Omaha, NE Property Tax Calculator

The Home Value field is pre-filled with Omaha's median home value of $275,000. Override with your actual home's market value for a specific estimate — your tax bill scales linearly with home value.

The rate is pre-filled with Douglas County's effective rate of 1.66% — the county-level average for owner-occupied homes, which is more precise than Nebraska's statewide average of 1.73%. Individual school districts and special taxing zones within Omaha still shift the exact figure — if you know the rate from your latest tax bill, override it for the most precise estimate.

You'll see your estimated annual property tax, the monthly amount (which is typically escrowed with your mortgage payment), and a comparison to other states.

How Omaha's tax bill works out. Homes in Omaha are assessed and billed through Douglas County. The effective rate there averages about 1.66% of market value — below Nebraska's statewide average of 1.73%. On Omaha's median home value of $275,000, that's approximately $4,565/year, or $380/month when escrowed with your mortgage.

How assessment works in Nebraska. County assessors value property at 100% of market value each January 1 (agricultural land at 75%).

Exemptions worth claiming. Income-qualified seniors 65+, veterans, and disabled homeowners get the homestead exemption (file annually Feb 2 - June 30); recent state credits offset school district taxes for everyone. Exemptions are the most common reason two identical Omaha homes pay different tax bills — make sure yours are on file with Douglas County.

What property tax actually pays for. In Omaha — like the rest of Nebraska — property tax funds local schools, public safety (police, fire), road maintenance, parks, libraries, and county government. Most of your bill stays in your county and school district.

Comparing to other states. Effective rates vary enormously across the US — from about 0.3% in Hawaii to nearly 2.5% in New Jersey. Omaha's 1.66% puts it in the upper third nationally.