Douglas County, Nebraska Property Taxes
Median Douglas County effective property tax rate: 1.96%, significantly higher than the national median of 1.02%.
Median Douglas County home value: $206,800
Median annual Douglas County tax bill: $3,997, $1,597 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.
Understanding your county's property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in Omaha or another part of Douglas County, knowing local tax details benefits homeowners and investors.
Last Updated March 1, 2025
Douglas County, Nebraska Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.96%
Estimate Property Tax Bill
$4,053
$3,761
Property Tax Rates Across Douglas County, Nebraska
Local government entities determine tax rates, which can differ significantly within a state. Each year, counties estimate the budget needed to provide essential services and divide this by the total value of all taxable properties within their jurisdiction, resulting in the property tax rate. Although setting these rates and budgets involves votes and legislation, this is the basic annual process.
In Douglas County, Nebraska, the effective property tax rate is 1.96%, which is higher than the national median of 1.02%. This places Douglas County among the higher-taxed areas in Nebraska. For example, Bennington has the highest median tax rate in the county, reaching 2.26%, while Valley boasts the lowest at 1.41%. These variations highlight the diverse tax landscape within the county.
Comparing Douglas County's tax rate to the national median, you can see how local factors influence property taxes. Understanding these differences is crucial for property owners seeking to manage their tax liabilities effectively.
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
1.96%
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 Nebraska Tax Rate
1.75%
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 | 1.81% | 1.99% | 2.26% | 2.58% | 2.81% |
| Elkhorn | 1.57% | 1.91% | 2.16% | 2.34% | 2.76% |
| Gretna | 1.75% | 1.80% | 1.87% | 1.98% | 2.05% |
| Omaha | 1.64% | 1.77% | 1.93% | 2.13% | 2.18% |
| Valley | 1.12% | 1.32% | 1.41% | 1.64% | 1.78% |
| Waterloo | 1.07% | 1.32% | 1.63% | 1.79% | 1.80% |
| Bellevue | N/A | N/A | N/A | N/A | N/A |
| 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's Office 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 the spring 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 $3,329, with tax bills ranging significantly across the county. Gretna has the highest median home price at $733,190.
Property Tax Assessment Values Across Douglas County, Nebraska
Source: Ownwell
$26,200
$379,695
$733,190
Median Douglas County Market Value
$206,800
Median Nebraska Market Value
$182,439
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 | $42,810 | $209,700 | $304,100 | $392,625 | $481,390 |
| Elkhorn | $29,100 | $200,350 | $353,900 | $487,200 | $641,640 |
| Gretna | $182,600 | $403,330 | $733,190 | $998,060 | $1,266,600 |
| Omaha | $72,800 | $136,500 | $201,500 | $279,200 | $380,800 |
| Valley | $11,000 | $131,150 | $220,150 | $611,200 | $861,350 |
| Waterloo | $82,140 | $179,700 | $325,300 | $691,010 | $1,048,046 |
| Bellevue | N/A | N/A | N/A | N/A | N/A |
| 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
In Douglas County, NE, property tax bills are calculated based on the assessed value of the property. This assessed value is determined by the local assessor’s office and is typically a percentage of the property's market value. Homeowners in Douglas County face a median property tax bill of $5,901, which is significantly higher than the national median property tax bill of $2,400. The tax rate in this county is influenced by local government budgets and voter-approved levies, which can vary annually.
Several factors contribute to the determination of a property tax bill, including property location, size, and improvements. For instance, homeowners in Gretna experience the highest median tax bill of $12,802, while those in Valley pay the lowest median tax bill of $3,329. This variation underscores the impact of location and property characteristics on tax obligations. High property taxes can affect homeowners by increasing the overall cost of homeownership, potentially influencing decisions to buy, sell, or invest in property improvements.
Median Douglas County Tax Bill
$3,997
Median Nebraska Tax Bill
$3,071
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 | $1,201 | $4,880 | $6,953 | $9,122 | $11,263 |
| Elkhorn | $1,169 | $4,628 | $7,754 | $11,059 | $14,275 |
| Gretna | $2,217 | $7,790 | $12,802 | $18,647 | $26,014 |
| Omaha | $1,360 | $2,583 | $3,889 | $5,430 | $7,608 |
| Valley | $253 | $1,953 | $3,329 | $8,092 | $11,818 |
| Waterloo | $979 | $2,647 | $4,770 | $10,204 | $18,361 |
| Bellevue | N/A | N/A | N/A | N/A | N/A |
| 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