Investor-grade market analytics for Omaha-Council Bluffs, Nebraska. Data from Zillow ZHVI, FRED, Census ACS, and FEMA NRI. Data through July 2026.
$310,736
+2.3% year-over-year
5.5%
gross annual
+2.3%
base case (Zillow ZHVF)
+2.3% year-over-year
24/100
Very LowNet migration: Top 18% nationally
In-migrants avg $64,793 AGI vs out-migrants $72,822
Opportunity Zone Market
16 ZIP codes in Omaha-Council Bluffs are designated Qualified Opportunity Zones (IRC 1400Z-2), eligible for capital gains tax deferral on qualifying investments. Learn more →
Omaha-Council Bluffs, NE-IA shows steady growth at 2.3% year-over-year appreciation, reflecting balanced market conditions with moderate demand. Affordability remains favorable with a price-to-income ratio of 3.74x, below the national average of 4.8x. Modest net positive migration (+236 returns/year) provides steady demand support. Climate risk remains low (24/100), favorable for long-term investment stability. Rental yield of 5.48% is moderate, offering acceptable cash flow for leveraged investments.
12-month projection (Zillow ZHVF model)
Omaha-Council Bluffs, NE-IA's primary climate exposure is wind storms (51/100). The composite climate risk score of 24/100 (Low) indicates overall risk reflecting favorable conditions for long-term real estate investment. This market benefits from relatively low natural hazard exposure compared to coastal and wildfire-prone regions.
Source: FEMA National Risk Index
Migration flows, ZIP-level neighborhood data, full demographics, price history, and the Market Screener.