July 2026 Market Update: What’s Happening Across the Omaha Metro

The mid-summer heat in July 2026 has been matched by a steady and resilient real estate market across the Omaha metropolitan area.

If you are navigating a major life transition, such as settling a loved one’s estate, preparing for a senior move, or managing a property division during a divorce, the current market conditions offer a sense of stability that was missing in previous years.

I am David Greiner, REALTOR® and Auctioneer with The Good Life Group.

With over 40 years of experience in funeral service before transitioning into real estate, I have spent my career being a steady hand for families during their most difficult seasons.

I understand that a home sale in these circumstances is rarely just a financial transaction; it is a significant emotional milestone that requires clarity, professionalism, and thoughtful guidance.

Is the Omaha housing market cooling down in July 2026?

The Omaha housing market is not cooling down in terms of value, but it is becoming more balanced. While home prices are at all-time highs, inventory has increased by approximately 15% to 18% compared to last year. This provides more options for buyers and a steadier pace for sellers.

This “measured” pace is actually good news for families in transition.

It means you likely have more than a few hours to make a decision, yet the equity in your home remains strong.

• Balanced Pace: Homes are staying on the market slightly longer (average 17–20 days).
• Strong Equity: Prices continue to appreciate at a modest 2% to 4% annually.
• Negotiation Room: More sales are closing slightly below list price compared to the pandemic peak.

What is the current median home price in Bellevue, Nebraska?

In July 2026, the citywide median listing price in Bellevue is approximately $400,000. In the high-demand 68123 zip code, the median listing is slightly lower at $367,000. This area remains a primary focus for military families relocating to or from Offutt Air Force Base due to its proximity and value.

Bellevue continues to be a strong seller’s market.

If you are a military family managing a PCS move, you need to be aware that well-maintained homes near the base still move quickly.

• 68123 Market: High demand for mid-range family homes.
• Offutt Proximity: Proximity to the base keeps values resilient.
• Sellers: Expect strong interest if your home is move-in ready.

Why is Sarpy County the hottest real estate market in the metro?

Sarpy County remains the hottest pocket in the Omaha metro due to its combination of top-tier school districts, newer infrastructure, and extremely low inventory. In areas like Papillion, the median home price sits around $399,000, with demand consistently outstripping the supply of available homes for sale.

If you are an executor settling an estate in Sarpy County, you are in a favorable position.

The low inventory means your property will likely attract significant attention, even if it requires some updates.

> “In transitions, clarity is more valuable than speed. A steady hand ensures that even in a ‘hot’ market, no detail is overlooked and no family member is left behind.” , David Greiner

Is it a good time to sell an estate property in Papillion?

Yes, July 2026 is an excellent time to sell an estate property in Papillion. With median prices near $399,000 and extremely low inventory, buyers are actively searching for homes in this area. The stability of the Papillion market ensures that estate executors can achieve fair market value with minimal stress.

When dealing with probate or an estate sale, the “hot” nature of Papillion allows for:

• Faster Timelines: Shorter marketing periods compared to other parts of the metro.
• As-Is Sales: Higher likelihood of finding buyers willing to take on a property that needs cosmetic work.
• Maximum Equity: High demand helps preserve the legacy of the family home’s value.

What are the home price trends in Gretna for 2026?

Gretna has solidified its status as a premium market in the Omaha metro, with median home prices ranging between $548,000 and $583,000. The area continues to see significant growth and new construction, making it a top choice for families looking for larger homes and expansive lot sizes.

If you are navigating a divorce and need to sell a high-value property in Gretna, the market remains supportive.

• Premium Demand: High-end buyers are still active in the Gretna school district.
• Value Preservation: Prices in Gretna have shown some of the strongest resilience in the state.
• Competition: New construction offers competition, so existing homes must be presented professionally.

How does the current market affect seniors downsizing in Millard?

Seniors downsizing in Millard are benefiting from high equity and a steady demand for established ranch-style homes. With broader Omaha median prices between $275,000 and $379,000, many seniors find they have significant proceeds to fund their transition to assisted living or a smaller, more manageable residence.

Transitioning from a long-time family home is emotionally taxing.

My goal is to simplify this process by managing the logistics so you can focus on the memories.

• Equity Harvest: Use your home’s peak value to secure your next phase of life.
• Ranch Home Demand: Your one-level home is exactly what many buyers are looking for right now.
• Patience and Care: We move at your pace, ensuring every item is accounted for and every question is answered.

What should military families moving to Offutt AFB know about current inventory?

Military families moving to Offutt AFB should know that while inventory has improved, the Bellevue and Papillion markets remain competitive. With median prices in Bellevue around $400,000, it is vital to have a REALTOR® who understands the timeline of a PCS move and can coordinate sight-unseen purchases effectively.

If you are moving to the area:

• Get Pre-Approved: Ensure your VA loan eligibility is ready to go.
• Look at La Vista: With prices between $335,000 and $385,000, La Vista offers great value nearby.
• Act with Confidence: I specialize in helping military families find the right home under tight deadlines.

Are home prices dropping in Council Bluffs and Ralston?

Home prices are not dropping in Council Bluffs and Ralston; instead, these areas remain the most affordable entry points in the metro. Council Bluffs holds a stable median of $235,000, while Ralston ranges from $215,000 to $270,000, offering excellent value for first-time buyers and those seeking affordability.

If you are an executor for a more modest estate in these areas:

• Stability: These markets rarely see the wild swings found in premium areas.
• Accessibility: A larger pool of buyers can afford homes in this price bracket.
• Reliability: You can expect a straightforward sale process with fewer appraisal hurdles.

How do I manage a home sale during a divorce in this market?

To manage a home sale during a divorce in the current market, prioritize clear communication and professional mediation. With Omaha prices ranging from $275,000 to $379,000, there is typically enough equity to satisfy both parties, provided the home is marketed effectively and handled with discretion.

Selling a home during a divorce is about more than just the numbers.

• Neutrality: I act as a neutral third party, focusing solely on the best outcome for the sale.
• Discretion: Your personal situation is handled with the utmost privacy.
• Efficiency: We aim for a smooth closing to allow both parties to move forward.

What is the forecast for Omaha real estate through the end of 2026?

The forecast for Omaha real estate through the end of 2026 is one of gentle appreciation and increased inventory. Most analysts expect a 3% to 3.5% rise in existing-home prices, with a crash being highly unlikely. This creates a “predictable” market that is ideal for families planning major life changes.

• Inventory Growth: Expect about 15% more homes on the market by year-end.
• Rate Stability: Mortgage rates are expected to hover in the low-6% range.
• Buyer Demand: Wage growth in the Omaha metro continues to support home purchases.

Navigating the Transitions of Life

Whether you are in Elkhorn, South Omaha, or West Omaha, the real estate market in July 2026 is moving at a pace that allows for thoughtful decision-making.

My background in funeral service taught me that every family has a story, and every home sale marks the end of one chapter and the beginning of another.

If you are feeling overwhelmed by the prospect of selling a parent’s home, navigating a divorce, or moving across the country for the military, you don’t have to do it alone.

I provide the steady hand and professional guidance you need to ensure the process is handled with the dignity and care it deserves.

Download my Omaha Family Transition Home Sale Checklist

If you are currently managing an estate or preparing for a senior move, I have created a resource to help you stay organized. Download my Omaha Family Transition Home Sale Checklist here.

Curious what your home is worth?

Understanding your home’s current value is the first step in any transition. Check your home’s value here with my Home Bot link.

David Greiner, REALTOR®/Auctioneer
Better Homes & Gardens Real Estate | The Good Life Group
Serving Bellevue, Papillion, La Vista, and the greater Omaha Metro.
Contact Me