If you are buying a home in the Cornhusker state, or anywhere else in the country for that matter, property tax is always going to be a factor you should consider. Omaha covers almost 100 square miles, so figuring out taxes can be tricky. This city has a lot to offer the potential homeowner but is low Omaha property tax one of the perks.
What are Omaha Property Taxes on Average?
The property is taxed at 100 percent of its actual market value. As with most states, the taxes will vary based on the market value of the home and Omaha has a diverse selection of houses for sale in many different neighborhoods. The median list price in the city is around 163,900 dollars – up around nine percent from last year.
The Nebraska legislature states that property taxes are levied by the local governments. That means Omaha property taxes are determined and managed by Douglas Country if you live in the metro area. Some of the small surrounding suburbs  do cross the country line, so you might actually be in Saunders or Sarpy even though you are home shopping in the Omaha region. For example, Gretna, which sits just a few miles outside of the metro area, is in Sarpy County, so that government is responsible for taxing this region. Homes in Gretna list at 334,000 dollars, too.
On average, the property tax in Omaha is around 2,856 dollars in Douglas Country according to CNN, but that is only in metro Omaha. In Sarpy, the average is 2,732 dollars and in Saunders, it drops to 2,522 dollars.
In Nebraska, a property tax credit is provided for all parcels of land based on the valuation of each piece. The credit varies by year, but in 2012, it was 71.50 for 100,000 dollars in valuation. There are also some homestead exceptions available for state residents 65 years or older, some disabled individuals, disabled veterans and widows of veterans.
What About Council Bluffs?
Iowa is the next state to the east of Omaha and includes Council Bluffs, which is part of the metropolitan area. Iowa has different taxation rules than Nebraska. There are over 2,000 taxing authorities in this small state. Like Nebraska, Iowa taxes based on 100 percent of the market value, but most properties are taxed by more than one authority. Tax rates are often a composite of county, city and school taxes plus other levies.
Council Bluffs is the county seat of Pottawattamie. The average property tax there is under 1,900 dollars. Home values vary, but the median list price is 93,900 dollars with a median size of 1,232 square feet.
Omaha Compared to Other Nebraska Cities
Omaha is the biggest city in Nebraska, but not the only one. If your final destination is somewhat flexible, if might be worth looking at other cities in the state. Lincoln, which is in Lancaster County, is the capital city of Nebraska and about half the size of Omaha. It sits an hour outside of the city, so it offers a practical commute, as well. The property taxes there run around 2,793 dollars.
Grand Island is the third largest city with a population of around 83,472 people. It is the county seat of Hall County and has an average property tax of just under 2,000 dollars. It is a considerable distance from Omaha though, so it might be a choice for those who work out of their home. Houses tend to be less expensive in this smaller town; many are less than 100,000 dollars.
Cities Around the Same Size as Omaha
In the Midwest, a city comparable to Omaha would be Kansas City, Missouri. The greater Kansas City area boasts a population of around 500,000 people. The downtown region of Kansas City is in Jackson Country where property taxes are just over 1,600 dollars. Like Omaha, Kansas City has a diverse selection of properties, so the tax may be lower in other areas.
Omaha has a is around the same size as Fresno, California on the west coast. The property tax in Fresno is lower than Omaha even though California is known for its high cost of living. Fresno County residents pay an average of 1,700 dollars. The people living in that state’s capital city of Sacramento, which also has a population close to Omaha, pay about 2,200 dollars.
On the other side of the country, Atlanta, Georgia is a city comparable in size and population. Homeowners there pay a similar amount with the average property tax listed at around 2,700 dollars.
Property Taxes in Large Urban Areas Around the Country
Generally speaking, property taxes are high in the New England states, so big city like New York doesn’t really compare. In New York County, homeowners pay close to 7,000 dollars in property taxes. Philadelphia is the fifth most populous state in the country, but the homeowners pay closer to 3,000 dollars a year.
Phoenix, Arizona is larger than Omaha but smaller than New York with a population just under 1,500,000 people. If you buy a home in the Phoenix area, you can expect to pay lower taxes, though. Phoenix charges homeowners just 1,500 dollars a year.
If you are home shopping, one of the first things you decide is location. The city of Omaha is like many other large cities, it covers multiple countries. When assessing property values, first determine what country you are in and then look at the average property tax. This will help you find a home that fits your budget in the great city of Omaha, Nebraska.
2 Point Highlight
The property is taxed at 100 percent of its actual market value.
On average, the property tax in Omaha is around 2,856 dollars in Douglas Country according to CNN, but that is only in metro Omaha.
