Omaha, Washington County, Nebraska Property Taxes
Median Omaha, NE effective property tax rate: 1.71%, significantly higher than the national median of 1.02%, but lower than the Nebraska state median of 1.75%.
Median Omaha, NE home value: $335,860
Median annual Omaha, NE tax bill: $5,550, $3,150 higher than the national median property tax bill of $2,400.
How are property taxes in Washington calculated?
Property taxes in Omaha, NE 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 March 1, 2025
Omaha, Washington County, Nebraska Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.71%
Estimate Property Tax Bill
$5,743
$5,330
Property Tax Rates Across Omaha, Washington County, Nebraska
Local government entities set tax rates, which can vary widely within a state. 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.
Omaha, located in Washington County, has a median property tax rate of 1.71%, which is significantly higher than the national median of 1.02%. The highest median tax rate in the area is also 1.71%, found in the 68152 zip code, while the lowest is slightly less at 1.56% in the 68142 zip code. This variation in rates can impact property owners differently, depending on their specific location within the county. Understanding these differences is crucial for homeowners looking to manage their property 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 Omaha Tax Rate
1.71%
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 Washington County Tax Rate
1.71%
Median Effective Nebraska Tax Rate
1.75%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Omaha, Washington County, Nebraska
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 68112 | 1.69% | 1.71% | 1.71% | 1.71% | 1.71% |
| 68122 | 1.70% | 1.71% | 1.71% | 1.71% | 1.71% |
| 68142 | 1.55% | 1.56% | 1.56% | 1.56% | 1.56% |
| 68152 | 1.71% | 1.71% | 1.71% | 1.71% | 1.71% |
| 68131 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Omaha, Washington County, Nebraska
When examining property taxes in Omaha, NE, 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 Washington County appraisal district 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.
In Washington County, assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle of April. 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 $335,860, with tax bills ranging significantly across the county. Zip code 68122 has the highest median home price at $412,730.
Property Tax Assessment Values Across Omaha, Washington County, Nebraska
Source: Ownwell
$24,055
$218,393
$412,730
Median Omaha Market Value
$335,860
Median Washington County Market Value
$234,648
Median Nebraska Market Value
$182,439
Median United States Market Value
$235,294
Property Tax Assessment Values Across Omaha, Washington County, Nebraska
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 68112 | $59,338 | $149,420 | $275,358 | $389,586 | $658,332 |
| 68122 | $252,475 | $334,015 | $412,730 | $508,895 | $662,716 |
| 68142 | $204,214 | $264,192 | $339,145 | $469,516 | $671,584 |
| 68152 | $161,102 | $198,911 | $250,210 | $443,338 | $851,170 |
| 68131 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Omaha, Washington County, Nebraska
Median Omaha Tax Bill
$5,550
Median Washington County Tax Bill
$4,036
Median Nebraska Tax Bill
$3,071
Median United States Tax Bill
$2,400
Property Tax Bills Across Omaha, Washington County, Nebraska
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 68112 | $960 | $1,638 | $4,706 | $7,143 | $11,297 |
| 68122 | $3,702 | $5,339 | $6,966 | $8,733 | $11,357 |
| 68142 | $2,739 | $4,045 | $5,293 | $7,306 | $11,170 |
| 68152 | $2,469 | $3,238 | $4,265 | $7,908 | $14,673 |
| 68131 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell