The Market Finally Blinked: What’s Happening in the Omaha Real Estate Market This Fall

After years of nonstop competition, record-low inventory, and homes selling before the weekend open house - the Omaha housing market has finally taken a breath. September’s numbers show something we haven’t seen in a while: balance.

Here’s what the latest data tells us about the Omaha-area housing market. Inventory of existing homes is up 31% compared to last year. The median home price is holding steady at $300,000, up 1.3% year-over-year. Homes are selling in about 18 days on average, up slightly from last year, and sellers are receiving about 98.6% of their asking price. Closed sales are up nearly 16%, showing that demand remains strong even with more homes on the market.

If you’ve been frustrated over the past few years trying to buy a home in Omaha, this might be the first real window of opportunity you’ve had in a while. With inventory rising, buyers finally have choices again. That means fewer bidding wars, more negotiation power, and a little more breathing room to find the right house - not just the one you can win. You might also notice more seller concessions returning - things like help with closing costs or repair credits - which were almost unheard of during the frenzy of 2021 and 2022. It’s still a competitive market, but it’s becoming one where buyers can act thoughtfully instead of urgently.

For sellers, the message is simple: homes are still selling, but strategy matters again. Pricing your home right, making it look its best, and working with an agent who understands market nuances can make all the difference. The good news? Prices are stable, and homes that show well are still moving quickly - often within two to three weeks. But the days of “just list it and wait for multiple offers” are fading. Buyers are pickier, and homes that need updates or are priced too high will likely sit. Think of it less as a slowdown and more as a reset toward a healthier market.

This shift doesn’t mean Omaha’s housing market is in trouble - far from it. It means the market is normalizing after several years of extraordinary conditions. We’re seeing a landscape where both sides - buyers and sellers - can win. Buyers can shop without panic, and sellers can still sell for solid prices with the right preparation. That’s what a sustainable real estate market looks like.

Every neighborhood in Omaha moves at its own pace. If you’re wondering what these changes mean for your home’s value - or whether now’s a smart time to make a move — reach out anytime. Whether you’re thinking about selling, buying, or just keeping an eye on your home’s worth, I’m always happy to break down what’s happening in your corner of the city.