Who qualifies for the Nebraska Homestead Exemption?

Qualifying homeowners 65 and older, certain people with disabilities, and disabled veterans, subject to income limits. Eligibility and amounts change, so the Douglas County Assessor and the Nebraska Department of Revenue are the right sources for the current rules and figures.

When do you apply for the Homestead Exemption in Douglas County?

Generally between early February and June 30 each year, with the county assessor. It renews annually, so it is filed each year rather than once. Confirm the current dates and forms with the Douglas County Assessor before applying.

Can a senior use the exemption and protest the value too?

Yes. They are separate. The exemption lowers the tax for those who qualify by age, status, and income; a valuation protest contests the assessor's market value itself. A senior who gets the exemption can still be over-assessed, and can protest the value too.

When is the Douglas County valuation protest window?

Notices mail by June 1, and the valuation protest window runs June 1 through June 30. An independent referee reviews every protest and the Board of Equalization decides by early August. The exemption has its own separate application window with the assessor.

Property Tax Help for Omaha Seniors: The Homestead Path

The Nebraska Homestead Exemption can lower property taxes for Omaha homeowners 65 and older, and it stacks with a valuation protest. Two separate levers.

Nebraska homeowners 65 and older may qualify for the Homestead Exemption, a state program that reduces property taxes for those who meet its income limits. It is separate from a valuation protest, and an Omaha homeowner can pursue both: one trims the tax on the value, the other contests the value itself.

What is the Nebraska Homestead Exemption?

The Homestead Exemption is a Nebraska program that reduces property taxes for qualifying homeowners 65 and older, certain people with disabilities, and disabled veterans, subject to income limits. Amounts and thresholds change, so the Douglas County Assessor and the Nebraska Department of Revenue are the right sources for current eligibility and figures. It is applied for each year with the county assessor, generally between early February and June 30.

How do the exemption and a valuation protest fit together?

They are separate levers, and an Omaha homeowner can use both. The exemption lowers the tax owed for those who qualify by age, status, and income. A valuation protest, Nebraska's version of a property tax appeal, does something different: it contests the assessor's January 1 market value itself, the number every homeowner's bill is built on. One reduces the tax on the value; the other challenges the value. Pursuing the exemption does not spend the protest right, and a senior who qualifies for relief can still be over-assessed on top of it.

Omaha

Look up if you are overpaying on your Omaha home.

What should an Omaha senior do about a high valuation?

Nebraska revalues every home every year, and the protest window runs June 1 through June 30, decided by an independent referee and the Board of Equalization. County taxable value has risen about 38 percent since 2021, so a value that fit a few years ago can be wrong now. A Fair Appeal review is free, and FairAppeal charges only when a protest actually lowers the tax. FairAppeal can occasionally help with exemption applications too. Email hello@fairappeal.com if you want us to take a look.

Frequently asked questions

Who qualifies for the Nebraska Homestead Exemption?: Qualifying homeowners 65 and older, certain people with disabilities, and disabled veterans, subject to income limits. Eligibility and amounts change, so the Douglas County Assessor and the Nebraska Department of Revenue are the right sources for the current rules and figures.
When do you apply for the Homestead Exemption in Douglas County?: Generally between early February and June 30 each year, with the county assessor. It renews annually, so it is filed each year rather than once. Confirm the current dates and forms with the Douglas County Assessor before applying.
Can a senior use the exemption and protest the value too?: Yes. They are separate. The exemption lowers the tax for those who qualify by age, status, and income; a valuation protest contests the assessor's market value itself. A senior who gets the exemption can still be over-assessed, and can protest the value too.
When is the Douglas County valuation protest window?: Notices mail by June 1, and the valuation protest window runs June 1 through June 30. An independent referee reviews every protest and the Board of Equalization decides by early August. The exemption has its own separate application window with the assessor.