The median home price in Omaha has jumped to $280,000! What’s behind the rise? It’s a Strong Rental Market and a strong job market. Add in Economic Stability, and boom, you’ve got the perfect recipe for a homebuyer hotspot!
Now’s the perfect time to make your move! With summer in full swing, selling your home in Omaha can be as exciting as a day at the Henry Doorly Zoo, wandering through the Desert Dome or watching the penguins play.
KEY TAKEAWAYS
- Prepare your home for sale with enhanced curb appeal, neutral decor, tropical landscaping, and clean outdoor spaces.
- Decide how you want to sell, whether it’s with a local Omaha Flat Fee MLS service, a discount broker, or a full-service Realtor.
- Houzeo, Omaha’s #1 home selling website, can save you thousands in agent fees. Your home will also be on the MLS within 48 hours.
- Before you price your home in Omaha, check the current median home price, recent sales, and mortgage rates.
- Conduct showings to attract buyers. Also, review offers quickly and negotiate smartly.
- Finally, schedule utility transfers, pay your closing costs, and prepare to move out.
7 Steps to Selling a Home in Omaha
For a seamless sale, just follow this step-by-step guide on how to sell your house in Omaha:
Step 1: Prep Your Home for Sale
First impressions matter—especially in Omaha, where you might compete against charming bungalows in Benson and stately homes in Dundee. So, focus on curb appeal to make your home look more presentable.
Here are 3 tips to make homes for sale in Omaha stand out:
- Redo the Landscaping: Omaha buyers love a welcoming yard. Plant hardy Midwest favorites like lilacs, coneflowers, and red maples. Keep your lawn trimmed and neat like a green yard that looks perfect for backyard barbecues.
- Update the Exterior: A fresh coat of paint in classic Midwestern tones—like warm taupe, slate gray, or brick red—can make your home pop. Consider updating shutters or front doors to match the character of neighborhoods like Dundee or Benson.
- Highlight Outdoor Spaces: Stage your deck, porch, or patio with cozy furniture and string lights, perfect for Omaha’s summer evenings. Think about creating a “game day” vibe with a firepit—buyers here love imagining Husker Saturdays or summer nights grilling.
Step 2: Stage Your Home and Click Photos
A well-staged home can shine like the summer sun over the Missouri River, and attract buyers like Nebraskans to a College World Series game. While traditional home staging is always an option, you can try virtual home staging to stage your home digitally.
Follow these tips to stage your home:
- Declutter and Clean the House: The cleaner your home looks, the better. Empty the garage, clean the gutters, and power-wash the driveway to achieve that pristine Midwestern look that Omaha buyers expect.
- Showcase Storm-Ready Features: Homebuyers in Nebraska prioritize storm damage history and weather preparedness. So, highlight storm shelters, impact-resistant windows, or reinforced basements that can handle Nebraska’s notorious weather and hail storms.
- Focus on Cozy Winter Spaces: Buyers prioritize warmth and comfort during Omaha’s brutal winters. If your home offers a fireplace, quality insulation, or energy-efficient heating systems, make sure to emphasize them in your staging.
- Include a Home Tour Video: Home listings with videos get 403% more views than those without it. So, make a video that shows your property in the best light!
Step 3: Decide How to List Your House
If you’re wondering how to list your house on the MLS in Omaha, you have multiple options! Here are 4 options most sellers go for:
- Full-Service Realtors – Up to 6%: These Realtors provide various services from list to close, but charge a hefty 5% to 6% real estate commission in Minneapolis.
- Flat Fee MLS – $459: If you want to sell your home yourself, you can list on MLS in Nebraska for a flat fee. With Houzeo, your home can be on the MLS for just $459.
- Discount Real Estate Brokers: These brokers charge a lower fee than traditional agents, and offer services like contract reviews and negotiation assistance. Discount real estate brokers in Omaha charge between 0.5% and 2% as commission.
- Cash Buyers: They help you sell your home fast for cash. With cash buyers, you can get competitive all-cash offers and close on your terms.
- For Sale By Owner: You can sell your home FSBO without hiring an agent. This gives you full control over the process and helps you save thousands on agent commissions.
Step 4: Price Your Home Competitively
Inaccurate pricing forces properties to stay longer on the market. In fact, in April 2025, 37.7% of homes in Omaha sold with price drops. But, worry not! Here’s how to price your home right:
- Check Omaha Housing Market Trends: Overpricing will leave your home on the market longer than a College World Series game stuck in extra innings at TD Ameritrade Park. Review the latest trends of Omaha home prices to set a price that aligns with market conditions.
- Use Online Home Valuation Tools: Price your home high, and it spends more days on market. Price too low, and you’re at a loss. Use a free home value estimator to calculate your home’s Fair Market Value.
- Get a CMA: A Comparative Market Analysis helps you understand your home’s worth based on its features and location. With your listing agent’s guidance, you can then quote the right price.
Step 5: Handle Showings and Manage Offers
Once your listing is active, buyers searching for Omaha houses for sale will submit showing requests. Here’s what you should do next:
- Actively Manage Showings: Promptly accept and confirm any showing requests. Remember to create a good impression. Don’t cancel scheduled showings at the last moment, communicate clearly about clashes, and be a pleasant host.
- Host an Open House: Even a luxuriously-staged home can get lost like a tourist wandering through the maze of exhibits at the Henry Doorly Zoo. Consult your agent and announce an open house to attract buyers.
- Review and Counter Offers: If you only get one offer, you might have to reduce your asking price. But if many buyers show interest in your home, you can either negotiate or choose the highest and best offer.
➡️ Remember: Selling a house in Omaha is like catfishing on the Missouri River—you need patience, the right bait, and a bit of luck!
Step 6: Ensure Your Home Is Inspection-Ready
Usually, buyers will schedule a home inspection to check for any issues, while the lender orders a home appraisal to figure out the market value. So, fix up any small repairs ahead of time—no one likes nasty surprises!
Being ready for both keeps things smooth and your home’s value strong. It’s all about making sure the buyer feels good and the lender feels confident, so your sale stays on track.
👉 All Set to Sell Your Home? List on the MLS Now!
Step 7: Prepare for Closing Day
Closing day can be emotional, but don’t overlook the formalities. Just follow these final steps and you’ll be good to go:
- Gather All Documents: Before you sell a house in Omaha, keep the paperwork for selling a house by owner ready. This includes the affidavit of title, deed, purchase agreement, tax records, settlement statement, 1099-S tax form, etc.
- Prepare to Move Out: Pack up your belongings and get ready to bid your home goodbye.
- Transfer Ownership: Sign the escrow and title documents to transfer ownership. Once done, you’ll receive the funds and the buyer’s name gets registered in public record.
- Closing Costs: The cost of selling a house in Omaha includes taxes on selling a house, like Transfer Tax and Property Tax (each around 1-3%). Closing costs for sellers in Omaha also consist of HOA, real estate attorney, and home warranty fees.
Quick Summary 📝
Whether you are in the historic Dundee neighborhood or along the Missouri River bluffs in Carter Lake, the right strategy is what you need to sell a house in the Big O. To start, prepare your home for sale, and click photos. Then, decide how to list your home.
Remember to price your home after checking the local trends. When your listing is live, you start getting showing requests. The buyer will conduct your home’s inspection before you can finally close the deal.
» Houzeo Reviews: Read what people say about Houzeo—Omaha’s best home selling website.
