Market trends · Douglas, Sarpy & Lancaster County
Omaha & Lincoln housing market update
Prices, how fast homes are selling, price cuts and mortgage rates, in plain English. Updated every month so you always know where the market stands.
Updated November 3, 2026Omaha at a glance
The big picture
All three counties are cooling into fall. Price cuts are up 7 to 8 points from a year ago in Douglas and Sarpy, and Lancaster County inventory is 23% above last year. Sarpy is the price-growth leader at +11%.
What it means for you
How to use this market.
The same numbers play out differently depending on which side of the deal you're on.
If you're buying
- More choice and more leverage: about 1 in 3 Omaha listings has cut its price, so ask for concessions or a rate buydown.
- Rates are easing week to week. A 2-1 buydown or seller credit can soften the roughly $190 a month hit compared to last year.
- Papillion, Bellevue and La Vista still move in under two weeks, so be ready to write fast there. Lincoln buyers have the most choice, with Lancaster listings 23% above last year.
If you're selling
- Prices are still up from last year, but overpriced listings are sitting and cutting. Price it right on day one.
- The fall slowdown is real: days on market are creeping up, especially in Elkhorn (53 days).
- Offering a buyer credit toward their rate can beat a price cut on your net proceeds.
The details
The full breakdown.
County, city and neighborhood numbers, plus mortgage rates. Your street and price point will differ, so ask me and I'll pull the numbers for your home.
By county: closed sales, latest month
| County | Data month | Median sale price | Change from last year | Median days on market | Sale-to-list | Listings with price drops |
|---|---|---|---|---|---|---|
| Sarpy | Sep 2026 | $394,108 | +11.0% | 29 (27 last year) | 99.5% | 22.6% (+7.6 pts) |
| Douglas | Sep 2026 | $304,319 | -3.4% | 22 (25 last year) | 98.9% | 25.2% (+6.8 pts) |
| Lancaster (Lincoln) | Aug 2026 | $316,790 | +5.6% | 21 (18 last year) | 99.4% | — |
Source: Redfin. Lancaster County figures use Lincoln, which makes up most of the county's sales.
City of Omaha: September 2026
| Metric | Sep 2026 | Change from Sep 2025 |
|---|---|---|
| Median sale price | $286,863 | +2.5% |
| Homes sold | 1,360 | -5.8% |
| Median days on market | 19 days | +2 days |
| Sale-to-list price | 99.1% | -0.2 pts |
| Sold above list | 30.8% | -1.4 pts |
| Listings with price drops | 30.7% | +1.5 pts |
Source: Redfin closed-sales data.
Weekly pulse: Omaha single-family homes, Nov 3, 2026
| Metric | Now |
|---|---|
| Active listings | 1,129 (rising) |
| Median list price | $300,000 |
| Median days on market (active listings) | 42 days |
| Listings with a price cut | 34% |
| Market Action Index | 35, down from 38 last month (slight seller's advantage) |
Source: Altos/RealTrends. These are active listings, so the numbers won't match closed sales exactly.
Area breakdown
| County | Area | Data month | Median sale price | Change from last year | Homes sold | Median days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|
| Douglas | Omaha (city) | Sep 2026 | $286,863 | +2.5% | 1,360 (-5.8%) | 19 (17 last year) | 99.1% |
| Douglas | Elkhorn | Sep 2026 | $574,839 | +9.0% | 213 (-13.4%) | 53 (49 last year) | 99.2% |
| Sarpy | Bellevue | Aug 2026 | $299,802 | +3.4% | 212 (flat) | 11 (12 last year) | 99.6% |
| Sarpy | La Vista | Aug 2026 | $290,808 | +5.9% | 33 (-33%) | 11 (8 last year) | 100.3% |
| Sarpy | Papillion | Jul 2026 | $355,555 | +3.1% | 89 (+12.7%) | 12 (11 last year) | 103.2% |
| Lancaster | Lincoln | Aug 2026 | $316,790 | +5.6% | 1,148 (flat) | 21 (18 last year) | 99.4% |
Elkhorn is the slow, high-dollar outlier. Bellevue, Papillion and La Vista still sell in under two weeks. Source: Redfin.
Mortgage rates
| Loan | Oct 29, 2026 | Week ago | Year ago |
|---|---|---|---|
| 30-year fixed | 7.24% | 7.32% | 6.17% |
| 15-year fixed | 6.60% | 6.68% | 5.41% |
Rates are down two weeks straight but about a point higher than a year ago. On a $287K home with 5% down, that adds roughly $190 a month in principal and interest. Source: Freddie Mac.
Sources: Redfin: Omaha · Redfin: Douglas County · Redfin: Sarpy County · Redfin: Lincoln · Altos/RealTrends: Omaha weekly report · Freddie Mac mortgage rates. Figures are general market information, not an appraisal.