👉 How to Protest Your Omaha Property Tax Assessment in 2025

Every June, Douglas County sends updated property valuations to homeowners across Omaha. If your assessed value feels too high, don’t panic—you may have a strong case to protest and lower your 2025 property taxes.

Below is everything you need to confidently navigate the process and potentially reduce your tax burden.

💡Tip: It’s important to remember the Douglas County Assessor determines your property’s assessed value—not your actual property taxes.

📝 Understanding the Property Tax Assessment Protest Process in Douglas County

The Douglas County Nebraska Assessor is tasked with determining the property Assessed values of 229,728 parcels including 177,311 residential improved parcels, each year.

Mass Appraisal Modeling is used to evaluate as many homes as possible, but mistakes can happen.

If you find a mistake or disagree with your assessment, the Douglas County Board of Equalization (BOE), made up of licensed appraisers, was created to act as independent referees – not from the Assessor’s office - to hear and review each protest.

The protest period for 2025 is June 2 – 30.

🔎 Assessor = Sets your property value

⚖️ BOE = Hears your appeal and checks if the value is equal to your neighbors and fair

“Assessed values are posted in January, approved in May, protested in June, appealed in August, invoiced in December, and due in March and July.”

🌀 Important Dates for Protesting Your Property Tax in Omaha

Oct–Sept (Prior Year)➤ “Discovery Period” — Appraisers visit properties, gather data, and update records (beds, baths, sq ft, condition, etc.)

Jan➤ Preliminary valuations are posted on the DC Assessors website.

May➤ Notices of Valuation Changes are mailed to property owners

June 1–30➤ Formal protests can be submitted to the Board of Equalization (BOE)

August 2➤ BOE notifies homeowners of their decisions

Sept 12➤ Deadline to appeal to TERC (Tax Equalization and Review Commission)

Dec 31➤ Property taxes for the current year become due (but paid in March and July of the following year – in arrears)

💡 Tip: After new preliminary values are posted in January, homeowners are asked to provide any updated information about their home that could improve the accuracy of the county report.

📢 4 Ways to Successfully Win a Property Tax Assessment Protest in Douglas County

Each June Douglas County allows for a property valuation protest period, giving you the opportunity to present new information or make your case for a lower valuation.

While frustration is common—especially when big increases hit your tax bill—understanding how the system works (and responding with facts instead of fury) can make all the difference.

I’ve coached hundreds of Omaha homeowners through this process. Here are the four strategies that have helped them protest their valuations successfully.

✅ Clerical Errors That Can Affect Your Property Valuation

Are the details in your Douglas County Assessor property record correct? Make sure to check the number of bedrooms and baths, square footage, features, etc.

✅ How Condition & Quality Affect Your Home’s Assessed Value

Are the descriptions for Quality and Condition in the county record accurate? How do they compare to similar properties in your neighborhood?
Quality is defined as the type of material used in the original construction (example: brick vs vinyl siding).
Condition is defined as the overall shape and remaining useful life of the building materials inside and outside the home (example: roof, siding, windows, flooring, cabinets, furnace & AC, plumbing fixtures, etc.)
The Assessor uses 10 descriptions to assign a value to the quality and condition of your home. (Excellent, Very Good, Good, Average to Good, Average, Fair to Average, Fair, Poor, Very Poor, Dilapidated)

💡 Tip: Supplying photos, contractor bids, or documentation showing deferred maintenance can help lower these assigned values.

✅ Using Equalization to Protest Your Assessed Value

Are the assessed values of similar nearby properties for less.
Use the Subdivision Sales Search Tool in the county website to review comparable nearby properties.

💡 Tip: A comparable property should be similar in style, year built, finished square feet, and number of bedrooms.

✅ Using Recent Sale Prices to Appeal Your Property Value Based on Fairness

How does your new assessed value compare to recent sales in your neighborhood?
Use the Subdivision Sales Search Tool in the county website to review recent sale prices of comparable nearby properties.

💡 Tip: Ask your favorite real estate agent to gather a list of comparable sales in your neighborhood.

📌 How do I File a Protest:

Online: Submit via the BOE's online portal: boe.douglascounty-ne.gov
By Mail: Send or deliver to: Douglas County Board of Equalization | 1819 Farnam Street | Omaha, NE 68183
In-Person 402-444-6510

📚 Required & Recommended Documentation:

Protest Form: Complete the prescribed form, ensuring all sections are filled out accurately. Must be signed by the owner or authorized agent (CPA, Attorney, Realtor). Click here to get a printable protest form.

Supporting Evidence: Include photos, recent appraisals, or repair estimates to substantiate your claim. Click here to get a printable supplemental information form.

Comparable Properties: Provide data on similar properties in your area to support an equalization argument. Click here to request a list of sale comps for your home or neighborhood.

Tip: Each protest must include a clear statement of the reasons for the requested valuation change and suggested value.

💡 Tip: A protest must include a clear statement of the reasons for the requested valuation change and suggested value.

❓ Douglas County Property Tax Protest FAQ

Q: Can I protest because my taxes went up too much?

A: ❌ No. You must prove the value is inaccurate, not just that it increased.

Q: What if the land value seems off?

A: Land valuations are highly standardized and rarely adjusted unless there's a clear error.

Q: Will the BOE visit my property?

A: They may request a site visit, but it's not guaranteed or required.

Q: Can I appeal if I lose?

A: Yes— If unsatisfied with the BOE's decision, you can appeal to the Nebraska Tax Equalization and Review Commission (TERC).

Q: Why do some neighborhoods see increases each year while other neighborhoods appear to be left alone?

A: The county assessor uses Mass Appraisal Modeling to determine which areas are most out of line with current market values and in need of a closer look.

Q: If I win my protest will I get a credit for the property taxes I’ve paid this year?

A: No— Douglas and Sarpy county homeowners pay property taxes in arrears. The taxes on the property value you are protesting this year will be paid next year, in March and June.

Q: Are there any benefits to meeting with a referee in person?

A: Yes— The benefit of personally meeting with a referee is to get general feedback on the material your provide but do not expect to get a formal response.

Q: How does my neighbor pay $0 in property taxes?

A: It is likely they are homestead exempt- a property tax relief program designed to help eligible homeowners reduce their property tax burden. Click here to learn more.