Data Source: Great Plains Regional MLS â Single-Family Homes, Omaha Region (Douglas, Washington, Sarpy & Saunders Counties)
When people ask, âIs it a good time to buy or sell a home?â one of the most reliable indicators we look at is Months of Inventory â sometimes called the Months Supply of Homes for Sale.
This simple yet powerful number gives us a snapshot of how many homes are available and how long it would take to sell them all if no new listings came on the market and buyers kept purchasing at the current pace.
đĄ What Does âMonths of Inventoryâ Mean?
Think of Months of Inventory as the balance point between supply and demand in the housing market. Hereâs what the numbers typically mean:
Sellerâs Market: Less than 3 months of inventory â There arenât enough homes for the number of buyers searching, so demand is high and homes sell quickly, often with multiple offers.
Neutral Market: 3â6 months of inventory â The market is balanced, giving both buyers and sellers fair opportunities to negotiate.
Buyerâs Market: More than 6 months of inventory â There are more homes available than buyers, giving buyers more options and potential leverage on pricing and terms.
Understanding where your local area falls within these ranges helps determine how competitive or flexible the market really is.
đ What Omahaâs Numbers Show for September 2025
Across the Omaha Metro, inventory levels remain relatively low â meaning weâre still operating in a sellerâs market, even as some counties begin to inch toward a more balanced pace.
Hereâs how September shaped up:
- Douglas County: 2.4 months of inventory (+20.0%)
- Washington County: 2.5 months (-7.4%)
- Sarpy County: 2.7 months (+8.0%)
- Saunders County: 2.3 months (-25.8%)
Every county in the region remains below the 3-month mark, showing that homes are still selling faster than they can be replaced â though weâre seeing early signs of a gradual shift toward balance in certain areas.
đ What This Means for Buyers
If youâre looking to buy, this data means the market is still competitive â but not impossible.
Homes that are priced right and move-in ready are selling quickly, so being pre-approved and ready to make a confident offer is key.
Working with a knowledgeable Realtor ensures you know what to expect in each county or neighborhood â and helps you spot opportunities when they appear.
đ What This Means for Sellers
For sellers, low inventory continues to be an advantage. With fewer homes on the market, well-presented and correctly priced properties are drawing strong attention from buyers.
Even though the market still leans in your favor, pricing strategy and presentation are essential. Our teamâs professional staging, marketing, and pricing expertise help ensure your home stands out â and sells for top value.
đ Omahaâs Market Varies by Neighborhood
Itâs important to remember that Omaha isnât one single market â itâs a large, dynamic metro area made up of many unique micro-markets.
Whatâs happening in Elkhorn may look very different from Papillion, Bennington, or Bellevue. Factors like school districts, commute times, and new construction can all affect how quickly homes sell and how much inventory is available.
Thatâs why itâs essential to talk with your Omaha Home Pros Team Realtor to understand your neighborhoodâs specific trends.
đ€ Letâs Talk About Your Market
Whether youâre preparing to buy, sell, or simply stay informed, understanding how inventory levels affect your plans is the key to making confident real estate decisions.
đ Reach out to your trusted Omaha Home Pros Team Realtor today for a personalized look at your neighborhood stats and a clear plan that aligns with your goals.
