What is the property tax rate in Omaha, Nebraska?

Omaha's effective property tax rate is roughly 1.91% of assessed value, among the higher rates in the United States. The exact figure depends on your consolidated levy, which combines city, Douglas County, school district, and other local levies. This tool uses 1.91% as a sensible default you can override.

Is assessed value the same as market value in Nebraska?

Nebraska assesses most residential property at 100% of market value, so the assessed value the county uses is intended to equal your home's fair market value. If you believe your assessment is too high, you can appeal it with the Douglas County Board of Equalization.

How does the Nebraska homestead exemption work?

The homestead exemption reduces the taxable value of your primary residence for qualifying seniors, disabled individuals, and certain veterans, based on income limits. This tool lets you enter an exemption amount that is subtracted from assessed value before tax is computed.

When are Omaha property taxes due?

Douglas County property taxes are billed in arrears. The first half is typically due by March 31 and the second half by July 31. Many homeowners pay through a mortgage escrow account spread across twelve monthly payments.

Is this estimate exact?

No. It is a planning estimate using a typical effective rate. Your actual bill depends on your precise consolidated levy and any special assessments. Always confirm with the Douglas County Treasurer for the binding figure.

Omaha Property Tax Estimator

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The Omaha Property Tax Estimator projects the annual property tax on a home in Omaha, Nebraska using the area’s relatively high effective rate of about 1.91% of assessed value. Nebraska is consistently among the states with the highest property tax burdens, so even a modest home can carry a meaningful bill. This tool helps homeowners, buyers, and people relocating to the Omaha metro understand the cash they will owe each year and per month.

How it works

Nebraska assesses residential property at 100% of market value, so your assessed value is the starting point. The county’s consolidated levy — the sum of city, Douglas County, school district, and other levies — produces an effective rate near 1.91%. The estimate is:

taxable value = assessed value - homestead exemption
annual tax    = taxable value x effective rate
monthly escrow = annual tax / 12

If you qualify for the Nebraska homestead exemption, the exempt amount is subtracted from assessed value before the rate is applied, which lowers the bill.

Example and notes

A home assessed at $300,000 with no exemption at a 1.91% rate owes about 300,000 x 0.0191 = $5,730 per year, or roughly $478 per month in escrow. If a $40,000 homestead exemption applies, the taxable value drops to $260,000 and the annual tax falls to about $4,966. Override the rate with your exact consolidated levy for a sharper number, and remember that special assessments (paving, sewer, sidewalks) are not included here.