Property tax in Douglas County, Nebraska
In Douglas County, the property tax bill comes from the Douglas County Treasurer. The Tax year 2026 bill is paid in 2 installments, and the next one is due March 31, 2027. You can look up and pay the bill on the county's own payment page. Taken from Douglas County's own pages, checked September 23, 2026.
The median property tax bill in Douglas County, Nebraska is $4,507 a year, which is about 1.69% of the county's median home value of $266,100. That effective rate is higher than the typical Nebraska county (1.27%) and higher than the national median (0.81%). These are American Community Survey 5-year estimates (2024); your own bill depends on your home's assessed value and any exemptions.
Who sends the property tax bill in Douglas County, and how do you pay it?
The bill comes from the Douglas County Treasurer. The value it is based on is set by a separate office, the Douglas County Assessor/Register of Deeds, which is who to ask if the value looks wrong. For how to look up and pay the bill, go to the county's own payment information.
The Douglas County Assessor/Register of Deeds values homes and mails a notice by June 1, but only when the value changed from the year before; the Douglas County Treasurer sends the bill and takes the payment. One statement covers the county, the city (Omaha or another town), the school district, Metro Community College, the natural resources district and the other local taxing districts. Statements are mailed by mid-December, and if yours has not arrived by December 20, email the Treasurer's customer service team or call 402-444-7103; not receiving one does not excuse late payment. Mailed payments go to PO Box 2855, Omaha, NE 68103 and are credited by postmark date. The Treasurer does not accept partial payments, and a late payment must include the interest owed. Online e-check payments cost $1.50, and card payments carry a processing fee. Douglas County has more than 100,000 people, so it uses the earlier delinquency dates (April 1 and August 1) rather than the May 1 and September 1 used in smaller Nebraska counties.
When are property taxes due in Douglas County?
For the Tax year 2026 bill, Douglas County splits the bill into 2 payments, the first due March 31, 2027 and the last July 31, 2027. Interest of 14% a year runs on each unpaid half from the day it becomes delinquent (April 1 for the first half, August 1 for the second), and a late payment sent without the interest is returned. Delinquent taxes must be paid in full by the last Wednesday in January to stay out of the tax sale advertisement, which starts the first Thursday in February; the public tax sale is held online on the first Monday in March, and an owner then has 3 years to redeem by paying the taxes, interest and fees.
| Payment | Due | Note |
|---|---|---|
| First half (last day to pay without interest) | March 31, 2027 | State law makes the whole year's tax due December 31, 2026, but lets it be paid in two halves without interest. The first half becomes delinquent on April 1, 2027, so March 31 is the last day to pay it without interest. You may pay the full year at once. Early payment for the year opens online on December 1. |
| Second half (last day to pay without interest) | July 31, 2027 | The second half becomes delinquent on August 1, 2027. July 31, 2027 is a Saturday and August 1 is a Sunday; Nebraska law (Neb. Rev. Stat. 49-1203) treats a payment due on a weekend as on time if made in person or postmarked on the next business day, Monday, August 2, 2027. The county has not said how it will apply this in 2027, so paying by Friday, July 30 is the safe choice. |
From Douglas County's published schedule, checked September 23, 2026. If a date falls on a weekend or holiday, the county's own rules on the next business day apply.
Estimate the property tax on a home in Douglas County
Enter a home's market value for a ballpark at Douglas County's average effective rate of 1.69% (Census). The real bill depends on the home's assessed value, the millage where it sits and any exemptions.
Estimated property tax: $4,497 / year
Property tax in Douglas County at a glance
| Measure | Value |
|---|---|
| Median annual property tax | $4,507 |
| Median home value | $266,100 |
| Effective tax rate | 1.69% |
| Typical Nebraska county rate | 1.27% |
| National median county rate | 0.81% |
Effective rate = median real estate taxes paid divided by median home value. Source: U.S. Census Bureau, American Community Survey 5-year estimates.
How does Douglas County compare in Nebraska?
Among Nebraska's 93 counties, Douglas County has the 2nd highest effective property-tax rate: 1 rank higher and 91 rank lower. That places it among the most heavily taxed counties in the state. Nationally, it ranks 197th of 3135 US counties by effective rate. See every Nebraska county ranked.
How much do homeowners in Douglas County actually pay?
The median is only the middle bill. Across Douglas County's 146,697 owner-occupied homes, 71.7% pay $3,000 or more a year in property tax, 84.3% pay at least $2,000, and 2.7% pay under $800. Another 4.2% report paying no property tax at all, which usually means an exemption covers the whole bill.
| Annual bill | Homes | Share |
|---|---|---|
| Under $800 | 3,975 | 2.7% |
| $800 to $1,499 | 6,814 | 4.6% |
| $1,500 to $1,999 | 6,172 | 4.2% |
| $2,000 to $2,999 | 18,428 | 12.6% |
| $3,000 or more | 105,165 | 71.7% |
| No property tax paid | 6,143 | 4.2% |
Owners with a mortgage pay a median of $4,618 and owners without one pay $4,254. That is within 10% either way, so in Douglas County paying off the house does not go with a noticeably different bill. Census table B25103.
How does the Douglas County property tax bill compare with local incomes?
The median property tax bill of $4,507 is about 4.1% of the median income of Douglas County homeowner households, $109,964 a year. That compares two middles, so a retiree in a long-held home can pay a far larger share. 61.5% of Douglas County's occupied homes are lived in by their owners; renters pay property tax too, just folded into rent.
Have property taxes gone up in Douglas County?
Yes. The median bill went from $3,413 in 2015-2019 to $4,507 in 2020-2024, a 32.1% rise. Over the same span the median home value moved 56.7%, from $169,800 to $266,100. Bills rose more slowly than values, which is what assessment caps and falling millage rates do: the county is taxing a smaller share of each home's worth.
Two Census ACS 5-year periods with no survey years in common, in each period's own dollars. A change counts only if it exceeds the combined 90% margin of error.
Property tax in counties next to Douglas County
Douglas County borders 5 counties, 1 of them across the state line.
| County | Effective rate | Median bill | Median home value |
|---|---|---|---|
| Sarpy County, NE | 1.74% | $5,473 | $314,100 |
| Douglas County, NE (this county) | 1.69% | $4,507 | $266,100 |
| Pottawattamie County, IA | 1.57% | $3,067 | $195,700 |
| Washington County, NE | 1.39% | $4,142 | $297,600 |
| Saunders County, NE | 1.3% | $3,531 | $271,700 |
| Dodge County, NE | 1.27% | $2,643 | $208,600 |
How is a home assessed in Douglas County?
Nebraska assesses homes at 100% of market value in every county, Douglas County included. How Nebraska assesses and reappraises homes.
Is there a homestead exemption in Douglas County?
Only for some owners. Nebraska's homestead exemption is limited to owners 65 and older, disabled owners and veterans; every owner gets two credits printed on the county statement. That is the Nebraska rule, and it applies in Douglas County. Nebraska's exemptions and relief programs in full.
Douglas County does not add relief programs of its own beyond the Nebraska ones (checked September 23, 2026).
How to appeal your Douglas County property assessment
In Douglas County you appeal to the Douglas County Board of Equalization. The deadline: A valuation protest must be signed and filed between June 1 and June 30 each year: online until 11:59 p.m. on June 30, by mail postmarked by June 30, or by hand at the Board of Equalization office in the Omaha-Douglas Civic Center. Each parcel needs its own protest. The 2026 window has closed, so the next one runs June 1 to June 30, 2027. The Board's decision can then be appealed to the state Tax Equalization and Review Commission (TERC); in 2026 the deadline was September 10, which state law allows only when the county extends its protest hearings (otherwise it is August 24), so check the date on your decision notice. How to file. Checked September 23, 2026 against the official appeal rules.
How Nebraska's appeal process works, including the next level if the first one turns you down.
Nebraska rules from primary state sources, reviewed September 7, 2026; sources on the Nebraska page.
Work out your own numbers
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How much house can I afford?
Your income, debts and down payment against the 28/36 rule lenders actually use, with Douglas County's tax rate to hand.
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Mortgage calculator
Monthly payment with principal, interest, tax and insurance, plus what an extra payment saves you.
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Nebraska income tax
Brackets, standard deduction and what Nebraska actually taxes.
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Sales tax in Douglas County
The other local tax: combined state and local rate for this county.
Sources
- Median real estate taxes paid and median home value for Douglas County, Nebraska: U.S. Census Bureau, American Community Survey 5-year estimates (2020-2024), tables B25103, B25077, B25102, B25119 and B25003; the five-year comparison uses the 2015-2019 estimates. Neighboring counties: Census county adjacency file.