City · 488,837 residents · Douglas County, Nebraska
Omaha, Nebraska
In Omaha, a typical home is worth $245,500 and typical rent is $1,187 a month. Compared with all of Douglas County, typical household income is 9% lower and the typical home value is 8% lower.
Typical home value from Zillow, September 2021 to September 2026: from $239,130 to $294,607.
Typical rent
$1,389a month
▲ 1.8% more than 12 months ago
Typical rent from Zillow, September 2021 to September 2026: from $1,105 to $1,389.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Omaha is in Douglas County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Douglas County. See the county
What homes there are in Omaha, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Omaha
Douglas County
Nebraska
United States
Kind of home: Omaha and its comparisons
Measure
Omaha
Douglas County
Nebraska
United States
Detached house
63%
66%
71%
61%
Attached house
4%
4%
4%
6%
Building of 2 to 4
3%
3%
4%
8%
Apartments (5 or more)
29%
26%
17%
19%
Mobile home
1%
1%
3%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In Omaha, 6 in 10 homes are single-family detached houses; in Douglas County, 7.
Year built
Before 19601960–19791980–19992000–20092010 or later
Omaha
Douglas County
Nebraska
United States
Year built: Omaha and its comparisons
Measure
Omaha
Douglas County
Nebraska
United States
Before 1960
32%
28%
32%
26%
1960–1979
29%
26%
25%
24%
1980–1999
23%
21%
20%
25%
2000–2009
9%
12%
12%
14%
2010 or later
8%
13%
11%
11%
The typical home in Omaha was built in 1973, 4 years before the typical one in Douglas County.
In Omaha, 20% of homes have 1 bedroom or none (studios); 55% have 3 bedrooms or more, against 59% in Douglas County.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limit
Under $100K9%
$100K–$200K25%
$200K–$300K32%
$300K–$500K26%
$500K–$750K6%
FHA limit: $541,287
$750K–$1M1%
$1M or more1%
Value of owner-occupied homes: Omaha and its comparisons
Measure
Omaha
Under $100K
9%
$100K–$200K
25%
$200K–$300K
32%
$300K–$500K
26%
$500K–$750K
6%
$750K–$1M
1%
$1M or more
1%
About 92% of owner-occupied homes in Omaha are worth less than the FHA loan limit for Douglas County ($541,287).
Monthly rent with utilities
Under the limitOver the limit
Under $5005%
$500–$99926%
$1,000–$1,49943%
HUD fair market rent, 2 bedrooms: $1,450
$1,500–$1,99919%
$2,000–$2,4995%
$2,500–$2,9991%
$3,000 or more1%
Monthly rent with utilities: Omaha and its comparisons
Measure
Omaha
Under $500
5%
$500–$999
26%
$1,000–$1,499
43%
$1,500–$1,999
19%
$2,000–$2,499
5%
$2,500–$2,999
1%
$3,000 or more
1%
About 70% of rented homes in Omaha cost less than HUD's 2-bedroom fair market rent for Douglas County ($1,450).
With a mortgage
$1,783 a month
Douglas County: $1,904 a month
Without a mortgage
$788 a month
Douglas County: $818 a month
Owners with a mortgage
64%
Douglas County: 67%
Owning costs less in Omaha: with a mortgage, the typical cost is $1,783 a month; in Douglas County, $1,904. Without one, $788.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Omaha+54%
Douglas County+57%
Nebraska+53%
United States+53%
Typical rent
Omaha+29%
Douglas County+29%
Nebraska+29%
United States+33%
Typical household income
Omaha+22%
Douglas County+24%
Nebraska+25%
United States+29%
Change since 2015–2019: Omaha and its comparisons
Measure
Omaha
Douglas County
Nebraska
United States
Typical home value
+54%
+57%
+53%
+53%
Typical rent
+29%
+29%
+29%
+33%
Typical household income
+22%
+24%
+25%
+29%
From 2015–2019 to 2020–2024, home values in Omaha rose at about the same pace as in Douglas County: 54% against 57%.
The typical rent in Omaha rose 29% since 2015–2019, about the same as in Douglas County (29%).
The typical household income in Omaha rose 22%: less than home values (+54%) and rent (+29%).
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Omaha and its comparisons
Measure
Omaha
Douglas County
Nebraska
United States
Rental vacancy
4.8%
5.1%
4.3%
5.5%
Homeowner vacancy
0.4%
0.4%
0.6%
0.9%
More than one person per room
3.0%
2.6%
2.1%
3.4%
People per household
2.37
2.43
2.42
2.53
Drive alone
72%
72%
76%
69%
Carpool
9%
8%
9%
9%
Public transit
1%
1%
1%
3%
Walk or bike
2%
2%
3%
3%
Work from home
15%
16%
11%
15%
Other means
1%
1%
1%
2%
Typical commute
10 to 19 minutes
10 to 19 minutes
10 to 19 minutes
20 to 29 minutes
In Omaha, the rental vacancy rate is 4.8%, about the same as in Douglas County.
Much as in Douglas County, 3.0% of households in Omaha have more than one person per room.
A household in Omaha has 2.37 people on average, about the same as in Douglas County (2.43).
In Omaha, 72% of workers drive alone to work; in Douglas County, 72%.
Do the math
What would you pay each month for a home in Omaha?
A typical home is tight for the typical income
We start with a typical home in Omaha, worth $245,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 36% of the typical household income in Omaha, which is $73,201 a year. For that payment to be 28% of income, a household would need to earn about $93,752 a year.
The calculator's FHA and conventional loan limits are those of all of Douglas County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Omaha. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $8,593 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$2,188
at 7.18% · 30 years
Loan amount
$241,053
Total interest
$346,819
Paid off in
November 2056
Includes $4,146 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,708 a month
Tight
$1,708 to $2,196 a month
Your payment · 36%
Hard
more than $2,196 a month
Compared with the typical household income in Omaha ($73,201 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,633
Property tax
$344
Home insurance
$102
FHA mortgage insurance (MIP)
$109
You need at least $8,593 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $2,188; principal and interest $1,633.
The city and its county
Omaha and Douglas County
Omaha is in Douglas County, Nebraska. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Omaha
Map of Douglas County, Nebraska, with Omaha marked. Around it, the neighboring counties.
Omaha
Douglas County
Other cities with a page
Omaha's own numbers
Typical home value
$245,500
Typical monthly rent
$1,187
Typical yearly household income
$73,201
Households that own their home
57%
Effective property tax rate
1.68%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Douglas County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,450
Price change over 5 years (FHFA)
+47%
Homes in a high flood-risk zone
2.1%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Douglas County.
A typical home in Omaha is worth $245,500: 8% below the county and 3% above Nebraska. With the typical household income in Omaha ($73,201 a year), a typical home costs 3.4 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Omaha3.4 years
Douglas3.3 years
Nebraska3.1 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Douglas County
According to FHFA’s house price index, home prices in Douglas County rose 92% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Douglas County.
Yearly change in FHFA’s price index in Douglas County, 2016 to 2025
2016: +4.5% +4.5% 2016
2017: +6.6% +6.6% 2017
2018: +6.5% +6.5% 2018
2019: +6.2% +6.2% 2019
2020: +3.8% +3.8% 2020
2021: +11.6% +11.6% 2021
2022: +14.7% +14.7% 2022
2023: +8.6% +8.6% 2023
2024: +3.4% +3.4% 2024
2025: +2.2% +2.2% 2025
Change in FHFA’s price index in Douglas County, Nebraska and the United States
Period
County
Nebraska
U.S.
Last year (2025)
+2.2%
+3.3%
+2.9%
5 years (2020–2025)
+47%
+49%
+47%
10 years (2015–2025)
+92%
+87%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Omaha next to Douglas County, Nebraska and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Omaha$245,500
Douglas$266,100
Nebraska$238,600
United States$332,700
Typical monthly rent
Omaha$1,187
Douglas$1,201
Nebraska$1,072
United States$1,413
Typical yearly household income
Omaha$73,201
Douglas$80,391
Nebraska$76,475
United States$80,734
See the full table
Omaha next to Douglas County and Nebraska
Measure
Omaha
Douglas County
Nebraska
U.S.
Typical home value
$245,500 ▼8% below the county
$266,100
$238,600
$332,700
Typical monthly rent
$1,187
$1,201
$1,072
$1,413
Typical yearly household income
$73,201 ▼9% below the county
$80,391
$76,475
$80,734
Households that own their home
57% ▼4 points below the county
62%
67%
65%
Typical yearly property tax
$4,128 ▼8% below the county
$4,507
$3,549
$3,119
Effective property tax rate
1.68% ▼0.01 points below the county
1.69%
1.49%
0.94%
Renters with high rent for their income
50%
50%
45%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Douglas County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Omaha
For a typical $245,500 home in Omaha, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Omaha's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$2,188a month
Least cash to close
Down payment
$8,593
Cash to close
$15,958
Rate
7.18%
Mortgage insurance
FHA MIP · $109
Conventional, 5% down$2,143a month
Down payment
$12,275
Cash to close
$19,640
Rate
7.18%
Mortgage insurance
PMI · $117
Conventional, 20% down, no PMI$1,776a month
Down payment
$49,100
Cash to close
$56,465
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,003a month
Down payment
$36,825
Cash to close
$44,190
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Omaha
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,188
$8,593
$241,053
7.18%
FHA MIP · $109
$15,958
580
Conventional, 5% down
$2,143
$12,275
$233,225
7.18%
PMI · $117
$19,640
620*
Conventional, 20% down, no PMI
$1,776
$49,100
$196,400
7.18%
None
$56,465
620*
ITIN, 15% down (example)
$2,003
$36,825
$208,675
8.18%
None
$44,190
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Omaha and for Douglas County.
Property tax
Effective rate in Omaha
1.68%of the home’s value each year
$4,128 a year for the typical owner in Omaha.
Omaha1.68%
Douglas1.69%
Nebraska1.49%
What Nebraska publishesHomestead exemption for seniors, people with disabilities and veterans (Nebraska Department of Revenue, Property Assessment Division)
Typical rent in Omaha is $1,187 a month: about the same as the county. In Omaha, 50% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Douglas County, by unit size. To pay the 2-bedroom one ($1,450 a month) without spending more than 30% of your income, you would need to earn $27.88 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Douglas County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,167
$22.44
$46,680
1 bedroom
$1,219
$23.44
$48,760
2 bedrooms
$1,450
$27.88
$58,000
3 bedrooms
$1,924
$37.00
$76,960
4 bedrooms
$2,179
$41.90
$87,160
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in Omaha
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Omaha has 25 ZIP codes with their own.
For 2 bedrooms it runs from $1,180 in 68178 to $2,180 in 68135.
12 of the 25 are above the fair market rent for Douglas County ($1,450).
2-bedroom fair market rent in each of the 25 ZIP codes of Omaha, beside the one for Douglas County. For 2 bedrooms it runs from $1,180 in 68178 to $2,180 in 68135. 12 of the 25 are above the fair market rent for Douglas County ($1,450).
2-bedroom fair market rent in each ZIP code
Each line is one ZIP code: in color, those above the county's fair market rent; in gray, the rest.
County: $1,450
Lowest: $1,180 (68178)Highest: $2,180 (68135)
Fair market rent by ZIP code and size in Omaha, fiscal year 2027.
68102
$1,440
$1,510
$1,790
$2,370
$2,690
68104
$1,090
$1,140
$1,360
$1,800
$2,040
68105
$1,080
$1,130
$1,340
$1,780
$2,010
68106
$1,280
$1,340
$1,590
$2,110
$2,390
68107
$1,090
$1,140
$1,350
$1,790
$2,030
68108
$1,170
$1,220
$1,450
$1,920
$2,180
68110
$960
$1,000
$1,190
$1,580
$1,790
68111
$1,020
$1,070
$1,270
$1,680
$1,910
68114
$1,310
$1,370
$1,630
$2,160
$2,450
68117
$1,330
$1,390
$1,650
$2,190
$2,480
68118
$1,760
$1,830
$2,180
$2,890
$3,280
68124
$1,220
$1,270
$1,510
$2,000
$2,270
68127
$1,160
$1,210
$1,440
$1,910
$2,160
68130
$1,550
$1,610
$1,920
$2,550
$2,890
68131
$1,130
$1,180
$1,400
$1,860
$2,100
68132
$1,000
$1,040
$1,240
$1,650
$1,860
68134
$1,150
$1,200
$1,430
$1,900
$2,150
68135
$1,760
$1,830
$2,180
$2,890
$3,280
68137
$1,390
$1,450
$1,730
$2,300
$2,600
68144
$1,130
$1,180
$1,400
$1,860
$2,100
68154
$1,180
$1,240
$1,470
$1,950
$2,210
68164
$1,320
$1,380
$1,640
$2,180
$2,460
68178
$950
$990
$1,180
$1,570
$1,770
68182
$1,130
$1,180
$1,410
$1,870
$2,110
68183
$1,180
$1,230
$1,460
$1,940
$2,190
ZIP code2 bd3 bd
68102 $1,790$2,370
68104 $1,360$1,800
68105 $1,340$1,780
68106 $1,590$2,110
68107 $1,350$1,790
68108 $1,450$1,920
68110 $1,190$1,580
68111 $1,270$1,680
68114 $1,630$2,160
68117 $1,650$2,190
68118 $2,180$2,890
68124 $1,510$2,000
68127 $1,440$1,910
68130 $1,920$2,550
68131 $1,400$1,860
68132 $1,240$1,650
68134 $1,430$1,900
68135 $2,180$2,890
68137 $1,730$2,300
68144 $1,400$1,860
68154 $1,470$1,950
68164 $1,640$2,180
68178 $1,180$1,570
68182 $1,410$1,870
68183 $1,460$1,940
6 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Omaha when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 154 buildings with rents for lower incomes in Omaha. These are the largest.
Southside Terrace Home2828 T Ave, Omaha 68107277 homes, 272 low-income · Run by Omaha Housing Authority(402) 444-6900
Park South1601 Park Ave, Omaha 68105223 homes, 221 low-income · Run by Omaha Housing Authority · Average payment: $245 a month · Average wait: 28 months(402) 444-6900
Jackson Tower600 S 27th St, Omaha 68105208 homes, 207 low-income · Run by Omaha Housing Authority · Average payment: $240 a month · Average wait: 26 months(402) 444-6900
Grover Square Apts6801 A Plz, Omaha 68106201 low-income homes · In service since 2007
Pine TreeScattered Addresses, Omaha 68114198 low-income homes · 1 bd: 12 · 2 bd: 120 · 3 bd: 66 · In service since 2016
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
There are 4 HUD-approved agencies with an office in Douglas County; 3 say they serve in Spanish.
No down payment, repair or rent-help program on our list is for Omaha or Douglas County. The ones below are statewide in Nebraska: they work in Omaha the same as in the rest of the state.
Nebraska state authority program for first-time buyers: a NIFA mortgage plus a second mortgage of up to 5% of the price at 1%, over 10 years, for the down payment and closing costs.Offered by Nebraska Investment Finance Authority (NIFA).
Nebraska state authority option that adds a second loan for the down payment and closing costs to the Welcome Home mortgage, for first-time buyers and for people who have owned a home before; the page does not state the amount.Offered by Nebraska Investment Finance Authority (NIFA).
No legal help resource on our list is for Omaha or Douglas County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Omaha and all of Douglas County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Omaha?
The typical home value in Omaha is $245,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Douglas County it is $266,100.
How much does it cost to rent in Omaha?
Typical rent in Omaha is $1,187 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Douglas County is $1,450.
What is the FHA loan limit in Omaha?
Omaha uses the FHA limit for all of Douglas County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.
How much property tax do owners pay in Omaha?
The typical homeowner in Omaha pays $4,128 a year, according to the U.S. Census Bureau. That is 1.68% of the home’s value; in Douglas County, the rate is 1.69%.
Where can I find free help to buy or rent in Omaha?
There are 4 HUD-approved counseling agencies with an office in Douglas County. 3 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.
