Moving to Omaha? Here is what it really costs to live here in 2026, from rent and home prices to taxes, utilities, and commute times, with every number pulled from a current source.
I’m Lacory Gordon, a REALTOR with Revel Realty serving Douglas, Sarpy, Washington, and Cass counties. People relocating here ask me the same questions, so I put the answers in one place. I checked every source below on Oct. 27, 2026.
Key takeaways
- Federal data puts Omaha metro prices about 8% below the national average, and rents about 14% below.
- Zillow’s average Omaha rent is $1,455, and the existing-home median was $305,000 in September 2026.
- Property tax is the big line item: about 2% a year on average in Douglas and Sarpy counties.
- Sales tax is 7.0% in Omaha and 7.5% in Papillion, La Vista, and Gretna, but groceries are exempt.
- Average commutes run about 20 minutes, and metro unemployment was 3.0% in August 2026.
The big picture: Omaha costs less than average
The cleanest apples-to-apples number is the federal one. The Bureau of Economic Analysis Regional Price Parities compare price levels by metro, with 100 as the national average. For 2024, the latest year published, the Omaha-Council Bluffs metro scored 91.9, or roughly 8% below average. Housing rents scored 86.4 (about 14% below), goods 94.1, and other services 93.0. BEA’s next update is due Dec. 10, 2026.
In plain terms, your paycheck usually stretches further here, and housing is where you feel it most.
Housing: renting first or buying right away
Renting for a few months while you learn the neighborhoods is a smart way to start. Zillow’s Omaha rent data (updated Oct. 25, 2026) shows an average of $1,455 across all rentals, down $145 from a year ago. By size:
- One-bedroom: about $995 a month.
- Two-bedroom: about $1,344.
- Three-bedroom: about $1,900.
Apartment List’s October 2026 report uses a different method and lands at a $1,259 median, 9.3% under its national median of $1,388.
If you want to buy, the Great Plains REALTORS MLS September 2026 report shows a $305,000 median for existing homes in the Omaha Area Region, up 1.7% from a year ago. Homes sold in a median 18 days, with about 2.0 months of supply, so good houses still move fast. New construction ran higher at $440,990. Rates matter too: Freddie Mac’s weekly average for a 30-year fixed was 7.32% as of Oct. 22, 2026.
I already ran the full monthly payment math in my renting vs buying in Omaha breakdown, so I won’t repeat it here. If you are comparing areas, my Elkhorn vs Gretna vs La Vista price guide covers the suburbs, and military families heading to Offutt should read my VA loan guide for Bellevue and Papillion.
Property taxes: the number that surprises newcomers
Nebraska leans on property tax. The Nebraska Department of Revenue lists these 2025 average rates for the four metro counties I work in:
- Douglas County: 2.0381%
- Sarpy County: 2.0028%
- Cass County: 1.6643%
- Washington County: 1.3272%
On a $305,000 home, the Douglas average works out to about $6,216 a year, or $518 a month. Washington County’s average would be about $4,048. These are county averages, not the levy on a specific address, so always check the actual tax history on any home you like. Once you own and live in a home, see if you qualify for relief in my Nebraska homestead exemption guide.
Sales and income tax
Nebraska’s state sales tax is 5.5%. Add the city rate and, per the Department of Revenue’s July 2026 rate list, you pay 7.0% in Omaha, Bellevue, Ralston, Bennington, Blair, and Plattsmouth, and 7.5% in Papillion, La Vista, and Gretna. The good news: groceries are exempt from sales tax. Restaurant meals are not.
For income tax, the 2026 Nebraska tax schedule runs from 2.46% up to a top rate of 4.55%. State law drops the top rate again to 3.99% in 2027.
Utilities: what to budget
If your home is on OPPD for electric, its standard residential rate is a $30 monthly service charge plus 9.503 cents per kWh from October through May and 11.937 cents in summer, plus a fuel charge of 0.521 cents. So 1,000 kWh in a winter month comes to about $130 before taxes, and the same usage in summer is about $155. OPPD says its 2026 increase averages 6%, about $7 a month on an average $115 bill.
Natural gas and water in Omaha and several nearby cities come from M.U.D. For 2026, M.U.D. projects the average home’s combined gas and water bill will rise 2.9%, or $33.06 for the year. By my math from its figures, that puts the average combined bill near $95 to $100 a month across the year. Sewer and trash are set by each city and billed on top. Ask who serves the address before you sign anything, since providers vary by town.
Getting around and commute times
Omaha is a driving city, but commutes are short. Census QuickFacts puts the average commute at 19.6 minutes in Omaha, 20.0 in Douglas County, and 21.2 in Sarpy County (2020 to 2024 survey data). If you ride the bus, Metro Transit charges $1.25 a ride, and riders paying with the Umo app or card stop paying once they hit $55 in a calendar month.
Jobs, pay, and growth
The job market is steady. The Bureau of Labor Statistics shows the Omaha-Council Bluffs metro at a 3.0% unemployment rate in August 2026 (preliminary) and about 526,600 nonfarm jobs in September, up 1.3% from a year earlier. Census QuickFacts puts the median household income at $73,201 in Omaha, $80,391 in Douglas County, and $103,321 in Sarpy County.
Sarpy is also where the growth is. Its population rose 9.3% from April 2020 to July 2025, to about 208,300, while Douglas County grew 3.8% to about 606,500.
My moving checklist
- Rent or tour in person before you commit to a neighborhood. Drive the commute at rush hour.
- Check the real tax bill and utility providers on any home, not just the list price.
- Plan for winter. If you are buying from out of town, my winter buying guide covers what to look for.
- Budget cash to close with my Omaha closing costs guide, and first-time buyers should look at NIFA down payment help.
FAQ
Is Omaha a cheap place to live?
Cheaper than average, yes. The Bureau of Economic Analysis puts overall prices in the Omaha-Council Bluffs metro about 8% below the national average for 2024, and housing rents about 14% below. Zillow’s average Omaha rent of $1,455 is 27% under its national average of $2,000.
What is the average rent in Omaha in 2026?
Zillow’s average across all Omaha rentals was $1,455 as of Oct. 25, 2026, with one-bedrooms around $995 and two-bedrooms around $1,344. Apartment List’s October 2026 median is $1,259. Rents are down from a year ago in both sources.
How much does a house cost in the Omaha area?
The Great Plains REALTORS MLS put the median existing-home price in the Omaha Area Region at $305,000 in September 2026, up 1.7% from a year earlier. New construction ran a median of $440,990.
What is the sales tax in Omaha?
7.0% in Omaha: Nebraska’s 5.5% state rate plus Omaha’s 1.5% city rate. Papillion, La Vista, and Gretna are 7.5%. Groceries are exempt from Nebraska sales tax, but restaurant food is taxed.
Are property taxes high in Omaha?
They are higher than many places. Nebraska’s Department of Revenue puts the 2025 average rate at 2.0381% in Douglas County and 2.0028% in Sarpy County, compared with 1.3272% in Washington County and 1.6643% in Cass County. On a $305,000 home in Douglas County, that average works out to about $6,216 a year before any credits.
What is Nebraska’s income tax rate in 2026?
For 2026, Nebraska’s rates run from 2.46% to a top rate of 4.55%. Under current state law the top rate drops to 3.99% in 2027.
General information only, not tax, legal, or financial advice. Figures are averages from the cited sources and will differ by address, household, and usage. The utility and property tax examples are my estimates from published rates. Checked Oct. 27, 2026.
Moving to Omaha? Let me help you land in the right spot.
Tell me where you work, your budget, and what matters to you, and I will point you to the neighborhoods that fit, whether you rent first or buy right away, anywhere in Douglas, Sarpy, Washington, or Cass County. Call or text 402-297-6625 or email lacoryg@revelne.com. You can also reach me on my contact page.
Lacory Gordon, REALTOR
Revel Realty
1313 Harlan Dr, Bellevue, NE 68005
