Real Estate Information Archive

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 someone who's helped countless first-time homebuyers find their perfect starter home in Omaha, I love sharing the hidden gems of Benson and South Omaha – two neighborhoods that offer incredible value and community spirit in 2025.

Benson offers the perfect mix of affordability and amenities. Benson Park offers 217 acres of outdoor enjoyment, including a swimming pool, playground, spray ground, and walking trails, and is the neighborhood's crown jewel. A home in Benson typically ranges from $180,000 to $250,000. Recently, my team helped a young couple find a charming three-bedroom house with a fenced yard for $215,000.  Rogers Park, another local favorite, provides additional green spaces for family picnics and weekend activities. Benson's walkable Maple Street district has become a hub for family-friendly restaurants and community events.  First Fridays unite the neighborhood, and the Benson Branch Library hosts terrific children's programs throughout the year.

Moving to South Omaha, you'll find even more affordable options, with well-maintained three-bedroom homes ranging from $160,000 to $230,000. Spring Lake Park is the heart of outdoor recreation, featuring scenic walking trails, a playground, and a golf course. The newly renovated Mandan Park offers stunning Missouri River views and excellent playground equipment. Highland Park and Christie Heights Park provide additional green spaces for family activities.

One of South Omaha's hidden gems is Upland Park, with its sports fields and walking paths. The South Omaha YMCA on Q Street offers affordable family memberships and many youth programs. Families particularly love the Morton Park splash pad during the summer months.

Something many first-time buyers don't know about South Omaha – Columbus Park and Lynch Park are both undergoing improvements, making these areas increasingly attractive for young families. The Spring Lake Pool is a summer favorite, and the Spring Lake Community Center offers year-round activities for kids and adults alike.

Remember, many Benson and South Omaha homes qualify for first-time homebuyer programs. I've helped numerous clients utilize the Nebraska Investment Finance Authority (NIFA) programs, which can make homeownership even more affordable. Some clients have purchased homes with as little as 3.5% down using FHA loans combined with NIFA support.

Benson and South Omaha are experiencing thoughtful development while maintaining their unique character and affordability, influencing current market trends, by strengthening their appeal for young families. The strong sense of community and excellent recreational facilities and parks make these areas perfect for first-time homebuyers.

Ready to explore these wonderful neighborhoods in person? We'd love to show you around and help you discover which area best fits your lifestyle and budget. Whether you're drawn to Benson's artistic vibe or South Omaha's cultural richness, a perfect first home awaits you.

Let's grab a coffee at one of our local spots and discuss finding your ideal starter home in one of Omaha's most welcoming communities!

Contact The Heim-Berg Team at 402-677-9024 or visit www.omahaarealiving.com We'll help you find the ideal balance of amenities, lifestyle, and value.

Homes For Sale    Benson Area Homes For Sale South Omaha Homes For Sale

There is no better feeling than signing the final paperwork on your first home! And while the difficult hunt of finding your perfect property is over, there are still many items to check off your ‘to-do’ list before you can kick your feet up. 

We have dedicated today’s blog post to a list of items for you to consider after you purchase your first Omaha, NE home. Let’s dive in! 

-One of the first things you want to do after purchasing your Omaha, NE home is to change the locks and garage codes. This will ensure no one with previous access to the home is able to enter moving forward. You may also consider updating the home technology such as the security system for an added layer of protection. 

-You will want to use your home inspection report as a guide to address any issues that were flagged, and the seller did not fix. You don’t have to tackle these all at once – you can prioritize what needs to be completed on what timeline and gradually check items off. 

-Be sure to connect the utilities, such as electricity and gas, prior to your move in date. This will make for a smooth transition as you settle into your new abode. 

-Don’t forget to check carbon monoxide and smoke detectors to ensure they are in good working condition. You may need to change out the batteries or consider replacing the entire units if you feel they need to be updated. 

-Prior to your move in date you may consider hiring a professional team to deep clean the space before your belongings are hauled in. You can’t be sure what dust and/or allergens have accumulated and it’s always good to start with a clean, clear space. 

-In case of emergencies, be sure to familiarize yourself with emergency shut-offs, appliance manuals and the circuit box right when you move in. The least ideal time to search for these is in moments when you need them! 

-Lastly, don’t forget to update places such as your employer, insurance companies and banking institutions with your new address. Additionally, if you are moving from out of state be sure to set a date to visit the local DMV to update your license. 

Are you interested in hearing what our amazing clients are saying about us? Be sure to check out the Testimonials page here!

If you are a first-time home buyer you may come across words or phrases during the buying process that you are unfamiliar with, thus causing a level of confusion and unnecessary stress. Two of those terms may be pre-qualified and pre-approved – and while they sound similar, it is crucial that you understand the differences.

And as you may have guessed, that is exactly what we are going to be covering in today’s blog post. We want to ensure you are equipped with all the knowledge possible to make the home buying process as enjoyable as possible. Because after all, it’s an exciting and wonderful time! Let’s jump in: 

For home buyers, one of the first steps in the mortgage process is to get pre-qualified for a home loan. Essentially this step allows you to provide the lender with an overview of your financial picture and can typically be done online or over the phone. You can expect to provide things such as debts, assets, income, etc. The lender will then evaluate your information and provide you an estimate of the mortgage that you may qualify for. 
*It is important to note that this is not a complete assessment of your ability to purchase a home, but simply will provide you an idea of what you can potentially be approved for. This also does not take into account your credit report. 

The pre-approval process, on the other hand, is more in depth and a much more involved process. This process requires the home buyer to complete an official mortgage application, in addition to providing items such as credit reports and bank statements. The lender will then do a very thorough assessment of your provided information and can submit an exact mortgage amount that you are approved for. Being armed with this information is crucial when starting your home search as you will understand exactly how much home you can afford and not waste time on properties out of your price range.  

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If you are looking to purchase your first home in Omaha, NE then you won’t want to miss today’s blog post! 

The home buying process for first time buyers is very exciting, yet also can seem daunting and overwhelming at times. That is why we have outlined the process in a few simple steps below in hopes that you can familiarize yourself with what to expect. Ready to find your first home? Let’s dive in! 

-The first thing you want to do is get an idea of the type of property you are looking for. This will help you effectively communicate your wants and needs to your realtor and keep you from wasting your time at showings that ultimately will not interest you.

-Next, find a great real estate agent. This step is crucial because not only will you be spending a lot of time with your realtor, but you want to find someone that has extensive knowledge of the area, is hard working and will work in your best interest. Your relationship with your real estate agent will be the foundation of your home buying process, so make sure you find someone you can trust. 

-Find a lender and work with your loan agent to figure out which mortgage is right for you. You will then follow the application process and submit all required material.

-This is where the fun starts – find your dream home! Your agent will begin setting up showings with potential properties that fit your criteria and budget. 

-Once you find a property that you love you will work with your real estate agent to craft an offer on the home. The offer will have specifics such as price, proposed settlement date and contingencies. 

From new, modern homes to old fixer-uppers - whatever your taste let our experienced team help you find your dream home in Omaha, NE. Be sure to sign up for our listing alerts here!

There are few events in life more exciting, momentous and nerve-racking than buying your first home. You may be combing the web for the ideal school district or find yourself driving around neighborhoods trying to picture which cul-de-sac you could settle into. However, there are also moments where, especially for first time home buyers, you may feel overwhelmed and confused by the process. 

In an effort to settle some nerves and calm potential anxiety, we have focused this blog post on discussing tips for first time home buyers:

-Our first tip for you is to start saving early for your down payment. It is common to put around twenty percent of the purchase price down, so starting to save early on can help be a big asset. Your future self will thank you!

-Check on your credit. Many people don’t realize how big of a factor their credit score is on the approval process for a mortgage loan. Staying on top of your credit score and improving areas that need some work will help you when you to go apply for a mortgage. 

-Figure out how much you qualify for before you start house shopping. The worst feeling is to get emotionally attached to a home you can’t afford, so knowing where you stand and what you can afford will make the process a little smoother. 

-Prior to starting your home search, take a few minutes and write out a list of the non-negotiables you want in your home. This can be anything from location to square footage – anything that you can’t live without in your next abode. It will not only force you to narrow in on what you are looking for, but it will also help your realtor get a better idea of what to start showing you.

-Find the right realtor. You will find throughout the home buying process that your realtor becomes your new best friend. We can’t stress enough how important it is to have a knowledgeable, hardworking, honest and committed agent by your side. It really will make all the difference. 

-Our last tip for you is to have fun and enjoy the process! 

The fun doesn't have to stop here! If you want more home buying tips check out our "Omaha Nebraska Home Buying Tips" page here! 

It’s true when they say that buying a house is one of the largest financial investments most people will make in their lifetime. With that said, it comes as no surprise when people have a cautious approach to the home buying process and want to gather as much information as possible before they sign on the dotted line. This is especially true for first time home buyers as they navigate the mix of excitement and nerves of owning their first property. 

In today’s blog post we are going to be breaking down a few tips and tricks for first time home buyers in hopes to make the process a little easier and more enjoyable. Let’s dive right in! 

-Get a copy of your credit report to get an understanding of where you stand, and start doing your research to find a reputable mortgage company you want to work with. 

-It is a good idea to get prequalified for your home loan prior to starting the home search so you know what area/homes are in your budget.

-Start putting money aside early for your down payment and closing costs so you are prepared to pull the trigger when you find your dream home. 

-Figure out where you want to live – what neighborhood is best for your family, the school district you want to be in, how far the commute will be for work and what style home fits your taste. 

-Before you settle on your home, make sure to have it checked by a home inspector so there are no surprises down the road. 

Let’s be honest - no matter how you spin it, buying a home is not cheap. And whether you are a first-time homebuyer or a seasoned professional, we are sure the previous sentence comes as no surprise to you (you may have even found yourself nodding and smirking in agreeance). But what many people tend to focus on are the larger costs that are associated with home buying, such as mortgage payments and down payment costs, and many tend to overlook the lesser fees that may arise during the buying process. But fear not, as after today’s blog post we are confident you will leave with a better, more thorough understanding of not only what these fees are, but also what they could end up costing, so you can plan accordingly. 

-Application Fees: When you are applying for a loan, your lender will pull your credit report to get a better understanding of your financial health to see what you qualify for. They in turn will charge you an application fee, which is usually combined with the credit report fee. You should be sure to request a breakdown of the fees, but this can cost you $75-$300 dollars. 

-Home Inspection: When it comes to home buying, planning for a home inspection is curial. Think of it as an extra layer of protection to ensure you are not purchasing a home with major hidden issues that can mean huge dollar signs down the road. During the appointment, the inspector will search for general and structural issues within the home, many times finding things not visible to the naked eye. Home inspections can cost between $300 and $500.

-Private Mortgage Insurance (PMI): If you are planning to put down less than 20% of the home’s purchase price, the lender will most likely require you to purchase private mortgage insurance. This will protect the lender in the event that you stop making payments on your loan. And while PMI rates can vary, they tend to hover around 0.3% to 1.5% of your original loan amount annually. 

-Title Services: Fees such as government filing fees, title search of public records for the property, notary fees and more are covered under title services. It is crucial for you to get a line item breakdown for each cost, and you should budget around $150 to $400. 

-Appraisal Fee: First, the appraisal itself can cost between $200 and $425 and take around two hours to complete. Next, the appraisal report is then sent to the lender to confirm that the property is indeed worth the amount that was agreed upon. 

So the time has finally come to start the search for your first home. Your mind starts racing as you begin thinking of the style you like, the finishes you want, and how you will decorate to turn the house into your very own home. What an exciting time! As you begin your search, we wanted to leave you with a few tips and tricks that we hope will prove to be helpful during a time that can seem a little overwhelming. Enjoy! 

-Do your homework: It is very easy for your excitement to take over as you jump into the search for your first home. But it is very important to take the time to do your homework and see what are must haves and what you can live without. This will help you organize your thoughts and stay focused during your search. 

-Start shopping: After you do your homework, you will have a better idea of exactly what you are looking for and can start looking online for house information and listings. 

-Find a good agent: We can’t stress this step enough. Especially for first time home buyers, the process of buying a house can be a little stressful and overwhelming at first. You want to make sure you find an agent that not only takes the time to understand exactly what you want and is experienced, but one that is also going to be by your side and fight for your best interests during the entire process.

-Choose and lender and pick a loan: This is something you will want to also do a lot of homework on and find the right lender and mortgage that is right for you. 

-Go look around: While the World Wide Web is filled with information, nothing can trump actually going to open houses, walking the properties and seeing homes in person. 

-Make an offer: Once you find your dream home, you and your agent will craft an offer that works for you and spells out items such as price, contingencies and closing dates.