Real Estate Information Archive

Living in Omaha means embracing the beauty of the Missouri River while respecting its power. Are you looking for a home in Benson? Considering an investment property near Carter Lake, or thinking about a charming house in Florence? No matter what your situation, understanding flood zones isn't just smart – it's essential for protecting your most significant investment.

 

The Heim-Berg Team has been helping Omaha families navigate these waters for years, bringing deep local knowledge about everything from the 2011 Missouri River flood to the latest FEMA map updates that took effect in March 2025. Our expertise and experience enable clients to make informed decisions that protect both their financial interests and peace of mind.

 

The Reality of River City Living

Omaha's relationship with water runs deep – literally and figuratively. Situated along the mighty Missouri River, with the Elkhorn, Platte, and Papillion Creek systems weaving through the metro area, our city has seen its share of dramatic flood events. From the historic 1881 flood that expanded the Missouri River to five miles wide at Omaha to the unforgettable 2011 summer-long flood that lasted 101 days, water has shaped both our landscape and our real estate considerations.

 

The most recent major event, the 2019 "Heartland Flood," served as a stark reminder that Mother Nature doesn't follow property lines or respect development timelines. When the Elkhorn River crested at nearly 25 feet – more than 10 feet above flood stage – neighborhoods that thought they were safe found themselves dealing with unexpected challenges.

 

 

 

Understanding FEMA's New Flood Maps

Here's where things get interesting for current and prospective homeowners. FEMA released new flood maps for Omaha and its surrounding Douglas, Sarpy, and Cass counties, which took effect on March 25, 2025. These aren't just minor tweaks to old maps – they represent a complete overhaul based on sophisticated lidar technology and modern modeling that accounts for everything from increased urbanization to changing rainfall patterns.

 

The Papio-Missouri River Natural Resources District officials estimate that some homeowners who never needed flood insurance before could now face requirements for coverage costing $300 to $400 per month. That's a significant budget consideration that can affect both buying decisions and ongoing homeownership costs.

 

On the other hand, some properties located in high-risk zones have been previously exempted from flood zone requirements, potentially saving homeowners thousands of dollars in annual insurance costs. It's a mixed bag that requires careful analysis of each specific property.

 

What These Zone Changes Mean for You

The new flood maps incorporate decades of data about how Omaha has grown and changed. As Amanda Grint from the Papio-Missouri River NRD explains, increased development means more rooftops and concrete, which creates more runoff and affects flood patterns throughout the metro area. Areas like Saddle Creek, which weren't previously mapped in floodplains, now find themselves in designated flood zones.

 

One longtime Omaha homeowner recently discovered that their Benson-area property, which had never required flood insurance in 30 years of ownership, now falls into a flood zone that needs coverage. While initially frustrated, they came to appreciate having a clear picture of their actual risk rather than operating under outdated assumptions.

 

Decoding the Flood Zone Alphabet Soup

Understanding flood zone designations doesn't require an engineering degree, but it does help to know the basics. Zone AE areas face a 1% annual chance of flooding – that's what FEMA refers to as the "100-year flood." However, it's really about probability, not timing. These high-risk areas require flood insurance for federally backed-mortgages.

 

Zone X areas have a lower risk, either a 0.2% annual chance of flooding or areas protected by levees. While insurance isn't required in these zones, many savvy homeowners opt to carry coverage anyway, especially given Omaha's history of flooding.

 

It's important about to work with local experts who understand both current conditions and long-term trends to navigate the tricky parts. For example, did you know that these designations can change as new data becomes available and communities evolve and grow?

 

The Real Cost of Flood Insurance

Let's discuss numbers, as flood insurance costs vary significantly based on multiple factors. Under FEMA's newer Risk Rating 2.0 system, individual property characteristics matter more than ever. Your specific elevation, distance from water sources, and even the type of foundation for your home all influence pricing.

 

When a property is located in a high-risk zone, annual premiums can range from a few hundred dollars to several thousand, depending on the coverage levels and specific property details. However, FEMA offers discounts for homes built to particular standards, properties with proper flood vents, and located in communities that participate in the Federal Community Rating System, which Omaha does.

 

Here's an insider tip from experienced Omaha real estate professionals: even if you're not in a mapped flood zone, consider flood insurance anyway. Standard homeowner's insurance typically doesn't cover flood damage, and approximately 25% of flood claims originate from properties located outside high-risk zones. The cost of coverage in lower-risk areas can be surprisingly affordable, sometimes less than $200 per year.

 

Omaha's Flood Protection Infrastructure

Understanding flood zones also means appreciating the extensive infrastructure protecting our community. Omaha maintains a 13-mile levee and floodwall system that protects the eastern part of the city, including Eppley Airfield. The system performed admirably during the 2011 flood when the river crested at over 36 feet, well below the levee's capacity.

 

The Papio-Missouri River Natural Resources District continues investing in flood control projects throughout the metro area. Recent improvements include new reservoirs and enhanced drainage systems that help protect neighborhoods from both river flooding and urban runoff during heavy rainfall events.

 

These protection systems factor into flood zone determinations and insurance costs. Properties may qualify for reduced insurance rates if certified levee systems protect them, while areas without protection face higher risk classifications.

 

Climate Considerations and Future Planning

Today's flood maps incorporate not just historical data but also projections about changing weather patterns. Omaha has experienced more intense rainfall events in recent years, with the kind of "bomb cyclone" that caused the 2019 flooding becoming more common.

 

The new FEMA maps account for these trends, which explains why some areas that never flooded historically now carry flood zone designations. It's not fear-mongering – its risk management based on the best available science and local observations.

 

Climate experts, such as South Dakota's state climatologist, Dennis Todey, remind us that major flooding isn't a matter of if but when. While we can't predict precisely when the next major event will occur, we can plan intelligently for the reality that it will happen eventually.

 

Navigating Property Purchases in Flood-Prone Areas

Does being in a flood zone mean you shouldn't buy a particular property? Not necessarily. Some of Omaha's most desirable neighborhoods have flood considerations, and many properties in flood zones have never actually experienced flooding. The key is making informed decisions with full knowledge of the risks and costs involved.

 

When comparing and evaluating properties, consider factors beyond flood zone designations. For example, has the specific property flooded before? What's the elevation relative to nearby water sources? Are there planned infrastructure improvements that might affect future risk? Has the property been modified with flood-resistant features?

 

One successful client/investor specializes in Omaha properties near the Missouri River, but only invests after extensive due diligence about elevation, flood history, and insurance costs. By factoring these considerations into purchase prices and rental rates, they've built a profitable portfolio while managing risk appropriately.

The Insurance Shopping Strategy

If you do need flood insurance, don't assume all policies are identical. While FEMA provides most flood insurance through FEMA's National Flood Insurance Program, private flood insurance options are becoming increasingly available and sometimes offer better coverage or pricing.

 

Work with insurance agents familiar with Omaha's specific flood considerations. They understand local factors, such as how proximity to levees affects pricing, which areas have experienced repeated claims, and how property improvements can reduce premiums.

 

Remember that flood insurance policies have a 30-day waiting period before taking effect, so you can't wait until storms are approaching to purchase coverage plans, especially if you're buying in a flood zone.

 

Making Smart Decisions with Local Expertise

The complexity of flood zone considerations makes local expertise invaluable. Our team has lived and worked in Omaha for many years. Accordingly, the Nancy Heim-Berg Team understands current flood maps, having lived through Omaha's flood events, worked with clients on insurance claims, and helped families make informed decisions about their flood risk.

 

Over the years, we've come to understand which neighborhoods have consistently remained dry, even during significant events, which areas have experienced repeated issues, and how infrastructure improvements affect long-term property values. This institutional knowledge enables clients to avoid costly surprises and identify properties that align with their risk tolerance and budget.

 

When evaluating properties, they help clients understand not only the current flood zone status but also factors such as planned drainage improvements, historical flood patterns, and how changes in upstream development might impact future risk.

 

The Bottom Line on Flood Zone Considerations

Living in Omaha means accepting that water is part of our story, but it doesn't mean accepting unnecessary risk. Understanding flood zones, insurance requirements, and mitigation options enables you to make informed real estate decisions that protect your investment and your family.

 

The new FEMA flood maps, effective since March 2025, provide the most accurate picture yet of flood risk throughout the metro area. While some properties face new requirements, others benefit from updated science that more accurately reflects their actual risk level.

 

Flood zones are an integral part of the due diligence process that helps ensure your real estate decisions stand the test of time – and weather. If you're buying your first home, relocating to Omaha, or investing in rental properties, prioritizing flood zone awareness is essential.  

 

You're successful real estate transaction depends on whether you work with professionals who understand flood zone complexities and can guide you through the process with confidence. In a city shaped by rivers and resilience, knowledge truly is power when it comes to making smart real estate decisions.

 

Ready to navigate Omaha real estate with confidence? Nancy Heim-Berg and The Heim-Berg Team bring the local expertise you need to make informed decisions about flood zones, insurance, and property values.

Contact The Heim-Berg Team today:

Phone: (402)677-9024

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

Let Omaha's real estate experts help you find the perfect property while protecting your investment from day one!

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.

 

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.

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!