The story of this market
The typical home in Washington County, Nebraska sells for about $380,000, or $204 per square foot.
Prices are up +5.8% from a year ago, so sellers still have some momentum. Homes take about 38 days to sell. Over the long run, values in this county have grown 146% since 2000. Last year 4 of 5 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is hail, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,450 a month.
HUD sets the fair market rent for a 2-bedroom at $1,450 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Moderate.
Price climate
Every year of price change, 2000–2025
+1%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2023 (+14.8%). Worst: 2010 (-1.9%). Hover to read a year.
Monthly price momentum
Home values since 2015
+3.2%
NE · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,924
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
+1%
2025 change
FHFA repeat-sales index, median of 5 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
74
Relatively Moderate
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $14,103,433.
Mortgage activity
Home lending in this county
83%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 912 | 584 | 83% | 4.8% | $225,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Washington County, Nebraska
Washington County exhibits a stable residential real estate market characterized by steady single-digit annual price appreciation and low available inventory. Demand is supported by stable high-wage bio-industrial employment in Blair and commuters seeking rural acreage or small-town communities within reach of Omaha. Slower turnover and higher interest rates have normalized days on market, but limited supply sustains price stability.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 6 cities · 6 ZIP reports
Median prices moved up 4.5% year over year.
Homes spend a median of 15 days on market with 1.1 months of supply — a fast-moving market.
15% of listings have cut prices · homes sell at 79.34% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.4% · poverty 6.2% — a stable, low-distress profile.
Deterministic aggregate of 6 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Washington County, Nebraska — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 28
researched Sep 28
researched Sep 28
researched Sep 28
researched Sep 28
researched Sep 28
| 68002 | Arlington | $289,000 | $163 | -1.4% | 13 | — | — | — | 188 | $1,033 | researched Sep 28 |
| 68008 | Blair | $345,000 | $180 | +8.5% | 31 | 100% | — | 1 | 12 | $942 | researched Sep 28 |
| 68023 | Fort Calhoun | $425,000 | $215 | +2.4% | 28 | 98.5% | 18% | 3.5 | 42 | $1,077 | researched Sep 28 |
| 68029 | Herman | $296,352 | $168 | +5.8% | 14 | 99.2% | 18.5% | 1.4 | 2,392 | $692 | researched Sep 28 |
| 68033 | Kennard | $350,578 | $165 | -3.3% | 25 | — | — | — | 5 | $950 | researched Sep 28 |
| 68068 | Washington | $268,750 | $170 | — | 22 | — | — | — | 4 | $1,670 | researched Sep 28 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Washington County maintains violent and property crime rates substantially below both the Nebraska state and national averages. Rural coverage is handled by the Washington County Sheriff's Office alongside local municipal police in Blair, with low reported annual incidents.
The county is primarily served by Blair Community Schools, Fort Calhoun Community Schools, and Arlington Public Schools. Districts routinely achieve above-average state testing proficiencies and graduation rates, serving as a primary draw for family buyers.
Primary natural hazards consist of riverine flooding along the Missouri River corridor and interior creeks such as Papillion Creek, alongside severe convective storms with hail and wind. Wildfire risk is low to moderate, focused mainly on agricultural rangelands and brush.
Blair serves as the regional industrial anchor anchored by the Blair Biocampus featuring major facilities for Cargill, Novozymes, and Evonik. Proximity to the northern Omaha metropolitan area fuels continuous exurban residential development and infrastructure upgrades along US-30 and US-75.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. Federal (United States (federal)) — Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) Superfund Liens: Establishes a statutory federal lien upon the parcel running in favor of the United States for all unrecovered cleanup costs, damages, and statutory interest incurred by the EPA. Rate and formula: Direct Dollar-for-Dollar Reimbursement (Lien Amount = Incurred Response Costs + Administrative Costs + Federal (United States (federal)) — Foreign Investment in Real Property Tax Act (FIRPTA) Withholding: Imposes an affirmative withholding tax obligation on the transferee (buyer) to withhold and remit tax on the gross amount realized (gross sales price). The statutory base withholding rate is 15% of the total purchase price (Formula: Tax = Amount Realized × 15%). Exemptions and reductions: (1) 0% wit Federal (United States (federal)) — Federal General Tax Lien Encumbrance: Under IRC § 6321, a statutory lien arises automatically as of the date of assessment and attaches to all real property owned or acquired by the taxpayer.
Outdoor recreation revolves around the Missouri River, Fort Atkinson State Historical Park in Fort Calhoun, and DeSoto National Wildlife Refuge. Local parks, municipal aquatic facilities in Blair, and country clubs provide community amenities.
The county has a small, low-vacancy rental sector predominantly located in Blair and Fort Calhoun. Median market rents remain lower than core Douglas County, with minimal institutional investor ownership or short-term vacation rental pressure.
The local economy is heavily grounded in biotechnology, agriculture, value-added agro-manufacturing, and logistics, bolstered by Blair's international biotechnology hub. Many residents also commute southward into Douglas County and metropolitan Omaha for employment.
Transit is car-dependent with primary vehicular mobility facilitated by US-30, US-75, and NE-133, offering straightforward 25- to 40-minute commutes into downtown Omaha and West Omaha.
Long-range comprehensive plans balance preserving active agricultural acreage while accommodating low-density exurban subdivisions and bio-industrial expansions around Blair's southern and eastern corridors.
The Washington County Assessor oversees mass appraisal using property sales qualification and cost-market approaches, assessing real property at 100% of fair market value and agricultural land at statutory taxable levels.
Parcels are subject to tax levies from local school districts, county governance, rural fire protection districts, natural resources districts (Papio-Missouri River NRD), and municipal taxing entities where incorporated.
Homeowners insurance rates have experienced moderate upward pressure driven by Midwest wind and convective hailstorm risk, though rates remain near state norms and properties outside flood hazard zones avoid mandatory flood coverage.
- Vala's Pumpkin Patch & Apple Orchard4.329.4 mi
- The Amazing Pizza Machine4.224.5 mi
- Spare Time Omaha4.322 mi
- Dave & Buster's Omaha4.122.3 mi
- Prehistoric Putt Omaha4.722.5 mi
- CHI Health Center4.424.4 mi
- Vala's Pumpkin Patch & Apple Orchard4.329.4 mi
- Charles Schwab Field Omaha4.724.1 mi
- Topgolf4.520.8 mi
- Orpheum Theater4.724.6 mi
- Marcus Majestic Cinema of Omaha4.518.3 mi
- Standing Bear Lake4.616.7 mi
- Lucky Strike Elkhorn4.219.9 mi
- Quasar Drive-In4.815.5 mi
- Maplewood Lanes4.519.6 mi
- Joslyn Art Museum4.724.1 mi
- Kiewit Luminarium4.724.6 mi
- Omaha Children's Museum4.724.5 mi
- Joslyn Castle & Gardens4.623.3 mi
- The Durham Museum4.825.1 mi
- Standing Bear Lake4.616.7 mi
- Lake Cunningham Campground4.416.4 mi
- Flanagan Lake Park4.616.8 mi
- Hummel Park Nature Center4.517.5 mi
- Ta-Ha-Zouka Park4.618.8 mi
- Indian Creek Golf Course4.618 mi
- Stone Creek Golf Course4.116.6 mi
- The Players Club4.616.4 mi
- Benson Championship Golf Course4.319.4 mi
- Eagle Run Golf Course4.218.8 mi
- T.J. Maxx & HomeGoods4.318.3 mi
- Hy-Vee Grocery Store4.418.4 mi
- Sierra4.518.3 mi
- Burlington3.918.3 mi
- Hy-Vee Grocery Store4.318 mi
- Eppley Airfield4.223.4 mi
- Bergan Mercy Hospital4.423.3 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
Reconstructed 1820s military post and historical site located in Fort Calhoun.
Federal wildlife refuge along the Missouri River featuring bird migration viewing and seasonal recreation.
18-hole championship public golf facility located north of Blair along the river bluffs.
Data retrieved from U.S. Census Bureau QuickFacts and American Community Survey county profiles for FIPS 31177.
applies when — Applies to qualified claimants including certain veterans, individuals with disabilities, and low-income seniors based on income and property value thresholds.
Provides a reduction or exemption of property taxes on the primary residence (homestead) of qualified individuals. The specific exemption amount is determined by income brackets and disability status as defined in state statutes.
Neb. Rev. Stat. §§ 77-3501 to 77-3530.
Real property is assessed at or near 100% of actual value, except for agricultural and horticultural land, which is assessed at 75% of actual value. Agricultural land is assessed at 50% of actual value for school bond tax purposes. Taxes are calculated by applying local mill levies to the assessed value.
Nebraska Constitution Article VIII; Neb. Rev. Stat. § 77-1344; 2025 Property Assessment Division Annual Report.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.