The real estate market continues to evolve across the Omaha Metro, and if you're thinking about buying or selling in Council Bluffs or Omaha, understanding today's market conditions is key. While we aren't seeing the frenzy of 2021 and 2022, well-priced homes are still moving quickly, and opportunities exist on both sides of the transaction.

Council Bluffs Market Snapshot

Council Bluffs remains one of the more affordable housing markets in the metro area, making it attractive to first-time buyers, investors, and those looking for value without sacrificing proximity to Omaha.

Current market indicators show:

• Median home sale prices are hovering around $201,000–$212,000.
• Homes are typically going under contract in approximately 11 to 38 days, depending on price point and condition.
• Inventory remains relatively limited, helping maintain a competitive environment for sellers.
• Many homes are still receiving strong interest when priced appropriately.

For sellers, this means properly prepared homes can still attract buyers quickly. For buyers, there is more room to negotiate than in previous years, but waiting too long on a desirable property can still result in missing out.

Omaha Market Snapshot

Omaha continues to experience steady growth and remains one of the Midwest's strongest housing markets.

Current market indicators show:

• Median home prices are approximately $280,000–$297,000, depending on the source and measurement period.
• Homes are averaging around 22 days on market, demonstrating continued buyer demand.
• Home values have increased year-over-year, with price growth remaining positive despite higher interest rates.
• Inventory has improved compared to previous years, giving buyers more choices and creating a healthier balance in the market.

While buyers have gained a bit more negotiating power, sellers who price their homes correctly are still seeing strong activity and solid offers.

What This Means for Buyers

The good news is that buyers finally have more options than they did a few years ago. More inventory means less pressure to make rushed decisions, and sellers are generally more open to negotiating repairs, closing costs, and other terms.

However, affordability remains a challenge due to mortgage rates remaining above historic lows. Being pre-approved and having a clear plan before shopping is more important than ever.

What This Means for Sellers

Many homeowners are waiting for rates to fall before making a move, but today's market still offers significant opportunities.

Homes that are:

• Priced correctly
• Professionally marketed
• Clean and well-maintained

continue to sell quickly and close near asking price.

The biggest mistake sellers can make right now is pricing based on the peak market of a few years ago rather than today's buyer expectations.

Looking Ahead

As we move through the summer market, the Omaha-Council Bluffs area continues to show stability and resilience. Increased inventory is creating a healthier market, but demand remains strong enough to support home values. For both buyers and sellers, success comes from understanding local conditions and having a strategy tailored to today's market—not yesterday's headlines.

Whether you're thinking about buying your first home, upgrading, downsizing, or simply curious what your home is worth, I'd love to help you navigate the current market.

Because real estate isn't just about houses—it's about helping people find the next chapter of their story. 🧡💙

Thinking about making a move in Iowa or Nebraska? Let's connect and build a plan that works for you.
Alicia Stultz | NextHome In The Bluffs
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