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County in Nebraska

Sarpy County, Nebraska

Sarpy County is a county in Nebraska with 197,389 residents, No. 3 of 93 by population. In Sarpy County, the FHA loan limit for a one-unit home is $541,287, and a typical home is worth $314,100. To rent a 2-bedroom apartment at Fair Market Rent ($1,450 a month) without going over 30% of your income, you need to earn about $27.88 an hour.

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  • Typical home price

    $314,100

    +32% vs. Nebraska −6% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Sarpy
    • Nebraska
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,450 a month

    +15% vs. Nebraska −17% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Sarpy
    • Nebraska
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Sarpy
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    1.74% of value per year

    +17% vs. Nebraska +85% vs. U.S.

    $5,473 a year for the typical owner

    • Sarpy
    • Nebraska
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$356,669
3% more than 12 months ago
Typical rent
$1,489 a month
0.5% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Sarpy County today?

With an FHA loan and the minimum down payment, a typical home would cost about $2,815 a month: 33% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $120,623 a year; the typical income here is $103,321. The typical home value is 32% more than in Nebraska overall. The typical property tax is $5,473 a year (about 1.74% of home value), higher than in Nebraska.

There are 4 agencies with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (Retrieved November 6, 2026).

Only here

What sets Sarpy County apart

  1. Sarpy County has the highest effective property tax rate of the 90 counties in Nebraska with this figure: 1.74%.

  2. Of the 92 counties in Nebraska with this figure, Sarpy County has the highest typical rent: $1,334.

  3. Of the 93 counties in Nebraska, Sarpy County has the highest typical household income: $103,321.

  4. Sarpy County has the highest typical home value of the 91 counties in Nebraska with this figure: $314,100.

  5. Sarpy County has the highest typical rent in its area: $1,334, more than any of its 6 neighboring counties; next is Douglas County ($1,201).

  6. Sarpy County has the highest typical home value in its area: $314,100, more than any of its 6 neighboring counties; next is Washington County ($297,600).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Sarpy County

What homes there are in Sarpy County, 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

As in Nebraska, most homes in Sarpy County are detached houses (73%).

Year built

The typical home in Sarpy County was built in 1996, 21 years after the typical one in Nebraska.

Homes in Sarpy County are bigger: 73% have 3 bedrooms or more; in Nebraska, 62%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

About 90% of owner-occupied homes in Sarpy County are worth less than the FHA loan limit for this county ($541,287).

Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($1,450), about 60% of rented homes in Sarpy County cost less.

With a mortgage

$2,081 a month

Nebraska: $1,736 a month

Without a mortgage

$868 a month

Nebraska: $677 a month

Owners with a mortgage

72%

Nebraska: 59%

The typical cost for an owner with a mortgage in Sarpy County is $2,081 a month, more than in Nebraska ($1,736); without one, $868.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Sarpy County rose 61% since 2015–2019, more than in Nebraska (53%).

Rents in Sarpy County rose faster than in Nebraska: 33% since 2015–2019, against 29%.

Here income did not keep up with housing: it rose 26%, while home values changed +61% and rent +33%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureSarpy CountyNebraskaUnited States
Rental vacancy 3.9%4.3%5.5%
Homeowner vacancy 0.8%0.6%0.9%
More than one person per room 1.4%2.1%3.4%
People per household 2.652.422.53
Drive alone 78%76%69%
Carpool 7%9%9%
Public transit Unreliable estimate1%3%
Walk or bike 1%3%3%
Work from home 14%11%15%
Other means 1%1%2%
Typical commute 20 to 29 minutes10 to 19 minutes20 to 29 minutes

In Sarpy County, the rental vacancy rate is 3.9%, about the same as in Nebraska.

In Sarpy County, 1.4% of households live with more than one person per room, about the same as in Nebraska.

Households in Sarpy County are bigger: 2.65 people on average; in Nebraska, 2.42.

To get to work, 78% of workers in Sarpy County drive alone; in Nebraska, 76%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Sarpy County?

A typical home is tight for the typical income

We start with a typical home of $314,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 33% of the typical household income here, which is $103,321 a year. For that payment to be 28% of income, a household would need to earn about $120,623 a year.

Your numbers

Local data
$

Starts at the typical home value in Sarpy County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $10,994 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,815

at 7.18% · 30 years

Loan amount
$308,410
Total interest
$443,730
Paid off in
November 2056

Includes $5,304 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,411 a month

  • Tight

    $2,411 to $3,100 a month

    Your payment · 33%

  • Hard

    more than $3,100 a month

Compared with the typical household income in Sarpy County ($103,321 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,815
Principal & interest$2,089
Property tax$455
Home insurance$131
FHA mortgage insurance (MIP)$139

You need at least $10,994 for the down payment, plus closing costs.

Next step

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.

Buying a home

Buying a home in Sarpy County

Here you'll see how prices have changed, how Sarpy County compares with Nebraska and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Sarpy County rose 86% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Nebraska United States
In 2025 +3.1% +3.3% +2.9%
5 years (2020–2025) +48% +49% +47%
10 years (2015–2025) +86% +87% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Sarpy County compared with Nebraska and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Sarpy $314,100
  • Nebraska $238,600
  • United States $332,700
Typical rent a month
  • Sarpy $1,334
  • Nebraska $1,072
  • United States $1,413
Typical household income a year
  • Sarpy $103,321
  • Nebraska $76,475
  • United States $80,734
See the full table
Sarpy compared with Nebraska and the United States
MeasureHereNebraskaU.S.
Residents197,3891,978,707334,922,499
Typical home value$314,100$238,600$332,700
Typical household income$103,321$76,475$80,734
Typical rent$1,334$1,072$1,413
Fair Market Rent (2 bedrooms)$1,450$1,260$1,750
Hourly wage to rent a 2-bedroom$27.88$24.23$33.65
Typical property tax$5,473$3,549$3,119
Effective tax rate1.74%1.49%0.94%
Households that own their home70%67%65%
Renters spending 30% or more on rent44%45%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: Nebraska shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Sarpy County

For a typical $314,100 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $2,815 $10,994 $308,411 7.18% FHA MIP · $139 $20,417 580
Conventional, 5% down $2,757 $15,705 $298,395 7.18% PMI · $149 $25,128 620*
Conventional, 20% down, no PMI $2,289 $62,820 $251,280 7.18% None $72,243 620*
ITIN, 15% down (example) $2,579 $47,115 $266,985 8.18% None $56,538 Set by the lender
  • 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.

Everything about buying in Sarpy County: income, limits and help How much house can I afford? Closing costs

Loan limits

FHA loans in Sarpy County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Sarpy County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Sarpy County, the typical owner pays $5,473 a year: about 1.74% of the home's value. That is more than the rest of Nebraska and more than the national average.

  • Sarpy 1.74%
  • Nebraska 1.49%
  • United States 0.94%

What Nebraska publishes Homestead exemption for seniors, people with disabilities and veterans (Nebraska Department of Revenue, Property Assessment Division)

Exemptions and deadlines in Nebraska

Is there a flood risk?

According to FEMA, in Sarpy County 1.8% of homes (1,076) are in a high-risk flood zone. Of those homes, 36% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Sarpy County

The natural hazards FEMA measures in Sarpy County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

In Sarpy County, FEMA rates the natural hazard risk as relatively moderate.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

The loss FEMA expects each year in Sarpy County from all natural hazards is $80.3 million, counting buildings, people and crops.

For homes and buildings, the costliest hazard here is inland flooding, at about $23.7 million in losses a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively moderate $23.7 million a year
  2. TornadoRelatively high $11.7 million a year
  3. WildfireRelatively low $701,397 a year
  4. Winter weatherRelatively high $120,608 a year
  5. EarthquakeVery low $84,760 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The home energy code (IECC) puts Sarpy County in zone 5A: cold.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Seal air leaks and add insulation in the attic: ENERGY STAR says it lowers the chance of ice dams on the roof in snowy climates. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Put clear plastic film over the windows: it is inexpensive, cuts drafts, helps the house feel warmer in winter and reduces moisture on the glass. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$30.02$21.21 and $45.52
Plumbers, pipefitters and steamfitters$30.48$22.46 and $47.38
Heating, air conditioning and refrigeration mechanics$30.08$21.93 and $40.21
Roofers$22.34$18.21 and $28.69
Carpenters$25.39$19.43 and $35.62
Painters, construction and maintenance$22.96$17.12 and $28.67
Maintenance and repair workers, general$24.85$18.12 and $34.52

An electrician earns about $30.02 an hour in the Omaha, NE-IA area, and a plumber, about $30.48.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Sarpy County

The typical rent in Sarpy County is $1,334 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

44% of renter households in Sarpy County spend 30% or more of their income on housing. 18% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
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

Free help in Sarpy County

Programs and counseling in Sarpy County

There is 1 HUD-approved housing counseling agency in Sarpy County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A father holds his baby and his young son by a white picket fence.

HUD counseling is free or low-cost

Nebraska down payment programs

  1. Homebuyer Assistance (HBA) Program

    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

    First-time buyers only. Run by Nebraska Investment Finance Authority (NIFA).

    Repayable Verified November 5, 2026

  2. Welcome Home Assistance (WHA)

    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

    No first-time requirement. Run by Nebraska Investment Finance Authority (NIFA).

    Type not stated Verified November 5, 2026

Which programs do I qualify for? See all Nebraska programs

Help in Spanish in Sarpy County

1 of the 1 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Bellevue Housing Authority Public housing and Section 8 vouchers (402) 734-5448

Free legal help

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.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in Sarpy County. The full list is on the Nebraska counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Family Housing Advisory Services, Incorporate

    2108 Harvell Cir, Bellevue · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 9 more
    (402) 934-6750
See every agency in Nebraska

Places

Cities in Sarpy County

Each city has its own page with prices, rents and help. These are the largest.

See all 6 cities of Sarpy County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Sarpy County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Sarpy County in 2026?

Sarpy County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Sarpy County?

Sarpy County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Sarpy County?

The typical home value in Sarpy County is $314,100 (Average 2020–2024, U.S. Census). Across Nebraska it's $238,600.

How much does it cost to rent in Sarpy County?

Sarpy County has a typical rent of $1,334 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,450 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Sarpy County?

About $27.88 an hour working full time (2,080 hours a year), or $58,000 a year, so the fair market rent of $1,450 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).