Omaha housing market: home prices, trends and forecast
Omaha home prices: the Zillow Home Value Index puts the typical home in Omaha, Nebraska at $294,607 in September 2026. That is +2.3% on a year earlier and the highest month on record.
- Value of a typical home
- $294,607September 2026, Zillow ZHVI
- Change over 12 months
- Since September 2025, +2.3%.
Omaha home prices since 2000
Omaha is shown by the steel line, and the United States by the grey line. Since January 2000, the typical Omaha home rose from $116,210 to $294,607, or ×2.54, compared with ×2.99 for the US over those months. The low was $131,097 in March 2012, down 12.7%, while the boom high reached $150,142 in April 2007.
Omaha median home price by year
Each year averages the twelve monthly values, and 2026 covers the latest month.
| Year | Omaha | Change on the year | United States |
|---|---|---|---|
| 2000 | $117,331 | $125,745 | |
| 2001 | $120,312 | +2.5% | $134,899 |
| 2002 | $124,043 | +3.1% | $144,276 |
| 2003 | $129,699 | +4.6% | $155,308 |
| 2004 | $136,906 | +5.6% | $169,891 |
| 2005 | $141,977 | +3.7% | $189,732 |
| 2006 | $147,492 | +3.9% | $206,531 |
| 2007 | $149,322 | +1.2% | $208,449 |
| 2008 | $142,242 | −4.7% | $195,574 |
| 2009 | $139,001 | −2.3% | $177,542 |
| 2010 | $142,116 | +2.2% | $171,462 |
| 2011 | $134,172 | −5.6% | $162,508 |
| 2012 | $132,911 | −0.9% | $161,137 |
| 2013 | $137,605 | +3.5% | $171,420 |
| 2014 | $141,881 | +3.1% | $182,996 |
| 2015 | $148,507 | +4.7% | $192,738 |
| 2016 | $157,196 | +5.9% | $204,509 |
| 2017 | $167,023 | +6.3% | $216,767 |
| 2018 | $179,287 | +7.3% | $230,541 |
| 2019 | $189,759 | +5.8% | $242,088 |
| 2020 | $205,070 | +8.1% | $257,151 |
| 2021 | $233,774 | +14.0% | $295,959 |
| 2022 | $259,763 | +11.1% | $340,014 |
| 2023 | $274,970 | +5.9% | $348,160 |
| 2024 | $285,066 | +3.7% | $359,751 |
| 2025 | $288,476 | +1.2% | $362,959 |
| September 2026 | $294,607 | +2.3% | $366,157 |
How much a home bought in Omaha in any year is worth today
This figure is an estimate drawn from the index for a typical home, not an appraisal.
Each year's figure averages its twelve monthly index values; September 2026 is the current value. Other tools: calculator for home appreciation.
Thinking about selling? Compare agents in your area on Realtor.com. Advertising disclosure: links like this one may pay the site, and they never change a number. Disclosure.
Omaha housing market forecast
For the Omaha, NE metro, Zillow's forecast shows +2.8% across the 12 months starting September 2026, and +1.1% across the next three months. That would put Omaha's typical value of $294,607 near $302,900 a year on.
What appears here is Zillow's own central estimate for the metro; no forecast of its own comes from the site. Forecasts like this 12-month one have typically landed several percentage points away from the change that followed, in both directions. This is not investment advice.
All metro forecasts in a single table: housing market forecast.
Omaha housing market crash risk score
44 out of 100, on the higher side
Omaha is ranked against the 292 cities using five conditions that ran high before earlier price falls. Each input is scored from 0 to 100 compared with the other cities, then the five scores are averaged with equal weight. It shows current conditions; it does not predict a crash.
| Input | Value | Sub-score | Weight |
|---|---|---|---|
| Active listings vs 2019 | +2.7% | 50 | 20% |
| Days on the market vs 2019 | +8.8% | 60 | 20% |
| Price-to-rent ratio | 17.7 | 49 | 20% |
| Price-to-income ratio | 4.1 | 31 | 20% |
| 12-month price change | +2.3% | 28 | 20% |
This is not investment advice. Scoring of the inputs: methodology. All 292 cities, ranked: city crash risk.
Omaha inventory and days on market
The year-on-year figure was −4.2%, while the comparison with the same month of 2019 was +2.7%. For September 2026 the Omaha, NE metro recorded 2,659 homes for sale. Median time to sell was 37 days (+8.8% against 2019); price cuts appeared on 15.1% of listings.
| Omaha, NE metro, September 2026 | Value | On a year |
|---|---|---|
| Active listings | 2,659 | −4.2% |
| New listings | 1,198 | |
| Median days on market | 37 | −5.1% |
| Median list price | $389,498 | −0.1% |
| Share with a price cut | 15.1% |
Metro inventory: Realtor.com® Economic Research. Realtor.com data. All metros: days on market by city.
What it costs to live in Omaha
By the Zillow Observed Rent Index, Omaha's typical asking rent runs $1,389 a month, +1.8% on a year. At that rent, a typical home costs 17.7 years of rent. Census ACS 2024 puts the median household income at $71,640, and a typical home costs 4.1 times a year's income. According to BEA, prices in the metro stand at 91.9 compared with a US average of 100, while housing costs stand at 86.4.
The salary you would need to move there, plus rent and prices: cost of living in Omaha.
Other Nebraska housing markets
- Lincoln at $291,408.
For the whole state: Nebraska housing market.
How to read this chart
Each point gives the Zillow Home Value Index for Omaha: what a typical home in the market's middle third is worth, smoothed and seasonally adjusted, in that month's dollars. A hollow dot marks the month picked on the slider, and a terracotta dot marks the latest month. No inflation adjustment applies to these figures, and an index tracks the typical home rather than any single house. Find what one home is worth from its own sale price, using the card above or the home appreciation calculator.