Omaha, NE Housing Market Report

The Omaha-Council Bluffs housing market is currently characterized by a transition toward a more balanced environment, though it remains slightly tilted in favor of sellers due to a perfect sale-to-list ratio of 1. As of December 2025, the median home value stands at $284,563, representing a modest year-over-year increase of 0.98 percent. While price growth has been conservative compared to previous years, the most notable shift is the significant 12.18 percent increase in active inventory. With 2,266 homes currently on the market, buyers have more options than they did a year ago, contributing to a longer average time on market of 50 days.

Price trends over the last six months show a consistent, steady climb from $281,362 in July to the current December peak. This incremental growth suggests a stable market devoid of the volatile swings seen in larger coastal metros. The rental market, however, is experiencing more aggressive appreciation, with median rents rising 4.06 percent to $1,385. This disparity between slow home value growth and rising rents may encourage long-term renters to consider homeownership as a means of stabilizing their monthly housing costs.

Looking ahead, the Omaha market appears resilient and predictable. For sellers, the data indicates that while homes are taking about five days longer to sell than last year, they are still fetching their full asking price on average. For buyers, the increase in inventory and the slowing pace of appreciation provide a window of opportunity to negotiate without the frantic pressure of multi-offer bidding wars. Both parties should expect a market that rewards patience and realistic pricing, as the inventory surge suggests that buyers are becoming more selective in their search.