Omaha Market Update July 2025: Home Prices, Inventory, What's Next

Buyers and sellers in the Omaha metro are seeing a market that looks a little different from previous summers. According to the latest data for Douglas and Sarpy Counties, the region’s real estate market is experiencing a surge in available homes and stable prices, signaling a shift toward balance between buyers and sellers.

At the close of June, there were 1,237 pre-owned homes listed for sale in the area, representing a 26% increase from this time last year and marking the highest inventory level since October 2019. New listings of pre-owned homes were also up 14.8% year-over-year in June, giving buyers a wider selection than they’ve seen in years.

Despite this influx of inventory, prices have held remarkably steady. The median sale price for June 2025 landed at $340,000, a modest 0.2% increase from June 2024’s $339,450. For additional context, the median sale price for January 2025 was $315,000, amounting to a 7.9% increase from winter to early summer.

Omaha home prices traditionally peak in the early summer months. Preliminary numbers for July indicate a median sale price of $335,000 for closed homes in Douglas and Sarpy Counties (NE) combined, suggesting that the seasonal high may have already passed, though there’s still a chance for a late-summer bump. Historically, it’s typical for home prices to dip about 8.3% from the summer peak to the year-end low—a pattern that’s considered normal rather than a sign of a weakening market. In the past 10 years, the biggest dip from summer's peak to the year-end low was 10.5%.

In terms of speed, homes are still moving quickly, though not as briskly as last year. Pre-owned homes spent an average of 11 days on market in June 2025, a 22.2% increase compared to June 2024. This means buyers have a bit more breathing room, while sellers should focus on strong pricing and presentation as competition increases.

Pending sales, which measure homes under contract, are down 1.3% compared to June 2024, signaling slight subdued buyer demand compared to last year—although the trend for pending home sales in Douglas and Sarpy Counties (NE) for the past nearly 2 years is a slight increase. Seasonally, we should see a gradual decline in pending home sales from month-to-month as we head through the remainder of 2025.

What does all this mean for you?

For Buyers: With more inventory and less competition, the window of opportunity is open. There are deals to be found right now as motivated sellers want to get their home sold. Historically, the best deals for buyers are during the winter months. The window of opportunity may open wider through the remainder of the year if home prices soften beyond seasonal norms. Stay informed and be prepared. Not sure how to prepare? Let's connect and talk about how you can get ready and achieve your home-buying goals.

For Sellers: The tail end of the summer market may be in sight. Those with goals of selling for top dollar should act soon, as inventory is likely to continue rising and buyer activity is expected to cool. If you're planning to sell later in the year, start making sure your home is in great condition now so it stands out and attracts buyers—and ultimately an acceptable offer. If there's a second peak this year, it's likely to be in early fall, although prices aren't likely to surpass those of the summer peak. Get a free estimate of your home's value so you know how much equity you have in your home. This will allow you to set reasonable expectations based on the current market.

All eyes will be on July’s closing numbers to see if the Omaha Metro has already reached its summer price peak or if there’s still a bit more upward movement in store. Will we record a median sale price of $350,000 for the Douglas and Sarpy County area for the first time? We'll soon find out! Either way, the market is showing signs of balance not seen in recent years—a positive development for both buyers and sellers.

If you're considering a move, or have questions about what these trends mean for your specific situation, let's connect and talk about it.