Douglas County Property Taxes
The median property tax rate in Douglas County is 1.96%, which is significantly higher than both the national median of 0.99% and the Nebraska state median of 1.75%. With the median home value in Douglas County at $206,800, the typical annual property tax bill reaches $3,997, which exceeds the national median of $2,690. Property taxes in Douglas County are calculated based on the tax assessed value, which generally falls below the actual market value due to various property tax exemptions like the primary residence and agricultural exemptions. Understanding Douglas County's specific property tax system, exploring available exemptions, and identifying opportunities for property tax reductions can provide significant annual savings. Whether you live in Omaha or another part of Douglas County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Douglas County Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.96%
Estimate Property Tax Bill
$4,053
$3,761
Ownwell’s Douglas County Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Douglas County with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Douglas County to estimate your property tax bill. This insightful tool helps you understand potential tax liabilities. If you’d like to see trends on a city level, scroll down to navigate to a more local informational page. Your property assessed value is the value assigned to your property by your county for property tax calculations. Assessed value takes into account any exemptions you may have on your property.
Property Tax Rates Across Douglas County, Nebraska
Property taxes in Douglas County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Douglas County is 1.96%, which is notably higher than the U.S. national median of 0.99%. Local government entities within Douglas County set these rates annually, and they can vary significantly between different areas within the county. Each year, Douglas County estimates its required budget to maintain services for the upcoming fiscal year, and divides this budget by the total value of all taxable property in the jurisdiction, resulting in the property tax rate. Although tax rates and budgets are influenced by laws and voter input, this calculation forms the basic process for setting property tax rates. The following data compares Douglas County's effective property tax rate with other counties in Nebraska and the national median. For comparison, the city of Ralston has one of the higher property tax rates in Nebraska at 2.32%, while the city of Bellevue boasts one of the lowest at 1.38%. Analyzing how Douglas County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Douglas County Tax Rate
1.96%
Average Nebraska Tax Rate
1.75%
Average United States Tax Rate
0.99%
Property Tax Rates Across Douglas County, Nebraska
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bellevue | 1.38% | 1.38% | 1.38% | 1.38% | 1.38% |
| Bennington | 1.81% | 1.99% | 2.26% | 2.58% | 2.81% |
| Douglas County | 1.69% | 1.69% | 1.69% | 1.69% | 1.69% |
| Elkhorn | 1.57% | 1.91% | 2.16% | 2.34% | 2.76% |
| Fort Calhoun | 1.66% | 1.66% | 1.66% | 1.66% | 1.66% |
| Gretna | 1.75% | 1.80% | 1.87% | 1.98% | 2.05% |
| La Vista | 2.07% | 2.07% | 2.08% | 2.08% | 2.08% |
| Omaha | 1.64% | 1.77% | 1.93% | 2.13% | 2.18% |
| Ralston | 2.32% | 2.32% | 2.32% | 2.32% | 2.32% |
| Valley | 1.12% | 1.32% | 1.41% | 1.64% | 1.78% |
| Waterloo | 1.07% | 1.32% | 1.63% | 1.79% | 1.80% |
Source: Ownwell
Property Tax Assessment Values Across Douglas County, Nebraska
In Douglas County, understanding the difference between "market value" and "assessed value" is key to comprehending property taxes. The market value represents the price a willing buyer would pay to a willing seller in an open, competitive market, considering location, property condition, and current economic trends. For tax purposes, this value is estimated by the Douglas County Appraisal District. The assessed value, however, is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. Assessment notices in Douglas County are typically mailed in the spring, usually by the middle of April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. By distinguishing between these valuation concepts, property owners can better navigate their tax responsibilities and understand how their property taxes are affected. For example, the median home price in Douglas County is $206,800, with tax bills ranging from $2,530 at the 25th percentile to $8,738 at the 90th percentile. The highest median tax bill is in Douglas County at $27,168, while the lowest is in Ralston at $420. Being aware of these valuation processes will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively.
Property Tax Assessment Values Across Douglas County, Nebraska
Source: Ownwell
$18,100
$375,645
$733,190
Average Douglas County Assessed Value
$206,800
Average Nebraska Assessed Value
$182,439
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Douglas County, Nebraska
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bellevue | $132,300 | $132,300 | $132,300 | $132,300 | $132,300 |
| Bennington | $42,810 | $209,700 | $304,100 | $392,625 | $481,390 |
| Douglas County | $1,604,290 | $1,604,290 | $1,604,290 | $1,604,290 | $1,604,290 |
| Elkhorn | $29,100 | $200,350 | $353,900 | $487,200 | $641,640 |
| Fort Calhoun | $381,500 | $381,500 | $381,500 | $381,500 | $381,500 |
| Gretna | $182,600 | $403,330 | $733,190 | $998,060 | $1,266,600 |
| La Vista | $256,910 | $280,775 | $320,550 | $360,325 | $384,190 |
| Omaha | $72,800 | $136,500 | $201,500 | $279,200 | $380,800 |
| Ralston | $18,100 | $18,100 | $18,100 | $18,100 | $18,100 |
| Valley | $11,000 | $131,150 | $220,150 | $611,200 | $861,350 |
| Waterloo | $82,140 | $179,700 | $325,300 | $691,010 | $1,048,046 |
Source: Ownwell
Property Tax Bills Across Douglas County, Nebraska
Property tax bills in Douglas County, NE, are calculated based on the assessed value of a property, which is determined by the county assessor. This assessed value is then multiplied by the local tax rate to determine the annual tax bill. For instance, with a median home price of $206,800, homeowners can expect varying tax bills depending on their property's specific assessment and applicable exemptions. In Douglas County, the 25th percentile tax bill stands at $2,530, while the 75th percentile tax bill is $5,901, with the 90th percentile reaching up to $8,738. These figures highlight the range of tax obligations homeowners might face. The highest median tax bill in the region is found in Douglas County itself at $27,168, contrasting sharply with the lowest median tax bill of $420 in Ralston. When compared to the national median property tax rate of 0.99%, Douglas County's rates can significantly impact homeowners, depending on their property's value and location within the county.
Average Douglas County Tax Bill
$3,997
Average Nebraska Tax Bill
$3,071
Average United States Tax Bill
$2,690
Property Tax Bills Across Douglas County, Nebraska
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bellevue | $1,823 | $1,823 | $1,823 | $1,823 | $1,823 |
| Bennington | $1,201 | $4,880 | $6,953 | $9,122 | $11,263 |
| Douglas County | $27,168 | $27,168 | $27,168 | $27,168 | $27,168 |
| Elkhorn | $1,169 | $4,628 | $7,754 | $11,059 | $14,275 |
| Fort Calhoun | $6,334 | $6,334 | $6,334 | $6,334 | $6,334 |
| Gretna | $2,217 | $7,790 | $12,802 | $18,647 | $26,014 |
| La Vista | $5,323 | $5,824 | $6,658 | $7,492 | $7,992 |
| Omaha | $1,360 | $2,583 | $3,889 | $5,430 | $7,608 |
| Ralston | $420 | $420 | $420 | $420 | $420 |
| Valley | $253 | $1,953 | $3,329 | $8,092 | $11,818 |
| Waterloo | $979 | $2,647 | $4,770 | $10,204 | $18,361 |
Source: Ownwell
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