Property Tax in Omaha, Nebraska
Omaha is located in Douglas County, Nebraska. Property taxes for homeowners in Omaha are administered by the county assessor's office. The median effective property tax rate is 1.75%, meaning a homeowner with a home valued at the county median of $245,800 pays approximately $4,295 per year. This rate is 0.25% higher than the Nebraska state average (1.50%) and 0.84% higher than the national average (0.91%).
Property Tax Calculator for Omaha
Enter your home's assessed value to estimate your annual property tax in Omaha, Nebraska.
How Property Tax Works in Omaha
Homeowners in Omaha pay property tax to multiple overlapping jurisdictions: Douglas County, the city of Omaha itself, school districts, and other special-purpose districts. The effective rate shown on this page combines all of these into a single percentage applied against the assessed value of the property.
Each jurisdiction sets its own rate ("millage") annually, typically during the budget process. The total bill is paid to the county tax collector, which distributes revenue back to the individual jurisdictions.
Who Assesses Your Home
Your home's assessed value is determined by the Douglas County assessor's office. Assessments usually happen on a defined schedule (annual, biennial, or longer depending on the state) and are based on recent comparable sales, property characteristics, and market conditions. Homeowners have the right to appeal the assessed value if they believe it exceeds fair market value.
Exemptions to Check
Most states offer exemptions that reduce the taxable value of your home. The most common are the homestead exemption (for primary residences), senior exemption (for homeowners over 65), veteran exemption, and disability exemption. Contact the Douglas County assessor's office to apply.