The latest numbers are in, and they show us a lot about where the Omaha-area real estate market is headed. Whether you’re buying or selling, understanding these trends helps you make better decisions. Let’s break it down.
Inventory is Growing
In July 2025, there were 2,147 homes for sale across Cass, Dodge, Douglas, Saunders, Sarpy, and Washington counties. That’s up 4.2% from June and almost 28% more than January. More inventory means buyers have more options, but with demand still high, competition hasn’t disappeared.
New Listings are Steady
July brought 1,705 new listings, up slightly from June and a strong 32% increase compared to January. Sellers are confident about putting homes on the market, which is good news if you’re starting your home search.
Closings Have Slowed
Here’s where it gets interesting: 1,007 homes closed in July, which is down 13.6% from June. Compared to earlier this year, though, it’s still a big jump—up nearly 60% since January. This slowdown month-to-month may signal shifting buyer behavior as mortgage rates and affordability play a role.
Pending Sales Dip Slightly
Pending contracts (homes under contract but not yet closed) came in at 945, down 6.3% from June. That tells us buyer activity is still strong but slightly cooling.
What Kind of Market Are We In?
July 2025 was considered a seller’s market, with just over 2 months of inventory based on closed sales. To put that in perspective:
- Seller’s Market = Less than 3 months of inventory
- Neutral Market = 3–6 months of inventory
- Buyer’s Market = More than 6 months of inventory
With homes still selling quickly—average days on market holding at just 24 days—sellers remain in a strong position.
Prices Hold Steady
The average sold price in July was $392,000, nearly unchanged from June. The median sold price was $342,000. For buyers, this means prices aren’t dropping, but the growth has leveled out compared to earlier in the year.
Why This Matters to You
If you’re a buyer, more homes hitting the market gives you more choice—but acting quickly is still key since competition remains strong.
If you’re a seller, your home is likely to attract attention, but correct pricing and strategy are critical as buyers have more options to compare.
Work With a Local Expert
The Omaha metro area is diverse—what’s happening in Sarpy County might look very different from Douglas or Washington County. That’s why it’s important to partner with a trusted Omaha Home Pros Team Realtor who can break down the numbers specific to your neighborhood and guide you through the process with confidence.
✅ Bottom Line: The Omaha market remains a seller’s market with steady prices, quick sales, and more inventory coming online. Whether you’re buying or selling, now’s the time to connect with your trusted Omaha Home Pros Team Realtor to navigate your next move.
