Property Taxes in Omaha, Nebraska
Median Omaha, Nebraska effective property tax rate: 2.11%, significantly higher than the national median of 1.02%, and higher than the Nebraska state median of 1.39%.
Median Omaha, Nebraska home value: $201,700
Median annual Omaha, Nebraska tax bill: $4,208, $1,808 higher than the national median property tax bill of $2,400.
How are property taxes in Douglas calculated?
Property taxes in Omaha, Nebraska 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 Omaha's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Omaha, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
How Does the Omaha Property Tax Calculator Work?
Use this Omaha property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Omaha's median effective tax rate of 2.11% — based on actual property records in Douglas County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local appraisal district uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Omaha's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.
Your bill may vary by ZIP code within Omaha: rates range from $1,260.00 in 68136 to $6,956.00 in 68130, primarily due to differences in school district levies and local assessment districts.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Omaha.
About Omaha Property Taxes
About Property Taxes in Omaha, Douglas, Nebraska
Omaha’s median effective property tax rate of 2.11% is higher than the Nebraska state median of 1.39% and higher than the national median of 1.02%. This rate reflects the Douglas County base levy combined with local school district levies and special assessment districts that vary by subdivision throughout the city.
Property tax rates are not uniform across Omaha. Homeowners in the 68136 ZIP code carry a median effective rate of 2.72%, while those in 68137 pay 1.99%. This spread — 0.73 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Douglas County. Understanding which part of Omaha you live in can make a meaningful difference to your annual tax bill.
Omaha homeowners who believe their assessed value is too high can file a formal appeal with the local appraisal district before the June 30, 2026 deadline each year.
If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.
Property Tax Rates Across Omaha, Douglas County, Nebraska
As noted earlier, local government entities set tax rates, which can vary widely within a state.
Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.
While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.
Below, you can compare Omaha's effective property tax rate to other cities in Nebraska and the median property tax rates in Nebraska and the U.S.
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 Omaha Tax Rate
2.11%
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
1.27%
Property Tax Rates Across Omaha, Douglas County, Nebraska
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 68102 | 2.10% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68104 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68105 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68106 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68107 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68108 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68110 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68111 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68112 | 1.65% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68114 | 2.04% | 2.04% | 2.04% | 2.11% | 2.11% |
| 68116 | 2.10% | 2.11% | 2.11% | 2.21% | 2.31% |
| 68117 | 2.02% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68118 | 1.99% | 1.99% | 1.99% | 2.10% | 2.11% |
| 68122 | 1.65% | 2.11% | 2.20% | 2.25% | 2.28% |
| 68124 | 2.04% | 2.04% | 2.04% | 2.04% | 2.04% |
| 68127 | 1.99% | 1.99% | 2.02% | 2.15% | 2.15% |
| 68130 | 1.99% | 1.99% | 2.10% | 2.10% | 2.18% |
| 68131 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68132 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68134 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68135 | 1.99% | 1.99% | 1.99% | 2.06% | 2.48% |
| 68136 | 2.71% | 2.71% | 2.72% | 2.73% | 2.73% |
| 68137 | 1.99% | 1.99% | 1.99% | 1.99% | 1.99% |
| 68142 | 1.80% | 2.16% | 2.20% | 2.25% | 2.55% |
| 68144 | 1.99% | 1.99% | 1.99% | 2.11% | 2.11% |
| 68147 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68152 | 1.63% | 1.65% | 2.11% | 2.11% | 2.11% |
| 68154 | 1.99% | 1.99% | 1.99% | 2.11% | 2.11% |
| 68157 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68164 | 2.11% | 2.11% | 2.11% | 2.11% | 2.11% |
| 68007 | N/A | N/A | N/A | N/A | N/A |
| 68022 | N/A | N/A | N/A | N/A | N/A |
| 68138 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Omaha, Douglas County, Nebraska
When examining property taxes in Omaha, Nebraska, 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 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 Omaha.
For example, the median home price in Omaha is $201,700, with tax bills ranging significantly across the county. 68118 has the highest median home price at $340,500.
Property Tax Assessment Values Across Omaha, Douglas County, Nebraska
Source: Ownwell
$71,700
$402,445
$733,190
Median Omaha Market Value
$201,700
Median Douglas County Market Value
$205,500
Median Nebraska Market Value
$199,100
Median United States Market Value
$274,101
Property Tax Assessment Values Across Omaha, Douglas County, Nebraska
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 68102 | $96,560 | $152,700 | $275,300 | $408,200 | $570,880 |
| 68104 | $92,400 | $120,800 | $147,300 | $177,200 | $226,720 |
| 68105 | $88,000 | $121,900 | $161,300 | $203,400 | $255,100 |
| 68106 | $124,300 | $154,650 | $186,500 | $224,350 | $270,980 |
| 68107 | $61,700 | $92,200 | $123,500 | $154,700 | $185,860 |
| 68108 | $33,580 | $77,650 | $112,500 | $151,000 | $202,460 |
| 68110 | $1,100 | $26,100 | $71,700 | $113,775 | $143,800 |
| 68111 | $8,800 | $53,800 | $76,400 | $103,400 | $131,290 |
| 68112 | $6,200 | $92,000 | $122,300 | $156,300 | $221,640 |
| 68114 | $149,800 | $178,400 | $231,900 | $431,300 | $647,100 |
| 68116 | $195,870 | $234,525 | $298,050 | $365,400 | $450,630 |
| 68117 | $88,900 | $120,900 | $152,100 | $186,400 | $227,600 |
| 68118 | $227,680 | $275,100 | $340,500 | $404,500 | $558,680 |
| 68122 | $27,300 | $178,300 | $209,300 | $239,600 | $280,100 |
| 68124 | $160,200 | $189,450 | $264,300 | $388,350 | $571,760 |
| 68127 | $152,300 | $181,700 | $215,700 | $258,450 | $312,540 |
| 68130 | $225,080 | $259,600 | $336,000 | $448,000 | $614,900 |
| 68131 | $67,500 | $102,800 | $150,900 | $204,000 | $291,660 |
| 68132 | $125,500 | $184,550 | $272,300 | $407,550 | $605,000 |
| 68134 | $153,400 | $174,900 | $198,000 | $226,375 | $262,100 |
| 68135 | $194,000 | $237,500 | $296,800 | $354,400 | $414,040 |
| 68136 | $17,000 | $17,000 | $73,700 | $379,725 | $418,670 |
| 68137 | $154,300 | $179,950 | $210,100 | $245,600 | $294,940 |
| 68142 | $6,900 | $21,000 | $227,700 | $391,100 | $568,600 |
| 68144 | $155,110 | $188,000 | $230,250 | $274,575 | $337,080 |
| 68147 | $99,000 | $119,800 | $137,700 | $151,100 | $173,600 |
| 68152 | $59,580 | $173,475 | $234,750 | $339,925 | $496,320 |
| 68154 | $174,100 | $223,800 | $269,600 | $351,800 | $464,500 |
| 68157 | $13,350 | $145,375 | $173,450 | $181,225 | $208,140 |
| 68164 | $40,510 | $184,600 | $217,200 | $271,700 | $354,490 |
| 68007 | N/A | N/A | N/A | N/A | N/A |
| 68022 | N/A | N/A | N/A | N/A | N/A |
| 68138 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Omaha, Douglas County, Nebraska
How are property tax bills calculated in Omaha?
Property tax bills in Omaha are based on the assessed value of a home, not its market price alone. Local taxing authorities apply tax rates to that assessed value to determine the amount owed each year. For homeowners, the bill reflects both the value assigned to the property and the combined rates from local government entities that fund services in Douglas County.
What factors affect the bill? Home value is the biggest driver, and differences in location can also matter. In Omaha, the median home price is $201,700, while the median property tax bill is $2,800, which is above the national median property tax bill of $2,400 and slightly above the national median property tax rate of 1.02%. Bills can vary widely across the city, with the 25th percentile at $2,800 and the 75th percentile at $5,825. In some areas, the median tax bill reaches $6,956 in ZIP code 68130, while it is as low as $1,260 in ZIP code 68136.
For homeowners, this means a higher assessed value or a higher local tax rate can significantly increase annual property taxes.
Median Omaha Tax Bill
$4,208
Median Douglas County Tax Bill
$4,310
Median Nebraska Tax Bill
$2,896
Median United States Tax Bill
$3,209
Property Tax Bills Across Omaha, Douglas County, Nebraska
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 68102 | $2,037 | $3,222 | $5,779 | $8,670 | $12,081 |
| 68104 | $1,852 | $2,483 | $3,074 | $3,717 | $4,796 |
| 68105 | $1,719 | $2,519 | $3,371 | $4,289 | $5,395 |
| 68106 | $2,439 | $3,201 | $3,903 | $4,707 | $5,709 |
| 68107 | $1,173 | $1,878 | $2,557 | $3,232 | $3,884 |
| 68108 | $466 | $1,561 | $2,326 | $3,149 | $4,251 |
| 68110 | $21 | $439 | $1,485 | $2,380 | $2,984 |
| 68111 | $181 | $1,087 | $1,568 | $2,122 | $2,728 |
| 68112 | $261 | $1,928 | $2,555 | $3,256 | $4,356 |
| 68114 | $2,961 | $3,602 | $4,785 | $8,987 | $13,588 |
| 68116 | $4,108 | $4,924 | $6,359 | $7,997 | $9,985 |
| 68117 | $1,577 | $2,410 | $3,110 | $3,845 | $4,693 |
| 68118 | $4,544 | $5,662 | $6,880 | $8,269 | $11,532 |
| 68122 | $751 | $3,877 | $4,500 | $5,213 | $6,108 |
| 68124 | $3,173 | $3,814 | $5,376 | $7,997 | $11,739 |
| 68127 | $2,988 | $3,654 | $4,428 | $5,274 | $6,319 |
| 68130 | $4,464 | $5,191 | $6,956 | $9,806 | $12,922 |
| 68131 | $1,378 | $2,129 | $3,141 | $4,307 | $6,194 |
| 68132 | $2,568 | $3,869 | $5,745 | $8,619 | $12,796 |
| 68134 | $3,060 | $3,625 | $4,145 | $4,732 | $5,500 |
| 68135 | $3,815 | $4,911 | $6,014 | $7,313 | $8,754 |
| 68136 | $464 | $464 | $1,260 | $10,290 | $11,346 |
| 68137 | $2,946 | $3,550 | $4,153 | $4,885 | $5,868 |
| 68142 | $461 | $765 | $5,373 | $9,257 | $12,605 |
| 68144 | $3,060 | $3,818 | $4,637 | $5,574 | $6,952 |
| 68147 | $1,495 | $2,407 | $2,863 | $3,173 | $3,649 |
| 68152 | $674 | $3,418 | $4,614 | $6,467 | $9,130 |
| 68154 | $3,755 | $4,551 | $5,528 | $7,348 | $9,792 |
| 68157 | $176 | $2,751 | $3,617 | $3,772 | $4,030 |
| 68164 | $1,148 | $3,898 | $4,599 | $5,764 | $7,567 |
| 68007 | N/A | N/A | N/A | N/A | N/A |
| 68022 | N/A | N/A | N/A | N/A | N/A |
| 68138 | 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 |