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For both Douglas County (Omaha) and Sarpy County, the 2026 property valuation protest window is June 1–30, with a hard deadline of June 30 to file your protest for that year’s assessed value under current Nebraska law.
1. Key deadline (2026)\n\n- Nebraska law allows you to file a property valuation protest only between June 1 and June 30 each year. – Protests must be received or postmarked by June 30; late filings are not accepted. – Habitat Omaha notes that in Douglas County, protests must be:\n – Received by 6 p.m. in person, or – By 11:59 p.m. online, or – Postmarked by June 30 if mailed. These dates come from statewide rules and are used annually; for 2026 you should confirm with the Douglas or Sarpy County Assessor in case state law changes after the most recent guidance.
2. Who you file with (Douglas vs. Sarpy) both counties, you are protesting the valuation, not the tax rate. – Douglas County (Omaha area) – Valuation protests are filed with the Douglas County Board of Equalization, typically via the County Clerk/Assessor’s office – Sarpy County – The same state process applies: you file a Property Valuation Protest with the Sarpy County Board of Equalization through the county clerk/assessor. Both counties follow the same Nebraska statutory framework; local instructions (mailing address, office hours, possible online portal) are listed on each county assessor’s or clerk’s website
3. Step‑by‑step protest process 1. Review your valuation notice\n – Assessors must value property as of January 1 each year – If your value changes from the prior year, a valuation notice must be mailed by the first Monday in June. 2. Optional: Informal discussion with the assessor – Especially in larger counties, state law provides for preliminary valuation notices and an informal review window (often mid‑January to March 1) to try to resolve issues before formal protest. – You can contact the Douglas or Sarpy County Assessor to review sales, data errors, condition issues, etc. 3. Prepare and file your formal protest (June 1–30) – Use Nebraska Property Valuation Protest Form 422 or 422A. – File between June 1 and June 30 with the county clerk/board of equalization. – One protest per parcel: if protesting multiple properties, file a separate protest form for each parcel. – Your protest must include: – A description of the property (parcel number, address). – A written statement explaining why the value is wrong. – The value you believe is correct (your requested valuation change).\n\n Submission methods (subject to county availability) – Mail (must be postmarked by June 30) – In person at the county office (Douglas example: by 6 p.m. on June 30) – Online, where offered (Habitat Omaha notes online filing is not available in all counties). 4. Gather and attach evidence Nebraska guidance emphasizes that you must provide evidence showing your January 1 value is too high or not equalized with similar properties. Useful evidence can include: – Recent sale of your property (settlement statement, purchase contract). – Comparable sales of similar nearby properties (with dates and prices). – Independent appraisal near the January 1 assessment date. \n – Photos and contractor estimates for needed repairs, structural issues, or condition problems. – For rental/commercial property, income and expense information.
4. What happens after you file – Board/referee review – The County Board of Equalization must consider protests on or before July 25. – Many counties, including larger ones like Douglas, may appoint referees who review your protest and make recommendations to the board – You may be given a hearing date and time to appear (in person, phone, or video, depending on county practices). – Decision and notice The county board must issue its decision on or before August 2. – The county clerk must mail the written decision to you. – Further appeal (if you disagree) – If you are not satisfied with the board’s decision, you may appeal to the Nebraska Tax Equalization and Review Commission (TERC). – You must file that appeal on or before August 24.
5. Practical tips specific to Douglas & Sarpy owners\n\n- Start early in June so you have time to gather evidence and deal with any issues in submitting your form. – Check your property record card (building size, basement finish, condition, etc.) with the assessor; data errors are common and often straightforward grounds for adjustment. – Use local sales in your neighborhood and similar properties; boards will weigh nearby, recent arms‑length sales most heavily – Watch the method and deadline: – If filing in person, confirm office hours for June 30 for Douglas and Sarpy. Habitat Omaha’s example for Douglas is 6 p.m. in person. – If filing online, verify that your county offers it and ensure submission is completed by 11:59 p.m. June 30 where that rule applies
https://www.youtube.com/watch?v=np9fdu1q-
https://savageandbrowning.com/property-tax-appeals/nebraska-property-tax-appeals-important-dates/
