Selling A House In Omaha, NE: A Guide For SELLERS

Nebraska home values increased by 14.6% between Q1 2021 – Q1 2022. But, due to rising mortgage rates, real estate prices in the Midwest may decline in 2022 and 2023. If you are planning on selling a house in Omaha, NE, it is best to do it now.

1. When is the Best Time to Sell a House in Omaha, NE?

The home-buying season in Omaha, NE starts in late spring and runs throughout the summer, peaking somewhere between May and July. These are the best months to sell a house in Omaha, NE. To make the best of this magic window, list your home in April. You can get up to 5% more than the asking price.

21% of the homes are listed on a Thursday as they sell quickly and are more likely to sell above the list price.

So the best time of year to sell a home in Omaha, NE is May to July on a Thursday. Several other factors like holidays, the start of school, etc. should also be taken into consideration.

Is it a Good Time to Sell a House in Omaha, NE?

Yes. Never try to time the market – in the long term, that’s a difficult strategy.

Mortgage rates are on the rise and home prices are expected to cool down in 2022 & 2023. Real estate commissions are declining. So, if you’re ready to sell your Omaha, NE home, list now.

» Best Time to Sell a House in Nebraska: Know When’s The Best Time to Sell a House in Nebraska.

2. How Do I Price My Home Competitively?

Pricing your home competitively is critical to a successful sale. The good part is it is simple to arrive at a list price. An analysis of the currently active and recently sold similar Omaha, NE real estate listings in your neighborhood will get you close. And you can refine the price further to nail down the exact list price.

In a hot sellers’ market like Omaha, NE, you can price your home up to 10% more than the neighborhood prices because of limited inventory and competing buyers.

In a buyer’s market, you need to set your list price slightly lower than the competition as there will be more homes for sale and lesser buyers.

REMEMBER! The purpose of the LIST PRICE is to ATTRACT BUYERS to your listing. It’s not your SALE PRICE!!!

What happens if you under-price or over-price your listing?

If you price it too low	You will get multiple offers. You’ll likely call for “Highest & Best Offer” or counter the best offers. And you will sell at market price.
If you price it too high	You will get little traffic. It’ll make you drop the price, and you will sell at the market price.

Real estate agents create a Comparative Market Analysis (CMA) to determine an ideal listing price. If you are opting to sell your house on your own then you can easily create your CMA and understand how selling a home by owner in Nebraska works.

» More: How to Price Your Home For Sale in 6 Steps

3. How to Sell a House in Omaha, NE?

You have several options to sell your house in Omaha, NE. For most sellers, we’ve compiled the best ones below:

3.1. Sell Your Omaha, NE Home For Sale By Owner

For Sale By Owner (FSBO) is a DIY method of selling property without any third-party help. This means that there is no seller agent involved in the process.

By selling FSBO in Omaha, NE, though you save up on the listing agent commission, you have to handle everything – from listing to closing – on your own.

✍️ Note: Though the seller will save on listing agent commission, buyer agent commission will still have to be taken care of unless you find an unrepresented buyer.

» Best FSBO Sites: Check out the best For Sale By Owner websites in 2022!

🚩 Key Downsides of Selling Your Home in Omaha, NE For Sale By Owner:

• No MLS Exposure: MLS is the most important tool an agent has. Selling FSBO means limited exposure, so there will be less competition for your property. That will likely reduce the selling price. One study found that homes on the MLS sold for 17% more than homes, not on the MLS.
• No Help If You Need It: If you need help with paperwork, inspections, negotiations, or closing, you’re on your own as a For Sale By Owner.

» For Sale By Owner Contract in Nebraska: How to Create a For Sale By Owner Contract in Nebraska.

3.2. List With a Traditional Full-Service Agent

A full-service Realtor will handle everything for you – right from listing to closing. But you’ll be paying a full 2.5% to 3% listing agent commission.

In the traditional sense, a seller has to pay 3% of the sale price to the listing agent and 3% to the buyer agent. And even if you find an unrepresented buyer, you’re still on the hook for the full listing agent commission.

🚩 Key Downsides of Listing With a Traditional Full-Service Agent:

• Hefty Commissions Will Cost You Thousands: Average real estate agent commission in Omaha, NE is 5.5% to 6%. That’s thousands of dollars of fees in commissions.
• Limited Control Over Your Sale: Everything will go through an agent. That reduces the risk that you will do something wrong, but will also limit the control you have over your transaction. For almost everything, including if a counteroffer was submitted, the status of your closing, and how many showings you’ve had, you’ll have to reach out to your agent.
• Slow & Manual Process: Most real estate agents in Omaha, NE do things manually. A simple price change is several steps – the agent has to talk to you over the phone, create a price amendment, get you to sign it, then they sign it, and only then can they update the price on the MLS.

3.3. Best Option: FSBO with a Flat Fee MLS Listing

The average Realtor commission in Omaha, NE is around $17,908 (based on the median home value in Omaha, NE). Listing with a high-tech website like Houzeo.com saves you the listing agent commission. In addition, it gets you maximum exposure to the MLS and provides help whenever you need it.

✅ A Flat Fee MLS Listing Service Combines the Best of Both Worlds:

• Save Thousands in Commission: Instead of paying a 5% to 6% listing agent commission, you just pay a $340 listing fee.
• Maximum Exposure: You get full exposure to the MLS, Zillow, Realtor.com, Redfin, and hundreds of other websites.
• Help When You Need it: Services like Houzeo.com offer the “Contract to Close Coaching Package”. So if you need help during the transaction at any time, a licensed broker is there to help you sell!
• Full Control Over Your Sale: You retain full control over when to sell and who to sell. Houzeo captures all leads and displays them on your dashboard. All offers and showings are summarized online, along with the buyer’s or their agent’s contact info. It doesn’t get easier.
• Fast Listing & Changes: Houzeo is 100% online, and allows you to request changes instantly. Contracts are auto-generated, and turn-around times are fast!
• A-la-carte Options: Need a yard sign, Showing Time, lockbox? You can purchase them easily from your Houzeo dashboard!

Best Flat Fee MLS Listing Company In Omaha, NE

» Flat Fee MLS Nebraska: Research Best Flat Fee MLS Companies In Omaha, NE.

How do I Sell My House Fast in Omaha, NE?

Here are three options to sell your house fast in Omaha, NE:

1.	Selling Home As Is in Omaha, NE	Selling a house “as is” means that you sell without any upgrades or repairs. An example could be wholesaling real estate. This technique can help homeowners save some money. » Selling a House As Is in Omaha, NE: A Comprehensive Guide for the People of Omaha.
2.	Selling Your House for Cash	Sellers who are in desperate need of money usually prefer cash companies to sell their houses. Though the process is quick, a home seller might end up having less money than the market price of the property. » Companies that Buy Houses for Cash in Omaha, NE: Discover Omaha, NE’s Best Cash Home Buyers
3.	Offering Your House to a Flipper	Home flippers in real estate are buyers that buy a property in its existing condition, repair it, and sell it at a higher price. Selling your house to a flipper will help you save both time and dollars. » Flipping Houses in Omaha: An Introductory Guide for Beginners

» How to Sell My House Fast in Omaha, NE: Know How to Sell Your House Fast in Omaha, NE and for the Most Cash!

✍️ Pro Tip: Consider selling your Omaha, NE home to an iBuyer

iBuyers are companies that will buy your home for cash outright and close quickly.

» iBuyers Reviews: Selling Your House for Cash in 2022

» Sell My House Fast for Cash in Omaha, NE: How Do I Sell My House Fast for Cash in Omaha, NE.

4. How to Prepare and Market Your Home for Sale?

A clean and well-prepared home combined with the correct marketing strategy can help you attract a large number of buyers.

4.1. Getting Omaha, NE Homes Ready to Sell

Preparing your house for showings is the best way to increase the chances of selling it fast. Some standard preparation pointers can be taken care of while selling your home in Omaha, NE. These are:

• Declutter & Depersonalize: Tidy up your place and remove the element of personalization. This means removing personalized items such as photos. It will allow potential buyers to visualize their future in the house.
• Make Repairs: If there’s anything glaringly wrong, take care of it early. For instance, a squeaky doorknob will not be overlooked by potential buyers. It is best to get such defects fixed.
• Repaint Neutral: Paint your house in neutral colors, as it appeals to a larger pool of people. This will help in attracting more buyers.
• Improve Curb Appeal: Go for clear landscapes, fresh flowers, or exquisite paintings because the first impression is everything!
• Implement Staging: The best way to sell a property is by hiring a staging professional. They would be able to utilize the spaces and furniture cleanly and attractively. Staging costs in Omaha, NE vary across cities and counties. For instance, it costs about $4000 in Los Angeles.

4.2. Powerful Ways to Market Your Home in Omaha, NE

Almost 95% of home buyers search and review homes online. So, being online is the #1 priority for the sellers. A good online marketing strategy combined with other marketing tactics can make a difference in getting your house sold.

Here are some powerful ways of marketing your home when for sale in Omaha, NE:

#	Marketing Tactics	Description
1.	List on the MLS	Homes listed on the MLS sell faster and for 17% more. This doesn’t mean you need to hire a listing agent and pay that extra commission on selling a house in Omaha, NE. You can work with discount real estate brokers in Omaha, NE to get MLS access. A Flat Fee MLS Company like Houzeo can be a very good option to list your home in Omaha, NE. Houzeo will help you save the hefty Realtor commission and get your property maximum exposure. All of this, just for a small flat fee! ✍️ Pro Tip: Research the best For Sale By Owner websites to sell your house FSBO
2.	Get a Yard Sign	Opting for a yard sign can be a good investment when selling real estate in Omaha, NE. It can help in attracting buyers from the neighborhood. On a crowded street, an attractive yard sign can drive the attention of potential buyers. Houzeo’s yard sign can help you with this. Houzeo custom yard sign comes FREE with a selfie and it is available for $49 only! ✍️ Pro Tip: If you secure a buyer from a yard sign, chances are you’ll save on the buyer agent commission as well. In a nutshell, it is worth the $49 investment. » For Sale By Owner Yard Signs: Check out the 7 best FSBO Yard Signs!
3.	Share Your Listing on Social Media	Share your property listing on social media. This will include your contact info apart from the listing details. If you share your listing on Zillow or Redfin, all the leads your listing generates will be sold to buyer agents who’ll demand a competitive buyer agent commission. Houzeo, on the other hand, doesn’t sell your information or leads. All buyer leads see your contact info, so you might save on the buyer agent commission. ✍️ Pro Tip: If you secure a buyer from social sharing, chances are you’ll save on the buyer agent commission as well.
4.	Hire a Professional Photographer	As a seller, you can hire a professional photographer to create a portfolio of your house. Professional pictures can greatly impact the selling process by attracting more buyers. Photographers charge on an hourly basis. For example, in San Francisco, you would have to pay around $570 for a two-hour real estate photo shoot. Whereas, you would have to shell out $636 in Los Angeles for the same duration. ✍️ Pro Tip: A professional photographer can collate a portfolio that otherwise may not be possible if you take up the job. » Real Estate Photography: Create Your Best Listing Photos
5.	List on Craigslist	Craigslist is still the biggest classified ad platform. And it’s still effective today. Here’s how to sell a house on Craigslist.

» More: Creative Ways To Market Your House For Sale

5. Manage Showings and Offer Negotiations

Once you have prepared your house for sale in Omaha, NE, showing it to buyers is the next step.

5.1. How to Manage Showings When Selling a House in Omaha, NE?

Once your property is ready for showings, it is critical to manage the showings effectively. You can either opt for online showing tools or host an open house.

Online Showing Tools

Online showing tools provide home buyers and buyer agents with a frictionless way to request and schedule showings.

Houzeo Showings, a cutting-edge solution by Houzeo, helps buyers and buyer agents choose a particular showing slot as stated by the seller. The tool also provides features like rescheduling, updating, canceling, requesting, and more.

Houzeo Showings: How it Works

#	Feature	Description
1.	Set Your Showing Calendar	Buyers and buyer agents should only be shown times when the property is available for showing. This saves time for all the concerned parties.
2.	Buyers can Request & Reschedule Showings	Make sure that buyers and buyer agents can request showings at available times. In addition, they should be able to reschedule and cancel on an ad-hoc basis.
3.	Receive Feedback	Feedback from buyers and buyer agents is critical for home sellers because it allows them to assess their property (priced too high, the backyard needs fencing, rooms need whitewashing, and more). Where the feedback is actionable, small remedies can go a long way in improving showings and attracting top dollar for your property.

🗓️ Houzeo Showings: See how the most powerful showing app works on mobile and web

Hosting Open Houses

92% of home buyers find open houses useful. If your house is located in a hot seller’s market then more buyers would be interested in buying them. In such cases hosting an open house would be more feasible.

Here are a few things to keep in mind when hosting an open house in Omaha, NE:

1.	Ensure Your House is Ready	Buyers would not want to see a house with a leaky roof or broken doorknobs. Thus make sure you have fixed all the defects and made all the necessary repairs beforehand.
2.	Choose a Correct Time	People are busy on weekdays. Thus hosting an open house on weekends, preferably a Sunday, would be best. Also, you need to take care of the time of day. Usually, afternoons are the ideal choice.
3.	Post Open House Online	93% of buyers rely on the internet for their home searches. Thus, posting online will make potential buyers aware of the open house. You can also list your open house on the local MLS, real estate websites like Zillow & Trulia, Facebook, etc.
4.	Give Visitors Their Space	During the open house, you might want to stay away from the property. This would give them the desired space to explore at their convenience. Also, it will help them in visualizing their future in the house.
5.	Get Your Neighbors Involved	You can invite your neighbors to the open house. Even if they may not be interested in purchasing your Omaha, NE home, they would spread the word.

✍️ Pro Tip: You might attract unrepresented buyers, saving you the entire buyer agent commission.

5.2. How do I Negotiate Offers When Selling a House in Omaha, NE?

A counteroffer and requesting the best and highest offers are the two crucial negotiation methods. Negotiating offers also means focusing on other factors like contingencies, concessions, responsibility, and more.

#	Advanced Tactic	When to Use	How to Use
1.	Counter an Offer	Single or Multiple Offer Situation	Your best offer is not just the highest one but is also competitive across several parameters: deposit, financing, inspection contingency, closing timeline, etc. When you want to counter an offer, you can request any of the mentioned parameters updated as per your preferences. ▶️ Learn more: How to counter an offer on Houzeo
2.	Request Highest & Best Offers	Multiple Offer Situation	If you have multiple offers and a timeline by which you’d like to pick an offer, you can call for Highest & Best offer from all the interested parties. ▶️ Learn more: How to request Highest & Best offers on Houzeo

Most Nebraska real estate brokers or brokerages will give you complex forms to counter an offer, or to request the highest & best one. Houzeo has digitized these, so, you can counter or ask for the highest & best with just a few clicks!

6. What Omaha, NE Real Estate Documents do I Need?

The main document required is the Nebraska Seller Property Condition Disclosure Statement which states the current conditions of the home. A seller must fill out this form mandatorily before selling their home. Lawfully, the seller must provide the home conditions honestly with any and every defect stated.

6.1. Omaha, NE Home Seller Disclosure Requirements

Omaha, NE real estate law is governed by the Nebraska Real Estate Commission. It mandates all home sellers to complete certain documents and submit a copy to any prospective buyer before execution of the sale deed.

Here is a list of Omaha, NE real estate disclosures you need:

• Nebraska Seller Disclosure Form: It is the document that is used in Omaha, NE to disclose all the details about the property. This could incorporate the structural information, appliances, any defects, and all other damages to the property.
• Disclosure of Hazardous and Radioactive Materials: Any presence of hazardous elements or radioactive problems in the foundation of the home must be disclosed. This includes any problems with radon, asbestos, formaldehyde, and mold
• Additional Requirements: Fill out the Nebraska seller’s disclosure notice before listing your property. The disclosure document walks through various sections, asking you questions about various features of your house. Disclose all the known problems in your house upfront. You have to fill out designated sections on smoke detectors, the flooding history of the property, and termite inspections. Apart from the Nebraska sellers disclosure notice, fill out the federal lead-based paint disclosure if your house was built before 1978.

» Seller Disclosures: A Guide to the Disclosure Process.

6.2. Mandatory Documents for Omaha, NE Real Estate Transactions

Review these documents at length and understand their provisions. Here are some key documents you’ll likely need in the process of selling a house in Omaha, NE:

• The HUD-1 or Closing Disclosure: When homes are purchased with a mortgage, you’ll summarize the detailed costs in the Closing Disclosure. If your sale is all cash, you may get the HUD-1, which is less common. These documents detail the amounts you’re charged for, your loan payoffs if any, and the net proceeds you will take to the bank.
• The Deed: This document enables the legal transfer of title from the seller to the buyer. Read this document carefully, verifying all details including the legal description of the property, the deed book, the deed book page, and the Property Identification Number (PIN), if any.
• Nebraska Real Estate Purchase Agreement: It is a standard form of real estate contract that details the terms of transactions to which buyers and sellers agree. It contains aspects such as sale price, financing contingencies, property description, etc.
• Bill of Sale: Information about the seller and the buyer with the selling price. This is important as part of the process of selling real estate in Omaha, NE because it contains all the base information about the property.
• Statement of Closing Costs: This statement summarizes all the expenses involved in the transaction. The document is not complicated and can easily be taken care of.
• Certificate of Title: It allows you to state that you have the right to sell the property.

6.3. Possible Additional Documents for Omaha, NE Real Estate Transactions

Some additional documents that may require during the closing process in Omaha, NE are:

• Loan Payoff: You need to provide proper documentation if the disbursement of the loan amount has been completed. Else, you need to provide how much you still owe.
• HOA Forms: If the house is part of HOA, the seller needs to give the buyer all the documentation on restrictions, fees, financials, and more.
• Survey Papers: The documentation defines the location and the dimensions of the property. This is important while selling your own home.
• Repairing Proof: While selling a property in Omaha, NE, if the seller has made repairs to the property before the sale, they need to furnish the relevant documentation.
• Power of Attorney: If the property is inherited, then the seller needs to furnish the details of the history and how the property was passed onto him/her.
• Home Inspection Report: This contains all the details about the inspection of the property.
• Home Warranty Papers: It contains all the coverage of the property, period, and cost of insurance.
• Correction Agreement: In case there are any errors in the documentation, you may be required to correct those errors.
• Title Affidavits: It is a notarized document that verifies that a seller is the owner of the house, there are no liens, and there is no simultaneous purchase deal.

Bring TWO Forms of Official ID

There will likely be a licensed notary involved in the closing process who’ll require you to swear on your identity. You would be required to furnish identity proof (like a passport, driving license, or any other authorized document) during the process. However, the closing process might also require you to produce secondary identity proof.

7. How to Close Your Omaha, NE Home?

The closing process in the state of Omaha, NE is handled either by a title company or an escrow. Your Realtor and settlement agents usually handle the legalities. But you still need to be prepared for a few things during closing.

📝 Note: In Omaha, NE, a real estate attorney for the closing process is optional but is advisable. Typically, the closing process in Omaha, NE is very straightforward. You transfer the property to the buyer, pay off any mortgages if any, pay the real estate agent commissions and ultimately receive the sales amount of your home.

7.1. Title, Appraisal, and Inspection

• Title: A clear title and a meticulous transfer are key to a real estate transaction. The title insurance protects you if there is any problem related to the prior ownership of the property. It makes you whole in case of a legal dispute related to the title.
• Appraisal: An appraiser does market research and evaluates the price of a specific property. The appraiser ensures that a correct price is offered by the seller and as per the market value.
• Inspection: An inspector inspects the property before the home-buying process is completed. They check for any defects/repairs in the property and raise concerns accordingly. This ensures that the buyers don’t have to shell out money in case there are defects in the property which the seller did not highlight.

» Home Inspection in Omaha, NE: Everything You Need to Know About Home Inspection in Omaha, NE.

7.2. Overall Cost of Selling a House in Omaha, NE

It should be noted that Realtor commission and sale price are not the only two things that are involved. There are multiple costs to sell a house in Omaha, NE that should be known to a seller and is crucial for a sale.

Here’s a list to get you started:

• Transfer Tax: Transfer tax is crucial for a real estate transaction when the title of a house is changed. On average, the tax stands at $2.25 per $1,000 of the sale price.
• Capital Gains Tax: You are required to pay a tax on capital gains on selling a house in Omaha, NE. A capital gain is a difference between the amount for which a property was bought and the amount for which the property is sold.
• Escrow Fee: An escrow agent/company handles the closing process in Omaha, NE. Escrow agents generally hold the concerned property in trust till all the negotiations, inspections, legal work, and closing processes are not completed. The escrow fee is thus to compensate the escrow agent for the services provided.
• Title Fee: In Omaha, NE, you would require to shell out the title search fees which prove that you are the rightful owner of the property. This cost approximately 0.23% of your home’s sale price.
• Closing Cost Concession: Some buyers may ask the sellers to cover their closing costs. If it is accepted by the seller, the cost can vary between 1%-3% of the sale price.
• City or County Transfer Fee: Based on a specific county or city, there can be a transfer fee involved if the seller is relocating.
• Notary Fee: This fee is paid to the notary for important paperwork and establishing your identity.
• HOA Transfer Fee: Applicable only if your property has an HOA. It is paid by the seller for documentation and registration of the buyer. The fee is around $1000.
• Home Warranty Fee: Closing concession fee that the seller takes up for the buyer. The fee is based on location and the company providing the warranty. It can cost around $300-$500.
• Termite Inspection Fee: Though this fee seems to be optional, it is very common in Omaha, NE. It depends on the location of the property and the loan a buyer is using.
• Lien Release Fee: If it is verified that there are debts relating to your property then you will have to pay the dues before sale closure. A lien release document is generally required which proves that all the debts are repaid.

» Home Inspection Cost in Omaha, NE: How Much Does a Home Inspection Cost in Omaha, NE.

7.3. Who Pays Closing Costs in Omaha, NE?

Various closing costs are involved when selling a house in Omaha, NE. Most of them are customarily paid by buyers whereas a few of them can be negotiated. A lot of times buyers can qualify for assistance through Nebraska Investment Finance Authority(NIFA) to negotiate with the seller’s agent.

Closing Costs	Seller Responsibility
Realtor Commission	Realtor fees for the seller in Omaha, NE is around 2.25% to 6%
Escrow Fees	Split between buyer and seller
Title Insurance	Negotiable between the buyer and the seller
Survey Fees	Negotiable between the buyer and the seller
Home Warranty Fee	Sellers pay the home warranty fee
Home Inspection Fee	Sellers and buyers can negotiate
Appraisal Fee	Sellers and buyers can negotiate

» Real Estate Commissions in Nebraska: Know The Exact Estimates of Real Estate Commissions in Nebraska.

7.4. How Much are Closing Costs in Omaha, NE?

The amount of money you will spend on closings while selling a property in Omaha, NE depends on a lot of factors such as Realtors commissions, fees & taxes, mortgage payoff, etc.

You can calculate seller closing costs in Omaha, NE with Houzeo’s Advanced Seller Closing Cost Calculator for Omaha, NE. The calculations are based on the latest prices and it gives you a very detailed estimate of all the costs involved in the transaction.

As a Buyer, you are expected to pay somewhere around 2-5% of the purchase price as closing costs. On average, as a Seller, you pay almost 3.12% of your home’s selling price as closing costs.

» Closing Costs in Nebraska: How Much Are Closing Costs in Nebraska.

Final Word: Selling a House in Omaha, NE

Selling a house in Omaha, NE is complex.

You have different processes like pricing, marketing, paperwork, and negotiations, to deal with. This combined with a hefty seller agent commission in Omaha, NE makes the process expensive.

A good option for the sellers is opting for Flat Fee MLS or FSBO platforms like Houzeo. Houzeo makes the job of the sellers much easier. Not only putting the properties on the MLS, but these platforms also provide a la carte services that can help the sellers go the extra mile.

» NEED MORE CLARITY? Read these exclusive Houzeo reviews and learn why the platform is the best in America’s competitive housing market.

Frequently Asked Questions

Related: omaha homes for cash, cash home buyers in omaha, buy houses for cash omaha, we buy houses omaha, we buy houses omaha ne, sell my omaha house fast, sell my house as is omaha ne, sell my house omaha, sell my house for cash omaha, sell my house fast omaha ne, sell my house fast omaha, housezo, houszeo, houzzeo, hozeo

Uncategorized