Housing Market in Omaha
Omaha's 2026 housing market runs genuinely, substantially more affordable than the national figure, with Redfin's cited median sale price at approximately $270,000 (up ~8.0% YoY) against a cited national median of approximately $408,776 -- a real, disclosed 25%-34% discount, among the larger advantages in this project's Tier A+ dataset.
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Learn moreA Genuinely, Substantially Affordable Market
Redfin's cited median sale price ran approximately $270,000 (up a real, cited ~8.0% YoY), while Zillow's cited average home value ran approximately $300,783 (up ~1.5% YoY, as of June 30, 2026). Separate sources cited a median sold price around $306,750 (Resideline, August 2026, 2,558 tracked closings) and approximately $282,000 (Steadily, June 2026) -- a real, disclosed cross-source spread this record does not resolve to one number, though every figure runs substantially below the national comparison.
A Real, Disclosed Substantial Discount Versus the National Median
Against the ~$408,776 national median comparison figure used consistently across this project's records, Omaha's own figures run roughly 25%-34% below -- a real, genuine, and comparatively LARGER affordability advantage than several other Tier A+ markets in this project's dataset.
Neighborhood-Level Variance Was Not Researched to Comparable Depth This Pass
This record did not independently research Omaha neighborhood-level price variance to comparable depth this pass -- see the best-areas topic page for what this record did confirm about specific neighborhood character (Dundee, Aksarben Village, Blackstone), and buyers should confirm current, specific listing and closed-sale data directly for a target neighborhood.
Budget for a Real, Disclosed Cross-Source Property-Tax Spread That Runs High
As detailed on the property-taxes topic page, Douglas County's own cited effective property tax rate (~2.11% per Ownwell) runs well above the national median, with a separate source citing a somewhat lower Omaha-specific figure (~1.75%) -- buyers should confirm a specific property's actual current tax bill directly with the Douglas County Assessor.
Confirm a Target Property's Flood-Risk Status, Particularly Near the Missouri River
As detailed on the flood-hurricane-risk topic page, Omaha carries real, documented Missouri River flood risk, disclosed directly via the March 2019 record-crest flood event -- this record's own web-search budget was exhausted before a current First Street Foundation percentage-of-properties-at-risk figure could be confirmed this pass (a real, disclosed gap), so confirm a specific target property's current flood-zone status directly via FEMA flood maps or a similar current source.
Key takeaways
- Redfin's, Zillow's, Resideline's, and Steadily's cited Omaha price figures converge in the $270,000-$306,750 range, roughly 25%-34% below the cited 2026 national median (~$408,776).
- This record discloses Omaha's affordability advantage as real and SUBSTANTIAL, one of the larger discounts in this project's Tier A+ dataset.
- This record did not research Omaha neighborhood-level price variance in comparable depth this pass -- confirm current, address-specific data directly for a target area.
- Douglas County's own effective property tax rate (~2.11%) runs well above the national median -- confirm a specific property's bill directly with the Douglas County Assessor.
- Confirm a target property's current Missouri River flood-risk status directly -- this record could not confirm First Street's precise percentage figures for Omaha this pass.
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