Real Estate Information Archive

10 Expert Tips From the Heim-Berg Team

Spring has arrived in Omaha, and with it comes one of the most active real estate seasons we've seen in years. Today, we want to share tips with you to help you navigate Omaha’s Spring Rush. If you want to buy a home in Omaha, prepare for the challenges of this market. Homes are moving quickly, often receiving multiple offers, with many buyers in competitive situations that they weren't quite prepared for.

We often tell our clients that preparation isn't just helpful in today's Omaha market—it's essential. With over twenty years of experience helping Omaha families find their perfect homes, our team has developed strategies that work even in the most competitive market conditions.

Today, we're sharing our top 10 insider tips to help you navigate Omaha's spring market and succeed in finding and securing the home you truly want. Let's dive in!

1. Move Quickly When You Find "The One"

The Omaha market is moving remarkably this spring, with homes selling in an average of just 22 days, and that timeline is shortening as we head deeper into the season. What does this mean for you as a buyer? When you find a home that checks your boxes, you need to be ready to act immediately.

Nancy's advice to our clients is straightforward: "Don't sleep on it. In today's market, the home you tour in the afternoon could have multiple offers by evening." The Heim-Berg Team helps our clients prepare for this reality by ensuring they've seen enough properties to recognize value quickly and having all paperwork ready so we can submit offers within hours when necessary.

2. Secure Financing Before You Start Shopping

Nothing strengthens your position as a buyer like having solid financing in place. Having your documentation ready before you begin looking at homes puts you ahead of buyers still figuring out their funding. In the current Omaha market, sellers and their agents scrutinize the offer price and the buyer's ability to close the deal.

Getting pre-approved - not just pre-qualified - is non-negotiable in today's market. Our team works with several trusted local lenders who can provide you with a solid pre-approval that gives sellers confidence in your offer. 

3. Leverage Omaha's Affordability Advantage

One of Omaha's greatest strengths as a housing market is its continued affordability compared to national averages. With median home prices around $270,000 (up 8% from last year but still well below national figures), Omaha offers tremendous value, particularly for those relocating from more expensive markets.

The Heim-Berg Team has helped numerous families relocating to Omaha maximize this advantage. Understanding what your dollar can buy in different Omaha neighborhoods is key. Our team's hyperlocal knowledge helps our buyers stretch their budget while still getting the features they truly value.

4. Focus on Location Over Perfection

In any competitive market, perfect homes at perfect prices don't last. The Heim-Berg Team encourages buyers to prioritize location and fundamentals over cosmetic perfection.
The home with the correct location, good bones, and the right floor plan – even if it needs updates – is often the better long-term investment. We help clients recognize solid value by seeing past dated décor or minor fixable issues. Remember, you can change almost anything about a house except its location.

5. Take Advantage of Omaha's Transportation Developments

Omaha has made significant investments in transportation infrastructure over recent years, and savvy buyers are taking note. Areas with good access to major commuter routes or near the expanding transit options are seeing robust demand.

The Heim-Berg Team is knowledgeable about Omaha's transportation developments and how they affect neighborhood desirability. We're seeing particular interest in homes near the new transit corridors. These areas often represent excellent value today with strong appreciation potential tomorrow.

6. Time Your Home Search Strategically

While spring is traditionally busy, the March to June window offers a sweet spot in Omaha real estate. This period typically brings a good balance of inventory and motivated sellers. "Many of the best properties have already been claimed by late summer.
The Heim-Berg Team helps clients develop a strategic timeline for their home search, identifying the optimal periods to find the type of property they seek. Our experience has shown that different property types and price points often follow slightly different market rhythms.

7. Prepare for Competitive Bidding Situations

According to our data and reliable industry sources, Omaha's market competitiveness scores 80 out of 100. Buyers must be mentally and financially prepared for multiple offer situations. This doesn't necessarily mean they'll need to overpay dramatically, but it does require strategy. In our experience, the winning offer isn't just about price—it can be about terms, flexibility, or the seller's confidence in your ability to close smoothly. 

We've successfully guided clients through hundreds of competitive bidding situations. The Heim-Berg Team's negotiation expertise helps buyers craft competitive offers that don't break their budget.

8. Research Neighborhood Growth Potential

Are you aware of Omaha's growing reputation as a tech and business hub and the micro-markets being created within the city? We're seeing some neighborhoods appreciating faster than others. We can help you understand these patterns and identify areas with strong future potential.

We're seeing particular growth near Omaha's expanding employment centers. The neighborhoods surrounding major healthcare facilities, financial service employers, and transportation hubs are experiencing robust demand. The Heim-Berg Team's analysis of these trends helps buyers identify emerging opportunities before they become apparent.

9. Work with Agents Who Tell You the Truth

In a competitive market, you need advisors who will give you straight talk, not just tell you what you want to hear. The Heim-Berg Team has built its reputation on honesty and transparency, even when the truth is challenging.

Sometimes the most challenging part of our job is telling clients when a property is likely to sell above their budget or pointing out issues they may have overlooked in their excitement. However, our clients appreciate our honesty because it ultimately leads to better decisions and successful purchases.

10. Stay Informed About Inventory Trends

Understanding broader market inventory patterns helps you recognize a good opportunity. While Nebraska's housing inventory has increased slightly year-over-year, new listings have decreased, creating an interesting dynamic for buyers to navigate.

We closely track what's on the market and what's coming soon. Our team's extensive network gives our clients access to potential properties before they're widely available, which can be a game-changer in this market. Start your Omaha journey with the Nancy Heim-Berg Team. The Omaha Spring real estate market doesn't have to be intimidating. With the proper preparation, strategies, and team support, you can successfully find and secure the home you want, even in competitive conditions.

The Nancy Heim-Berg Team brings unmatched local expertise, proven negotiation skills, and a genuine commitment to your success. We don't just want to help you buy a house—we want to help you find the right home to support your goals and lifestyle for years.

Ready to start your Omaha home search with confidence? Contact the Nancy Heim-Berg Team today at 402-677-9024 or visit https://www.omahaarealiving.com/ to discover how our personal, customized approach can make all the difference in your home-buying journey.
The Nancy Heim-Berg Team: Your trusted Omaha real estate advisors since 2003.

The Nancy Heim-Berg Team has been helping buyers find their Omaha home for over 30 years. We're currently watching Omaha's real estate market go through significant growing pains. Not long ago, Omaha was known for affordable housing and buyer-friendly conditions.  In recent years, we've seen a considerable drop in the number of active homes for sale in Omaha. Year over year, the impact has created a persistent housing inventory shortage. 

To ensure our client's success, we've responded to these unique challenges by reacting, adapting, and developing innovative new strategies for buying and selling homes. Today, we'll examine what's happening in Omaha's housing market, what it means for buyers and sellers, and how you can confidently navigate these challenging conditions.

First, you need to understand the current Omaha housing inventory situation. The numbers tell a compelling story. As of April 2025, Omaha's housing inventory is approximately 1.2 months—well below the 6-month supply that typically indicates a balanced market. If no new homes were listed, all available homes would sell in just over a month. The shortage is particularly acute in mid-priced homes between $250,000 and $400,000—precisely the range most appealing to first-time buyers and growing families.

Several variables have combined, creating a perfect storm; driving this shortage. First, Omaha's population continues to grow steadily, fueled by our strong job market, quality of life, and reasonable, affordable housing prices compared to coastal cities and other major urban areas. 

In addition, new construction hasn't kept pace with demand, constrained by rising material costs, labor shortages, higher interest rates, and limited developed lots. Finally, many potential sellers have been reluctant to list their homes without having somewhere to move to, creating a circular problem that further constrains inventory.

This market situation has a real impact on buyers and sellers. For buyers, this means facing a market that moves at lightning speed. Homes in desirable areas often receive multiple offers within days—sometimes hours—of listing. The competition has pushed many buyers to make compromises they hadn't anticipated or to extend their home search for months longer than planned.

A recent client shared her experience with one of our Nancy Heim-Berg Team members: She had lost out on four houses before finally getting an accepted offer. Even though they offered above-asking price each time and waived contingencies, which they shouldn't have, she also thanked us and said they might have regretted their desperate decision without our team's guidance.
For sellers, the inventory shortage creates an opportunity to maximize their investment but also poses challenges. Many sellers worry about finding their next home in such a competitive market, and don't want to trade a low-interest mortgage rate for a much higher one, creating hesitation even when selling conditions are ideal.

Our team has developed successful strategic solutions for our home buyers. While the inventory shortage presents challenges, savvy buyers can still successfully navigate Omaha's competitive market with the right approach:

Get pre-approved, not just pre-qualified. In today's market, sellers and their agents want to see serious buyers with verified financing. A strong pre-approval letter demonstrates you're ready to move forward immediately.

Expand your search parameters. Some of Omaha's most promising neighborhoods don't typically make the headlines. Areas like Benson, Florence, and parts of South Omaha offer character, community, and often more affordable options with growth potential.

Consider properties that need updates. In a market where move-in-ready homes attract fierce competition, properties needing cosmetic updates can represent both value and opportunity. The Nancy Heim-Berg team can help you distinguish between simple cosmetic fixes and potentially costly structural issues.

Work with an agent who has strong professional networks. In inventory-starved markets, many homes sell before ever hitting public listings. The Nancy Heim-Berg team's extensive professional network often provides clients access to properties before they're widely available.

Be prepared to act decisively. Today's market rewards decisive action. Work with your agent to determine your non-negotiables in advance so that when the right property appears, you can move forward with confidence.

For sellers, today's conditions offer significant advantages, but strategic planning remains essential:
Time your sale and purchase carefully. We can advise and guide you as you carefully coordinate the sale of your current home with purchasing your next one. The Nancy Heim-Berg team specializes in helping clients manage this transition smoothly, which is vitally important in these market conditions.

Consider seller leaseback options. You may be unaware of this increasingly popular solution. You can negotiate a short-term leaseback after selling, which gives you time to find and close your next home without the pressure of immediate relocation.

Price strategically, not emotionally. While the market favors sellers, proper pricing remains critical. Overpriced homes still sit on the market, eventually becoming stigmatized by "too many days on the market."  The Nancy Heim-Berg team's will prepare a detailed market analysis ensures you price your home for a fast, successful sale, and maximize the value without deterring qualified buyers.

Prepare for thorough inspections. Today's buyers may be willing to act quickly. Still, they're also investing significant resources and expect properties to be in good condition. Addressing potential issues before the listing can prevent deals from falling apart during the inspection.

Navigating Omaha's challenging inventory situation requires more than understanding market dynamics—it requires experienced, proactive representation from professionals who've successfully guided clients through similar conditions. The Nancy Heim—Berg Team makes the difference, especially in this challenging market.

Traditional approaches often fall short in this market, making it particularly challenging. The Nancy Heim-Berg Team has developed specialized strategies for buyers and sellers to ensure your success in these current, low-inventory conditions. Clients can't react to market conditions; they must anticipate them and position themselves appropriately to win the negotiation in a complex situation.

The Nancy Heim-Berg team brings several critical advantages to clients navigating today's market:
Hyperlocal Market Knowledge: With decades of combined experience in the Omaha market, the team understands neighborhood-specific trends that broader market data doesn't capture.

Extensive Professional Network: From coming-soon listings to off-market opportunities, the team's connections throughout Omaha's real estate community create opportunities other buyers might miss out on.

Creative Problem-Solving: The team's knowledge and experience with many contract structures, contingencies, and negotiation strategies opens possibilities that many agents might overlook. Our innovative solutions result in successful deals for our clients.

Honest Guidance: Emotions can cloud judgment in competitive situations. The Nancy Heim-Berg team provides straightforward advice, even when it means advising clients to walk away from seemingly attractive properties with hidden issues.

While challenging conditions persist, several factors suggest a gradual improvement in Omaha's inventory situation through 2025 and into 2026:
New Construction is Accelerating: Despite challenges, builders have increased production, with several significant developments underway in western and northwestern Omaha. Projects like Heartwood Preserve continue to add inventory, albeit at higher price points than many first-time buyers seek.

Interest Rate Stabilization: As mortgage rates stabilize, some homeowners who felt "locked in" by their current low rates may become more willing to sell and move.

Empty-Nester Movement: Demographic trends suggest more empty-nesters may downsize in the coming years, potentially freeing up family homes in established neighborhoods.

Targeted Development Initiatives: Omaha's housing action plan includes initiatives to increase missing middle housing—townhomes, duplexes, and small multifamily properties—which can help address inventory shortages.

While these factors suggest some market improvement, buyers shouldn't expect an immediate shift. It will still be a while before we see a buyer's market. We anticipate a gradual balancing and market conditions to adjust slowly over the next 12-18 months.

So, what will be your next steps if you consider entering Omaha's real estate market? Whether you're considering buying in today's competitive conditions or strategizing the sale of your home, having expert guidance has never been more valuable.

The Nancy Heim-Berg team offers personalized consultations to discuss your situation and develop a tailored approach to achieving your real estate goals—even in challenging market conditions.
Our team's commitment goes beyond just helping you buy or sell. We're dedicated to ensuring you make decisions that support your long-term financial and personal objectives in a market that can tempt even the most level-headed buyers and sellers into reactive choices.

If you're ready to confidently navigate Omaha's challenging inventory situation, Contact the Nancy Heim-Berg team today.
Phone: (402) 677-9024
Website: https://www.omahaarealiving.com/
FEATURED HOMES FOR SALE

In a market where inventory challenges require experience and creativity, choose the team successfully guiding Omaha residents through today's unique real estate landscape—the Nancy Heim-Berg team.

We want to share something weve been thinking about as we head into spring: Is your home ready for Omaha's severe weather season? As someone who has lived through numerous Nebraska storms, we know firsthand how important it is to be prepared before the sirens start wailing.

Living in "Tornado Alley" means embracing all four seasons in Omaha. We have our beautiful spring flowers, hot summer days at the Henry Doorly Zoo, crisp fall afternoons at Memorial Park, and bone-chilling winter mornings. But it also means accepting that we live in what meteorologists’ call "Tornado Alley," and severe weather preparedness isn't just a good idea—it's essential.

My team and I've been helping Omaha families buy and sell homes for years, and we've witnessed the aftermath of severe storms. Trust me when I say that a bit of preparation now can save you enormous headaches— and potentially save lives —when those May and June storms come rolling in.

We must be diligent when considering what we're against as Omaha residents. Over coffee last week, a first-time homebuyer asked me, "Is severe weather that big of a deal here?" I responded by pulling out my phone to show her some eye-opening statistics. So, let's look at Omaha Storm Season by the numbers. 

Did you know that Nebraska typically sees around 50 tornadoes each year? While not all these events directly affect Omaha, our city has certainly had its share of close calls and direct hits. Douglas County has experienced 42 tornadoes since 1950, with May and June being the most active months.

Beyond tornadoes, we face other severe weather challenges. Omaha receives an average of 31 inches of rain annually, with nearly half of that amount falling during the spring and early summer. Add the potential for quarter-sized hail (or larger!), damaging straight-line winds exceeding 80 mph, and flash flooding in low-lying areas. You can see why my team makes a point of discussing weather preparedness with every client.

Last June, I remembered standing with a long-time, repeat client as they surveyed the damage to their roof after that massive hailstorm swept through Millard. The homes that fared best were the ones whose owners had taken proactive steps to prepare—and that's exactly what I want to help you do today.
Your home is your most significant investment, and you must protect it! When my husband and I bought our first home in Omaha years ago, my father gave us some sage advice: "In Nebraska, you're not just a homeowner – you're a home defender against the elements." I've passed that wisdom on to countless clients since then, along with some specific recommendations for weatherproofing homes in Omaha.

You need to focus on your roof and gutters for your 1st line of defense. Mother Nature assaults your roof 1st, so it deserves special attention before the storm season arrives. Every spring, my husband and I conduct a thorough roof inspection, using binoculars from the ground to look for missing shingles, cracked flashing, or other signs of weakness.

We've helped many clients find reputable roofers for pre-season inspections, and it's incredible what these professionals can spot. Last year, a client discovered several loose shingles during a pre-storm season inspection. This simple $300 repair potentially saved her thousands in water damage during the heavy June rains.

Don't forget about your gutters! They seem mundane until they fail, and then you look at potential foundation issues. Clean gutters and downspouts that direct water at least five feet away from your foundation are essential for any Omaha home. My team lists reliable gutter cleaning services that we're happy to share.

Don't you love Omaha's tree-lined streets? They're one of the reasons I fell in love with this city. They're beautiful but potentially dangerous. As a realtor who's seen the aftermath of severe storms, I also know that trees require maintenance before the winds kick up.

Last spring, we listed a gorgeous property in Aksarben. The owners had wisely invested in having their massive oak trees trimmed and assessed by an arborist. A severe thunderstorm with 70 mph winds swept through the area just two weeks after the storm had closed. While several neighboring homes and cars suffered significant damage from falling limbs, their property emerged unscathed. So I’d say that was money well spent!

Look for dead branches, check for signs of disease or instability, and consider having larger trees near your home professionally evaluated. It's an investment that pays dividends in peace of mind when those spring storms roll in.

Growing up in Nebraska, I learned early on that windows are vulnerable during severe weather. Consider securing your windows and doors ahead of storm season as well. My grandmother used to tape her windows during storm warnings. We know that doesn't help prevent breakage. Still, the principle of window protection remains essential.

I recommend checking the seals around all windows and doors for Omaha homeowners before storm season. Properly sealed windows protect against water intrusion and damage during heavy rains and improve energy efficiency year-round. Win-win!

For those in particularly exposed areas of Omaha (like some of our beautiful hilltop neighborhoods), consider impact-resistant, energy-efficient windows when it's time for replacement. We've worked with several wonderful clients in Ponca Hills who've made this upgrade and feel much more secure during severe weather.

Protecting your property is essential, but nothing matters more than keeping your family safe, so create a family emergency plan. As a mother and a real estate professional deeply connected to this community, I'm passionate about helping Omaha families prepare for severe weather.

Every Omaha home needs a designated shelter area, so ensure the entire family knows your safe space. Ideally, this is a basement or storm shelter, but if those aren't available, choose an interior room on the lowest level away from windows – a bathroom or closet often works well.

When we help clients buy homes without basements (and yes, they do exist in Omaha!), we always discuss where their storm shelter space would be. One creative client in Benson converted a large hall closet into a dedicated safe room with emergency supplies and reinforced walls.

Like everything else in your family, communication is the key! We're empty nesters now, but our family has always had a detailed emergency plan that everyone knew by heart. It includes where to meet, who grabs our elderly dog, and even a designated out-of-state person to contact as a central point of communication if local lines are jammed.

I encourage all my clients to create similar plans. It might seem excessive on a sunny day. Still, when the weather sirens are blaring at 2 a.m., you'll be grateful for the preparation.

Technology has transformed how we track and respond to severe weather. My team and I rely on the Douglas County Emergency Management app, which provides real-time alerts based on your location. We recommend downloading weather apps from local media stations and keeping weather radios with battery backups in your home—they're relatively inexpensive insurance against being caught unaware. Staying informed through some reliable means is essential for all Omaha residents.

This is an often forgotten essential for all homeowners. Perform an insurance check-up before you need to file a claim. Review your Homeowners' policy with your agent. As a real estate professional, I've unfortunately seen what happens when homeowners discover too late that their insurance doesn't adequately cover storm damage.

Ensure you understand your coverage for wind, hail, and flood damage. Remember that standard homeowner’s policies typically don't cover flooding, which can be a nasty surprise after heavy rains. I always suggest that my clients near the Missouri River, Papillion Creek, or other low-lying areas consider separate flood insurance, even if they're not in a designated flood zone.

Take time to document your home and belongings before the storm season arrives. A simple walkthrough video stored in cloud storage can be invaluable if you ever need to file a claim. My husband and I update ours every spring – it takes less than 30 minutes but provides tremendous peace of mind.

My team and I are here to help our neighbors and are more than real estate agents; we are advocates for our clients, friends, and neighbors throughout all seasons of homeownership. We've compiled an extensive list of trusted local professionals, from roofers and tree services to basement waterproofing experts, who can help prepare your home for whatever weather comes our way.

I recall showing homes last June, immediately after a particularly severe storm. We came across a fallen tree blocking the elderly homeowner's car. My entire team pulled over, and we moved the tree piece by piece together with the prospective buyers. That's the Omaha spirit—we look out for each other, especially when severe weather strikes. So, let's connect! Whether you're a seasoned homeowner in Omaha or new to our city, I'd be happy to share more specific advice tailored to your property. Severe weather preparedness looks different for a historic Dundee bungalow than for a newer home in Elkhorn, and my team has experience with all Omaha housing styles and neighborhoods.

Are you considering buying or selling as we head into spring? We'd be happy to discuss how to factor weather resilience into your real estate decisions. Or do you need recommendations for reliable contractors who can help stormproof your current home? We've got you covered there too.

Omaha isn't just where we work – it's where we live, raise our families, and weather the storms together. We're proud to be your neighbor and a trusted real estate resource throughout life's seasons.
These suggestions help you prepare your home for the beautiful Omaha spring ahead. Preparing your home for storm season protects you, your family, and your most significant investment and prepares your home for an awesome Omaha Summer. Over decades of helping Omaha families with their real estate needs, I've seen how well-maintained, proactively protected homes consistently command higher prices and sell faster.

We are always here to help with any real estate questions, whether you're considering selling this spring or want to chat about home improvement projects that add value. Call us at (402) 677-9024 or visit our website at www.omahaarealiving.com.
Stay safe out there, friends!
The Heim-Berg Team