Douglas County, Nebraska Property Taxes

$774 avg. annual savings

No Upfront Costs

You only pay if we save

Property Taxes in Douglas County, Nebraska

Median Douglas County effective property tax rate: 2.11%, significantly higher than the national median of 1.02%.
Median Douglas County home value: $205,500
Median annual Douglas County tax bill: $4,310, higher than the national median property tax bill of $2,400.

How are property taxes in Douglas County calculated?

Property taxes in Douglas County are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.

Why are Douglas County property taxes higher than the national median? The median effective property tax rate is 2.11%, compared with the national median of 1.02%.

How does Douglas County compare with Nebraska? Douglas County’s median tax rate is higher than Nebraska’s median rate of 1.39%, and the median annual tax bill is $1,910 higher than the state median.

Understanding your county's property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in Douglas County or another part of the county, knowing local tax details benefits homeowners and investors.

Last Updated April 13, 2026

Douglas County, Nebraska Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

2.11%

Estimate Property Tax Bill

$4,336

$4,024

How Does the Douglas County Property Tax Calculator Work?

Use this Douglas County property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Douglas County's median effective tax rate of 2.11% to generate your estimate.

Enter your property's estimated assessed value — the figure the assessor assigns for tax purposes, which is typically lower than market value after applicable exemptions. Our calculator uses the median effective rate for a more accurate estimate than the statutory millage rate alone.

Your actual bill may vary based on your specific exemptions, local school district levies, and any special assessment districts that apply to your property. Douglas County's median tax rate is higher than Nebraska's 1.39% median rate and far above the national median property tax rate of 1.02%. The county's median tax bill is $4,310, compared with the national median property tax bill of $2,400.

For a more precise estimate, scroll down to explore city and ZIP code-level tax rate trends across Douglas County.

Property Tax Rates Across Douglas County, Nebraska

What Are Effective Property Tax Rates Across Douglas County?

Local government entities set tax rates, which vary widely across Douglas County. Each year, the county estimates its budget for public services and divides that total by the assessed value of all taxable property within its jurisdiction.

Below, compare Douglas County's effective property tax rate to other counties in Nebraska or the U.S. median of 1.02%.

Douglas County's median effective rate stands at 2.11%, which is higher than the national median of 1.02%. Within Douglas County, the highest rate is found in BENNINGTON at 2.48%, while VALLEY has the lowest at 1.60%.

These variations reflect differences in local school district levies, special assessment districts assessments, and special district bonds — which compound the base county rate.

Property Tax Rates Across Douglas County, Nebraska

Source: Ownwell

1.60%

2.16%

2.72%

Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.

Median Effective Douglas County Tax Rate

2.11%

Median Effective Nebraska Tax Rate

1.39%

Median Effective United States Tax Rate

1.02%

Property Tax Rates Across Douglas County, Nebraska

City	10th Percentile	25th Percentile	Median Tax Rate	75th Percentile	90th Percentile
Bennington	2.09%	2.33%	2.48%	2.72%	2.73%
Elkhorn	2.10%	2.10%	2.16%	2.54%	2.56%
Gretna	1.81%	1.81%	1.82%	1.82%	1.82%
Omaha	1.99%	2.04%	2.11%	2.11%	2.12%
Valley	1.22%	1.60%	1.60%	1.60%	1.60%
Waterloo	1.22%	1.22%	1.61%	1.64%	1.83%
Douglas County	N/A	N/A	N/A	N/A	N/A
Fort Calhoun	N/A	N/A	N/A	N/A	N/A
La Vista	N/A	N/A	N/A	N/A	N/A
Ralston	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

Property Tax Assessment Values Across Douglas County, Nebraska

When examining property taxes in Douglas County, understanding the distinction between market value and assessed value is crucial.

The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Douglas County assessor estimates the market value for tax purposes.

The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.

Assessment notices:

In Douglas County, assessment notices are sent in June each year. They'll typically reach your mailbox by the middle of June.

Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Douglas County.

For example, the median tax bill in Douglas County is $4,310, compared with the national median property tax bill of $2,400. Gretna has the highest median home price at $733,190.

Property Tax Assessment Values Across Douglas County, Nebraska

Source: Ownwell

$71,700

$402,445

$733,190

Median Douglas County Market Value

$205,500

Median Nebraska Market Value

$199,100

Median United States Market Value

$235,294

Property Tax Assessment Values Across Douglas County, Nebraska

City	10th Percentile	25th Percentile	Median Home Price	75th Percentile	90th Percentile
Bennington	$12,400	$53,200	$278,600	$378,100	$469,900
Elkhorn	$13,300	$123,400	$340,900	$479,600	$633,550
Gretna	$182,600	$403,330	$733,190	$998,060	$1,266,600
Omaha	$71,800	$136,300	$201,700	$279,500	$381,700
Valley	$9,800	$129,650	$224,475	$614,475	$885,950
Waterloo	$81,740	$181,650	$327,375	$691,375	$1,057,500
Douglas County	N/A	N/A	N/A	N/A	N/A
Fort Calhoun	N/A	N/A	N/A	N/A	N/A
La Vista	N/A	N/A	N/A	N/A	N/A
Ralston	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

Property Tax Bills Across Douglas County, Nebraska

Property tax bills in Douglas County, Nebraska are based on a home’s assessed value, which is set by local assessors and intended to reflect market value. That assessed value is then multiplied by the local tax rate to determine the annual bill. For a home with a median market value of $205,500, the final amount can vary widely depending on neighborhood, school district, and other local taxing authorities.

Homeowners in Douglas County see a broad range of bills. The 25th percentile tax bill is $2,692, while the 75th percentile reaches $6,328 and the 90th percentile climbs to $9,306. Bills also differ by city, with the highest median tax bill in Gretna at $13,295 and the lowest median tax bill in Valley at $3,557.

Because property taxes are tied to assessed value and local rates, changes in either can raise or lower what a homeowner owes.

Property Tax Bills Across Douglas County, Nebraska

Source: Ownwell

$1,260

$7,278

$13,295

Median Douglas County Tax Bill

$4,310

Median Nebraska Tax Bill

$2,896

Median United States Tax Bill

$2,400

Property Tax Bills Across Douglas County, Nebraska

City	10th Percentile	25th Percentile	Median Tax Bill	75th Percentile	90th Percentile
Bennington	$955	$4,477	$7,084	$9,593	$11,755
Elkhorn	$672	$4,064	$7,778	$11,184	$14,895
Gretna	$2,151	$6,757	$13,295	$18,137	$23,022
Omaha	$1,424	$2,800	$4,208	$5,825	$8,091
Valley	$213	$2,101	$3,557	$9,968	$14,225
Waterloo	$1,119	$2,727	$4,879	$10,388	$16,517
Douglas County	N/A	N/A	N/A	N/A	N/A
Fort Calhoun	N/A	N/A	N/A	N/A	N/A
La Vista	N/A	N/A	N/A	N/A	N/A
Ralston	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

Don't miss the deadline to appeal!

Dates
Appeal Deadline	June 30

Links
Douglas Tax Assessor
Website	beacon.schneidercorp.com

Frequently Asked Property Tax Questions in Douglas County, Nebraska

How are property taxes calculated in Douglas County, Nebraska?

Property taxes in Douglas County, Nebraska are calculated by multiplying your property's assessed value by the applicable tax rate set by local taxing authorities. The assessed value is determined by the county assessor and may differ from your property's market value depending on local assessment ratios and exemptions.

How do I appeal my property taxes in Douglas County, Nebraska?

To appeal your property taxes in Douglas County, Nebraska, you typically need to file a formal protest or appeal with your local appraisal district or assessor's office by the stated deadline. You'll need evidence such as comparable sales, a recent independent appraisal, or documentation of property condition issues. Ownwell can handle this entire process for you.

What property tax exemptions are available in Douglas County, Nebraska?

Common property tax exemptions in Douglas County, Nebraska include homestead exemptions for primary residences, senior citizen exemptions, veteran exemptions, and disability exemptions. Exemption amounts and eligibility requirements vary by county. Contact your local appraisal district or check Ownwell for details specific to your property.

When are property taxes due in Douglas County, Nebraska?

Property tax deadlines in Douglas County, Nebraska vary by county but typically include an assessment notice period in spring or early summer, followed by an appeal deadline, and a tax payment due date in the fall or winter. Check with your county assessor's office for specific dates in your area.

How can Ownwell help reduce my property taxes in Douglas County, Nebraska?

Ownwell provides professional property tax appeal services in Douglas County, Nebraska. Our team analyzes your assessment, gathers evidence, files all paperwork, and represents you at hearings — all with no upfront cost. You only pay a percentage of your savings if we successfully lower your tax bill.