Douglas County Property Tax Appeal — Nebraska

Rob Hartley·Updated February 9, 2026

Douglas County is Nebraska's most populous county, anchored by Omaha, the state's largest city. The county serves as a major economic hub for the region with a diverse mix of urban and suburban communities.

Notable cities: Omaha, Ralston, Valley

Median Home

$206,800

Tax Rate

1.96%

Annual Tax

$3,997

Population

approximately 584,000

2026 Appeal Deadline: June 30, 2026

Property tax appeals must be filed between June 1 and June 30 each year. For 2026 valuations, the deadline is June 30, 2026.

Property in Douglas County, Nebraska — local tax assessment and appeal guide

How Douglas County Assesses Property

100%of market value

Assessed by: Douglas County Assessor/Register of Deeds Office

Assessment cycle: annual

Notices typically mailed: Spring (assessment notices typically mailed by mid-May)

In Douglas County, residential and commercial properties are assessed at 100% of market value, which is the likely price a property would sell for in the current real estate market. The assessed value equals the market value for tax calculation purposes.

The Appeal Process

Appeals are heard by the County Board of Equalization. The Board reviews all protests and supporting documentation. Protesters may request an informal meeting with a referee but are not required to do so.

Step 1: Call(402) 444-6734 to schedule optional meeting with appraiser (through February 2)

Step 2: File Real Property Valuation Protest between June 1-30

Step 3: Submit supporting documentation by June 30 or referee appointment date

Step 4: Attend optional referee meeting if requested

Step 5: Receive decision notice by August 12

Step 6: If unsatisfied, appeal to TERC by September 10

Required form: Real Property Valuation Protest (Form 422 or 422A)

Filing Methods

online:https://boe.douglascounty-ne.gov (online filing available during protest period)

mail:Mail to Douglas County Board of Equalization

in-person:Submit at the County Clerk's office

Evidence to Bring

Comparable property salesRecent professional appraisalPhotos of property conditionRepair estimatesRecent purchase documentation

Douglas County Assessor Contact

Douglas County Assessor/Register of Deeds Office

Phone: (402) 444-7060

Address: 11422 Miracle Hills Dr., Route 110, Omaha, NE 68154

Website: https://assessorhttps://douglascountyhttps://-ne.gov/

Online Portal: https://boe.douglascounty-ne.gov/

Hours: 8:30 AM - 4:30 PM, Monday through Friday

Tax Exemptions in Douglas County

Homestead Exemption

Varies based on income and property value, up to statutory maximum

Provides property tax relief by exempting all or a portion of home value from taxation based on income and eligibility

Eligibility: Seniors 65+, disabled veterans, totally disabled persons, or qualifying low-income homeownersDeadline: June 30 annually (June 30, 2026 for late applications with qualifying conditions)

Disabled Veteran Exemption

100% exemption of home value

Exempts the total actual value of a homestead from taxation

Eligibility: Veterans with 100% service-connected disability or unremarried surviving spousesDeadline: June 30 annually

Senior Citizen Exemption

Percentage based on income levels per Nebraska Schedule I

Income-based property tax exemption for seniors

Eligibility: Homeowners age 65 or older meeting income requirementsDeadline: June 30 annually

Official Resources

Douglas County Assessor/Register of Deeds Office →

Official Douglas County assessor website with property valuation information and assessment services.

Nebraska Department of Revenue - Property Tax →

State property assessment division providing property tax information, forms, and regulations for Nebraska.

Douglas County Property Search →

Online property lookup tool to search assessment records and property information in Douglas County.

Douglas County Treasurer - Property Tax Payment →

County treasurer's office for property tax payment services and tax collection information.

Douglas County Appeal Statistics

Avg Reduction

$700

Check Your Douglas County Assessment

Enter your address to see if your Douglas County property is overassessed.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Douglas County?

The deadline to appeal your property taxes in Douglas County is June 30 each year. Appeals must be filed between June 1 and June 30. For 2026 valuations, you must file your appeal by June 30, 2026.

How do I file a property tax appeal online in Douglas County?

You can file your appeal online at https://boe.douglascounty-ne.gov during the protest period (June 1-30). The online system allows you to submit your protest and upload supporting documentation. Note that online filing is only available during the protest window.

What is the homestead exemption worth in Douglas County?

The homestead exemption value in Douglas County varies based on your income level and property value, calculated according to Nebraska Schedule I. Disabled veterans may receive a 100% exemption. Contact the Assessor's office at(402) 444-7060 for specific calculations based on your situation.

What happens at a Board of Equalization hearing in Douglas County?

Douglas County Board of Equalization hearings are informal. You can request to meet with a referee, but it's not required. The Board reviews all protests and supporting documentation submitted. You'll receive a decision notice by August 12, and if unsatisfied, you have until September 10 to appeal to TERC.

Can I appeal my Douglas County property tax assessment if I recently purchased my home?

Yes, you can use your recent purchase price as evidence in your appeal. Include your closing statement and any documentation showing the purchase was an arm's-length transaction. File your appeal between June 1-30 using Form 422 or 422A.

What supporting documents should I include with my Douglas County property tax appeal?

Include comparable property sales in your area, a recent professional appraisal (if available), photos showing property condition issues, repair estimates, and your recent purchase documentation if applicable. All documents must be submitted by June 30 or by your referee appointment date.

How long does the property tax appeal process take in Douglas County?

After filing your appeal by June 30, Douglas County typically mails decision notices by August 12. If you disagree with the decision, you have until September 10 to file an appeal with the Nebraska Tax Equalization and Review Commission (TERC).

For state-wide appeal information including Nebraska's assessment ratio and deadlines, see our Nebraska Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More Nebraska Counties

Lancaster County (Lincoln)

← All Nebraska property tax appeal info

Sources: https://boe.douglascounty-ne.gov/ | https://assessorhttps://douglascountyhttps://-ne.gov/ | https://www.dctreasurer.org/ | https://www.ownwell.com/en-US/trends/nebraska/douglas-county | https://terc.nebraska.gov/appeal-process

Last verified: 2026-02-09