rying to figure out what the Omaha real estate market report numbers mean for you right now? Here’s exactly what the February numbers say.
QUICK FACTS
Homes Sold: 651 | Median Sale Price: $327,900 | Median Days on Market: 16 days
List-to-Sale Ratio: 100.0% | Active Listings: 1,486 | Pending: 1,639
Mortgage Rate: 6.18% (30-yr fixed, Freddie Mac) |Market Condition: Seller’s market
Where the Action Is
- Douglas County: 474 sales | Median $316,250 | 16 days on market | 100.0% list-to-sale | 2.2 months inventory
- Sarpy County: 177 sales | Median $361,336 | 18 days on market | 100.0% list-to-sale | 2.6 months inventory
This month’s Omaha real estate market report shows both counties firmly in seller’s market territory with no sign of softening. Both counties are firmly in seller’s market territory. Douglas County at 2.2 months and Sarpy at 2.6 months — both well under 3 months of inventory. If you’re looking at Douglas County homes for sale or Sarpy County homes for sale, know that you’re competing in a market where well-priced homes don’t last long.
Where the Action Is
Under $400K is a battlefield. More than two-thirds of all sales (69%) happened below that line, and if you’re in the $200-300K range, that’s where nearly a third of all buyers are competing. Multiple offers are common and hesitation costs you the house.
Top zip codes by volume: 68022 Elkhorn (54 sales, median $530K), 68007 Bennington (38 sales, median $420K), and 68046 Papillion (35 sales, median $448K).
What This Means for You
- Buyers: Mortgage rates at 6.18% (per the Freddie Mac mortgage rate survey) with 1,486 active listings means you have options — you just don’t have time to sit on them. Get pre-approved, know your max budget, and be ready to move on day one. If you’re relocating to Omaha, the smart play is still to rent first, explore neighborhoods, then strike when the right house appears.
- Sellers: A 100% list-to-sale ratio means buyers are paying close to asking — if you’re priced right. Overpriced homes are still getting ignored while correctly priced homes sell in under three weeks. The buyer’s not paying for the memories — you take those with you. Price it based on comparable sales and present a house buyers can see themselves in.
Bottom line: Omaha’s market is steady, competitive under $400K, and still favoring sellers across most price points. The national ‘buyer’s market’ narrative does not apply here. The Omaha real estate market report data tells a different story — one that favors prepared sellers and decisive buyers. Know your zip code, know your price bracket, and have a plan.
Thinking about making a move in 2026? Let’s talk about what these numbers mean for YOUR situation. Call or text Connie at 402-880-9027, email sold@betterwithbetz.com, or get your free home valuation here.
Data: BetterWithBetz Market Intelligence Report | Great Plains Regional MLS
Frequently Asked Questions
Is Omaha a buyer’s or seller’s market in 2026?
As of February 2026, Omaha is firmly a seller’s market. Douglas County has 2.2 months of inventory and Sarpy County has 2.6 months — both well under 3 months. Sellers are getting 100% of their asking price on average.
What is the median home price in Omaha right now?
The median sale price in the Omaha metro (Douglas + Sarpy counties) was $327,900 in February 2026. Douglas County median is $316,250 and Sarpy County median is $361,336.
How fast are homes selling in Omaha?
Homes sold in a median of 16 days in February 2026, down from 18 days in January. Well-priced homes under $400K often receive multiple offers within the first week on market.
What are the hottest zip codes in Omaha for home sales?
The top three zip codes by sales volume in February 2026 were 68022 (Elkhorn, 54 sales), 68007 (Bennington, 38 sales), and 68046 (Papillion, 35 sales). Elkhorn had the highest median at $530K.
Should I buy a home in Omaha now or wait?
With mortgage rates at 6.18% and inventory still historically low, waiting for a major price drop is unlikely to pay off in Omaha. The best strategy is to get pre-approved, know your budget, and be ready to act when the right home appears — especially under $400K where competition is strongest.
About Connie Betz
With over 20 years of experience in the real estate industry, Connie Betz is a trusted expert in home values. Her tireless work ethic and exceptional customer service make her one of the top-performing agents in the region. Over 80% of her business comes from personal referrals, a testament to the strong relationships she builds with her clients. Let Connie and her team help you achieve your real estate & home ownership goals – 402-880-9027.
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