Real Estate Information Archive

America is undergoing a significant shift in housing, and Omaha, Nebraska, is at the forefront of this change. Multi-generational living, which was once the norm in previous generations, has returned as families seek creative solutions to rising housing costs, caregiving needs, and the desire to maintain closer family connections.

Did you know that the Heim-Berg Team has witnessed this evolution firsthand and has helped many Omaha families navigate the unique challenges and opportunities presented by multi-generational housing needs?

As longtime residents and expert real estate advisors in the Omaha metropolitan area, The Heim-Berg Team understands that today's housing market requires innovative approaches to meet the changing needs of families. The traditional single-family home model, while still popular, no longer serves the needs of every family as effectively as homes designed or adapted for multi-generational living arrangements.

How much do you know and understand about the multi-generational housing movement? In Omaha, several converging factors—reflecting both national trends and local market conditions — are driving this trend. Multi-generational housing encompasses a variety of living arrangements where multiple generations of the same family share a single property or reside nearby on the same lot.

Economic considerations play a significant role in this evolution of housing. Rising home prices, student loan debt, and caregiving costs for aging parents create financial pressures that make shared housing arrangements an increasingly attractive option. We're seeing young adults struggling to afford their first homes find that living with parents or grandparents allows them to save for down payments while contributing to household expenses.

At the same time, their parents and grandparents benefit from shared costs and the security of having family nearby. The demographic trends in Omaha mirror national patterns, showing increased interest in multi-generational arrangements. Recent surveys indicate that nearly 20% of Americans now live in multi-generational households, representing a 15% increase over the past ten years.

Specific Omaha neighborhoods where housing costs have increased make shared arrangements practical and appealing for some families. Beyond financial motivations, many families opt for multi-generational living for the enhanced family connections and support systems it offers.

Grandparents play increasingly active roles in childcare, which enhances both their lives and those of the children. At the same time, we're seeing adult children assist aging parents with daily activities and healthcare management. This arrangement often proves beneficial for all generations involved, providing emotional support and practical assistance that enhances the quality of life.

Accessory Dwelling Units, commonly known as ADUs, are becoming one of the most popular, flexible solutions for multi-generational housing needs in Omaha. These secondary housing units on single-family residential properties provide independent living spaces while maintaining family proximity and connection.

ADUs take various forms, from converted garages and basement apartments to purpose-built small homes in backyards. ADU flexibility can be highly appealing for those seeking a multi-generational solution. If you think about it, adult children can house aging parents who want independence while remaining close to family support, young adult children saving for their own homes, or even serve as rental income sources when family circumstances change.

Thankfully, we've seen Omaha's zoning regulations evolve to accommodate the growing interest in Accessory Dwelling Units (ADUs). Nevertheless, we've found that working through the approval process requires an understanding of local requirements and restrictions. To the point that different neighborhoods have varying regulations regarding ADU size, parking requirements, and design standards. Some areas of Omaha have embraced ADUs more readily than others, creating opportunities for families willing to explore these options.

The financial benefits of ADUs extend beyond their utility for family members. When not in use for family purposes, these units can generate rental income that helps offset mortgage payments and property taxes. In Omaha's current rental market, well-designed Accessory Dwelling Units (ADUs) can command monthly rents ranging from $800 to $1,500, depending on size, location, and amenities.

Additionally, ADUs often increase overall property values, with some studies showing increases of 20-30% for properties with well-designed accessory units. Construction costs for Accessory Dwelling Units (ADUs) in Omaha typically range from $75,000 to $200,000, depending on the size and finish level. While this represents a significant investment, many families find that the long-term benefits – both financial and personal – justify the initial expense.

We're finding that some neighborhoods are becoming preferred for multi-generational housing. Certain neighborhoods are growing in popularity for those looking for multi generational houisng arrangements, often due to their combination of amenities, accessibility, and housing stock that accommodates flexible living arrangements well.

The Benson neighborhood has attracted many multi-generational families due to its diverse housing options, including larger older homes that can accommodate extended families and properties with space for ADU development. The area's ongoing revitalization has brought new amenities while maintaining affordability relative to other parts of Omaha.

Another area we see growing in popularity is Midtown Omaha. We feel Midtown is attracting multi-generational buyers due to its walkable neighborhoods, proximity to healthcare facilities, and variety of housing types. The area's established infrastructure and community services make it particularly appealing for families with older adults who may have mobility considerations.

West Omaha neighborhoods, such as Elkhorn and Gretna, have seen increased interest from multi-generational families seeking newer construction with flexible floor plans. Recent developments in these areas include homes designed with separate living suites or bonus rooms that homeowners can easily convert into new independent living spaces.

The Blackstone District also appeals to families looking for multi-generational potential and urban conveniences. The neighborhood's walkability, restaurants, and entertainment options create an environment where different generations can enjoy shared activities while maintaining their independence.

Successful multi-generational housing arrangements require thoughtful design considerations that strike a balance between privacy and connection. Homes that work well for extended families typically incorporate specific features that accommodate the needs and preferences of different generations.

Separate entrances provide crucial independence for multi-generational arrangements. Whether achieved through traditional front and back entrances or purpose-built secondary entries, this feature allows family members to maintain their routines without disrupting others. Many Omaha families have successfully converted existing homes by adding exterior stairs to basement levels or creating new entrances to upper floors.

Kitchen flexibility represents another critical design element. Some multi-generational homes benefit from multiple kitchen spaces – perhaps a full kitchen for the main household and a kitchenette for independent family members. Other successful arrangements feature large, open kitchens designed to accommodate multiple cooks and family meal preparation.

Bathroom accessibility becomes increasingly essential when older adults are part of the household. First-floor bathrooms with accessible features, including grab bars and walk-in showers, enhance safety and independence. Many Omaha homeowners have discovered that bathroom modifications not only meet the immediate needs of their families but also enhance the home's appeal to future buyers.

Living space separation allows different generations to enjoy their preferred activities without conflict. Now, homeowners are considering soundproofing between floors, creating dedicated entertainment areas, or designing homes with multiple family rooms that serve different purposes and age groups.

The financial implications of multi-generational housing extend well beyond the initial purchase or modification costs. Families considering these arrangements should evaluate both short-term expenses and long-term economic benefits to make informed decisions.

Shared housing expenses can significantly reduce the financial burden for the whole family. When multiple adults share Mortgage payments, utilities, property taxes, and maintenance costs, the result is substantial savings over separate housing arrangements. For many Omaha families, this cost-sharing enables them to afford larger, higher-quality homes than they could manage independently.

Caregiving cost savings represent another significant financial benefit. Professional in-home care or assisted living facilities can cost thousands of dollars monthly. At the same time, multi-generational arrangements allow families to provide care while maintaining independence. This arrangement often proves more satisfying for older adults while reducing financial stress for all parties involved.

Well-designed, multi-generational features enhance property values, particularly when such arrangements are standard and widely accepted. Property values vary significantly, depending on the specific modifications made and the neighborhood in which the home is located. However, highly specialized modifications might limit the appeal to future buyers, making professional guidance essential when planning significant changes.

The tax implications of multi-generational housing arrangements can be complex, particularly when family members share or split rental payments or when Accessory Dwelling Units (ADUs) generate income.

We advise our clients to consult with tax professionals to help you define the official arrangements and maximize benefits while also ensuring compliance with applicable regulations.

Accessory Dwelling Units (ADUs) living arrangements, although beneficial, present unique challenges that successful families learn to navigate through effective planning and open communication. Understanding these potential issues helps families prepare for smoother transitions and more positive experiences.

Are you aware of the challenges associated with Accessory Dwelling Units (ADUs)? In many multi-generational arrangements we've worked with, Privacy concerns often top the list of challenges.

Different generations have different expectations about personal space, social activities, and household routines. To create successful arrangements, we typically advise our clients to communicate clearly about boundaries, shared spaces, and individual needs before problems arise.

Without proper planning and preparation, lifestyle differences between generations can create friction. Family members have different sleep schedules, entertainment preferences, cooking habits, and social activities, which require them to compromise and develop accommodations. Many families find that establishing household guidelines and expectations helps prevent conflicts.

Financial arrangements require clear agreements to prevent misunderstandings and ensure transparency. Whether involving rent payments, utility contributions, or shared expenses for home improvements, written agreements help ensure all parties understand their responsibilities and expectations.

Understanding local regulations and obtaining the proper permits protects families from Zoning and legal considerations that can complicate multi-generational arrangements, particularly when making significant changes, modifications, and updates to accommodate ADUs. We also protect our clients from legal issues by ensuring all changes and upgrades meet required safety standards.

The demand for multi-generational housing solutions in Omaha is continuing to grow, driven by demographic trends, economic factors, and shifting family preferences.

Data we've reviewed recently shows that Omaha's aging population demographics support the increasing demand for multi-generational housing arrangements. As baby boomers age, many prefer to remain in their communities while receiving family support rather than moving to institutional facilities. As this latest trend continues to expand, the demand for innovative, creative housing solutions that cater to these preferences also grows.

Additional data we've reviewed shows that rising housing costs in Omaha, while still moderate compared to coastal markets, make shared arrangements increasingly attractive for young adults. Student loan debt, delayed marriage, and career establishment periods often extend the time young adults live with their families, creating a demand for housing that accommodates these arrangements comfortably.

The construction industry's response to multi-generational demand is beginning to appear in new developments around Omaha. Some builders now offer floor plans specifically designed for extended families. In contrast, others provide options for easily converting spaces to accommodate changing family needs.

How can technology help address some traditional challenges of multi-generational living arrangements? Technology integration can be a big help. We've seen smart home systems accommodate various preferences for temperature, lighting, and security while still allowing for individual control.

How necessary is professional guidance for navigating the multi-generational housing market? To successfully navigate Omaha's multi-generational housing market, you'll need expertise in various areas, including zoning regulations, construction requirements, financing options, and neighborhood characteristics. When you partner with knowledgeable real estate professionals, families can create successful multi-generational housing outcomes.

Nancy Heim-Berg and The Heim-Berg Team bring extensive experience in Omaha real estate to the table. This experience includes helping families identify properties suitable for multi-generational arrangements and a complete understanding of existing home modifications. We are familiar with neighborhood characteristics, zoning regulations, and market trends, which prove invaluable for families exploring these rapidly evolving housing options.

Understanding financing options for multi-generational housing can be complex, particularly when renovations or ADU construction are involved. Different loan programs may be applicable depending on the intended use of the additional living spaces and the family's specific circumstances. Professional guidance helps families navigate these options effectively.

Contractor and service provider recommendations become crucial when modifying homes for multi-generational use. The Heim-Berg Team maintains relationships with qualified professionals who understand the unique requirements of multi-generational housing projects and can deliver quality results within reasonable timeframes and affordable budgets.

Successful families typically evaluate their situations thoroughly before committing to these arrangements. Choosing multi-generational housing arrangements represents a significant decision that affects multiple family members and requires careful consideration of various factors.

Family dynamics assessment helps determine whether multi-generational living will enhance or challenge family relationships. An honest evaluation of communication patterns, conflict resolution abilities, and individual space needs provides insight into the likelihood of successful arrangements.

Understanding timing requirements helps identify appropriate housing options and modification strategies, as timeline considerations affect both housing choices and family planning. Some families require immediate solutions for aging parents or young adults, while others have a more extended timeframe for planning their transitions.

Location priorities may differ among family members, requiring compromise and creative solutions. Proximity to work, schools, healthcare facilities, and social activities affects the quality of life, depending on the generational requirements of the family member. Successful arrangements often involve locations that reasonably serve the needs of multiple family members.

Budget planning requires consideration of both short-term and mid-term costs, as well as the long-term financial impact. We always advise families to create a realistic assessment of available resources, ongoing expenses, and potential savings so that they can make informed decisions about affordable options.

Multi-generational housing trends in Omaha reflect the changing needs and economic realities of families, making shared arrangements increasingly attractive for many households. Whether driven by financial benefits, caregiving requirements, or the desire for closer family connections, these arrangements offer creative solutions to modern housing challenges.

Nancy Heim-Berg and The Heim-Berg Team bring decades of Omaha real estate experience to guide families through complex multi-generational housing challenges. Our comprehensive understanding of local neighborhoods, zoning requirements, and market conditions, makes us your ideal partner.

From identifying properties with multi-generational potential to understanding the renovation and financing processes, The Heim-Berg Team provides the expertise and support necessary so that families can make informed, successful decisions. We possess extensive knowledge of Omaha's diverse neighborhoods and housing stock, which enables us to help families find solutions that meet their unique needs and preferences.

Ready to explore multi-generational housing options that could benefit your family? Contact Nancy Heim-Berg and The Heim-Berg Team today to discuss your specific needs and discover the opportunities available in Omaha's evolving housing market.

Phone: (402) 677-9024

Website: https://www.omahaarealiving.com/

Nancy Heim-Berg and The Heim-Berg Team – Your trusted advisors for innovative housing solutions in Omaha.

As the tulips begin their annual appearance across Omaha neighborhoods and the College World Series preparations get underway, our real estate market is shifting into its most dynamic period. The seasonal rhythms of Omaha's housing market are as distinctive as our city itself, and understanding these patterns can make all the difference in your real estate journey.

We have our finger on Omaha's unique seasonal property pulse. While real estate markets everywhere experience seasonal fluctuations, Omaha's patterns have their Midwestern character. Having guided countless clients through these cycles, we've observed how our city's market responds to weather patterns and the specific cultural and economic factors that make Omaha special.

Spring in Omaha traditionally kicks off the most competitive buying season, but it's a complex period with distinct phases. Early Spring (March-April) differs significantly from late Spring (May-June), offering different advantages depending on your goals. As we move into summer, new opportunities emerge that many buyers and sellers overlook.

This Spring has proven particularly interesting. Inventory levels across Omaha neighborhoods are about 7% higher than last year but well below pre-pandemic norms. This has created "micro-markets"—pockets of opportunity within specific communities and price points that don't necessarily follow the broader trends.

Aksarben and Dundee continue to see properties move within days of listing, often with multiple offers. Meanwhile, areas like Millard and western Omaha are experiencing slightly longer days-on-market with more room for negotiation. This neighborhood-by-neighborhood variation is more pronounced this year than in recent seasons.

This means the strategy needs to be hyperlocal for buyers. The approach that works for a Benson bungalow won't apply to a new construction of Papillion. We're helping our clients craft neighborhood-specific approaches rather than a one-size-fits-all seasonal strategy.

From mid-May through June, Omaha traditionally experiences its most competitive market conditions in late Spring. Several factors drive this intensity: school year endings that allow for summer moves, better weather for house-hunting, and properties showing at their best with green lawns and blooming gardens.

This year, median days-on-market in desirable areas hover around 4 days, with homes in the $250,000-$350,000 range moving remarkably quickly. Multiple offer situations remain common, though not quite at the frenzied levels of 2021-2022.

This period offers maximum exposure for sellers, but it's not without challenges. The increased competition means your property needs to stand out. Professional photography, strategic pricing, and proper preparation become even more critical during this high-volume season.

We recently helped the Johnsons sell their Aksarben split-level after preparing it with targeted updates to the kitchen and main bathroom. Despite being surrounded by new listings in their neighborhood, their property received four offers within 48 hours. It closed at 6% above the asking price. The difference came down to preparation and precise timing – listing on a Wednesday to capture maximum weekend traffic rather than joining the crowd of Friday listings.

This year, we see a particular opportunity window in the summer market, specifically late June through July. Historically, many Omaha residents assume the market slows dramatically after the spring rush. Still, our data tells a more nuanced story.

While the quantity of listings typically declines from late June onward, the quality of buyers often improves. Summer buyers tend to be more serious and decisive. The "casual browsers" who swell open house attendance in Spring are less prevalent, leaving a pool of motivated purchasers who often have specific timelines driving their search.

This can mean a less hectic process with higher-quality showings for sellers. For buyers, the slightly reduced competition can create windows for negotiation that don't exist during the spring peaks. Interest rates have also historically shown patterns of minor dips during summer months, though this is never guaranteed.

Last summer, we helped the Garcias purchase their dream home in the Elkhorn district after they had nearly given up following three unsuccessful spring offers. By adjusting their search to July, they encountered a perfect property that other buyers had overlooked because they were fixated on spring transactions. Not only did they avoid a bidding war, but they were also able to negotiate favorable terms around closing timing. They included appliances that are flexible and rarely seen during peak season.

The College World Series Effect is A fascinating Omaha-specific factor we've observed over years of market analysis. We see the "CWS pause" – a brief but noticeable slowdown in transaction activity during the College World Series. Local sellers often delay listings until after the event concludes, creating a minor inventory surge in late June that savvy buyers can leverage.

We see this pattern in neighborhoods surrounding the downtown and midtown areas, where residents may be renting properties or simply avoiding the hassle of showings during the tournament. Opportunities emerge with less competition for buyers willing to house-hunt during this busy community period.

Omaha's highly regarded school districts significantly influence our seasonal patterns because timing is everything for families with children. Families strongly prefer to close on new homes before school registration deadlines, creating predictable surges in demand for properties within desirable districts like Elkhorn, Millard, and Westside.

Most Omaha districts require registration to be completed by early August 2025.  This means peak contract activity in June, with slight easing afterward. Buyers focused on specific schools should be ready for this timeline acceleration. At the same time, those with flexibility might find advantages in house hunting after the deadlines pass.

We've used a variety of creative approaches in our negotiations as we responded to this year's competitive dynamics. A tactic that worked for clients was adding rent-back arrangements or expedited closings. We're helping several families navigate this challenge, aligning closing dates with registration requirements while balancing the season's competitive dynamics.

Strategic preparation makes all the difference for sellers preparing to enter the market in the coming weeks. While spring listings benefit from fresh landscaping and natural light, summer properties need attention to different details.

Cooling and comfort become paramount as temperatures rise. Ensure HVAC systems are serviced and functioning properly—buyers touring on 90-degree days will immediately notice if cooling is inadequate. Creating comfortable outdoor spaces with shade options can transform a standard showing into an immersive lifestyle experience.

We advise our selling clients to emphasize outdoor living features that showcase summer enjoyment—patios, decks, and gardens become even more valuable selling points. Timed for golden hour lighting, professional photography can capture these spaces in their most appealing way.

Perhaps the most valuable insight we can share from our years of Omaha market experience is that conventional wisdom about "best times to buy or sell" often misses the nuance of individual situations. While broad patterns exist, the ideal timing for your specific transaction depends on numerous personal factors beyond seasonal trends.

We're seeing increasing success with countercyclical strategies, particularly for move-up buyers who must sell and purchase simultaneously. By selling during peak demand periods and buying during slight lulls, these clients leverage seasonal differences to their advantage.

Investors particularly benefit from understanding these seasonal fluctuations. Several of our investor clients specifically target acquisitions during early July, when sellers who missed the spring peak may be more amenable to negotiations.

Here's the Heim-Berg Team Forecast: Looking ahead to the remainder of 2025, we're anticipating several key trends that will influence Omaha's seasonal patterns:

Interest rate fluctuations may cause brief increases in activity as buyers seek favorable rates.  This rate sensitivity often overrides traditional seasonal patterns, creating opportunity windows that savvy buyers can leverage.

New construction completions, particularly in western Omaha and Sarpy County, are scheduled to accelerate in late summer. This could ease inventory constraints in specific price points and offer alternatives for buyers who missed spring opportunities.

The ongoing urban revitalization projects in Blackstone, North Downtown, and the Riverfront shift traditional neighborhood desirability patterns, creating year-round demand in previously seasonal markets. Properties in these transforming areas increasingly operate on their cycles, somewhat disconnected from broader seasonal trends.

What makes Omaha's real estate market both challenging and rewarding is how personalized each transaction must be. Cookie-cutter approaches don't work when neighborhoods just miles apart can operate under dramatically different conditions.

Having guided clients through multiple market cycles in virtually every Omaha neighborhood, the Nancy Heim-Berg Team brings data analysis and contextual understanding to create your personalized seasonal strategy. We believe in combining market intelligence with deep client consultation to develop timing strategies aligned with both market conditions and personal needs.

Are you considering entering this competitive spring market, planning a summer transaction, or even further ahead? We're committed to providing the nuanced, neighborhood-specific guidance that Omaha's unique market demands.

The Nancy Heim-Berg Team is here to guide you through every season of our unique Omaha market. We’re ready to develop your personalized seasonal strategy for buying or selling. Contact us at (402) 677-9024 or visit www.https://www.omahaarealiving.com to discuss the perfect timing for your real estate goals.

Thanks for stopping by. We’re the Heim-Berg Team & we’ve helped hundreds of Omaha homeowners sell their properties quickly and for more money. We wanted to share some insider tips about preparing your home for this year's spring market. Let me tell you - timing and preparation are everything when maximizing your home's value and creating buyer interest here in Omaha.

So, what does the timeline look like for selling your home? After years in this market, we have noticed that sellers who start their prep work about 60 days before listing consistently see better results. That matters because our spring market typically kicks into high gear by early March, with buyer activity peaking in April and May. Starting your preparations in January or early February gives you the perfect runway to tackle everything systematically without feeling rushed.

Let's talk candidly about what matters in our local market and moves the needle for Omaha buyers. Through years of selling homes across Omaha, I've seen which improvements consistently deliver the best return on investment. You might be surprised that you don't need a complete remodel to impact kitchens significantly. I've seen amazing transformations with just a few key changes. Painting warm white or light gray cabinets can completely refresh the space. Updating hardware and lighting fixtures makes a huge difference, too. Right now, brushed nickel and matte black finishes are catching buyers' eyes.

Believe it or not, fresh paint is your best investment. I tell all my clients this: nothing beats the return on fresh paint. Currently, Omaha buyers are responding to warm neutrals in main living spaces, soft whites in kitchens and bathrooms, and light grays in bedrooms. Here's a pro tip I've learned the hard way: Always get samples first! Our Midwestern light, combined with your home’s windows, can make colors look different than you'd expect.

Curb appeal is especially crucial here in Omaha, where our harsh winters can be brutal on exteriors. I always recommend starting with a professional lawn cleanup to remove dead vegetation and winter debris. Fresh mulch makes a considerable difference - dark brown or black mulch is particularly popular now. A good power washing of walkways and siding can make your home look years younger. And don't forget about your front door - it's incredible how much impact a fresh coat of paint or a new door can have.

“OK Nancy, I’ve used your above advice, now how do I make my home shine?” Every Omaha neighborhood is different, and I've sold homes in all of them. While staging preferences vary by area and price point, I've learned some universal truths about what works in our market. In living spaces, it's all about creating an inviting atmosphere. I always suggest my clients think about traffic flow - how people will move through the space. Creating welcoming conversation areas makes buyers feel at home. Lighting is crucial, especially in our older Dundee and Field Club homes, where natural light might be limited.

Kitchens and dining areas deserve special attention. A clean, clutter-free kitchen with just a few attractive appliances on display works wonders. We love suggesting that my clients set their dining table—Omaha buyers respond to being able to envision family meals in the space. How about adding a small fresh herb garden in the kitchen window to make the space more alive and appealing?

Don't forget about outdoor spaces - they're crucial selling points once our beautiful spring weather arrives. Clean and arranged patio furniture makes a big difference, even if you're listing in early spring. We recommend adding some potted plants - we suggest varieties that handle our spring temperature swings, like Champs. Good outdoor lighting is essential, too - buyers often drive by in the evening.

Let me share the timeline we've developed over years of spring sales in Omaha. Here’s your countdown for the listing day with our team.

About 60 days out, you'll want to schedule your contractors—they book up incredibly fast in spring. At this time, you should also begin decluttering and tackle any major repairs. We know some great local storage solutions if you need them.

By the 30-day mark, you should be wrapping up significant improvements and starting on painting. You should also begin deep cleaning carpets and windows. In the final two weeks, we'll focus on touch-up work, staging, and that final professional cleaning. We work with a photographer specializing in capturing our unique Omaha architecture—correctly timing that final photo shoot is crucial.

We believe there’s “NO I IN TEAM!” Over our years selling homes in Omaha, we've built relationships with excellent local contractors who understand what Omaha home buyers want. When you work with us, you get access to our entire network—from painters who know current buyer preferences to handymen who can tackle those crucial minor repairs. We've got great stagers who understand our market and cleaners who know how to make a property truly market ready.

We've learned something that might surprise you: professional photos make an enormous difference in our market. Today's sophisticated buyers make split-second decisions based on online listings. Intense preparation, a skilled photographer, and eye-catching online visuals will set you apart from the competition and make the difference between a quick sale and a lingering listing.

So, LET’s GO! If you're considering selling this spring, now is the perfect time to begin preparations. While everything I've shared works well for most properties, every home is unique. I'd love to walk through your home with you and provide specific recommendations based on your goals, your property, and your neighborhood. We can create a comprehensive plan to maximize your home's appeal to today's Omaha buyers. 

Contact The Heim-Berg Team today to start your journey to finding the ideal community in Omaha:
Phone: (402)677-9024
Website: OmahaAreaLiving.Com

WHAT’S YOUR HOME WORTH?  GET YOUR NO OBLIGATION HOME VALUATION

The Nancy Heim-Berg Team are real estate experts in Omaha, NE, known for their data-driven approach, online marketing strategies, and deep understanding of local market dynamics. His proven strategies have helped countless homeowners sell their homes quickly and for more money in the Omaha Real Estate Market.

As the leader of one of Omaha's most trusted real estate teams, I've seen firsthand how crucial accurate pricing is in our diverse market. My team and I have helped hundreds of homeowners successfully sell their properties. I want to share our insights about pricing strategies across Omaha's unique neighborhoods as we head into the spring 2025 market.

First, you need to understand Omaha’s current real estate market. Let me start by saying that Omaha's real estate market is fascinating. While national headlines might paint one picture, what we see on the ground here is quite different. Each neighborhood has its own story; knowing these nuances can make all the difference in your selling success.

Let’s begin our journey in West Omaha, a tale of two markets. We're seeing some interesting trends in West Omaha, particularly in areas like Elkhorn and Waterloo. Homes in the $400,000 to $600,000 range move fast when priced right. My team recently sold a property in The Prairies that received multiple offers within 48 hours - all because we positioned it ideally based on recent comparable sales.

What's interesting is how new construction is affecting resale prices in this area. With builders offering fresh inventory, we've developed specific strategies to help our resale clients compete effectively. It often comes down to highlighting the established landscaping and community features that new builds can't match.

The historic neighborhoods of Midtown (Dundee, Memorial Park, and Country Club) continue to charm buyers, but pricing here requires a particularly nuanced approach. Our recent sales in Dundee and Memorial Park show that updated historic homes command premium prices—sometimes 15-20% above similar-sized, non-updated properties.

One of the most important factors we consider in these neighborhoods is the level of updating. Has the electrical been modernized? Is the HVAC current? These details significantly impact pricing, and our team has developed a detailed evaluation system to help sellers understand precisely where their homes stand in the market.

Omaha's “Hot Zones” are Aksarben and Elmwood. Our team has mastered the balance of understanding the buyer demographics and positioning your home to appeal to multiple buyer groups. In fact, we've recently helped several sellers achieve sales prices that exceeded their expectations. If you own a home in Aksarben or Elmwood, you sit in Omaha's "sweet spot." These neighborhoods are seeing tremendous interest from both first-time buyers and downsizers. The walkability and warm community vibes are huge draws, and prices have responded accordingly. We're seeing homes priced between $250,000 and $350,000 in these areas move quickly. 

For those of you listing in Downtown and Little Italy, we must attract buyers with Omaha’s exciting urban appeal. You need to consider that Omaha’s downtown market has unique pricing considerations. With the ongoing development in the Capitol District and along the riverfront, we're seeing increased interest in urban living options. Experience, knowledge, and negotiation skills matter a lot in these areas. You need to strategically price your Condo and townhome in this neighborhood because lifestyle and local amenities are very important. This means your value is about more than just square footage.

In South Omaha, we're seeing exciting growth in property values. You'll find value and opportunity, especially in the Spring Lake and Karen Western neighborhoods. Finding the right real estate solution here requires understanding how quickly these communities are changing. It can be mind-boggling. That's why our team keeps detailed records of sale prices and market trends, allowing us to spot value opportunities that others might miss.

If you're in North Omaha, you may or may not be aware of its Renaissance. My team and I have been closely watching the transformation. With new development and community investment, property values in areas like Miller Park and Minne Lusa are seeing positive trends. We've developed specific pricing strategies for these neighborhoods, considering current sales data and future growth potential.

Pricing strategy is THE MOST IMPORTANT part of listing your home. We apply a data-driven, proven pricing strategy for you. When my team takes on a new listing, we don't just look at recent sales—we dive deep into market dynamics. We analyze everything from days on the market to price adjustments to final sale prices. This comprehensive approach has consistently helped our clients achieve optimal results.

We also consider seasonal factors. Spring in Omaha typically increases buyer activity, but that doesn't automatically mean you should price higher. Instead, we focus on pricing that attracts multiple buyers while remaining grounded in market reality.

It’s essential to get it right the 1st time. My team does the homework and invests their time in getting the price right before going to market. I always tell my sellers that the first two weeks on the market are crucial. Our data shows that homes priced correctly from the start sell faster and often for better terms than those requiring price adjustments.  

As we look ahead and enter the spring market, each Omaha neighborhood presents opportunities and challenges. My team stays ahead of these trends through constant market analysis and boots-on-the-ground experience. We've developed neighborhood-specific pricing strategies that have proven successful time and time again.

Are you ready to list your home? Then, let’s talk specifics to understand your needs, goals, and every aspect of your home. Every home is unique, and while these neighborhood trends provide a good starting point, nothing beats a personalized analysis. My team and I would love to give a detailed evaluation of your home's position in today's market. We'll bring our comprehensive neighborhood data and years of local expertise to help you make informed decisions about pricing your home. Call Us (402) 677-9042

MEET THE HEIM-BERG TEAM     FREE ONLINE HOME SELLER TIPS

Nancy Heim-Berg leads one of Omaha's most successful real estate teams. They are known for their data-driven approach and deep understanding of local market dynamics. Their proven strategies have helped countless homeowners achieve optimal sales prices across the Omaha metro area.

Spring is a great time to sell your home in Omaha, Nebraska. The weather is pleasant, the flowers are blooming, and buyers are eager to find their dream home. But how can you make your home stand out from the competition and attract more offers? Here are some spring home staging tips for Omaha that can help you sell faster and for more money.

1. Clean and declutter. Nothing turns off buyers more than a dirty or cluttered home. Spring cleaning is a must before you list your home for sale. Get rid of any excess items, personal belongings, or seasonal decorations that may distract buyers from seeing the potential of your home. Make sure every room is spotless, especially the kitchen and bathrooms. A clean and decluttered home will look more spacious, bright, and inviting.

2. Refresh the paint. A fresh coat of paint can do wonders for your home's appearance and appeal. Choose neutral colors that will appeal to a wide range of buyers and complement your home's style and features. Avoid dark or bold colors that may make your rooms look smaller or clash with the furniture. A light and neutral color palette will create a calm and cozy atmosphere that buyers will love.

3. Add some greenery. Spring is all about nature and freshness, so why not bring some of that into your home? Adding some plants, flowers, or herbs to your rooms can add some color, life, and fragrance to your space. You can use real or artificial plants, depending on your preference and budget. Just make sure they look healthy and well-maintained. You can also place some fresh flowers in a vase on the dining table, coffee table, or kitchen counter for a touch of elegance and charm.

4. Update the curb appeal. The first impression is crucial when selling your home, so make sure your curb appeal is on point. Spring is the perfect time to spruce up your landscaping, lawn, and exterior features. Mow the grass, trim the bushes, weed the flower beds, and add some mulch or gravel to create a neat and tidy look. You can also plant some colorful flowers or hang some baskets or wreaths on your front door or porch for some extra curb appeal.

5. Let in the light. One of the best ways to make your home look more spacious and inviting is to let in as much natural light as possible. Open the curtains, blinds, or shutters and let the sunshine in. If you have any dark or gloomy areas in your home, consider adding some lamps, candles, or mirrors to brighten them up. You can also switch out any old or dim light bulbs with brighter ones for a more cheerful and welcoming ambiance.

These are some of the spring home staging tips for Omaha that can help you sell your home faster and for more money this season. If you need more help or advice on how to prepare your home for sale, contact us today. 

Looking for a new place to host your OWN Super Bowl party next year??  Let’s get together and find your PERFECT paring now!  Give our team of experts a call today, and we’ll get your home plan created.  The Heim-Berg Team- 402-677-9024. 

Selling your home in the Omaha can be exciting, but the process requires careful planning to ensure it goes smoothly. Avoiding common mistakes will help make your sale efficient and stress-free as you transition to a new home.

1. Setting a price for your home without doing research or working with a real estate agent is a common mistake to avoid. Home values are based on many factors, including comparable sales in your Omaha neighborhood, seasonality, current inventory availability, and more.

2. Avoid the common mistake of pricing your home without research or an agent's guidance. Home values depend on many factors, such as comparable sales in your Omaha neighborhood, seasonality, current inventory, and more.

3. Avoid using odd listing prices that don't align with typical price ranges, as this can make your home harder to find; for example, pricing your $400k home at $402,289 rather than a round $400k could exclude it from searches below $400,000.

4. Overpricing your home because you have more time to sell it is a mistake. Homeowners may think they can list at a higher price and wait for the right buyer who will pay that price. However, the longer a house sits on the market, the fewer showings it will get, making it increasingly difficult to achieve the original asking price.

5. Listing your home at an unrealistically high price, thinking you have plenty of time to wait for the right buyer, is a mistake. While homeowners may believe they can overprice their home and eventually find someone willing to pay that inflated amount, homes tend to get fewer showings the longer they sit on the market. This makes it increasingly difficult to sell the home for its original overpriced asking price.

6. Even in a hot housing market, avoid thinking your home will sell itself. When listing a house, make sure to stage and market it well to attract buyers.

7. Avoid trying to sell your Omaha home without an agent. Studies show that homes for sale without an agent stay on the market longer and sell for less money.

The Heim-Berg Team has the experience you need to help avoid making these selling mistakes. Contact us today to see how we can help you get the best price for your home for sale in Omaha.

As we enter the new year, it's the perfect time to breathe new life into our homes. And what better way to start than by giving well-deserved attention to our often-overlooked floors? Whether you're gearing up for a major makeover or simply replacing worn-out surfaces, 2024 promises an array of exciting flooring trends, transforming your space into a haven of style and comfort.

1. Warm Tile Tones for a Moody Elegance

Step into 2024 with a burst of warmth underfoot! Tile design is turning towards inviting hues like cream, beige, and grey, blending different large formats and tonalities to craft captivating patterns. Jordana Moche, the maestro behind Porcelanosa NYC, predicts a surge in popularity for medium and darker wood-effect tiles and earth-toned flooring. Picture a home with a cozy, moody charm—a true retreat with a touch of hospitality.

2. Retro Carpet Revolution: Nostalgia with a Twist

Hold on to your hats because the carpet revolution is here! Audra Keiber, Mohawk's design and development virtuoso, hints at a retro resurgence in 2024. Like vintage furnishings and retro colorways, carpets are making a stylish comeback. Step away from the mundane gray and embrace the unique patterns and warm tones of this nod to nostalgia. Our top pick? The upcoming Karastan release, Stitchery, weaves a classic herringbone pattern with traditional colorways for a truly inspiring finish.

3. Familiar Farmhouse Flooring with a Modern Twist

The modern farmhouse style still reigns supreme in 2024. According to Adam Vester, Mohawk's design maven, farmhouse trends are evolving towards warm minimalism with Scandinese influences. Raw textures and organic forms meet Scandi minimalism, creating a visually clean backdrop that transforms living spaces into soft-spoken retreats. Embrace the familiarity of farmhouse flooring with a modern, sophisticated twist.

4. Innovative Sustainable Floors: A Green Revolution

Eco-conscious living takes center stage as sustainability and inclusivity drive flooring choices. Audra Keiber emphasizes Mohawk's commitment to sustainability, introducing innovative bio-based flooring alternatives. Expect clean, renewable, and sustainable materials to take the lead in 2024. Join the green revolution and explore flooring options that align with your values.

5. Hardwood Floors Reign Supreme in Kitchens

In 2024, we'll see kitchens graced by the enduring elegance of hardwood floors. Mitchell Parker, senior editor at Houzz, unveils the trend, with a quarter of renovating homeowners opting for stained or unstained hardwood. Get ready for smooth surfaces, raw wood tones, and wide planks. While lighter hues make waves, rustic wood's earthy charm remains a steadfast favorite. Dive into the classic herringbone pattern for an elegant and classy appearance.

6. A Nod to Nostalgia Across Hard Surfaces

Nostalgia isn't confined to carpets alone—hard surfaces are joining the trip down memory lane in 2024. Adam Vester reveals a trend characterized by clean lines and a pared-back aesthetic. Visualize wood and laminate flooring with enhanced wood looks, featuring more minor character knots. This fusion of midcentury modernism with retro seventies vibes and futuristic elements creates an environment that transcends time, offering a sense of timeless elegance.

7. Universal Design for All: Future-Proofing Homes

Homeowners are embracing universal design principles, renovating with everyone in mind. Future-proofing becomes key, ensuring accessibility and convenience for all. Mitchell Parker points out the rising trend of addressing special needs during renovations, focusing on safety. Think nonslip bathroom flooring—a simple yet crucial upgrade that enhances safety for all ages.

In 2024, let your floors tell a story of warmth, nostalgia, and sustainability. Embrace the trends that resonate with your style, and transform your space into a haven of excitement and authenticity. Prepare for a year when flooring becomes the star of your home's design narrative!

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If you've decided to sell or buy this year...congratulations!  What an exciting time for you. We're here to assist you every step of the way. Call our family team of experts today and we'll get down to business crafting your plan for real estate buying and selling success! 

When selling a home, some small inconveniences can occur, but being prepared for them & working closely with your real estate agent, can limit the irritation. While we do our best to help the process go smoothly, there will inevitably be things that may be annoying. The fact remains that you'll be dealing with different buyer types when selling, and personality types do vary. 

It's good to know what to expect from buyers in advance to keep focused on the goal and not let the inconveniences and annoyances delay the process. Here are a few of the things to expect.

Last Minute Showings

Not everyone is organized with their time, and will sometimes request last-minute showings as they fit their schedules.  

While we do our best to get buyers to schedule at least a few days in advance, last-minute showing requests can & do come up. While this may seem like a major inconvenience to you, remember that this could be the buyer making an incredible offer on your home. A missed showing is a missed opportunity, so try to be open to any showings, even if it means juggling your schedules.  

Buyer Not Arriving for Showings

You work hard to accommodate showing times by coordinating schedules and ensuring your home is in tip-top shape and ready to make an incredible impression, only to find out the buyers will not be coming. Yes, this can be frustrating. However, things can come up on the buyer's end that were inevitable and caused the cancelation. Don't automatically assume it is an inconsiderate buyer.  Instead, work with your agent & buyers agent to reschedule at a better time for both of you. The situation can still be turned around to be profitable for both of you. 

Lights left on or doors unlocked

Sometimes a buyer's agent will leave the lights on or a door unlocked when showing your home. While this is very rare, especially a door unlocked as secure lockboxes are normally used, it could happen.

As real estate agents, showing instructions are included for buyers agents that convey exactly what is to be done during a showing, including the smallest of details. If those details are not followed, simply talk with your real estate agent and the situation will be remedied immediately.

Selling your home may come with some annoyances or inconveniences, but if you keep your eyes on your ultimate goal, and work hand in hand with your real estate team, the process flows much smoother. Communication is key, and your TEAM is always by your side. 

Have your home needs changed in the past year? Perhaps you’ve outgrown your present home, or need to downsize to a more suitable home. If you’re ready to make a move, let’s connect and talk about all the amazing opportunities that are available to you!

Are you looking for an inexpensive way to add some spice to your kitchen? Adding a backsplash is a practical way to add aesthetic value to your kitchen. And if you plan to sell your home in Omaha, a good looking backsplash will be one more thing about your kitchen to attract home buyers.

Usually, most people use porcelain or ceramic as materials for backsplashes. Those are durable and beautiful materials, but they aren't the only ones you can use. If you want to give your kitchen a new look, consider these options.

Tiles

Tiles can be made of ceramic, glass, or natural stone. Tile is popular because it's tough and does a great job of protecting the wall. It's also easy to keep clean.

You should consider the style of your kitchen when selecting tile. White ceramic tile can look great in both modern and retro-inspired kitchens. Natural stone in marble can give your kitchen a luxurious feel. Glass can add a bright and funky feel.

Glass

Speaking of glass, you could use a large sheet of tempered glass, instead of using glass tile. This works great for adding protected lighting above your stove. It also allows you to use any wallpaper or paint you want behind the glass. Using a sheet of glass can add modern flare to any kitchen.

Chalkboard Paint

Painting your backsplash with chalkboard paint is an easy and affordable DIY project. It can also be quite handy, as you can write messages, menu ideas, or anything helpful in the kitchen.

When you're ready for a clean slate, all you have to do is wipe it clean. The only down side is that the black paint may close your kitchen in and make it feel smaller.

Mirror

For smaller kitchen, a mirror as a backsplash can give the illusion of more open space. It will also bounce more light around your kitchen. The more light, the more inviting the space.

The surface of the mirror will be easy to clean, though it will end up taking more effort to keep clean as any little bit of grease or dirt will show.

Wallpaper

We only mention wallpaper because it may not be the best idea for a backsplash. It may be a fast and easy option, but it won't offer much protection and can peel from the moisture.

Stainless Steel

Lining your backsplash with stainless steel will give it a modern feel and tie all of your stainless steel appliances together. It's ideal because it's durable, easy to clean, and resistant to high temperatures.

Just be careful with acidic foods. The acid will ruin the finish if not immediately cleaned.

Consider one of these backsplash materials for your kitchen. Think about the amount of cooking you do and the level of durability and protection you need. Some materials such as chalkboard paint or wallpaper you can apply yourself. Others, such as tile, marble, and stainless steel are best left to the professionals.

Have your home needs changed in the past year? Perhaps you’ve outgrown your present home, or need to downsize to a more suitable home. If you’re ready to make a move, let’s connect and talk about all the amazing opportunities that are available to you!