Real Estate Information Archive

Most people avoid moving in winter — but in Omaha, December might just be one of the most underrated months to settle into a new home.

Benefit 1: More Housing Options Are Available

With inventory up and the traditional spring rush still months away, winter buyers often find a wider range of homes to choose from.

Benefit 2: A Soft Landing Into Your New Life

Moving during the holiday season gives you a built-in opportunity to explore your new community. Holiday lights, seasonal events, and neighborhood activities help you feel connected right away.

Benefit 3: Sellers Are Typically More Flexible

Because winter buyers tend to be serious, sellers often respond quickly and are open to negotiations — whether on closing dates, repairs, or pricing considerations.

Benefit 4: Settle In Before Spring Projects Begin

Tackle unpacking and organizing now so you can hit the ground running with yard, garden, or outdoor upgrades when warmer weather arrives.

Tips for a Smooth Winter Move:

• Confirm moving-company availability early
• Set utilities up before moving day
• Protect floors and furnishings from snow and salt
• Keep pathways shoveled and salted for safe loading/unloading

Winter may not have the best reputation for moving — but in Omaha, it just might give you a head start on a fresh beginning.

First-Time Homebuyers: Why December 2025 Could Be Your Best Entry Point in Years

If you're stepping into homeownership for the first time, December 2025 may offer a window of opportunity that we haven't seen in years — especially here in Omaha.

Affordability Is Still a Local Advantage

Home prices in Omaha remain significantly more approachable than in many parts of the country. The median sale price currently sits around $285,000, up 5.6% from last year — but that's still 35% lower than the national average. Even with year-over-year increases, the metro area continues to offer solid value for first-time buyers without sacrificing lifestyle, amenities, or community feel.

For context, that median price in Omaha buys you a completely different lifestyle than it would in coastal markets or even many Midwest cities. You're not just getting a house — you're getting space, good schools, and genuine community.

Inventory Growth Means Real Choice

There are currently 402 homes for sale in Omaha, and new listings jumped 40.6% this month. After years of scrambling for anything available, rising inventory means you're no longer forced to choose the "best available" option — you can pursue the home that genuinely suits your checklist. Whether that's a larger yard, finished basement, updated kitchen, or specific neighborhood, selection is improving.

Homes Are Still Selling — But Not at the Sprint Pace of the Past

Homes in Omaha currently sell in around 22 days on the market compared to 15 days last year. In today's market, well-priced homes still move quickly, but buyers no longer have to jump within hours or waive every contingency just to compete. This breathing room is a huge win for first-time buyers who need time to get inspections, secure financing, and make informed decisions.

Where First-Time Buyers Are Finding Success

Let's get specific about neighborhoods where first-time buyers are actually purchasing right now:

Benson ($220,000-$275,000) This historic district is experiencing a renaissance with home prices averaging around $225,000, making it one of the most affordable up-and-coming areas. The walkability score has jumped significantly thanks to the thriving restaurant scene, breweries, and local businesses. Perfect for buyers who want character, community, and urban convenience without the downtown price tag.

Leavenworth ($240,000-$300,000) This area features a mix of historic homes and newly renovated properties, which makes it an attractive option for both families and first-time homebuyers. The walkability allows residents to access local parks, cafes, and shopping without relying on a car. As the area continues to develop, additional amenities and recreational options are coming online to meet growing demand.

Papillion ($280,000-$350,000) Papillion has topped lists of best places to live in Nebraska, and it's only about 20 minutes from downtown Omaha. Families love the highly-rated public schools, low crime rates, and great job opportunities. If you're a first-time buyer looking for a place to put down long-term roots, this is where your dollar stretches while still getting top-tier amenities.

Bellevue ($260,000-$320,000) Located just 8 miles south of downtown, Bellevue offers about a 20-minute commute to the city's employment and entertainment centers. This combination of convenience for work and excellent amenities makes Bellevue one of the most desirable neighborhoods in the Omaha metro area. It consistently ranks as one of the most diverse neighborhoods in Nebraska and one of the best for young professionals.

Gretna ($300,000-$380,000) Located approximately 20 miles southwest of Omaha, this up-and-coming area offers the perfect balance between small-town ambiance and modern convenience, with an ultra-friendly atmosphere and an excellent school district. Many first-time buyers are willing to stretch their budget here for the school quality and newer construction options.

Blackhawk (Bellevue) ($275,000-$340,000) This neighborhood is more than just a community — it's got a heartbeat, where kids grow up riding bikes to school, neighbors gather in driveways for outdoor parties, and Halloween becomes a full-blown event with legendary trick-or-treating. Great for first-time buyers who value tight-knit community feel.

Programs That Make It Possible

Don't overlook the financial assistance available specifically for Nebraska first-time buyers:

NIFA First Home Program The Nebraska Investment Finance Authority offers competitive interest rates and down payment assistance to help first-time homebuyers purchase their first home. You'll need to complete a homebuyer education class and meet income limits based on household size and location, but the savings can be substantial.

Homebuyer Assistance Program (HBA) This program opens the door to homeownership even if you don't have a down payment or money for closing costs, providing up to 5% of the home's purchase price through a second mortgage. The interest rate on the first mortgage is slightly higher to cover the assistance, but it eliminates the biggest barrier for many first-time buyers.

City of Omaha Programs The City of Omaha partners with Omaha 100, Inc. to provide homebuyers with financial guidance, low-interest rates on home loans, down payment assistance, and city-backed second mortgages. Contact them early in your search to understand your options.

Smart Strategies for First-Timers This Month

Get pre-approved before you start touring. Winter is a great time to negotiate, but only if you're ready to move. Sellers are more motivated in December and January, but they're also more skeptical of buyers who aren't serious.

Prioritize long-term value over cosmetic appeal. Look beyond finishes and consider school districts, nearby development, and neighborhood appreciation. A house with dated countertops in Papillion or Elkhorn will likely appreciate better than a fully updated home in a declining area.

Be open to "almost perfect" homes. With more inventory, small improvements could turn a near-miss into your ideal home. That extra bedroom or finished basement might be more negotiable now than it would have been 18 months ago.

Work with someone who knows the micro-markets. National trends don't tell you whether a specific street in Benson is about to boom or whether that Bellevue listing is priced right. Local expertise matters more than ever when inventory gives you real choices.

Use the winter slowdown to your advantage. Sellers who list during the holidays are typically motivated. Whether it's a job relocation, family situation, or financial need, December listings tend to be more negotiable than spring listings from sellers who can afford to wait.

Bottom Line

December 2025 and January 2026 offer a balanced, opportunity-rich season for first-time buyers in Omaha — a rare mix of selection, stability, and negotiating power. You're not fighting through bidding wars, you have actual neighborhood options in the $225K-$350K range, and programs exist specifically to help you overcome down payment barriers.

The homes are here. The financing is available. The question is whether you're ready to move while the window is open.

As 2025 winds down, Omaha's real estate landscape is shifting in a way that opens unique opportunities for both buyers and sellers — especially those who understand the seasonal nuances of our local market.

Inventory Is Up — and That Changes Everything

For the first time in years, Omaha is seeing an influx of homes on the market heading into winter. Instead of the tight inventory that defined the past decade, buyers now have more options than they've had in several seasons. That means less pressure, more variety, and a higher chance of finding a home that truly fits your needs.

Prices Are Steady, Not Spiking

While home values are up compared to last year, they're rising at a moderate, healthy pace. It's not the rapid surge we saw in the early 2020s, but a more balanced market where sellers can still achieve strong results and buyers can feel confident they're not entering a bidding frenzy.

Motivated Buyers Meet Motivated Sellers

December tends to bring out serious buyers — those who aren't just browsing. At the same time, sellers who list this month often benefit from reduced competition. When fewer homes are available during the holidays, yours stands out.

The Numbers Tell an Encouraging Story

Omaha's median home price sits around $285,000 as we close out 2025 — up 5.6% from last year but still remarkably affordable compared to the national average. Homes are selling in approximately 22 days, giving both buyers time to make thoughtful decisions and sellers confidence that serious buyers are still actively shopping.

Mortgage Rates Are Finally Moving in Your Favor

Here's the best news: 30-year fixed mortgage rates have dropped to around 6.2%, down from nearly 6.7% at the start of the year and a full half-point lower than December 2024. With the Federal Reserve expected to make another rate cut at its December meeting, we could see rates dip even further before year's end. For buyers, that translates to real savings — potentially hundreds of dollars per month compared to just six months ago.

Growth Areas Are Still Hot

While the overall market has cooled from its frenzy, Omaha's growth corridors in Elkhorn, Gretna, and Papillion continue to see strong demand, particularly in the $450K-$700K range. New construction builders are offering incentives again — rate buydowns, closing cost assistance — making new builds competitive with resale homes for the first time in years.

What This Means for You

• Buyers: More choices, less competition, lower rates, and stable pricing make December an ideal time to act. You're no longer competing with 10 other offers on every home.
• Sellers: With committed buyers still shopping and reduced competition from other listings, your home can shine — especially with great staging and flexible showing times. Homes priced right are still receiving multiple offers.
• Investors: Steady prices + growing inventory + improved financing costs = prime opportunity to secure rentals or rehab projects before the spring rush when competition intensifies.

Pro Selling Tip:

If you list in December, lean heavily on professional photography and warm, inviting holiday staging. A cozy atmosphere resonates strongly with winter buyers who are serious about finding their next home before the new year.

Ready to Make Your Move?

Whether you're ready to sell before year-end or want to take advantage of December's buyer-friendly conditions, the Heim Berg Team has the local expertise and market knowledge to help you succeed. We understand Omaha's neighborhoods, current pricing strategies, and how to position you for the best possible outcome — even during the holidays.

Don't let another year pass wishing you'd made a move. December's window of opportunity won't last long, and spring's competitive rush is just around the corner.

Call the Heim Berg Team today at 402-677-9024 to discuss your real estate goals. Let's turn your 2025 plans into 2026 results.

Omaha transforms into a winter wonderland every December, and 2025 is no exception. Whether you’re celebrating with family, friends, or flying solo, here are five can’t-miss activities to make the most of the season.

1. The Holiday Lights Festival

Omaha’s iconic light displays illuminate downtown, neighborhood corridors, and public spaces. Stroll through the twinkling streets, take photos in front of dazzling displays, and enjoy the true spirit of the season.

2. Christmas at Union Station

One of Omaha’s most cherished traditions — complete with the city’s massive Christmas tree, live music, festive exhibits, and classic holiday charm. A perfect spot for kids and adults alike.

3. The RiverFront Winter Walk

Bundle up and explore the beautifully lit paths around Gene Leahy Mall, Heartland of America Park, and Lewis & Clark Landing. This area has been revitalized in recent years and shines especially bright in December.

4. Holiday Performances Across the City

Local theaters, music venues, and community groups fill the month with seasonal shows — from traditional productions to contemporary holiday entertainment.

5. Warm-Up Activities for Cold-Weather Days

From hot cocoa crawls to indoor holiday markets and family craft events, Omaha offers plenty of cozy activities for those who prefer staying warm while still soaking in the holiday cheer.

December in Omaha has a way of bringing people together — through sparkling lights, shared traditions, and the simple joy of slowing down to celebrate what matters most. Whether you’re exploring festive favorites or discovering new traditions, this month is full of opportunities to make meaningful memories. From our team to your family, we hope your holiday season is filled with warmth, wonder, and the magic that makes Omaha such a special place to call home.