Data Source: Great Plains Regional MLS — Single-Family Homes, Omaha Region (Douglas, Washington, Sarpy & Saunders Counties)
When people ask, “Is it a good time to buy or sell a home?” one of the most reliable indicators we look at is Months of Inventory — 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.
🏡 What Does “Months of Inventory” Mean?
Think of Months of Inventory as the balance point between supply and demand in the housing market. Here’s what the numbers typically mean:
Seller’s Market: Less than 3 months of inventory — There aren’t enough homes for the number of buyers searching, so demand is high and homes sell quickly, often with multiple offers.
Neutral Market: 3–6 months of inventory — The market is balanced, giving both buyers and sellers fair opportunities to negotiate.
Buyer’s Market: More than 6 months of inventory — 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.
📈 What Omaha’s Numbers Show for September 2025
Across the Omaha Metro, inventory levels remain relatively low — meaning we’re still operating in a seller’s market, even as some counties begin to inch toward a more balanced pace.
Here’s 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 — though we’re seeing early signs of a gradual shift toward balance in certain areas.
🔍 What This Means for Buyers
If you’re looking to buy, this data means the market is still competitive — 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 — and helps you spot opportunities when they appear.
🏠 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 team’s professional staging, marketing, and pricing expertise help ensure your home stands out — and sells for top value.
🌆 Omaha’s Market Varies by Neighborhood
It’s important to remember that Omaha isn’t one single market — it’s a large, dynamic metro area made up of many unique micro-markets.
What’s 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.
That’s why it’s essential to talk with your Omaha Home Pros Team Realtor to understand your neighborhood’s specific trends.
🤝 Let’s Talk About Your Market
Whether you’re preparing to buy, sell, or simply stay informed, understanding how inventory levels affect your plans is the key to making confident real estate decisions.
📞 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.
