiberglass tub from 1995, that's what buyers are going to notice. The basement bathroom is a nice-to-have. The primary bathroom is a must-have.

Old carpet is one of the biggest turnoffs for buyers. If your carpet is 20 years old, dingy, and stained, replace it. That's one of the best returns on investment you can get. Fresh paint and new carpet will do more for your home than almost any other upgrade.

And if you're not sure where to spend your money, hire a stager for a consultation. Susan does a 90-minute walkthrough where she goes room by room and tells you exactly what needs to be done. She leaves you with a written report prioritizing the fixes. That way you're not guessing. You know which projects will actually help you sell.

How Vacant Home Staging Works

About 80% of Susan's business is vacant home staging. Here's how it works: she previews the house, measures the rooms, and creates a staging plan. Then her team pulls furniture, art, and accessories from their warehouse. Everything gets labeled, coffee table items go in a bin marked "coffee table," dining room decor goes in a bin marked "dining room." When the movers arrive, they know exactly which room each piece goes in.

Depending on the size of the home, Susan's team can stage the entire house in four to six hours. It's a streamlined process, but there's a lot of work that happens behind the scenes. She's constantly going to furniture markets in Las Vegas, Atlanta, Dallas, and High Point, North Carolina, to stay on top of trends. She's also pulling inspiration from Instagram and other platforms to see what's working on the coasts, because those trends eventually make their way to the Midwest.

One thing a lot of sellers don't realize: staging a vacant home costs money upfront, but it's cheaper than a price reduction. If your home sits on the market for three extra months because it's not staged, you're paying three more mortgage payments, plus the opportunity cost of not moving on to your next home. Staging gets buyers in the door faster, and it helps the home sell for more money.

Susan also offers a financing option through Titus Payments. You can apply online, and it doesn't affect your credit score. If you qualify, you pay for the staging at closing instead of upfront. There's a 3% fee, but that's the same as paying with a credit card, and it means you don't have to come out of pocket before the home sells.

Three Things Every Seller Should Do Before Listing

If you're getting ready to list and you only have time or budget for three things, here's what Susan recommends:

First, declutter and minimize. If you've lived in your home for more than three years, you probably have too much stuff. Box up the excess and move it to a storage unit. Buyers need to see the space, not your belongings.

Second, update your paint. You don't have to repaint the entire house, but touch up scuff marks on the trim and doors. If your walls are bold colors, consider repainting in a neutral palette. Fresh paint makes a home feel clean and move-in ready.

Third, replace old carpet. This is one of the highest-return investments you can make. Dingy, stained carpet is an immediate turnoff. New carpet makes the whole house feel newer, even if the rest of the finishes are original.

And honestly, the best thing you can do is call a professional stager before you start any of this. Susan's consultation will tell you which projects to prioritize so you're not wasting money on things that don't matter. You don't know what you don't know, and a stager's job is to help you see your home the way a buyer will.

Why MASSIVE Data Centers Are Hurting Omaha Real Estate

Thu, 01 Oct 2026 14:00:00 GMT

Here's a statistic that stopped me dead in my tracks: 92% of US counties have zero data centers, and only 1% of US counties have 10 or more. So where does Nebraska fit into this picture? Somehow Nebraska has become a major data center destination. Douglas County alone has 15 active data centers with more than 4.2 million square feet of data center space. Sarpy County has 10 active data centers with approximately 1.1 million square feet of data center space. Douglas County has actually added 5 more data centers since 2025.

I started doing a little bit of digging. Why is Nebraska attracting so much investment in data centers? If you're thinking about moving to Omaha , buying a home in Omaha, selling a home in Omaha, or even just trying to understand where this metro is headed over the next 10 to 15 years, you need to understand what's happening with data centers. Today I want to break down exactly what a data center is, why companies are pouring enormous amounts of money into this infrastructure, and what makes Nebraska such an attractive place for these facilities. More importantly, what does this mean if you're buying or selling real estate in Douglas or Sarpy County?

A data center is basically a specialized facility designed to house enormous amounts of computing infrastructure, servers, storage, and networking equipment, along with all of the electrical and cooling infrastructure necessary to keep that equipment running. Modern facilities are built around one fundamental requirement: they can't go down. That means redundant electrical systems, industrial battery systems, backup generators, and layers upon layers of redundancy. Thousands and thousands of computer chips running at extremely high capacity generate incredible amounts of heat, so data centers need massive cooling systems. These facilities need enormous amounts of fiber infrastructure because they're moving incredible amounts of data. When you look at a modern data center, you're not just looking at a traditional office building. You're looking at a piece of critical infrastructure.

You've probably heard the names, companies like Meta, Amazon, Google, and Microsoft. Data centers themselves are not new. We've had data centers for decades. What's different now is the size and scale. The biggest reason for that change is something you've probably already heard about every single day: artificial intelligence. Artificial intelligence is changing the way people live, work, and even move. AI factories require enormous amounts of electricity. They require cooling, fiber, land, and a tremendous amount of infrastructure.

Why Nebraska and Omaha Are Attracting Billions in Tech Investment
The Power Problem and LB 1261
Douglas County: Google's 450-Acre Campus and Northwest Development
Sarpy County: Amazon Web Services and Southern Development
Hyperlocal Impact: Why Proximity to Data Centers Matters
The Infrastructure You Don't See
Which County Is Right for You?
Conclusion

Why Nebraska and Omaha Are Attracting Billions in Tech Investment

There are a few reasons Nebraska has become a major data center destination. First, Nebraska has lots of cheap flat land compared with dense data center markets like California or Virginia. That's a pretty big deal. Second is geography. Nebraska has relatively predictable climate. We don't have hurricanes and we don't have the same earthquake risk you see in other parts of the country. While drought and water availability are certainly issues that need to be considered, the state has historically had significant water resources. You have the Platte River running through the southern and western portions of the Omaha region, along with the Missouri River to the east. In addition, the Ogallala Aquifer covers a large portion of Nebraska and other Midwestern states.

Then there's electricity. Nebraska has a unique advantage here. It's the only state in the country fully served by public power utilities. Then there's location. Nebraska sits roughly in the middle of the country, and Omaha is able to offer the labor needed to help build these data centers. Major fiber optic corridors also cross the state connecting east and west. For companies trying to build a national or global infrastructure network, that central location matters.

There are incentives. The Nebraska Advantage Act provided long-term sales and use tax exemptions on expensive equipment. That program ran from 2005 until 2020. Then in 2020, the Imagine Nebraska Act replaced the Advantage Act. Imagine updated the state's incentives, offered tiered tax refunds, job creation credits, and property tax exemptions for large capital investments. Between 2021 and mid-2026 alone, Nebraska granted personal property tax exemptions on roughly $15 billion worth of data center equipment, saving companies more than $500 million in local property taxes. The goal was pretty straightforward: attract enormous capital investment and jobs to Nebraska with a regulation-friendly environment. We're talking about projects involving hundreds of millions and potentially billions of dollars.

The Power Problem and LB 1261

One of the biggest questions surrounding these projects is this: where is all of this electricity gonna come from? That's why legislation like Nebraska's LB 1261 matters. LB 1261 protects certain dedicated privately owned power plants from government seizure through eminent domain when they're built to serve a single facility using more than 1,000 megawatts of electricity. This allows hyperscale data center developers to build co-located power plants to help meet their massive energy needs without necessarily putting the entire burden on local public power grid.

Instead of simply saying, hey, public utility, give us more power, a massive technology company could potentially help build the power infrastructure needs. That can accelerate development, and it can potentially reduce the risk that existing residential customers are forced to bear infrastructure costs associated with massive new industrial load. That's really important because one of the biggest concerns people have is, are homeowners going to end up paying for this? That's exactly the type of question policymakers are addressing in the Nebraska legislature.

Douglas County: Google's 450-Acre Campus and Northwest Development

Douglas County has 15 active data centers with more than 4.2 million square feet of data center space, and the county has added 5 more data centers since 2025. The central US location, public power utilities, major fiber corridors, and labor force availability make Douglas County attractive for these facilities. We're seeing major development in Northwest Douglas County, and the biggest example is Google's project there.

Google has announced a major project in Northwest Douglas County. They formally launched the project with an initial $750 million capital allocation aimed at constructing a multi-building campus. The site has a footprint of more than 450 acres in Northwest Douglas County. The master plan accounts for a multi-phase buildout totaling approximately 1.4 million to 2.2 million square feet. Infrastructure expansion is ongoing for roads, water, sewer, electricity, and fiber. High-income tech workers relocating creates housing demand. These projects require enormous numbers of specialized workers and all kinds of specialized trades. These projects are not necessarily built overnight. They can take years. During the construction cycle, you're bringing people into the area, and those people need places to live. They also need everything else people normally need. From a real estate perspective, that's real tangible demand.

Some of these are high-income workers, and high-income workers increase demand for housing, whether they're renting a home or purchasing a home. That doesn't necessarily mean every house in Omaha suddenly becomes more valuable, but it can strengthen the overall economic foundation of the metro. When massive development occurs, you're often forced to expand roads, water, sewer lines, electricity, fiber, and other infrastructure. Once it's built, that infrastructure can support additional development, and that's where you can have an economic ripple effect, because one major development can make additional development possible. That's one of the ways communities grow, and for a metro like Omaha that is actively expanding, that's significant.

Douglas County has a development-friendly environment, which means open fields are often temporary. If you're buying property based on the assumption that it's going to remain surrounded by open fields, you need to understand something. Open fields are often temporary, especially in a development-friendly environment. If a place is completely frozen in time, then you probably aren't looking at a growing metro. But if you like the idea of living somewhere where new things are constantly being built, that can be exciting. The question is whether that development happening around your home is development you actually want.

The ASARCO Lead Superfund Site and What It Teaches Us About Proximity

There's actually an example in the Omaha market today, and I think it's comparable to what data centers could look like in the future. Until the late 1990s, the ASARCO lead smelting plant was actively contaminating parts of eastern Omaha. The EPA would later identify a large area as an environmental hazard requiring action to address some of the damage. The lead smelting plant was located near the riverfront and where the Kiewit Luminarium are today. The contamination affected some iconic locations, including areas around the Old Market, Millwork Commons, downtown Omaha, North and South Omaha. As part of the cleanup effort, some homeowners had portions of their yards removed because of lead contamination in the soil. I know because I owned one of those homes.

Here's what I want you to walk away with: just because a home is located within the lead Superfund site doesn't automatically mean that is a bad house or a bad neighborhood. I've never heard anyone say, you know, Dave, Country Club is in the lead Superfund site, so I can't buy a house there, because being within the larger Superfund area is simply one consideration. When someone is weighing the historic charm and architectural character of a neighborhood like Country Club, that style of housing isn't something you can easily reproduce in today's new construction. Just because a home is located near a data center doesn't automatically mean it's bad. It's something you need to consider.

Sarpy County: Amazon Web Services and Southern Development

Sarpy County has 10 active data centers with approximately 1.1 million square feet of data center space. Southern Sarpy County is a major focus area for development. Amazon Web Services has an ongoing development footprint in Sarpy County. We're seeing water infrastructure expansion, electrical infrastructure expansion, and transmission infrastructure. Water and electrical infrastructure expansion is underway. The Platte and Missouri Rivers provide water resources, and access to the Ogallala Aquifer is another consideration. Drought and water availability are considerations.

Bellevue's economy is tied to Offutt Air Force Base. Let's use a hypothetical example. Imagine if Offutt Air Force Base closed. That would have an enormous impact on the local Bellevue economy. People would have less reason to relocate to Bellevue, Nebraska. Housing demand would decline and prices would come under pressure. Now, that, thankfully, that's not happening. But the point is, there's much more to housing demand than simply the construction of a data center.

People moving further out want space, newer homes, quieter environment, more land, but open fields often temporary in development-friendly areas. One of the reasons people move further out is because they want something different. They want more space, newer homes, a quieter environment, and maybe even more land. But if you're buying that property based on the assumption that it's going to remain surrounded by open fields, you need to understand something. Open fields are often temporary, especially in a development-friendly environment.

I polled my audience about 90 days ago to gauge how people felt about data centers, and the results were overwhelming. Just under 70% of the people who responded said they had concerns about water, power, and traffic impacts. People want answers. They want to know what my neighborhood is going to look like in 5 years, what are interest rates going to be when I buy, what will this property be worth. Those questions become difficult when you're buying into an area that's rapidly developing because you don't necessarily know the answer, and that's okay.

Hyperlocal Impact: Why Proximity to Data Centers Matters

Here's the distinction I want you to make: a data center can be good for the metro while potentially being bad for a specific property. Those aren't contradictory statements. You can have strong economic growth across the metro while a house sitting directly next to a massive data center becomes less desirable. The reason is simple: proximity matters.

Think about buying a house next to a busy road. Does a busy road mean the entire neighborhood is bad? Of course not. But would you rather have the house backing directly onto a highway? Probably not. The same principle applies here. If you're 5 miles away from a data center, you may barely notice it. But if you're across the street from a 50-foot-tall industrial facility that's operating 24 hours a day, that's a different conversation.

A giant data center isn't exactly the same thing as a park. These are massive industrial buildings. They are large and windowless with substantial security lighting. In many cases, they also have security fencing and gates. While those things might be perfectly acceptable to one buyer, another buyer might walk into a backyard and say, absolutely not. That matters in real estate because a real estate value is ultimately based on what people are willing to pay. If you're trying to sell a house directly adjacent to a facility and the location eliminates a large percentage of potential buyers, that's gonna matter. You may still sell it, but you may have to compete on price.

The Infrastructure You Don't See

Don't just look at the data center. Look at what's happening around the data center, because massive data centers require massive infrastructure. I was recently showing a home to someone who was relocating from California to Omaha because of Offutt Air Force Base, and he was shocked by some of the power infrastructure and industrial development in rural Sarpy County. When people hear there's a data center going up over there, they picture the building, but the building isn't the only thing that changes the landscape. Sometimes the bigger impact is the infrastructure required to support it.

You may not have a data center next door, but you might have new high-voltage transmission lines running nearby, and that's something I would want to know before buying a property. New high-voltage transmission lines and industrial infrastructure may appear in previously rural areas. Parts of eastern Omaha are within the EPA lead Superfund site from the historic ASARCO smelting plant, though that doesn't automatically make neighborhoods undesirable. The same nuance applies to data center proximity.

Which County Is Right for You?

I don't think there's a catch-all answer. There's no single data center market. People need to understand the local dynamics of real estate. You have interest rates which affect buying power and can slow demand. If there's not enough housing supply, you can get unsustainable price growth, which isn't healthy for a housing market. Look at what happened to prices after COVID. Prices increased dramatically. Real estate is hyperlocal and people don't fully know what the long-term impact of data centers will be.

Choose Douglas County if you want proximity to Google's massive Northwest development, access to major fiber corridors, and a central US location. You're accepting that Northwest Douglas County is seeing major infrastructure expansion and that open fields may not stay open. High-income tech workers relocating creates housing demand, but properties directly adjacent to data centers may be less desirable due to industrial appearance, 24/7 operations, and security lighting and fencing.

Choose Sarpy County if you want newer homes, more space, and a quieter environment, but understand that Southern Sarpy County is a major focus area for development. Amazon Web Services has an ongoing development footprint. Water and electrical infrastructure expansion is underway. You're further from downtown Omaha but closer to Offutt Air Force Base, which drives Bellevue's economy. Rapid industrial development is changing the rural character, and 70% of people polled had concerns about water, power, and traffic impacts.

What ultimately matters to buyers and sellers is demand for housing. If people are moving into an area and living there, that can make property more desirable and put upward pressure on values. If you're living in a city experiencing growth and development like Omaha, that's something you have to understand and accept. Ultimately, I think this is bigger than data centers. It's really about the future of Omaha. We're seeing enormous investments across the metro that represents tangible economic activity and demand, and Omaha is continuing to change, and that's exciting. But it also means that some of the things that people love about Omaha today aren't necessarily going to look exactly the same 10 or 20 years from now, and that's okay. Every successful city changes. The key is to understanding how it's changing.

Conclusion

A data center isn't automatically good, and it isn't automatically bad. It's development, and development creates different outcomes depending on where you sit. I think that's the nuance that's missing from a lot of the conversations surrounding these projects. The Omaha Metro isn't going to stop growing. Sarpy County isn't going to stop developing. Northwest Omaha isn't going to stop developing.

If you're thinking about moving to Omaha , buying a home here, or if you're simply trying to figure out which parts of the Metro make the most sense for you, that's exactly what we're here to help. There's so much more to moving to a new area than just price or the pretty pictures you see on Zillow. Those don't tell you what each area really offers. That's why I built the Living in Omaha quiz . It allows you to see how Omaha stacks up against 91 different communities. It uses AI to compare 91 different communities and help you see which ones may fit what you're looking for. You can take the quiz by scanning the QR code or visiting the link in the description.

Even if you're not looking to buy right now, keeping an eye on the market in Douglas and Sarpy County is important. If home ownership is in your future, having the most up-to-date information and access to an experienced real estate team can make a big difference. Book a free consultation call and we'll walk through the parts of the metro that align with what you're looking for.

Where the Old Money Actually Lives in Omaha: 6 Historic Neighborhoods

Thu, 24 Sep 2026 14:00:00 GMT

Everyone assumes Omaha 's old money starts and ends with Warren Buffett, the guy who still lives in the same house he bought in 1958. But he's not even close. Long before the phrase Oracle of Omaha ever existed, this city was already creating enormous fortunes through cattle, railroads, banking, and industry. In 1863, Congress authorized the Union Pacific Railroad to build westward from the Missouri River, and Omaha was selected as the eastern terminus of the Transcontinental Railroad. Think about what that meant for a city of maybe 2,000 people. Almost overnight, Omaha became strategically important.

Fortunes were made very quickly, and with those fortunes came a question that shaped nearly every American city: where do the wealthy choose to live? The answer in Omaha wasn't one neighborhood. It was a progression, a westward march that tells the story of how this city grew and where its wealthiest families chose to put down roots.

In this blog, I'm breaking down six Omaha neighborhoods that tell that story, where the old money lived, where it moved, and what those neighborhoods are like for buyers today. We'll start with Field Club surrounding Hanscom Park and move west through the Gold Coast's grand mansions, the intentional prestige of Country Club, the walkable character of Dundee and Happy Hollow, the automobile-era design of Fairacres, and finally the secluded privacy of Old Loveland. Each neighborhood represents a different era of Omaha wealth, and each one comes with trade-offs you need to understand before you buy.

Field Club: Omaha's Early Wealthy Neighborhood
Gold Coast: Mansions, Railroads, and Old Money
Country Club: The "Showplace of Omaha"
Dundee and Happy Hollow: Walkable Character and Wartime History
Fairacres: Wealth Moves West for the Automobile Era
Old Loveland: Privacy, Large Lots, and Luxury Homes
Which Historic Omaha Neighborhood Fits Your Priorities?
Conclusion

Field Club: Omaha's Early Wealthy Neighborhood

In the late 1800s, downtown Omaha was becoming crowded, noisy, and increasingly industrial. For businessmen who had made their fortunes downtown, the answer was pretty simple: move out. And the streetcar made that possible. New streetcar lines allowed wealthy Omaha families to live farther from downtown while still commuting back and forth to the city for work. Some began building substantial homes on the hills surrounding Hanscom Park in an area that would eventually become known as Field Club .

But the neighborhood's real building boom came around 1910, and this is where Field Club connects directly to one of the biggest sources of wealth in Omaha history: the South Omaha Stockyards. As the livestock and meatpacking industries exploded, executives and businessmen connected to the stockyards started looking for homes that were close enough to South Omaha for work but far enough away to feel private. Field Club became one of those places.

Today, the heart of the neighborhood is Woolworth Avenue. You've got the wide grassy median, mature trees, and historic homes ranging from Queen Anne and American Foursquare to Craftsman and Colonial Revival architecture. The neighborhood is surprisingly small, the historic district covers only about 16 blocks tucked between Hanscom Park on one side and the Field Club of Omaha on the other. It also has some remarkable history. Gerald Ford, the 38th President of the United States, was born right here on Woolworth Avenue.

Why Wealth Didn't Stay in Field Club

Here's why Field Club is the beginning of our story and not the end. The wealth didn't stay here. As Omaha continued growing west, many of the city's wealthiest families moved right along with it. Field Club remained a beautiful historic neighborhood, but newer neighborhoods eventually became the preferred addresses for Omaha's elite. The architectural character is still there, but the prestige moved on.

Gold Coast: Mansions, Railroads, and Old Money

As Omaha's businessmen became even wealthier, one neighborhood eventually surpassed Field Club, and this is probably the neighborhood most people picture when they think old money mansions in Omaha: the Gold Coast . Starting in the 1880s and continuing through the 1920s, the Gold Coast became one of Omaha's premier addresses, and this is where some of the names behind Omaha's early fortunes really started showing up on the map. The Koons brothers, who built a banking empire. George Joslyn, who made his fortune in newspaper syndication. And families whose wealth was tied directly to the stockyards and the railroad.

We're not talking about nice homes. We're talking about 20- and 30-room mansions, three and four stories tall, imported woods, hand-carved woodwork, Tiffany glass fixtures, and stained glass windows that might look more at home in a cathedral. Interestingly, the area took its name from an earlier version of Gold Coast along South 10th Street, but as Omaha grew, the truly wealthy moved west and this newer neighborhood took over as the prestige address.

Today, the district runs roughly from Cumming Street to Jones between 36th and 40th Streets. It includes areas around Blackstone Cathedral and Joslyn Castle, which still stands today as probably the most visible monument to that era.

What Buyers Need to Know About the Gold Coast Today

There's something else interesting about the Gold Coast. Unlike some old money neighborhoods that were built almost exclusively for wealthy families, this area wasn't completely isolated. Middle income families built smaller and more modest homes right alongside some of these enormous mansions. So even at its peak, this wasn't simply a bubble of wealth separated from the rest of Omaha. It was part of the fabric of the city.

Today, many of those historic mansions and estates have been converted into apartments, and some were torn down over the years to make way for new development. If you're looking at a property in this part of Omaha, you need to pay close attention to parking. And there's another consideration: lead. Parts of eastern Omaha fall within the Lead Superfund site, where historic industrial emissions contaminated residential soil. The city maintains a property-by-property lead registry where you can see information about soil testing, cleanup, and exterior paint.

The Gold Coast gives us the first really dramatic picture of Omaha wealth. But it also gives us our first reminder that even mansions aren't permanent, because the westward march was only getting started.

Country Club: The "Showplace of Omaha"

In 1899, several prominent Omaha leaders purchased a large portion of John A. Creighton's land to establish the Omaha Country Club. And at the time, this was considered deep in the country. For nearly 35 years it served as one of Omaha's premier golf courses. Eventually the property was sold for $150,000, that would be approximately $2.9 million in 2026 dollars when adjusted for inflation.

Then in the 1920s, the Metcalf Company began buying up the former Omaha Country Club property. They laid out a six-block stretch of Midtown and marketed it with a pretty bold slogan: the "Showplace of Omaha." This wasn't an ordinary development. This was intentional high-end prestige.

Architecture and Deed Restrictions

Metcalf had a very specific vision. Deed restrictions required high construction standards and discouraged mass-produced cookie-cutter designs. Instead, local builders and architects created custom homes, especially Tudor Revivals and large colonial designs: sweeping brick facades, tall stone chimneys, steep gables, slate roofs. No two homes were supposed to look exactly alike, but together they created a neighborhood with a very consistent architectural character.

Now, if you're looking to buy in Country Club , I'm not just thinking about the character and craftsmanship. I'm thinking about the maintenance that comes right along with it. I've seen buyers underestimate both costs and the level of specialized skill that can be required to work on homes like these. That makes the inspection period especially important. With homes this age, I consider a sewer scope inspection extremely important.

Nearby historic districts saw some of their prestige fade as suburban development pulled buyers further west, but Country Club never completely slipped.

Dundee and Happy Hollow: Walkable Character and Wartime History

Our next stop in the westward march brings us to Dundee , one of Omaha's most recognizable historic neighborhoods. In the early 1900s, much of this area was part of a private estate owned by the Patrick family. After the family patriarch died in 1905, his mansion was actually repurposed as the clubhouse for the newly formed Happy Hollow Club. So in a very literal sense, this area grew up around one family's estate.

Location-wise, you're in a pretty incredible spot. You're near Midtown and Fairacres. You've got Memorial Park and Elmwood Park nearby, and Dundee itself gives you walkable restaurants, shops, and neighborhood businesses.

The Japanese Balloon Bomb Incident

But then there's the history. On the night of April 18, 1945, residents heard what sounded like fireworks exploding overhead. It wasn't fireworks. High in the sky near 50th and Underwood, a Japanese hydrogen balloon bomb exploded. It was one of more than 9,000 balloon bombs launched across the Pacific during the final months of World War II. Nobody was injured, but the United States government imposed an immediate news blackout because they didn't want Japan to know that the balloons had successfully reached the American heartland.

Trade-Offs with Older Homes

If you're considering buying in Dundee, you have to think realistically about the age of these homes. You might have some of the functional trade-offs that come with older homes: smaller closets, maybe a one-car garage instead of two, fewer bathrooms, older floor plans, and depending on the property, dated finishes or major systems that need updating. But in exchange, you get architectural character, walkability, mature landscaping, and history you can't recreate in a new subdivision. Dundee isn't just a place to live, it's part of Omaha history.

Happy Hollow: Estate Origins and Club Prestige

Happy Hollow shares much of its origin story with Dundee. Both neighborhoods grew up around the Patrick family estate, and when that mansion became the clubhouse for the Happy Hollow Club after 1905, the area took on a distinct identity. You're still near Midtown and Fairacres, with Memorial Park and Elmwood Park nearby, and you get the same walkable character and mature landscaping that defines Dundee.

The functional trade-offs are similar too. Smaller closets, maybe a one-car garage instead of two, fewer bathrooms, older floor plans, and potentially dated finishes or major systems that need updating depending on the property. But the architectural character, the history, and the location are things you simply can't replicate in a newer subdivision.

Happy Hollow carries a prestige that comes from its club association and its place in Omaha's westward expansion story. It's not just about the homes, it's about being part of a neighborhood that helped define where Omaha's wealthy chose to live as the city grew.

Fairacres: Wealth Moves West for the Automobile Era

As Omaha's wealthy continued moving west, they eventually reached a neighborhood designed around something earlier generations didn't have to consider: the automobile. Fairacres sits just south of Dundee and west of Midtown, directly across Dodge Street from what is now the University of Nebraska at Omaha.

The land that eventually became Fairacres came together from several different sources: part of an old private estate, a neighboring farm, and even an unsuccessful subdivision from the 1880s that never really got off the ground. By the early 1900s, developers had consolidated much of that acreage. Eventually, a local development company took over and began building the neighborhood in earnest. They reportedly spent somewhere between $75,000 and $100,000 just on infrastructure, which was a serious amount of money at the time.

City Beautiful Design Principles

What makes Fairacres different from the neighborhoods we've already talked about is the era it was designed for. Fairacres was one of Omaha's early neighborhoods designed specifically with the automobile in mind. The neighborhood was laid out using what are often called City Beautiful principles: wide curving streets, large setbacks, generous lots, and a more spacious park-like feeling.

For the first time, wealthy families didn't necessarily need to live within walking distance of the streetcar line. They could drive. And once the automobile removed that limitation, distance from downtown mattered a whole lot less.

Competition for Turnkey Properties and Land

There's another thing buyers need to understand about Fairacres today. A lot of these homes have been extensively renovated and maintained to a very high standard. So when one comes on the market, you may be competing for something that is essentially turnkey. But even when the existing home isn't turnkey, you can still be competing for the land.

Old Loveland: Privacy, Large Lots, and Luxury Homes

Now we keep moving west to a neighborhood a lot of people drive right past without realizing it's even there: Old Loveland . Old Loveland sits roughly between 78th Street on the east and 84th Street on the west, Dodge on the north, and Pacific on the south. Instead of the traditional street grid you see across much of Omaha, the roads curve around hills and ravines. Mature trees create a dense canopy, and the neighborhood can feel almost like a secluded wooded park. Yet you're right in the middle of Omaha. Elmwood Park is nearby. Aksarben Village is just minutes away. And you're close to the commercial areas around 90th and Pacific.

From Love's Land to Old Loveland

To understand why Old Loveland looks this way, you have to go back to the 1920s. At that time, this was still largely open countryside. Much of it was a working dairy farm owned by Archibald "Archie" James Love. As Omaha continued expanding west past 72nd Street, Love began selling parcels of his land to buyers who wanted to build custom country estates away from the city center. This area became known as Love's Land. Over time, that evolved into Loveland.

When that neighborhood was eventually platted, developers made an important decision. Instead of leveling the terrain and forcing a traditional street grid into the property, they worked with the natural topography. Roads followed natural ridgelines, tree groves were preserved, and that decision helped create the secluded character Old Loveland still has today.

Lot Sizes and Pricing

The lots are one of Old Loveland's biggest selling points. While a typical Central Omaha lot might be a quarter acre or less, Old Loveland properties can range around 0.35 acres to well over an acre. You'll get deep front setbacks, long private driveways, huge backyards, and mature trees everywhere. That combination of space and privacy creates a lot of demand, but there's very little supply.

Old Loveland has only about 185 single-family homes, and in a typical year, very few of them ever come on the market. That scarcity is reflected in the pricing. More original ranches and traditional homes can fall into the mid $400,000s to $600,000s, while existing renovated homes and newer custom luxury properties can reach $1 million, $2 million, and beyond.

Which Historic Omaha Neighborhood Fits Your Priorities?

Omaha's old money story really isn't about one neighborhood. It's about movement. As Omaha grew west, its wealth moved right with it, from Field Club to the Gold Coast to Country Club, through Dundee and Happy Hollow into Fairacres, and eventually further west into places like Old Loveland. And Omaha's wealthy didn't stop there, Regency, Linden Estates, and newer luxury communities would continue the same westward march.

If you're trying to decide which of these neighborhoods fits your priorities, here's how I think about the trade-offs:

Choose Field Club if you want historic architecture and proximity to Hanscom Park, and you're comfortable with the fact that this neighborhood's prestige peak has passed.
Choose the Gold Coast if you want to live among Omaha's most dramatic historic mansions, but verify parking and check the city's lead registry for your specific property.
Choose Country Club if you want intentional architectural grandeur and you're prepared for the maintenance costs and specialized repair needs that come with Tudor Revivals and custom colonial designs.
Choose Dundee if walkability, restaurants, shops, and parks matter more to you than modern floor plans and two-car garages.
Choose Happy Hollow if you want the same walkable character as Dundee with the added prestige of the club association.
Choose Fairacres if you want City Beautiful design principles, wide curving streets, and generous lots, and you're prepared to compete for turnkey properties or land value.
Choose Old Loveland if privacy, large lots, mature trees, and a secluded wooded feel are your top priorities, and you're comfortable with limited inventory and pricing that reflects scarcity.

Each of these neighborhoods tells a different chapter of Omaha's wealth story, and each one comes with a different set of trade-offs for buyers today.

Conclusion

Omaha's old money didn't stay in one place. It moved west as the city grew, from the streetcar-era estates of Field Club to the grand mansions of the Gold Coast, through the intentional prestige of Country Club, the walkable character of Dundee and Happy Hollow, the automobile-era design of Fairacres, and finally the secluded privacy of Old Loveland. Each neighborhood represents a different era of Omaha wealth, and each one offers something different for buyers today.

If you're planning a move to Omaha and want to understand which neighborhood fits your priorities, let's talk . I help people relocate to Omaha without costly mistakes, and I can walk you through the trade-offs that matter most to you. Book a free consultation call , and we'll go over your results from the Living in Omaha quiz so you can make a decision based on real information, not guesswork.

What Nobody Tells You About Buying Recreational Land in Nebraska

Wed, 23 Sep 2026 00:00:00 GMT

You're standing in a valley north of O'Neill, watching a spring-fed creek cut through 1,300 acres of grass and timber. A registered grass runway stretches across the property. Thirteen miles of ATV trails wind through the hills. This isn't Colorado or Wyoming. This is Nebraska, and most people driving I-80 have no idea places like this exist here.

I sat down with Bob Osborne from American Legacy Land Company to talk about what buyers need to know before they purchase recreational property in Nebraska. Bob's been doing this long enough to see first-time land buyers make the same mistakes over and over. He's also seen people find their dream weekend getaway for a fraction of what they'd pay in the Rockies. We covered financing, access, surveys, utilities, ongoing costs, income opportunities, and the biggest pitfalls that trip up new buyers. If you've ever thought about owning hunting ground, a remote work retreat, or just a piece of quiet land to call your own, here's what you need to ask before you sign.

Eagle Creek Ranch (O'Neill Area): A Turnkey 1,300-Acre Property
Long Pine: Where Nebraska Feels Like Colorado
What to Know Before You Start Looking
Financing and Down Payments
Access, Surveys, and Shared Roads
Utilities: The Costs Nobody Warns You About
Water Rights, Wells, and Septic Systems
Income Potential Through CRP and Grazing Leases
Hunting, Birdwatching, and Other Uses
Which Type of Recreational Property Is Right for You
Conclusion

Eagle Creek Ranch (O'Neill Area): A Turnkey 1,300-Acre Property

Eagle Creek Ranch sits 20 minutes north of O'Neill, close enough to the South Dakota border that you can feel the landscape shift. This is 1,300-plus acres of working ranch with a 3-bedroom home, fully furnished, ready for you to walk in with a bottle of wine and a cooler of steaks. A natural spring-fed creek runs through the property. There's a registered grass runway that can handle a turboprop if you fly in from Omaha or Denver. Thirteen miles of ATV and UTV trails loop through the hills and timber.

The property is listed at $5.6 million. That's not a typo. For context, a comparable ranch in Aspen would run you $60 million or more. This one comes with a working cattle operation, CRP program income, and a haying operation that generates revenue while you're not there. The current owners don't use it for hunting, but the habitat is there if that's your thing. It's big enough for two families to co-own and still have space to disappear.

Bob markets this property through the Realtors Land Institute network, which reaches buyers in Colorado, Wyoming, and New Mexico who are looking for value outside the Front Range. The drone and video work on the listing is some of the best I've seen. You get a sense of scale and privacy that's hard to convey in still photos. The O'Neill Airport is 20 miles away and can handle turboprops, so access is easier than you'd think for out-of-state buyers.

This is the high end of the recreational property market in Nebraska, but it shows what's possible. You can own a premier ranch with multiple income streams, room for horses and ATVs, and enough land to host extended family without tripping over each other. The peace and quiet alone is worth the drive.

What Makes a Property Turnkey

Turnkey means you're not hauling a camper out there and hoping the well works. Everything is in place: the home, the utilities, the infrastructure. You're buying a finished product, not a blank slate. That's rare in the recreational land market. Most buyers start with raw acreage and build out over time, adding electricity one year, drilling a well the next, maybe putting in a septic system after that. Eagle Creek Ranch skips all of that. You're paying for the convenience of not having to project-manage a multi-year buildout.

The property also generates income through cattle grazing leases and CRP payments. The owners don't run the cattle themselves; they lease the land to a rancher who handles the operation. That income offsets property taxes and insurance. It's not enough to make the ranch cash-flow positive at $5.6 million, but it takes the edge off the carrying costs. If you're thinking about recreational land as a long-term investment, income potential matters. It's the difference between a property that costs you money every month and one that pays part of its own way.

Long Pine: Where Nebraska Feels Like Colorado

Long Pine is a town of 312 people on Highway 20, somewhere between Norfolk and Valentine. You drive across the prairie for hours, watching the grassland roll past, and then the road drops into a valley full of pine trees. There's a trout creek running through town, browns, brooks, and rainbows, year-round fishing. The area is called Hidden Paradise, and the name fits. It feels like you took a wrong turn and ended up in the Rockies.

Recreational properties around Long Pine range from $200,000 to over $1 million, depending on acreage and what's on the land. Buyers come from all over Nebraska: North Platte, Plattsmouth, even Omaha. It's a 5- to 6-hour drive from the eastern part of the state, which makes it a long haul for a weekend trip. But a lot of buyers are working remotely now. Fiber optic internet has reached most of rural Nebraska, thanks to federal broadband expansion programs. You can leave Omaha on a Thursday afternoon, work from Long Pine on Friday, and have the weekend to fish or hike before driving back Sunday night.

The landscape change is dramatic. You're cutting across the state on Highway 20, and for the first couple hours it's all prairie and grassland. Then you hit the pine valley and it's a different world. The trout creek is natural, not stocked, which means the fishing is as good as anything you'll find in Colorado. The town itself is small enough that you know your neighbors, but not so remote that you're completely cut off. There's a cafe, a gas station, the basics.

Bob mentioned buyers who use Long Pine as a remote work retreat. They're not hunting or fishing every day. They're logging into Zoom calls from a cabin in the pines, taking a walk along the creek at lunch, and enjoying the quiet. That's a different use case than the traditional hunting-land buyer, but it's becoming more common. Recreational property isn't just about deer season anymore. It's about having a place to go when you need to get out of the city.

Why Long Pine Appeals to Remote Workers

Fiber optic internet changes the equation. Ten years ago, buying land in Long Pine meant accepting that you'd be offline most of the time. Now you can stream video, take calls, and work a full day without worrying about your connection dropping. That opens up recreational property to a whole new group of buyers who need reliable internet but want the peace and space that comes with rural land.

The drive is still long, 5 or 6 hours from Omaha, but if you're only commuting once a week, it's manageable. Some buyers are out there Thursday through Monday, working remotely Friday and Monday, and treating the weekend as a true getaway. Others are semi-retired and spending weeks at a time in Long Pine, coming back to Omaha or Lincoln only when they need to. The flexibility of remote work makes that possible in a way it wasn't before.

What to Know Before You Start Looking

Bob's first question to any new buyer is always the same: What do you want to do with the land? That's not a sales pitch. It's a filter. If you don't know what you're looking for, you're going to waste a lot of time looking at properties that don't fit. Some buyers want hunting land. Others want a place to ride ATVs or horses. Some want to birdwatch, or tend bees, or just sit on a porch and watch the sunset. All of those are valid uses, but they require different types of property.

The second question is budget. Recreational land in Nebraska averages $4,500 to $11,000 per acre, depending on location and what's on the land. A 12-acre parcel might run you $54,000 to $132,000. A 77-acre parcel could be $165,000 if it's raw land in a less-traveled area, or $576,000 if it has water, timber, and good access. You need to know what you can afford before you start looking, because the range is wide.

The third question is how far you're willing to travel. If you're in Omaha and you want to use the property every weekend, you're probably looking within a 2- to 3-hour radius. If you're planning to visit once a month or a few times a year, you can go farther. Distance affects not just convenience but also how you'll use the land. A property 6 hours away is a destination, not a weekend retreat.

Bob also asks about must-haves versus nice-to-haves. Do you need electricity at the road, or are you okay running a generator? Do you need a well, or can you haul water? Do you need a septic system, or are you fine with a camper setup? The answers to those questions determine what properties are even worth looking at. If you need utilities in place, you're looking at a much smaller pool of listings and a higher price per acre.

The Must-Have vs. Nice-to-Have List

This is the same exercise you'd do when buying a house, but the stakes are different. With a house, you can compromise on the number of bedrooms or the size of the garage. With recreational land, compromising on access or water can mean the difference between a property you can use and one that sits empty because it's too much work to get there or make it functional.

Must-haves are non-negotiable. If you need year-round access, you can't buy a property with a shared road that doesn't get plowed in winter. If you need water for livestock or a garden, you can't buy a property where drilling a well is a gamble. Nice-to-haves are things you'd like but can live without: mature timber, a creek, a view, proximity to public hunting land. Those features add value, but they're not deal-breakers if the property checks the other boxes.

Bob recommends writing this list down before you start looking. It keeps you honest. It's easy to fall in love with a property that has a beautiful view and then realize six months later that you can't afford to run electricity to it. The list keeps you focused on what you actually need versus what looks good in photos.

Financing and Down Payments

You're not getting a conventional mortgage for recreational land. Most lenders won't touch it. You're working with farm and ag lenders who specialize in rural property. They understand land values, income potential, and the risks involved. The typical down payment is 20%, and rates are usually a point or two higher than a conventional home loan.

Some lenders offer first-time land buyer programs that can reduce the down payment or offer more flexible terms. Bob works with buyers to connect them with lenders who understand the recreational market. If the property has farm income, CRP payments, grazing leases, hay production, that can help with financing. The lender sees the income stream and factors it into the loan approval. It's not enough to make the property cash-flow positive in most cases, but it reduces the perceived risk.

Financing takes longer than a typical home purchase. Expect 45 to 60 days to close, sometimes longer if there are title issues or survey work that needs to be done. Lenders want to see a survey, a clear title, and proof of access before they'll fund the loan. If any of those pieces are missing, the timeline stretches out.

Why Farm and Ag Lenders Are Different

These lenders understand that recreational land isn't a primary residence. They're not expecting you to live there full-time or generate enough income to cover the mortgage. They're looking at the land value, the potential for appreciation, and whether you have the financial capacity to carry the loan even if the property doesn't generate income. That's a different risk profile than a conventional mortgage, and it requires a different underwriting process.

Farm and ag lenders also understand conservation programs like CRP and WRP. If the property is enrolled in one of those programs, the lender knows what the annual payment is and how long the contract runs. That income can be factored into your debt-to-income ratio, which can help you qualify for a larger loan. It's not a huge difference, but it can be the margin that makes a deal work.

Access, Surveys, and Shared Roads

Access is the first thing Bob checks before he shows a property to a client. If you can't get to the land, it doesn't matter how beautiful it is. Legal access means there's a recorded easement or a public road that touches the property. Landlocked parcels exist, and they're usually cheap for a reason. You're at the mercy of a neighbor to grant you access, and that can fall apart if the neighbor sells or decides they don't want you driving across their land anymore.

Shared roads are common in rural areas. Two or three landowners split the cost of maintaining a private lane that connects to a public road. That sounds simple until you start asking who pays for gravel, who plows in winter, and who fixes the gate when it breaks. Bob recommends meeting the other landowners before you buy. You're going to be sharing that road with them for as long as you own the property, and you need to know if they're reasonable people or if they're going to make your life difficult.

Surveys matter more with land than with houses. When Bob lists a property, he walks the boundaries with a survey in hand and flags the corners with pink tape. Buyers want to know exactly where their property line is, especially if they're planning to fence it or build near the edge. A survey also protects you from boundary disputes with neighbors. If the fence line doesn't match the legal description, you need to know that before you close.

What to Ask About Shared Roads

Who maintains it? Who pays for gravel or rock? Is there a written agreement, or is it just a handshake deal? What happens if one of the landowners stops contributing? These are the questions that come up after you buy, and by then it's too late to negotiate. Bob tries to get answers before his clients make an offer, because a shared road can turn into a nightmare if the other landowners aren't cooperative.

Gates are another issue. If the road is gated, who has a key? Is it a combination lock, or does everyone have their own padlock? What's the protocol for closing the gate behind you? These sound like small details, but they matter when you're driving out there in the dark after a long day and you can't remember the combination or you left your key at home.

Utilities: The Costs Nobody Warns You About

Electricity is the big one. If power is at the road, you're looking at $20 to $30 per foot to run it to your building site. If you're 200 feet from the road, that's $4,000 to $6,000. If you're 600 feet back, it's $12,000 to $18,000. Then you need an electrician to install a meter base and connect everything, which is another few thousand dollars. Underground is more expensive than overhead, but it's worth it if you're in an area that gets ice storms or high winds. Overhead lines come down. Underground lines don't.

Insurance is cheaper than most people expect, but it's not optional. You need an umbrella policy that covers liability in case someone gets hurt on your property. A guest flips an ATV, breaks an arm, and suddenly you're looking at a $15,000 medical bill. The umbrella policy costs $200 to $400 a year and covers those situations. It also protects you if a neighbor's cattle get onto your land and cause damage, or if a hunter trespasses and gets injured. It's cheap peace of mind.

Property taxes on recreational land are lower than on a house, but they're not zero. Expect to pay a few hundred to a few thousand dollars a year, depending on the county and the assessed value. If the property is enrolled in a conservation program, the taxes may be lower because the land is classified as agricultural rather than residential.

Why Underground Power Is Worth the Cost

Overhead lines are cheaper to install, but they're vulnerable. A heavy snow, an ice storm, a windstorm, any of those can bring the lines down. If you're 20 minutes from town and the power goes out, you're waiting days for the utility company to get out there and fix it. Underground lines eliminate that risk. They cost more upfront, but they save you the headache of dealing with outages every time the weather turns bad.

Bob recommends budgeting for underground if you're planning to build a cabin or spend extended time on the property. If you're just using it for weekend camping trips, overhead might be fine. But if you're working remotely or planning to retire there, underground is the way to go.

Water Rights, Wells, and Septic Systems

Water is not guaranteed. Just because the neighboring properties have wells doesn't mean your property can support one. In some parts of Nebraska, water rights are restricted. You need to write your offer contingent on finding water, or you could end up owning land you can't use. Drilling a well costs $10,000 to $20,000, depending on depth and whether you hit water on the first try. Some sellers will split that cost 50/50 with the buyer, but that's negotiable.

Septic systems are required if you're planning to stay overnight. A basic system costs $8,000 to $15,000, depending on soil conditions and local regulations. If the soil doesn't perk well, you might need a more expensive engineered system. The county health department will test the soil before they issue a permit, and that test tells you whether a standard septic system will work or whether you need to spend more.

A lot of buyers start with a camper setup and add utilities over time. Year one, you're hauling water and using the camper's holding tanks. Year two, you drill a well. Year three, you put in a septic system. Year four, you build a cabin. It's a phased approach that spreads the cost out over several years and lets you use the property while you're improving it.

Why Water Contingencies Matter

If you buy land assuming you can drill a well and then find out the water table is too deep or the county won't issue a permit, you're stuck. You can't build, you can't camp long-term, and you can't sell the property for what you paid. Writing the offer contingent on finding water protects you from that scenario. The seller might push back, but it's a reasonable request. If they're confident there's water, they'll agree to the contingency.

Bob has worked with sellers who agreed to split the cost of drilling a well because they wanted the deal to close and they knew water was a risk. That's a win-win. The buyer gets some cost relief, and the seller gets the property sold. It's also a signal that the seller is being honest about the property's limitations.

Income Potential Through CRP and Grazing Leases

Some recreational properties generate income. The Conservation Reserve Program (CRP) pays landowners to take land out of production and plant native grasses or trees. The contracts run 10 to 15 years, and the annual payment is based on the county's average rental rate for cropland. It's not a fortune, but it's enough to cover property taxes and insurance in most cases. If you buy a property enrolled in CRP, the contract transfers to you.

The downside is you can't build on CRP land. You can't put up a cabin, you can't run ATVs through it, and you can't graze livestock on it during the contract period. If your goal is to have a hunting cabin and some open land to ride around on, CRP might not fit. But if you're looking for income and you're okay waiting 10 years to develop the property, it's a good option.

Grazing leases are another income source. You lease the land to a rancher who runs cattle on it. The lease payment is usually a few dollars per acre per month, depending on the quality of the grass and the local market. The rancher handles all the management, fencing, water, moving the cattle, and you collect a check. It's passive income that offsets your carrying costs.

Haying is similar. You lease the land to someone who cuts and bales the hay, and they pay you a percentage of the crop or a flat fee per acre. It's less common than grazing leases, but it's an option if the land is flat enough to run equipment on.

Why CRP Isn't for Everyone

If you're buying recreational land because you want to use it now, CRP doesn't work. You're locked into a 10- to 15-year contract that restricts what you can do with the land. You can't build, you can't clear trees, and you can't change the land use without breaking the contract and paying back the government for all the payments you received. That's a big penalty.

But if you're buying land as a long-term investment and you're okay with the restrictions, CRP is a way to make the land pay for itself while you wait. When the contract expires, you can develop the property or re-enroll in the program. It's a trade-off between income now and flexibility later.

Hunting, Birdwatching, and Other Uses

Hunting is the most common use for recreational land, but it's not the only one. Bob works with clients who buy land for birdwatching, butterfly and bee observation, horseback riding, ATV and UTV trails, and remote work retreats. Some buyers aren't hunters at all. They just want a place to go where they can be outside and not hear traffic or see neighbors.

Central Nebraska is a major stopover for sandhill cranes during the spring migration. Thousands of cranes land along the Platte River to rest and feed before continuing north. People come from around the world to watch the cranes, and some buyers purchase land specifically to have a front-row seat to the migration. In the fall, the cranes fly over central Nebraska on their way south, riding thermals to gain altitude. It's a different experience than the spring migration, but it's still worth seeing.

Bob mentioned working with clients who want land for target shooting. They're not hunting; they're setting up a long-rifle range or a handgun range. That requires enough acreage to create a safe backstop and enough distance from neighbors that noise isn't an issue. It's a niche use, but it's becoming more common as shooting ranges near urban areas get crowded or shut down.

Why Hunting Isn't the Only Draw

The traditional recreational land buyer is a hunter looking for a place to chase deer or pheasants. But the market is shifting. Remote work, fiber optic internet, and a growing interest in outdoor recreation are bringing in buyers who don't hunt but still want land. They're looking for space, privacy, and a place to unplug. That's a different buyer profile, and it's expanding the market for recreational land in ways that weren't possible 10 years ago.

Bob also mentioned the rise of apps that let landowners lease their property to hunters on a day-use basis. You check in at 7 AM, you get a text confirming access, and your card is charged for the day. It's a way to generate income from land you're not using every weekend, and it's easier than managing a full-season lease. The downside is you don't get to scout the property ahead of time, but for casual hunters who just want a place to go on a Wednesday afternoon, it works.

Which Type of Recreational Property Is Right for You

If you want a turnkey property where you can show up and start using it immediately, you're looking at the high end of the market. Eagle Creek Ranch is the example. Everything is in place: the home, the utilities, the infrastructure. You're paying for convenience and for the fact that someone else did the hard work of developing the property. That's $5.6 million in this case, but smaller turnkey properties exist in the $500,000 to $1 million range.

If you want raw land that you can develop over time, you're looking at $200,000 to $400,000 for 40 to 80 acres, depending on location. You'll spend the first few years adding utilities, drilling a well, and maybe putting in a septic system. It's a longer timeline, but it's more affordable upfront and it gives you control over how the property develops. You're building it to fit your needs, not adapting to what someone else built.

If you want income-producing land, look for properties enrolled in CRP or with existing grazing leases. The income won't make you rich, but it offsets carrying costs and makes the property easier to hold long-term. The trade-off is you're restricted in what you can do with the land while the contract is active.

If you want a remote work retreat, focus on properties with fiber optic internet and good access. Long Pine is the example. You're 5 or 6 hours from Omaha, but you can work from there and enjoy the scenery when you're off the clock. The drive is long, but if you're only commuting once a week, it's manageable.

The Trade-Offs Nobody Talks About

Turnkey properties cost more, but they save you years of project management. Raw land is cheaper, but you're committing to a multi-year buildout that requires time, money, and patience. Income-producing land pays for itself, but it limits your flexibility. Remote work retreats give you the best of both worlds, space and connectivity, but they require a long drive or a willingness to spend extended time away from home.

There's no perfect property. Every option has trade-offs. The key is knowing which trade-offs you're willing to accept and which ones are deal-breakers. Bob's job is to help buyers figure that out before they start looking, because once you buy, you're committed.

Conclusion

Buying recreational land in Nebraska isn't like buying a house. You're not getting a conventional mortgage, you're not working with a typical real estate agent, and you're not dealing with the same set of issues. Access, utilities, water, and income potential all matter in ways they don't with residential property. The buyers who do well are the ones who take the time to understand what they're getting into before they make an offer.

Bob's advice is to start with a clear goal, a realistic budget, and a list of must-haves versus nice-to-haves. Then find a land agent who specializes in recreational property and who's willing to walk you through the process. The market is active right now. Properties are selling in days, not weeks, and buyers who wait too long lose out. But rushing into a purchase without doing your homework is worse than missing out on a property.

If you're thinking about buying recreational land in Nebraska, reach out to Bob Osborne at American Legacy Land Company. His number is 402-660-4970, and his email is bosborne@americanlegacylandco.com. He works with buyers across the state and in surrounding states, and he's connected to a network of land agents who can help you find what you're looking for even if it's outside Nebraska. Whether you're looking for hunting land, a remote work retreat, or just a place to get away, Bob can walk you through what's available and what it takes to make it happen.

If you're relocating to Omaha or thinking about buying or selling in the metro, I'm here to help. Call or text me at 402-490-6771 , or email davidmatney@nebraskarealty.com . Let's set up a time to talk about what you're looking for and how I can help you find it.

The Omaha Housing Market Just Shifted: What 7% Mortgage Rates Mean for Buyers and Sellers

Thu, 17 Sep 2026 14:30:00 GMT

Mortgage rates just crossed 7%, and the Omaha housing market is responding exactly the way you'd expect: buyers are pulling back, sales are slowing, and the fall season feels different than the spring frenzy we saw earlier this year. I've been watching the Douglas and Sarpy County numbers closely, and the shift is real. It's not a crash, and it's not a return to 2020 chaos, but it is a recalibration that changes the math for anyone buying or selling a home right now.

This isn't about predicting where rates will go next month or whether prices will drop by some magic percentage. It's about understanding what's happening on the ground in Omaha today: how much inventory we actually have, what homes are selling for, how new construction is affecting the market, and whether your personal financial situation makes this a good time to move or a smart time to wait. The national headlines don't tell you what's happening in your zip code, and that's what I'm here to break down.

If you're relocating to Omaha or already live here and you're trying to figure out whether to buy now or sit tight, this update will give you the context you need to make a decision that fits your life, not just the market cycle.

Omaha Housing Inventory and New Construction
Existing Homes, Seller Strategy, and Market Balance
Omaha Home Prices and Falling Sales
Should You Buy a Home Right Now?
Mortgage Rates, Affordability, and Omaha Jobs
Conclusion

Omaha Housing Inventory and New Construction

Inventory is climbing in both Douglas and Sarpy Counties, and a big piece of that increase is coming from new construction. Builders have been ramping up production over the last year, and now those homes are hitting the market at a time when buyer demand is cooling. That's creating more options for buyers, but it's also putting pressure on sellers who are competing with brand-new homes that come with builder incentives, warranties, and the appeal of never having been lived in.

New construction is a double-edged sword right now. On one hand, it's giving buyers more choices and pushing builders to offer rate buydowns or closing cost credits to move inventory. On the other hand, it's making it harder for existing home sellers to stand out, especially if their home needs updates or is priced at the top of the range. Builders are motivated to close deals before the end of the year, and that's shifting some of the negotiating power back to buyers in certain price brackets.

The inventory increase isn't uniform across the metro. Some neighborhoods in Sarpy County, especially the newer developments in Papillion and Gretna , are seeing more listings than others. Douglas County has pockets of higher inventory too, but it's still not the flood of homes we saw in pre-2020 markets. We're moving toward balance, not oversupply, and that distinction matters if you're trying to time a purchase or a sale.

For buyers, this means you have more time to look and more leverage to negotiate. For sellers, it means you can't just throw a sign in the yard and expect multiple offers in 48 hours like you could a year ago. Pricing and presentation matter again, and that's a shift some sellers aren't ready for.

Existing Homes, Seller Strategy, and Market Balance

Existing home sellers are facing a different market than they were six months ago. Homes are sitting longer, and buyers are being pickier about condition, location, and price. If your home isn't move-in ready or priced competitively, you're going to sit on the market while buyers tour newer construction or better-maintained resale homes. The days of selling a fixer-upper at a premium are over, at least for now.

The market is moving toward balance, which means neither buyers nor sellers have the overwhelming advantage they've had in recent years. Sellers still have equity and appreciation on their side, but they don't have the urgency from buyers that drove bidding wars. Buyers have more options and more time to decide, but they're dealing with higher mortgage rates that shrink their purchasing power. It's a tug-of-war, and the outcome depends on how well each side understands the current conditions.

Seller strategy matters more now than it has in years. If you're listing a home in Omaha, you need to price it based on what's actually selling, not what your neighbor's house sold for in March. You need to make sure the home shows well, because buyers are comparing your property to new construction and to other resale homes that have been updated. And you need to be realistic about how long it might take to close, because the average days on market is creeping up across both counties.

For buyers, this is the first time in a while that you can take your time and not feel like you're going to lose out if you don't make an offer the same day you see a house. That's a psychological shift as much as a market shift, and it's one that benefits anyone who's been sitting on the sidelines waiting for conditions to improve.

Omaha Home Prices and Falling Sales

Median sale prices in Douglas and Sarpy Counties are holding relatively steady, but closed sales are down. That's the headline: fewer transactions, not collapsing prices. Sellers are still getting close to asking price in many cases, but it's taking longer to get there, and some homes are sitting without offers until the price comes down. The market isn't crashing, but it's definitely cooling.

Falling sales numbers tell you that buyers are being more cautious. Some of that is affordability, some of it is uncertainty about the economy, and some of it is just the reality that higher rates mean people qualify for less house than they did a year ago. When your monthly payment jumps by several hundred dollars because of rate increases, you either buy a smaller home, wait, or drop out of the market entirely. We're seeing all three of those responses right now.

Prices haven't dropped significantly because sellers who don't need to move are choosing to wait rather than take a loss or sell for less than they think their home is worth. That's keeping inventory from flooding the market, but it's also creating a standoff in some price ranges where buyers and sellers can't agree on value. The homes that are selling are the ones priced right and in good condition. Everything else is sitting.

If you're a buyer, don't expect massive price cuts across the board. Expect more negotiating room, longer listing times, and the ability to ask for repairs or credits that wouldn't have been on the table six months ago. If you're a seller, understand that your home is competing in a market where buyers have options and time, and that means you need to be sharper on price and presentation than you've had to be in years.

Should You Buy a Home Right Now?

The answer depends entirely on your personal financial situation, not on what mortgage rates might do next quarter. If you need a place to live, if you're relocating to Omaha for a job, if your lease is ending, or if your family situation has changed, then buying a home now might make sense even with rates above 7%. If you're trying to time the market perfectly, you're going to drive yourself crazy and probably miss opportunities while you wait for conditions that may never come.

Here's the thing: nobody knows where rates are going. They could drop, they could stay here, they could go higher. Trying to predict that is a gamble, and your housing decision shouldn't be a gamble. What you can control is whether the monthly payment fits your budget, whether the home meets your needs, and whether you're planning to stay in Omaha long enough that short-term market fluctuations won't wreck your finances.

Waiting makes sense if you're not financially ready, if you're not sure where you want to live, or if your job situation is uncertain. It doesn't make sense if you're just waiting for rates to drop to 5% or for prices to fall by 20%, because those scenarios may not happen, and in the meantime you're paying rent and missing out on building equity. The best time to buy is when your life and your finances align, not when the market hits some theoretical perfect moment.

For some buyers, this is actually a better market than the spring frenzy. You have more time to look, more negotiating power, and less competition. Yes, rates are higher, but you can refinance later if rates drop. You can't go back and buy the home you missed because you were waiting for perfect conditions.

Mortgage Rates, Affordability, and Omaha Jobs

Mortgage rates above 7% are a reality right now, and they're affecting affordability in a big way. A buyer who could afford a $350,000 home at 5% might only qualify for $300,000 at 7%, and that's a significant difference in what neighborhoods and home sizes are in reach. For a lot of buyers, especially first-timers, that rate increase has pushed homeownership further out of reach or forced them to compromise on location or size.

Affordability isn't just about rates, though. It's also about wages, job stability, and cost of living. Omaha's job market has been relatively strong, and that's keeping demand for housing from completely falling off a cliff. People are still moving here for work, and as long as that continues, the housing market will have a baseline level of activity even when rates are high. The question is whether wages are keeping up with housing costs, and for a lot of buyers, the answer is no.

If you're relocating to Omaha , the affordability picture here is still better than a lot of coastal markets, but it's not the bargain it was five years ago. You need to run the numbers on what you can actually afford at current rates, not what you wish you could afford at lower rates. And you need to factor in property taxes, insurance, and maintenance, because those costs add up and they're not going away even if rates drop.

The good news is that Omaha's economy is diverse enough that we're not overly reliant on one industry, and that stability helps keep the housing market from wild swings. The bad news is that higher rates are here for now, and they're changing the math for everyone.

Conclusion

The Omaha housing market has shifted, and that shift is being driven by mortgage rates above 7%, rising inventory, and more cautious buyers. It's not a crash, and it's not a return to the chaos of the last few years. It's a recalibration toward a more balanced market where buyers have options and sellers have to compete. Whether that's good or bad depends on which side of the transaction you're on and what your personal situation looks like.

If you're thinking about buying or selling in Omaha, the most important thing you can do is understand the current conditions in Douglas and Sarpy Counties, not just the national headlines. Every neighborhood is different, every price range is different, and your decision should be based on what's happening in the specific area where you want to live. I work with buyers and sellers every day who are navigating this market, and I'm here to help you figure out what makes sense for your situation. Let's get on a call and talk through your options, your timeline, and what the numbers actually look like for your move.

Omaha Housing Market Shifts as Mortgage Rates Climb Above 7%

Wed, 16 Sep 2026 00:00:00 GMT

The Omaha housing market feels different right now. Mortgage rates have climbed back above 7%, and the rhythm of buyer activity has changed in ways I haven't seen in months. Showings are down. Price reductions are up. More listings are expiring or getting cancelled before they close. It's not a crash, but it's a clear shift from the frantic pace we saw earlier this year.

What's interesting is that the slowdown isn't uniform. Some builders are telling me they're seeing buyer activity pick back up, even with rates where they are. That split tells me we're in a market where timing, price point, and property type matter more than ever. If you're thinking about buying or selling in Omaha this fall, understanding these changing conditions could save you thousands or help you avoid sitting on the market longer than you planned.

I'm going to walk through what the current numbers are showing, what mortgage rates mean for your buying power, and what these trends could signal for the rest of the year. This isn't about predicting the future. It's about reading the market as it is right now and making decisions based on what's actually happening, not what we wish were happening.

Current Mortgage Rates and What They Mean for Buyers
Omaha Housing Market Trends: Showings, Price Cuts, and Cancelled Listings
Why Some Builders Are Seeing Buyer Activity Pick Up
What This Market Shift Means for Sellers
Navigating the Fall Market: Buyer and Seller Strategies
Conclusion

Current Mortgage Rates and What They Mean for Buyers

Mortgage rates are back above 7%. That's a number that changes everything about affordability, and it's forcing buyers to recalculate what they can actually afford in Omaha. A year ago, we were talking about rates in the low 6% range. Earlier this year, there was optimism they'd drop further. Instead, they've climbed, and that climb has real consequences.

Here's what 7% means in practice. On a $400,000 home with 20% down, your principal and interest payment jumps compared to what it would have been at 6%. That's not a small difference when you're budgeting for property taxes, insurance, and everything else that comes with homeownership in the Omaha metro. For a lot of buyers, that rate increase pushes them out of their target price range or forces them to look at smaller homes or different neighborhoods than they originally planned.

The psychological impact matters too. When rates are above 7%, buyers hesitate. They wait to see if rates will drop. They wonder if they should rent another year. That hesitation shows up in the data as fewer showings and longer decision timelines. It's not that people don't want to buy. It's that the math feels harder to justify right now.

But here's the thing: rates are what they are. You can't time the market perfectly, and waiting for rates to drop to some ideal number means you're also waiting while home prices potentially rise or while the inventory you're looking at gets picked over. If you're serious about buying in Omaha, you need to run the numbers at today's rates and decide if it works for your situation, not some hypothetical future scenario.

Omaha Housing Market Trends: Showings, Price Cuts, and Cancelled Listings

The Omaha market is showing clear signs of slowing. Showings are down, which means fewer buyers are actively touring homes. That's a leading indicator. When showing activity drops, it usually means fewer offers are coming in, and sellers start to feel the difference within weeks.

Price reductions are up. I'm seeing more sellers who listed at one price and then had to cut it to generate interest. That's a shift from earlier in the year when homes were moving quickly at or above asking. Now, if you're priced even slightly high for your condition or location, you're sitting. Buyers have more time to compare, and they're not rushing into decisions the way they were when rates were lower and competition was tighter.

Cancelled and expired listings are increasing too. Some sellers are pulling their homes off the market because they're not getting the offers they expected. Others are letting their listings expire and deciding to wait. That tells me seller expectations haven't fully adjusted to the current rate environment. A lot of people still remember what homes were selling for six months ago and don't want to accept that the market has changed.

This isn't a collapse. Omaha's market is still relatively healthy compared to some other metros. But it's a recalibration. Sellers who price aggressively and show well are still getting offers. Sellers who list high and hope for the best are learning that hope isn't a strategy when buyers have options and rates are above 7%.

Why Some Builders Are Seeing Buyer Activity Pick Up

Here's where it gets interesting. While the resale market is slowing, some builders are reporting that buyer activity is starting to pick back up. That might sound contradictory, but it makes sense when you look at what new construction offers right now.

Builders can offer rate buydowns and incentives that resale sellers can't match. If a builder is sitting on inventory or trying to close out a phase, they have the flexibility to buy your rate down to 6% or lower, offer closing cost credits, or throw in upgrades. For a buyer comparing a resale home at 7% to a new build at 6% with granite counters and a finished basement included, the new build starts to look a lot more attractive, even if the base price is higher.

New construction also eliminates some of the unknowns. You're not inheriting someone else's deferred maintenance or wondering what's behind the walls. For buyers who are already nervous about the market, that peace of mind has value. They're willing to pay a bit more or wait a few months for a home to be finished if it means they're getting exactly what they want without surprises.

The builder activity also tells me that not everyone is sitting on the sidelines. There are still buyers who need to move, whether it's a job relocation to Omaha, a growing family, or someone who's been renting and finally has the down payment saved. Those buyers are still out there, and they're gravitating toward the deals that make the most financial sense in a 7% rate environment.

What This Market Shift Means for Sellers

If you're thinking about selling in Omaha right now, you need to be realistic. The market that existed six months ago is gone. Buyers are more cautious, they're comparing more homes, and they're not writing offers on the first thing they see unless it's priced right and shows well.

Pricing is everything. You can't list at the high end of the range and expect multiple offers to push you higher. If you're even 5% over what comparable homes have sold for recently, you're going to sit, and every week you sit costs you momentum. Buyers see a home that's been on the market for 30 or 45 days and they assume something's wrong with it, even if the only thing wrong is the price.

Condition matters more now too. When buyers were competing, they'd overlook dated kitchens or worn carpet because they didn't have time to be picky. Now they have time. If your home needs work and the house down the street is move-in ready at the same price, you're losing showings. You don't have to do a full renovation, but fresh paint, clean carpets, and good photos are non-negotiable.

The cancelled and expired listings I'm seeing are mostly sellers who didn't adjust their expectations. They listed high, got no offers, and then pulled the home instead of dropping the price. If you're serious about selling, you need to be serious about pricing and presentation from day one. The market will tell you what your home is worth, and right now it's telling a lot of sellers they were optimistic.

Navigating the Fall Market: Buyer and Seller Strategies

For buyers, this market is actually an opportunity if you can make the numbers work at current rates. You have more negotiating power than you did earlier this year. Sellers are more willing to cover closing costs, make repairs, or drop the price if you're a qualified buyer who can close. The frenzy is gone, and that's not a bad thing if you're the one writing the offer.

Don't wait for rates to drop to some magic number. If you find a home that works for your life and your budget at 7%, buy it. You can always refinance later if rates improve. What you can't do is go back in time and buy the home you loved after someone else already closed on it.

For sellers, the strategy is simple: price it right, make it show well, and be ready to negotiate. This isn't the market to test the high end and see what happens. Work with an agent who knows what's actually selling in your neighborhood and price accordingly. If you get feedback that your home is overpriced, listen to it. The longer you sit, the harder it gets.

If you're a seller who doesn't have to move right now, you might consider waiting until spring when buyer activity typically picks up. But if you're selling because of a job, a family change, or any other reason that's time-sensitive, don't let the rate environment scare you off. Homes are still selling in Omaha. They're just selling to buyers who are getting a fair deal, not to buyers who are desperate.

Conclusion

The Omaha housing market is shifting, and that shift is being driven by mortgage rates above 7% and a buyer pool that's more cautious than it was earlier this year. Fewer showings, more price cuts, and rising cancellations are all signs that the market is recalibrating. But it's not a market where nothing is happening. Builders are seeing activity pick up with the right incentives, and homes that are priced well and show well are still moving.

If you're thinking about buying or selling in Omaha this fall, the key is to work with the market as it is, not as you wish it were. Rates are high, but deals are being made every day by people who understand the current conditions and adjust their strategy accordingly.

I work with buyers and sellers navigating this exact market every week. If you want to talk through your specific situation, whether you're trying to figure out if now is the right time to buy or how to price your home to actually sell, let's get on a call . I'd rather spend 20 minutes helping you avoid a costly mistake than watch you struggle through a market you're trying to figure out on your own.

Why Everyone Is LEAVING Omaha: What Buyers and Sellers Need To Know

Thu, 10 Sep 2026 18:30:00 GMT

Omaha's metro keeps growing, but people are still leaving. That contradiction tells you something important about what it actually costs to live here, not just what the house costs. I talk to buyers relocating from both coasts who see our prices and think they've found a deal, and I talk to longtime residents who are calculating whether they can afford to stay. Both groups need the same information: the trade-offs that don't show up on Zillow.

This isn't a list of complaints. It's a realistic look at five reasons people move away from Omaha, even when they like the city. Some of these are fixable with the right planning. Some aren't. If you're thinking about moving here or selling to leave, you need to know what you're walking into and what it actually costs once you own the house.

I'm going to cover property taxes, cost of living, Nebraska weather, homeowners insurance, and the challenges around schools and public transportation. Then we'll talk about what these mean if you're buying or selling right now, and whether Omaha is still affordable compared to where you're coming from.

Property Taxes and Cost of Living
Nebraska Weather: Four Seasons, One Unpredictable
Homeowners Insurance: Rising Costs Across the Metro
Schools and Transportation: Gaps That Push Families Out
Nebraska's Brain Drain Problem
Is Omaha Still Affordable?
New Construction vs. Older Homes: What Buyers Are Choosing
What Omaha Home Sellers Need to Know
The Real Cost of Buying a Home in Omaha

Property Taxes and Cost of Living

Property taxes in Nebraska are high, and they surprise people. You'll hear agents say Omaha is affordable, and the purchase price usually is. But the annual tax bill is where that affordability gets complicated. Nebraska funds schools and local services heavily through property taxes, which means your bill doesn't just cover city services. It covers a lot of what income tax covers in other states.

I've had buyers from Texas and Florida, states with no income tax, still get sticker shock when they see the property tax rate here. And buyers from California or New York assume the trade-off will feel like a win, but the math doesn't always work that way when you factor in what you're paying annually. A house that costs less upfront can cost more over ten years if the taxes are high enough.

This is something you need to calculate before you make an offer. Look at the actual tax bill for the property, not just the rate. And if you're buying new construction, understand that your taxes will likely go up significantly after the first year when the assessment catches up to the sale price. That's not unique to Omaha, but it's a bigger jump here than in a lot of markets.

Cost of Living

Cost of living in Omaha is rising, and it's not just housing. Groceries, utilities, and everyday expenses are higher than they were five years ago, and wages haven't kept pace for everyone. If you're relocating here with a remote job or a significant pay bump, you'll probably feel like you're getting a deal. If you're moving here for a local job, the math gets tighter.

The challenge is that Omaha markets itself as affordable, and it is compared to Denver or Minneapolis. But it's not cheap, and the gap between what people earn here and what it costs to live here is narrowing. That's pushing some people out, especially younger professionals who can work remotely and are choosing cities with either lower costs or higher wages.

Utilities are another piece of this. Heating costs in winter and cooling costs in summer are real line items in your budget. If you're coming from a mild climate, that's a new expense. And if you're buying an older home, those costs can be significantly higher than in a newer, better-insulated house.

Nebraska Weather: Four Seasons, One Unpredictable

Nebraska weather is a reason people leave, and I'm not going to sugarcoat it. We get all four seasons, and none of them are subtle. Winters are cold, sometimes brutally cold, with snow and ice that can last for months. Summers are hot and humid, with stretches in the 90s and occasional severe storms. Spring brings tornado warnings. Fall is the one season that consistently delivers, but it's short.

If you've never lived in a place with real winter, it's a bigger adjustment than you think. It's not just the cold. It's the gray skies from November through March, the wind, the ice on your driveway, and the fact that you can't just walk outside without planning for it. Some people adapt. Some people don't, and they leave after a year or two.

The weather also affects your home. You need a good furnace, a good AC unit, and you need to maintain both. Roofs take a beating from hail. Basements can flood in heavy rain. These aren't deal-breakers, but they're ongoing costs and ongoing maintenance that you don't have in every climate.

Homeowners Insurance: Rising Costs Across the Metro

Homeowners insurance costs are going up across Omaha, and it's hitting people hard. Severe weather, especially hail and wind damage, has driven claims up, and insurers are responding by raising premiums or pulling out of the market entirely. If you're buying a home here, you need to get an insurance quote before you close, not after.

I've seen buyers get surprised by insurance costs that are double or triple what they were paying in their previous state. And if you're buying an older home, or a home in an area that's seen a lot of claims, your premium can be even higher. Some buyers are finding that the insurance cost alone changes the affordability equation.

This is also affecting sellers. If your buyer can't get affordable insurance, or if their lender requires a policy that's too expensive, deals can fall apart. It's not as common as an appraisal issue, but it's becoming more frequent, and it's something both sides need to plan for.

Schools and Transportation: Gaps That Push Families Out

School districts and public transportation are two areas where Omaha has gaps, and those gaps push some families out. The metro has multiple school districts, and quality varies. Some districts are strong, some are struggling, and if you're relocating with children, you need to research the specific district and school, not just assume that Omaha schools are good across the board.

Public transportation is limited. Omaha is a car city. If you don't drive, or if you're trying to live without a car, your options are extremely limited. There's a bus system, but it doesn't cover the whole metro, and it's not frequent or reliable enough for most people to use as their primary transportation. If you're coming from a city with real public transit, that's a significant lifestyle change.

These two issues overlap for some families. If you want walkability, local schools, and access to transit, Omaha doesn't offer that combination in most neighborhoods. You can find local schools in the suburbs, but you'll need a car. You can find walkability in a few urban pockets, but the school options there are more limited. It's a trade-off, and for some families, it's a trade-off they're not willing to make long-term.

Nebraska's Brain Drain Problem

Nebraska has a brain drain problem, and it's affecting Omaha. Young professionals, especially college graduates, are leaving the state for cities with more job opportunities, higher wages, or a lifestyle they can't find here. Some of them come back later, but a lot don't. That creates a cycle where the talent pool shrinks, which makes it harder for companies to grow here, which makes it harder to attract and retain young professionals.

This isn't unique to Nebraska, but it's more pronounced here than in some neighboring states. If you're relocating here for work, you'll probably be fine. If you're relocating here and hoping to find work, especially in a specialized field, you need to research the job market carefully. Omaha has strong industries, but it's not a deep market in every sector.

Is Omaha Still Affordable?

Omaha is still affordable compared to a lot of markets, but it's not the screaming deal it was five years ago. Home prices have gone up, interest rates have gone up, and the carrying costs, taxes, insurance, utilities, have all gone up. If you're coming from a high-cost market, you'll probably still feel like you're getting value. If you're coming from a lower-cost market, or if you're a first-time buyer trying to break in, it's a tighter squeeze.

The question isn't whether Omaha is affordable in absolute terms. It's whether it's affordable for you, based on your income, your down payment, and what you're willing to trade off. A $300,000 house here might cost you $500 a month more in taxes and insurance than a $300,000 house in another state. That's real money, and it changes what you can afford.

New Construction vs. Older Homes: What Buyers Are Choosing

Buyers are split between new construction and older homes, and the decision often comes down to trade-offs around cost, location, and maintenance. New construction is popular because it's move-in ready, energy-efficient, and you don't inherit someone else's deferred maintenance. But it's more expensive upfront, and a lot of new construction is in the suburbs, which means a longer commute if you work in central Omaha.

Older homes are more affordable and often in more established neighborhoods closer to the city. But they come with higher utility costs, more maintenance, and the risk of big-ticket repairs like a roof or furnace. If you're handy or you have a budget for repairs, an older home can be a great value. If you want predictability and low maintenance, new construction makes more sense, even if it costs more.

The other factor is taxes. New construction often has lower taxes in the first year, but they go up. Older homes have more predictable taxes, but they're often higher as a percentage of the purchase price. You need to run the numbers on both before you decide.

What Omaha Home Sellers Need to Know

If you're selling in Omaha right now, you need to understand that buyers are more cautious than they were two years ago. They're asking about taxes, insurance, utility costs, and condition. If your home has deferred maintenance, or if your taxes are high relative to the neighborhood, that's going to come up in negotiations.

Pricing is critical. Overpricing in this market means you sit, and sitting means you end up taking less than if you'd priced it right from the start. Buyers have options, and they're comparing your home to everything else available. If your home isn't competitive on price, condition, or cost of ownership, they'll move on.

The other thing sellers need to know is that the buyers who are leaving Omaha aren't your market. Your market is the people moving here, the people upsizing, and the people who are staying. Focus on what makes your home appealing to those buyers, not on trying to justify a price based on what you paid or what you think it should be worth.

The Real Cost of Buying a Home in Omaha

The real cost of buying a home in Omaha is more than the purchase price. It's the taxes, the insurance, the utilities, the maintenance, and the lifestyle trade-offs. If you're relocating here, you need to calculate all of that before you make an offer. And if you're selling, you need to understand that buyers are doing that math, and it's affecting what they're willing to pay.

Omaha is still a good place to live for a lot of people. But it's not the right place for everyone, and the people who are leaving have legitimate reasons. If you're thinking about moving here, or if you're thinking about leaving, the key is to be honest about what you need and what you're willing to trade off. That's the only way to make a decision you won't regret.

If you want to talk through your specific situation, whether you're buying, selling, or just exploring your options, let's get on a call . I'll walk you through the numbers, the neighborhoods, and the trade-offs so you can make a decision based on your actual priorities, not just what the market is doing.

Should You Buy a House at 7% Interest Rates? An Omaha Realtor's Honest Take

Tue, 08 Sep 2026 18:01:00 GMT

The question I hear most right now isn't about neighborhoods or square footage. It's this: *Should I buy a house when rates are at 7%?* I get it. That number feels heavy compared to the sub-3% days we saw a few years ago. Your monthly payment is higher. The math doesn't feel as friendly. And every headline seems to whisper that maybe, just maybe, you should wait for rates to drop.

But here's the thing: the rate is only one piece of the puzzle. I've watched buyers sit on the sidelines for months, convinced that 5% rates are around the corner, only to see home prices climb and competition heat back up. I've also seen people jump in without thinking through their job stability or how long they plan to stay, and that rarely ends well. The truth is, whether 7% makes sense for you depends on factors that have nothing to do with what the Fed might do next quarter.

In this article, I'm going to walk through the real considerations that should drive your decision: monthly payment affordability, how long you plan to own the home, your job and income stability, your down payment, what seller concessions and rate buydowns can do for you right now, and the risks of banking on a future refinance. We'll also talk about why waiting for lower rates could help you, or completely backfire if prices and competition surge before rates ever drop. This isn't about timing the market perfectly. It's about making a decision that works for your life, your budget, and your timeline.

Monthly Payment Affordability: The Real Bottom Line
How Long You Plan to Own the Home
Job Stability and Income: The Foundation of Any Purchase
Down Payment: How Much You Bring Changes Everything
Seller Concessions and Rate Buydowns: Tools You Can Use Right Now
The Refinance Gamble: Why Counting on Lower Rates Is Risky
Waiting for 5% Rates: What Could Go Right (and Wrong)
Which Strategy Is Right for You?
Final Thoughts: Buy When It Makes Sense for You

Monthly Payment Affordability: The Real Bottom Line

Let's start with the most important number: your monthly payment. Not the rate. Not the purchase price. The payment. Because that's what you'll live with every month, and if it doesn't fit your budget comfortably, nothing else matters.

At 7%, your payment is higher than it would have been at 3% or even 5%. That's just math. But the question isn't whether the payment is higher than it used to be. The question is whether you can afford it without stretching so thin that one surprise expense, a car repair, a medical bill, a furnace replacement, puts you in a bind. I tell buyers to look at their take-home pay and ask: can I cover this payment, plus property taxes, plus insurance, plus maintenance, and still have room to save and live? If the answer is yes, the rate becomes less important. If the answer is no, it doesn't matter if rates are 7% or 4%, you're not ready.

One thing I see right now is buyers who qualify for a certain payment but don't feel comfortable with it. That gut check matters. Lenders will approve you for more than you might want to spend. They're looking at ratios. You're looking at your life. If the payment feels tight, it probably is. On the other hand, if you've run the numbers and the payment fits, don't let the rate itself scare you off. A 7% rate on a home you can afford is better than a 5% rate on a home that stretches you too far.

How Long You Plan to Own the Home

The second factor is your timeline. How long do you plan to stay in this house? If you're buying a starter home and you know you'll move in three years, a 7% rate is going to sting. You'll pay a lot of interest up front, build very little equity, and then face transaction costs when you sell. That's a tough equation.

But if you're buying a home you plan to live in for seven, ten, or fifteen years, the rate matters less. Over time, you'll build equity through appreciation and principal paydown. You'll spread your closing costs over more years of use. And if rates do drop, you'll have the option to refinance, but you won't be dependent on it. The longer your timeline, the more the purchase price and the home itself matter, and the less the rate does.

I've had buyers tell me they're planning to stay five to seven years, and they're on the fence about whether that's long enough. Honestly, five years is usually the break-even point where buying starts to make more sense than renting, assuming normal appreciation. Seven years or more, and you're in good shape. Less than that, and you need to be really confident in your local market and your ability to sell without losing money.

Job Stability and Income: The Foundation of Any Purchase

This one doesn't get talked about enough. Your interest rate doesn't matter if you lose your job six months after closing. I know that sounds harsh, but it's the reality. Before you buy, you need to have a clear picture of your income stability. Are you in a secure position? Is your industry stable? Do you have an emergency fund that could cover your mortgage for three to six months if something goes wrong?

If you're in a job transition, or you're self-employed with variable income, or you're in an industry that's facing layoffs, buying right now, at any rate, might not be the right move. On the other hand, if you have a stable job, a solid emergency fund, and confidence in your income, a 7% rate is just a number you can plan around. The foundation of any home purchase is your ability to make the payment, month after month, no matter what the market does.

I also tell buyers to think about dual incomes. If you're relying on two incomes to make the payment, what happens if one of you loses a job or decides to stay home with kids? Can you still cover it? These aren't fun questions, but they're the ones that keep you from becoming a distressed seller two years down the road.

Down Payment: How Much You Bring Changes Everything

Your down payment has a huge impact on how a 7% rate feels. If you're putting down 3% or 5%, your loan amount is higher, your monthly payment is higher, and you're paying PMI on top of everything else. That can make a 7% rate feel really expensive. If you're putting down 20%, your payment is lower, you avoid PMI, and the rate doesn't sting as much.

I'm not saying you need 20% to buy. Plenty of buyers use low-down-payment programs and do just fine. But you need to understand how your down payment affects your monthly budget. A bigger down payment also gives you more equity from day one, which matters if you need to sell sooner than planned or if the market softens.

Right now, I'm seeing buyers who saved up a solid down payment and are using it to buy down their rate or negotiate better terms. That's a smart play. I'm also seeing buyers who are stretching to buy with very little down, and they're the ones who feel the 7% rate most acutely. If you don't have much saved, it might make sense to wait, not for rates to drop, but to build up your down payment so the payment is more manageable.

Seller Concessions and Rate Buydowns: Tools You Can Use Right Now

Here's where the current market gives you some leverage. Sellers are more willing to offer concessions than they were a year ago. That might mean they'll cover some of your closing costs, or they'll agree to a rate buydown that drops your interest rate for the first few years. A 2-1 buydown, for example, can give you a 5% rate in year one, 6% in year two, and then 7% after that. That can make a big difference in your early payments and give you time to adjust or refinance.

I've had buyers negotiate $10,000 or $15,000 in seller concessions that they used to buy down their rate. That's money you wouldn't have gotten in a hot market. Right now, with more inventory and less competition, you have room to ask. Don't assume the list price and the rate you're quoted are set in stone. Work with your lender and your agent to see what's possible.

Rate buydowns aren't free, the seller is essentially prepaying some of your interest, but if they're willing to do it, it can make a 7% rate feel a lot more like a 5% rate, at least for a while. And if you're planning to refinance in a couple of years anyway, a buydown can be a great bridge.

The Refinance Gamble: Why Counting on Lower Rates Is Risky

A lot of buyers are telling me they'll just refinance when rates drop. And look, that's possible. Rates could come down. But it's not guaranteed, and it's not a strategy you should rely on. Here's why: refinancing costs money. You'll pay closing costs again, usually 2% to 3% of your loan amount. If rates drop to 5.5% instead of 5%, is it worth it? Maybe not. If rates drop but your home value hasn't increased, you might not have enough equity to refinance without PMI. If your income or credit changes, you might not qualify.

I've seen buyers get stuck in loans they thought were temporary. They bought assuming they'd refinance in two years, and then rates stayed flat, or they lost their job, or their credit took a hit, and suddenly they're locked in. If you buy at 7%, you need to be okay with 7%. Treat a future refinance as a bonus, not a plan.

That said, if rates do drop significantly, refinancing is absolutely an option. Just don't let it be the reason you buy a home you can't afford right now.

Waiting for 5% Rates: What Could Go Right (and Wrong)

So what if you wait? What if you sit tight and hope for 5% rates? It could work. If rates drop and prices stay flat, you'll get a better deal. Your payment will be lower, and you'll have more buying power. That's the best-case scenario.

But here's the risk: if rates drop, everyone else is waiting too. The moment rates hit 5.5% or 6%, buyers flood back into the market. Demand spikes. Prices go up. Competition heats up. You might end up paying $20,000 or $30,000 more for the same house, which wipes out any savings from the lower rate. I've seen this happen. Buyers wait for the perfect moment, and by the time it arrives, the market has moved past them.

There's also the risk that rates don't drop as much as you hope, or they drop and then climb again. The Fed doesn't control mortgage rates directly, and the bond market is unpredictable. If you wait a year and rates are still at 6.5%, you've spent a year paying rent instead of building equity. That's not nothing.

Waiting makes sense if you're not ready to buy, if your finances aren't stable, if you don't have a down payment, if you're not sure where you want to live. But if you're ready and you're just waiting for a better rate, you're gambling. Sometimes the gamble pays off. Sometimes it doesn't.

Which Strategy Is Right for You?

So how do you decide? Here's how I think about it:

Buy now if:

Your monthly payment is comfortable and fits your budget with room to spare.
You plan to stay in the home for at least five to seven years.
Your job and income are stable, and you have an emergency fund.
You have a solid down payment, or you're using a low-down-payment program you understand.
You can negotiate seller concessions or a rate buydown to ease the payment.
You're okay with the rate you're getting and not counting on a refinance.

Wait if:

The payment stretches your budget too thin, even with concessions.
You're not sure where you want to live or how long you'll stay.
Your job or income is uncertain, or you don't have an emergency fund.
You need more time to save for a down payment.
You're only buying because you think you have to, not because you're ready.

The right answer depends on your situation, not the market's. I can't tell you whether rates will be 5% next year or 8%. Nobody can. What I can tell you is that if you wait for perfect conditions, you'll be waiting forever.

Final Thoughts: Buy When It Makes Sense for You

A 7% interest rate isn't ideal. I'm not going to pretend it is. But it's also not a reason to put your life on hold if you're ready to buy. I've worked with buyers who got 7% rates, negotiated smart concessions, and bought homes they love. They're building equity. They're not paying rent. And if rates drop, they'll refinance. If rates don't drop, they're still in a home that works for them.

The worst thing you can do is make a decision based on fear or FOMO. Don't buy because you're afraid of missing out. Don't wait because you're afraid of overpaying. Look at your budget, your timeline, your stability, and your goals. If buying makes sense for you right now, the rate is just a number you'll work around. If it doesn't make sense, no rate will fix that.

If you're trying to figure out whether now is the right time for you, let's talk . I can walk you through the numbers, show you what's available, and help you think through the trade-offs. No pressure, no sales pitch, just a conversation about what makes sense for your situation. Reach out, and let's figure it out together.

Foreclosures Are Rising in 2026, Is a Housing Crash Next? Omaha Market Reality Check

Mon, 07 Sep 2026 01:07:00 GMT

Foreclosures Are Rising in 2026, Is a Housing Crash Next? Omaha Market Reality Check

Foreclosure headlines are everywhere right now, and I get why that makes people nervous. When you see activity ticking up after years of historic lows, it's easy to wonder if we're about to relive 2008. I've been getting calls from buyers asking if they should wait for prices to drop and from sellers wondering if they need to rush to list before the market tanks. Here's what I'm seeing in Omaha and why the story behind these numbers matters more than the numbers themselves.

The short version is this: yes, foreclosures are rising. No, that doesn't mean we're heading for a crash. The context is completely different this time, and understanding that difference is what separates smart real estate decisions from panic moves. I recently walked through a HousingWire article that breaks down what's driving this uptick, and I want to share what it means for anyone buying or selling in the Omaha metro right now.

We're not in 2008 territory. The fundamentals holding up today's market are stronger, homeowner equity is at record levels, and the lending standards that created the last crisis simply don't exist anymore. But that doesn't mean foreclosures don't matter or that certain buyers won't see opportunities. Let's talk about what's actually happening and what it means for your next move.

Why Foreclosures Are Rising in 2026
How Today's Market Is Different from 2008
What Rising Foreclosures Mean for Omaha Buyers and Sellers
Should You Wait for a Crash or Buy Now?
Conclusion

Why Foreclosures Are Rising in 2026

Foreclosure activity is climbing because we're coming off an artificially suppressed period. During the pandemic, federal and state moratoriums put a freeze on foreclosure proceedings. Homeowners who were struggling got forbearance options, and lenders weren't allowed to move forward with foreclosures even when borrowers fell behind. That created a backlog. Now that those protections have expired and forbearance programs have ended, the foreclosures that were delayed are working their way through the system.

This isn't a sudden wave of new defaults. It's the resolution of old ones. The people entering foreclosure now are often dealing with situations that started months or even years ago. Some took forbearance during COVID, couldn't get back on track, and are now facing the consequences. Others are dealing with job loss, medical bills, or life changes that made it impossible to keep up with payments. These are real hardships, and I don't want to minimize that. But the key point is that this rise in foreclosure activity is largely administrative catch-up, not a sign that the broader market is collapsing.

Another factor is that interest rates have been higher than they were during the pandemic boom. Homeowners who bought at the peak with adjustable-rate mortgages or who stretched their budgets are feeling the squeeze. If you bought in 2021 or 2022 and your financial situation changed, you might not have the equity cushion to sell your way out of trouble if you overpaid in a bidding war. That's a real issue for a small segment of buyers, but it's not the systemic problem we saw in 2008 when millions of people were underwater on homes they never should have qualified for in the first place.

How Today's Market Is Different from 2008

The 2008 housing crash was fueled by reckless lending. Banks were handing out subprime mortgages to anyone with a pulse. No income verification, no down payment, adjustable rates that reset to unaffordable levels after a teaser period. People were buying homes they couldn't afford, and when the music stopped, foreclosures flooded the market. Home values plummeted because there was no real demand underneath all that speculative froth. It was a systemic failure.

Today's market doesn't have those problems. Lending standards are strict. If you got a mortgage in the last few years, you had to prove your income, show your assets, and qualify at today's rates. The vast majority of mortgages written since 2008 are fixed-rate, so there's no payment shock coming. Homeowners aren't sitting on ticking time bombs. They know what their payment is, and if they could afford it when they bought, they can likely still afford it now unless their personal situation changed.

Homeowner equity is another huge difference. In 2008, millions of people owed more than their homes were worth. Today, the average homeowner has record equity. Even if someone needs to sell, they can usually do so without bringing money to the table. That means fewer distressed sales and fewer homes dumped onto the market at fire-sale prices. In Omaha, I'm seeing homeowners who bought three or four years ago sitting on significant appreciation. If they need to move, they have options. They're not trapped.

Inventory is still tight in most markets, including Omaha. We don't have a glut of homes sitting unsold. We have the opposite problem: not enough homes for the number of buyers who want them. A modest increase in foreclosures isn't going to flip that dynamic overnight. It might add a few more listings in certain price ranges or neighborhoods, but it's not going to crash prices across the board.

What Rising Foreclosures Mean for Omaha Buyers and Sellers

For buyers, a rise in foreclosures could mean more inventory in specific pockets of the market. Foreclosed homes often sell below market value because banks want to move them quickly. If you're willing to buy a property that needs work or deal with the quirks of buying a bank-owned home, you might find opportunities. But don't expect a flood of deals. Foreclosures are still a small percentage of overall sales, and competition for well-priced distressed properties can be fierce.

In Omaha, I'm not seeing foreclosures dominate any particular neighborhood yet. The uptick is real, but it's not reshaping the market. If you're a buyer who's been waiting for prices to drop, I'd caution against holding out for a crash that may never come. Interest rates and your personal situation matter more than trying to time a bottom that might not exist. If you find a home that works for your budget and your life, that's the right time to buy.

For sellers, rising foreclosures don't mean you need to panic and list immediately. If your home is priced right and shows well, you'll still get activity. The buyers who are serious and qualified are still out there. What you don't want to do is overprice in a market where inventory is slowly increasing. Homes that sit too long start to look stale, and buyers wonder what's wrong. Work with an agent who knows your neighborhood and can position your home competitively.

If you're a homeowner who's struggling, don't wait until foreclosure is your only option. There are alternatives: loan modifications, short sales, or even just selling before you fall too far behind. The earlier you act, the more options you have. I've worked with clients who were able to sell, pay off their mortgage, and walk away with a little cash instead of a foreclosure on their record. That makes a huge difference for your financial future.

Should You Wait for a Crash or Buy Now?

I get this question constantly, and I understand the temptation to wait. If foreclosures are rising, maybe prices will drop and you'll get a better deal in six months or a year. Here's the problem with that strategy: you're betting on something that might not happen, and in the meantime, you're paying rent or living in a situation that doesn't work for you. Time in the market beats timing the market, and that's true for real estate just like it is for stocks.

The fundamentals don't support a crash. We don't have the oversupply, the bad loans, or the speculative mania that defined 2008. What we have is a market that's adjusting after a wild few years. Prices might flatten or dip slightly in some areas, but a broad collapse isn't in the cards based on what I'm seeing. If you wait for a crash that doesn't come, you might end up paying more later or missing out on a home you loved because someone else didn't wait.

If you're thinking about buying in Omaha, focus on what you can control. Can you afford the payment? Does the home meet your needs? Are you planning to stay long enough that short-term market swings won't matter? If the answers are yes, then buy. If you're stretching your budget or buying purely as a speculative play, then wait. But don't wait because you're hoping for a crash. Make the decision based on your life, not on headlines.

For sellers, the same logic applies. If you need to move, sell. If you're just testing the market to see if you can get a ridiculous price, you might be disappointed. But if you're priced right and ready to move on, there are still buyers out there. The market isn't frozen. It's just more balanced than it was two years ago, and that's actually healthier for everyone.

Conclusion

Foreclosures are rising, and that's worth paying attention to. But rising foreclosures don't equal a housing crash, especially when the underlying market is as different from 2008 as ours is today. Homeowners have equity, lending standards are tight, and inventory is still constrained in most places. In Omaha, I'm seeing a market that's stabilizing, not collapsing. There will be opportunities for buyers who are ready to act and challenges for sellers who overprice, but the sky isn't falling.

If you're trying to figure out what this means for your situation, let's talk. I can walk you through what's happening in your specific neighborhood, what your home is worth right now, and what your options are if you're thinking about buying or selling. The national headlines don't always match the local reality, and Omaha has its own story. Book a call with me and we'll figure out the right move for you, whether that's buying now, waiting, or getting your home ready to list. The worst thing you can do is make a decision based on fear instead of facts.

Omaha Real Estate Is Changing: What Sellers, Buyers, Landlords, and Flippers Need to Know

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Learn what’s changing in Omaha real estate seller disclosures, including sewer lines, lead-safe renovations, smart devices, and estate-sale exemptions.

Omaha Neighborhoods Buyers Regret And How To Choose The Right Fit

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What’s Really in Omaha’s Tap Water? We Tested It!

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Omaha Luxury Real Estate: 5 Areas Where High-End Buyers Are Moving

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Who Decides What Your Home Is Worth? Douglas County Assessor Explained

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What Is It Like To Live In Omaha Nebraska? The Real Tradeoffs Behind The Growth

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Discover what it’s really like living in Omaha, NE, including neighborhoods, growth, transportation, housing costs, taxes, schools, and everyday life.

New Construction Homes In Omaha: What To Know About Building With Charleston Homes

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Ranking Omaha Suburbs From One to Five Stars

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Omaha Real Estate Market: Higher Mortgage Rates Are Slowing Sales, Not Causing a Crash

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Omaha’s Biggest Megaprojects: 7 Changes Reshaping the Metro

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More than $8 billion in development is reshaping Omaha. Explore seven major projects and what they could mean for the Omaha housing market in the next 5–10 years.

Omaha Real Estate Market Update: Prices Hit Another Record High

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DR Horton Homes Omaha: What To Know Before Buying New Construction

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Omaha Real Estate Market: How One Northwest Omaha Neighborhood Nearly Doubled In Value

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10 Practical Reasons People Are Moving to Omaha

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Omaha Real Estate Market Update: Home Prices Reach a New High

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Best Place To Live Near Omaha? A Real Breakdown Of Papillion

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The 21st Century ROAD to Housing Act: What Omaha Homebuyers Need to Know

Wed, 01 Jul 2026 00:00:00 GMT

Congress just passed one of the biggest housing bills in years, and if you're trying to buy a home in Omaha right now, you're probably wondering what it means for you. The 21st Century ROAD to Housing Act has been making headlines, but the truth is most of those headlines don't tell you what this bill actually does or whether it will make your search any easier.

I spent time breaking down the major provisions of this legislation because I kept getting questions from buyers who heard it would lower prices or fix affordability overnight. It won't. But it does introduce some tools that could help local communities build more housing over time, and that matters if you're planning to buy, sell, or invest in the Omaha metro.

This isn't a magic fix for housing affordability. It doesn't cap home prices. It doesn't directly lower mortgage rates. What it does do is address housing supply, local zoning and permitting, manufactured and modular housing, affordable housing programs, rural housing, institutional investors, and home repair programs. Some of those provisions could benefit cities like Omaha, Papillion , Bellevue , Gretna , and Bennington , but the impact will depend on how local governments choose to use the tools this bill provides.

Let me walk you through what this bill actually says, what it leaves out, and what it could mean for the Omaha area.

What the ROAD to Housing Act Actually Is
Why Housing Affordability Is Still a Major Issue
How the Bill Tries to Increase Housing Supply
What It Says About Large Institutional Investors
Manufactured and Modular Housing Provisions
What This Could Mean for Omaha-Area Buyers and Sellers
Why This Bill May Help Long Term, But Probably Not Overnight
Conclusion

What the ROAD to Housing Act Actually Is

The 21st Century ROAD to Housing Act is a federal housing bill that focuses on increasing housing supply and addressing some of the structural issues that have made it harder to build homes across the country. The name stands for Revitalizing Opportunities for Americans to Develop Housing, and the core idea is to give local communities more resources and incentives to build more housing.

This isn't a bill that directly intervenes in the housing market by setting price controls or subsidizing individual buyers. Instead, it targets the supply side of the equation. The thinking is that if you can make it easier and more affordable to build homes, you'll eventually see more inventory, which should help with affordability over time.

The bill includes provisions on local zoning and permitting reform, manufactured and modular housing, affordable housing programs, rural housing support, institutional investor activity, and home repair programs. Some of these provisions are incentives, some are grants, and some are regulatory changes that aim to reduce barriers to construction.

For buyers in the Omaha metro, the key question is whether this bill gives cities and counties the tools they need to actually build more housing, and whether local governments will take advantage of those tools. That's where the rubber meets the road, and it's also where the impact will vary widely depending on where you live.

Why Housing Affordability Is Still a Major Issue

Housing affordability has been a major issue for years now, and it's not just a coastal problem anymore. In the Omaha area, we've seen home prices rise significantly over the past few years, and while we're not dealing with the same price levels as Denver or Phoenix, the affordability squeeze is real.

The core problem is supply. We don't have enough homes to meet demand, and that imbalance drives prices up. When inventory is tight, buyers compete harder, and sellers have more leverage. That's been the story in Omaha, Papillion, Bellevue, Gretna, and Bennington for a while now.

But it's not just about building more homes. It's also about building the right kinds of homes in the right places. A lot of the new construction in the metro has been focused on higher-end single-family homes, which doesn't help first-time buyers or people looking for more affordable entry points. We need more starter homes, more townhomes, more duplexes, and more housing types that fit different budgets and lifestyles.

The ROAD to Housing Act tries to address some of these issues by making it easier for local governments to approve more housing and by supporting alternative housing types like manufactured and modular homes. Whether that translates into more affordable inventory in Omaha depends on how local officials respond and how developers choose to build.

How the Bill Tries to Increase Housing Supply

The bill's main focus is on increasing housing supply, and it does that through a few different mechanisms. One of the biggest is incentives for local zoning and permitting reform. The idea is to encourage cities and counties to streamline their approval processes and reduce regulatory barriers that make it harder to build.

This matters because one of the biggest obstacles to building more housing is the time and cost involved in getting projects approved. If a developer has to spend months or years navigating zoning boards, environmental reviews, and permitting processes, that adds cost and delays supply. The bill offers grants and other incentives to local governments that commit to making those processes faster and more predictable.

Another piece is support for affordable housing programs. The bill includes funding for programs that help developers build housing for lower-income buyers and renters. This isn't a huge pot of money, but it's designed to fill gaps where the private market isn't building enough affordable units.

There's also a focus on rural housing, which could benefit smaller communities around the Omaha metro. Rural areas often struggle to attract developers because the economics don't work as well as they do in bigger cities. The bill includes provisions to support rural housing development, which could help places like Bennington or communities further out.

The question for Omaha-area buyers is whether these incentives will actually lead to more construction. The bill gives local governments tools, but it doesn't force them to use those tools. If cities choose not to reform zoning or streamline permitting, the bill won't have much impact.

What It Says About Large Institutional Investors

One of the more controversial parts of the housing conversation over the past few years has been the role of large institutional investors buying up single-family homes. You've probably seen the headlines about big investment firms buying thousands of homes and turning them into rentals, and there's been a lot of debate about whether that's driving up prices and squeezing out individual buyers.

The ROAD to Housing Act addresses institutional investors, but it doesn't ban them from buying homes. Instead, it includes provisions aimed at increasing transparency and monitoring their activity. The goal is to better understand how much of the market these investors are controlling and whether their activity is having a negative impact on affordability.

For buyers in the Omaha area, institutional investor activity hasn't been as intense as it has been in some other markets, but it's still a factor. I've seen cases where buyers are competing against cash offers from investors, and that can be frustrating. The bill doesn't change that dynamic overnight, but it does signal that policymakers are paying attention to the issue.

The real impact will depend on what happens after the monitoring phase. If the data shows that institutional investors are significantly distorting the market, there could be future legislation that goes further. For now, this is more about gathering information than imposing restrictions.

Manufactured and Modular Housing Provisions

One of the more interesting parts of the bill is its focus on manufactured and modular housing. These are housing types that are built in factories and then transported to a site, and they're generally more affordable than traditional stick-built homes.

The bill includes provisions to make it easier to finance and site manufactured and modular homes. Historically, these housing types have faced stigma and regulatory barriers. Zoning codes in many communities don't allow them, or they restrict where they can be placed. Financing can also be harder to get because lenders treat them differently than traditional homes.

The ROAD to Housing Act tries to address some of these barriers by encouraging local governments to allow manufactured and modular housing and by supporting financing programs that make it easier for buyers to get loans for these homes.

For the Omaha metro, this could open up more affordable options for first-time buyers. Manufactured and modular homes can be significantly cheaper than traditional construction, and if local governments embrace them, we could see more inventory at lower price points. The challenge will be overcoming the perception issues and getting communities to actually change their zoning codes.

What This Could Mean for Omaha-Area Buyers and Sellers

If you're buying or selling in Omaha, Papillion, Bellevue, Gretna, or Bennington, the short-term impact of this bill is probably going to be minimal. This isn't legislation that will change the market overnight. It's a long-term play that depends on local governments taking action and developers responding to new incentives.

For buyers, the hope is that over the next few years, we'll see more housing supply, which should ease some of the competition and put downward pressure on prices. But that's not guaranteed, and it won't happen quickly. If you're trying to buy a home right now, you still need to focus on the current market conditions, not what might happen in two or three years.

For sellers, the bill doesn't change much in the near term. If anything, continued tight inventory means you still have leverage. But if the bill does lead to more construction over time, that could shift the balance back toward buyers, especially in the mid-range and entry-level segments.

The bigger question is whether cities in the Omaha metro will actually use the tools this bill provides. Will they reform zoning to allow more density? Will they streamline permitting? Will they embrace manufactured and modular housing? Those decisions will determine whether this bill has a real impact locally.

Why This Bill May Help Long Term, But Probably Not Overnight

The most important thing to understand about the ROAD to Housing Act is that it's not a quick fix. Housing supply doesn't turn on a dime. Even if local governments start reforming zoning and permitting tomorrow, it will take time for developers to respond, for projects to get approved, and for homes to get built.

This is a bill that could help over the next five to ten years, but it's not going to solve affordability in 2025. If you're a buyer waiting for prices to drop because of this legislation, you're probably going to be waiting a long time.

The other reality is that the bill's impact will vary widely by location. Some cities will embrace the incentives and make real changes. Others will resist or move slowly. In the Omaha metro, we have a mix of communities with different attitudes toward growth and development, so the impact could be uneven.

What I tell buyers and sellers is to focus on what you can control. Understand the current market, know your budget, and make decisions based on your timeline and goals. Don't wait for a bill like this to change the market for you. If it helps over time, that's a bonus, but it shouldn't be the basis of your strategy.

Conclusion

The 21st Century ROAD to Housing Act is a significant piece of legislation, but it's not a silver bullet for housing affordability. It gives local communities tools to build more housing, and it addresses some of the structural issues that have made construction harder and more expensive. Whether it helps the Omaha metro depends on how local governments and developers respond.

If you're buying, selling, or investing in the Omaha area and you want to talk through what's happening in the market right now, let's have a conversation. I can walk you through the current inventory, what's moving, and what strategies make sense for your situation. You can call or text me at 402-490-6771 , email me at davidmatney@nebraskarealty.com , or book a call at the link in the description.

Never Buy a House in Omaha Without Checking These 6 Things

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Home Prices Hit Record Highs in Omaha!

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Omaha Housing Market: Will Rising Inflation Push Mortgage Rates Higher?

Wed, 13 May 2026 00:00:00 GMT

Inflation just jumped to 3.8% in April 2026, the highest level in three years. That's the kind of number that makes buyers nervous and sellers wonder if the spring market is about to slow down. We're not talking about a full-blown crisis here, but when energy prices spike and gas climbs back toward $4.50 a gallon, people start pulling back. They delay decisions. They wait to see what happens next. And that hesitation shows up in the housing market.

I sat down with my son Sam to walk through a new Realtor.com article reporting the inflation surge and what it could mean for mortgage rates, buyer confidence, and the 2026 housing market. We also looked at local Omaha data, closed sales, inventory, new construction, and how our market is holding up compared to the national headlines. If you're thinking about buying or selling a home in Omaha, Douglas County , or Sarpy County , this is the kind of economic news you need to understand. Inflation doesn't just affect groceries and gas. It affects your monthly payment, your buying power, and the overall direction of the market.

Why Inflation Matters to Mortgage Rates
What the April 2026 Inflation Report Says
How Rising Energy Prices Affect Buyer Confidence
Omaha Market Update: Closed Sales and Inventory
New Construction Trends in Douglas and Sarpy County
What This Means for Buyers and Sellers

Why Inflation Matters to Mortgage Rates

Inflation is the cost of money. When inflation goes up, the Federal Reserve typically raises interest rates to cool things down. That's what happened in 2022 when inflation hit 9%. The Fed raised rates aggressively, and mortgage rates shot up from around 3% to over 6%. We're not at 9% inflation right now, but we're at 3.8%, up from 3.3% in March. That's a jump. And it's the highest level in three years.

Here's why that matters. The Fed wants inflation around 2%. When it climbs above that target, they start talking about keeping rates higher for longer. That means mortgage rates, which were hovering around 6.25% to 6.5% recently, could stay elevated or even tick up if inflation keeps climbing. And when rates go up, affordability gets squeezed. More buyers get shut out of the market. A $1,000 increase in home price shuts out approximately 156,000 families from buying a home. Pair that with elevated interest rates, and you see why this matters.

Back in January and February 2026, before the war in Iran spiked energy prices, the market was hopping. Rates were stable. Buyers were active. Then energy prices jumped, gas prices climbed, and inflation followed. Now we're watching to see if that momentum stalls.

What the April 2026 Inflation Report Says

The Realtor.com article we discussed cites the Labor Department's Consumer Price Index data released in May 2026. Overall prices increased 3.8% in the 12 months through April, up from 3.3% in March. Core inflation, which excludes volatile fuel and energy costs, increased 2.8%, up from 2.6% in March. On a monthly basis, headline inflation jumped 0.6% while core inflation rose 0.4%.

Realtor.com senior economist Jake Krimmel said, "Even though today's hot print was expected due to the ongoing oil price shock, it's troubling nonetheless." He noted that rising inflation could outpace the falling purchasing power of the dollar, which had been headed in the right direction early in the year. Wages were up a little bit. Prices were leveling off. That made affordability better. Now that trend is reversing.

Gasoline prices are a big part of the story. The article points to rising energy prices and higher gasoline costs as key drivers. When people are paying $4.50 for a gallon of gas, they get cautious. They pull back a little bit. And that affects the housing market. It affects buyer confidence. It affects how many people are willing to jump into a purchase right now.

Mortgage rates were around 6% in February 2026, right before the war began. Then they shot up to 6.5% and have been hanging around that 6.25% to 6.5% range since then. If inflation keeps climbing, rates could go higher. And if rates go higher, fewer people can afford to buy.

How Rising Energy Prices Affect Buyer Confidence

When gas prices spike, people notice. It's not just the cost at the pump. It's the psychological effect. People start thinking, "If gas is this expensive, what else is going up?" They start pulling back on discretionary spending. They delay big decisions. And buying a home is a big decision.

We saw this in the early 1970s during the oil embargo. Gas prices spiked. Inflation followed. People got cautious. The housing market slowed. We're not at that level right now, but the pattern is similar. Energy prices drive inflation. Inflation drives interest rates. Interest rates drive affordability. And affordability drives buyer confidence.

Right now, affordability is still the biggest challenge for many buyers. Prices in Omaha have stayed relatively stable, but when you pair those prices with 6.5% mortgage rates and rising insurance costs, the monthly payment gets tight. Add in higher gas prices and higher grocery bills, and buyers start to wonder if they can make it work.

Sellers need to understand this too. If buyers start pulling back, inventory could build up. Homes could sit longer. Sellers might need to adjust expectations on price or be more flexible on terms. We're not there yet, but it's something to watch.

Omaha Market Update: Closed Sales and Inventory

Let's bring this back home. What's happening in the Omaha market right now? I pulled the MLS data for Douglas and Sarpy County to see how we're tracking.

The April 2026 median closed sales price was down 1% year over year. Prices took a little bit of a hit last month. Now, is that any reason to panic? No. That's actually good for affordability. If prices come down a tad, more buyers can get in. And we're not talking about a crash. We're talking about a 1% dip.

When you break it down by construction type, it gets more interesting. Prices for new construction were up 3.9% year over year. Prices for previously owned homes were basically flat, down 0.1%. So new construction is still climbing while existing homes are holding steady.

Inventory is another story. Overall homes for sale were down 2.9% year over year. For new construction, inventory was down 8%. I think that's partly because D.R. Horton acquired Celebrity Homes, and that took a local builder out of the marketplace. On the existing side, the number of homes for sale was basically flat, up just 0.1%.

Closed sales were down 3.1% year over year. That's not a huge drop, but it's a drop. People are still buying homes. There's always a baseline number of sales. Any given year there's about 4 million homes sold across the United States. Even during the Great Recession, there were still sales. But fewer people are buying now than in 2021 or 2022.

Why? Interest rates. During COVID, rates were at 2.5% or 3%. Sales spiked. We had multiple offer situations. People were waiving appraisals. Prices went crazy. Then the Fed raised rates to cool things down. Sales dropped. We went from over 14,000 closed sales per year in 2021 to around 10,000 in 2024 and 2025. That's a significant drop.

But here's the thing. Even though sales are down, prices have not crashed. We had one year, 2023, where prices dipped 5.7%. But they bounced back. In 2024, prices were up 1.1%. In 2025, prices were up 1.7%. And now in 2026, we're down 1% year over year. That's not a crash. That's a normal market correction.

New Construction Trends in Douglas and Sarpy County

New construction is a big part of the Omaha market. Right now, new construction makes up about 25% of overall sales. That's a significant chunk.

Inventory for new construction tanked during the pandemic. Builders couldn't get materials. Supply chains were a mess. Then D.R. Horton came into our market in 2022, and inventory started climbing again. You can see it on the charts. New construction inventory has been trending upward since then.

But now it's plateauing a little bit. And I think it's trending downward slightly because D.R. Horton acquired Celebrity Homes. That took a local builder out of the mix. We're supposed to have another player coming in, Lennar, but I don't know much about them yet. I know they've been interviewing. I don't know when they'll start building.

Having another player in the mix is good for consumers. Competition makes everybody better. One thing I liked about Celebrity was that they offered a lot of customization. D.R. Horton is more of a production builder. They build 90,000 homes a year. They're a machine. They know what people want. They offer discounted interest rates sometimes, we've had a couple of folks get in at 4.99%. Their insurance is a little bit cheaper too because they're building to current code.

But when you're building that many homes, you're not offering as much customization. So I think Lennar coming on board will bring more options. And that's good for buyers.

I heard D.R. Horton is also moving into the Lincoln market. I don't know the Lincoln market well, but it'll be interesting to see how that shakes out. I-80 is already a sea of D.R. Horton homes. If you drive out there, it's amazing to see how fast they put up a home. When you're doing something 90,000 times a year, you get it right.

What This Means for Buyers and Sellers

If you're a buyer, here's what you need to watch. Inflation is up. Mortgage rates are elevated. Affordability is tight. But the Omaha market is still relatively stable. Prices are not crashing. Inventory is not spiking. Sales are down a bit, but not dramatically.

If you're thinking about buying , don't wait for rates to drop to 3%. That's not happening anytime soon. The Fed wants inflation around 2%. We're at 3.8%. Until inflation comes down, rates are staying elevated. So if you're ready to buy, buy. Don't try to time the market. Work with a lender who can help you understand your options. Look at different loan programs. See if a builder is offering a rate buydown. And make sure you're comfortable with the monthly payment.

If you're a seller , understand that buyers are more cautious right now. They're watching gas prices. They're watching grocery prices. They're watching mortgage rates. If you price your home aggressively, it might sit. If you price it right, it'll move. Work with an agent who knows the local market and can give you honest feedback on pricing and positioning.

And if you're relocating to Omaha , know that our market is different from the national headlines. We don't have the wild price swings you see in California or Colorado. We don't have the inventory glut you see in some markets. We're steady. We're affordable. And we're still a good place to buy a home.

One thing to keep in mind if you're relocating: insurance costs in Nebraska can be higher than you expect. We're in a high-risk state for hail and wind. An old roof can really hit you in the pocketbook. So when you're budgeting for a home, factor in insurance. And if you're buying an older home, get a good home inspection. There are things you don't know about a home until an inspector walks you through it. Electrical codes change. Plumbing codes change. Building codes change. An inspector will educate you on all of that.

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Omaha Housing Market Shift: Inventory, Prices, and What Buyers Need to Know Now

Something just changed in Omaha's housing market, and if you're planning a move here, you need to understand what that shift means for your timeline and budget. I've been tracking the numbers closely, and the data tells a story that's different from what we saw even a few months ago. Inventory levels, pricing trends, how long homes sit on the market, and the pace of closed sales are all moving in ways that matter if you're trying to time a purchase or understand what kind of negotiating room you might have.

Omaha isn't seeing the wild swings some coastal markets experience, but that doesn't mean conditions here stay static. The metro has its own rhythm, shaped by steady job growth, affordability compared to larger cities, and a housing stock that ranges from older neighborhoods near downtown to new construction pushing west into Elkhorn and Gretna. Right now, the balance between buyers and sellers is adjusting, and I want to walk you through what the latest numbers show and what they mean for anyone relocating here.

This isn't a generic market overview. I'm looking at the specific metrics that tell us whether we're in a buyer's market, a seller's market, or somewhere in between, and how that affects your strategy whether you're moving from out of state or already local and looking to upgrade.

Inventory Levels: What's Actually Available
Omaha Home Prices: Where We Stand Now
Closed Sales: Transaction Volume and Market Pace
Days on Market: How Long Homes Are Sitting
What This Shift Means for Buyers and Sellers
Conclusion

Inventory Levels: What's Actually Available

Inventory is the foundation of everything else in a housing market. When I talk about inventory, I mean the number of homes actively listed for sale at any given time. For years, Omaha has run lean on inventory, which kept prices climbing and gave sellers leverage. That dynamic is shifting.

We're seeing more homes hit the market than we did during the peak shortage months. It's not a flood, but it's a noticeable uptick, and it matters because it gives buyers more options. Instead of competing against five other offers on the one house that fits your criteria, you might have three or four similar properties to compare. That changes the negotiating dynamic.

The increase isn't uniform across the metro. Newer suburbs like Elkhorn and Papillion are seeing more new construction inventory as builders finish projects that were delayed by supply chain issues. Older neighborhoods closer to downtown still have tight inventory, especially for move-in-ready homes under $300,000. If you're relocating and flexible on location, this inventory shift opens doors. If you're set on a specific school district or a particular style of home, you might still face competition.

What I'm telling clients right now is that inventory levels give you breathing room to be selective, but you can't assume every home will sit long enough for you to take a second or third look. The shift is real, but Omaha hasn't turned into a buyer's paradise overnight.

Omaha Home Prices: Where We Stand Now

Pricing is where the shift gets interesting. For the past few years, Omaha home prices climbed steadily, not at the double-digit pace of some markets, but enough that buyers felt pressure to act quickly or risk getting priced out. That upward trajectory has leveled off.

We're not seeing widespread price drops, but we're also not seeing the automatic 5-10% appreciation year over year that became the norm. Some homes are sitting at their original list price longer, and some sellers are making small reductions to attract offers. That's a change from the environment where anything priced reasonably got multiple offers within days.

The price picture varies by segment. Homes under $250,000 still move quickly because demand at that price point remains strong and inventory is limited. The $300,000 to $500,000 range, which covers a lot of the metro's suburban single-family market, is where the shift is most visible. Buyers have more negotiating power, and sellers who overprice are learning that the market won't automatically bail them out.

For relocating buyers, this means you need to understand what fair market value looks like in the specific area you're targeting. A home priced at $425,000 in West Omaha might be a solid deal or might be sitting because it's $20,000 too high for its condition and location. I'm spending more time with clients running comps and talking about what's realistic versus what's wishful thinking from a seller.

Closed Sales: Transaction Volume and Market Pace

Closed sales tell us how many transactions actually made it to the finish line. This number reflects not just buyer demand, but also how well buyers and sellers are aligning on price and terms. When closed sales drop, it usually means one of two things: either there aren't enough buyers, or buyers and sellers can't agree on price.

Right now, closed sales volume is down compared to the peak months we saw in recent years, but it's not collapsing. We're settling into a more normal pace, which honestly feels healthier than the frenzy of the past few years. Fewer closed sales doesn't mean the market is broken; it means we're not in a feeding frenzy anymore.

What this means for you as a buyer is that lenders, inspectors, and appraisers have more bandwidth. During the peak, everyone in the transaction chain was slammed, which sometimes led to delays or corners getting cut. Now, you're more likely to get thorough service and realistic timelines. If you're relocating and coordinating a sale in another state with a purchase here, that breathing room matters.

For sellers, the lower closed sales number is a reminder that pricing and condition matter again. You can't just list and assume it'll sell in three days. You need a strategy.

Days on Market: How Long Homes Are Sitting

Days on market is one of the clearest indicators of market temperature. When homes sell in under a week, sellers have the leverage. When homes sit for 30, 45, or 60 days, buyers gain negotiating power.

Omaha's average days on market has increased. Homes that would have sold in five days a year ago are now sitting for two or three weeks. That's not a long time by national standards, but it's a meaningful shift here. It means buyers can schedule a showing without worrying the house will be under contract before they get there. It means you can take time for a second look or bring a contractor to assess a repair.

The longer a home sits, the more willing a seller becomes to negotiate. If you're looking at a property that's been listed for 45 days, you have room to ask for concessions, whether that's a price reduction, closing cost help, or repairs. A home that just hit the market might still command full price or close to it, especially if it's priced right and shows well.

For relocating buyers, this metric is huge. It means you don't have to make a decision in 24 hours based on a virtual tour and a Zoom call with me. You can visit, compare, and think it through.

What This Shift Means for Buyers and Sellers

If you're buying, this shift gives you leverage you didn't have a year ago. You can be selective, negotiate on price and terms, and take the time to find a home that actually fits your needs instead of settling for what's available. But don't mistake a more balanced market for a buyer's market where you can lowball every listing. Sellers still have equity, and well-priced homes in good condition still move.

If you're selling, the shift means you need to be realistic. Overpricing will cost you time, and time on market costs you negotiating power. Homes that show well, are priced based on recent comps, and are marketed properly will still sell. Homes that aren't will sit, and sitting leads to price reductions and buyer skepticism.

For anyone relocating to Omaha, this is actually a good time to be looking. You're not fighting the chaos of a seller's market, but you're also not dealing with a market in freefall. You can make informed decisions, and that's what I want for every client I work with.

Conclusion

Omaha's housing market is shifting, and understanding that shift is the difference between making a smart move and overpaying or underselling. Inventory is up, prices have leveled, closed sales are normalizing, and days on market are longer. None of that means the market is broken. It means we're in a more balanced environment where both buyers and sellers need to be strategic.

If you're relocating to Omaha or thinking about a move within the metro, let's talk about what these numbers mean for your specific situation. I can walk you through current inventory in the areas you're considering, show you what homes are actually selling for, and help you build a timeline that makes sense. Book a free consultation call with me, and we'll map out your next steps based on real data, not guesswork.

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Fri, 06 Dec 2024 13:12:57 GMT

Moving to Omaha and buying your first home? Follow this step-by-step guide covering finances, choosing a realtor, getting preapproved, closing, and fraud avoidance.

The Pros and Cons of Living in Omaha, Nebraska! (What You Need to Know Right Now!)

Thu, 03 Oct 2024 06:01:03 GMT

Pros and cons of living in Omaha, Nebraska — a local guide on weather, taxes, schools, jobs, transportation and overall quality of life to help you decide before you relocate.

Why People Are Leaving Omaha, Nebraska — 10 Reasons Recent Grads and Young Professionals Are Heading Elsewhere

Mon, 09 Sep 2024 03:56:21 GMT

Explore why recent grads and young professionals are leaving Omaha — taxes, weather, housing, schools, safety and more — plus practical steps to decide whether to stay or go.

Types of Homes to Avoid in Omaha, Nebraska — A Local Realtor’s Guide

Wed, 07 Aug 2024 20:52:29 GMT

Moving to Omaha or buying your first home? David Matney outlines the top 10 types of homes to avoid and provides inspection, insurance, and negotiation tips to protect your purchase.

Moving to Papillion, NE: What Living Here is Really Like

Mon, 27 May 2024 04:11:12 GMT

Considering a move to Papillion, NE? Practical guide to location, schools (Papillion‑La Vista), commute to Offutt AFB, safety, downtown charm and the housing market.

Bellevue, Nebraska Real Estate: Homes, Market Trends & Living Guide

Wed, 01 May 2024 23:46:36 GMT

Explore Bellevue, Nebraska real estate with a guide to its rich French fur-trading history, Omaha-metro location, Offutt AFB & Fontenelle Forest lifestyle, schools, and a market snapshot for the Bellevue school district.

Pros and Cons of Gretna, NE: Top Reasons People Love It and What to Watch Out For

Tue, 09 Apr 2024 02:04:04 GMT

Considering a move to Gretna, Nebraska? Explore the biggest pros and cons—strong schools, low crime, community growth, and the commute/tradeoffs newcomers should know before relocating.

The Cost of Living in Omaha, NE: What It Really Costs to Live Here

Tue, 02 Apr 2024 02:52:13 GMT

See what the cost of living in Omaha, NE really looks like in 2024. Compare it to the national average, break down housing, utilities, transportation, taxes, and insurance to understand your monthly budget.

10 Things We Need to Know Before Moving to Omaha Before Buying a Home

Sun, 03 Mar 2024 10:31:06 GMT

Planning to buy in Omaha? Learn 10 essential buying tips—from sewer scope inspections and roof/insurance age to radon testing, property taxes, wire fraud risk, and key deadlines.

Living in Sarpy County Nebraska: Cities, Roads, and the Best Things to Do

Mon, 19 Feb 2024 02:11:25 GMT

Explore what it’s like living in Sarpy County, Nebraska—where it’s located near Omaha and Lincoln, major cities and suburbs, key roads, and the best family-friendly things to do.

Moving to Elkhorn, Nebraska: Is It a Town, a Suburb, or Part of Omaha?

Tue, 30 Jan 2024 03:02:39 GMT

Wondering if Elkhorn is part of Omaha or its own town? Learn how annexation, county lines, SIDs, taxes, and school district boundaries can affect your move and home search.

Moving to Omaha, NE: Essential Things You Need to Know

Thu, 11 May 2023 00:50:49 GMT

Planning a move to Omaha? Discover the essential tips on neighborhoods, schools, taxes, weather, jobs, transit, safety and more to make your transition smooth.

davidmatney

Douglas and Sarpy County Housing Market Update (October 2026)

Table of Contents

Douglas County: Inventory Down, Days on Market Still at 8

Existing Homes in Douglas County

List-to-Sale Price Ratio and Concessions

New Construction Inventory

Douglas County Pricing and Sales

Sarpy County: Slower Sales, Lower Unemployment

Opportunities for Buyers and Sellers This Fall

For Buyers

For Sellers

Why the Housing Market Isn't Going to Crash

Decades of History

The Problem with Quick Fixes

Focus on What You Can Control

New Construction vs. Existing Homes: Two Separate Markets

Why Price Growth Is Slowing

Home Sales Are Falling, Here's Why

Five-Year Sales Patterns

Mortgage Rates: Should You Wait for 6%?

The 1973 Lesson

Inflation, Interest Rates, and Omaha's Economy

How Treasury Yields Drive Mortgage Rates

Local Economic Signals

Which Market Is Right for You: Douglas or Sarpy County?

Conclusion: Focus on Your Own Economy

The Hidden Dangers of HOAs: What Every Omaha Homebuyer Should Know Before Buying

Table of Contents

What Exactly Is an HOA?

Yes, an HOA Can Foreclose on Your Home

Special Assessments: The $10,000 Bill You Didn't See Coming

Embezzlement, Mismanagement, and Underfunded Reserves

Loss of Control Over Your Own Property

Rising Insurance Costs and Developer-Controlled HOAs

The Questions You Must Ask Before Buying in an HOA

When an HOA Might Actually Work in Your Favor

Conclusion

11 Major Projects Transforming Omaha, Nebraska

Table of Contents

Tranquility Park Area

Westside Community School

Boys Town National Research Hospital

Avenue One

UNO Athletics: $67.5 Million in Privately Funded Training and Competition Facilities

Millwork Commons

Creighton's Campus Transformation: Nearly $300 Million Fly Together Initiative

CHI Health Convention Center

The Mercantile

Omaha Public Market

Sarpy County Road Expansion

The 156th and K Park Road Network: Turning Rural Roads into Urban Infrastructure

Which Projects Will Impact Your Neighborhood Most?

Conclusion

Is 2026 the WORST Time to Buy a Home in Omaha?

Table of Contents

Why Buying Feels So Hard Right Now

What Mortgage Rates Above 7% Actually Do to Your Buying Power

Home Prices in Omaha: Still Rising, Not Falling

Sales Volume Is Tanking, And What That Means for Buyers

The Advantages of Buying in 2026: Less Competition, More Negotiating Room

Builder Incentives: How D.R. Horton and Others Are Offering Sub-5% Rates

Why Waiting for Lower Rates Can Backfire

When It Makes Sense to Wait

Which Buyers Have the Edge Right Now

Omaha Housing Market: Is a Crash Coming or Is Everything Changing?

Table of Contents

The Classic Starter Home Neighborhood That Isn't Turning Over

Mass-Produced Entry Points That Were Never Meant to Be Forever Homes

West Omaha: Established Areas Where the Housing Ladder Has Stalled

Why the Traditional Housing Ladder Has Stopped Moving

Who Is Actually Buying Homes in Omaha Today?

The Future of Omaha Housing: Multi-Generational Living and What Builders Need to Build

The Home Staging Mistakes That Could Cost You Buyers in Omaha

Table of Contents

The Biggest Staging Mistake Sellers Make

What Buyers Notice First (and What Turns Them Off)

Why Overly Personal Decor Hurts Your Sale

Which Rooms Matter Most When Staging

Curb Appeal Mistakes That Kill First Impressions