Chris Jamison Omaha area Realtor at Nebraska Realty

04/20/2026

Most people assume spring is the best time to sell a home in Omaha. And honestly, they're not wrong — but the real data tells a more interesting story.
I pulled the full 2025 numbers from the Great Plains Regional MLS — median price, days on market, sale-to-list ratio, and transaction volume for every single month of the year. Some of it confirmed what I expected. Some of it surprised even me.
A few things that stood out:
🏡 May and June: homes were going under contract in just 5 days on average, and sellers were getting 99.9% of their asking price. That's about as close to full price as it gets.
📈 But the highest-priced month of the year? It wasn't May or June. Homes that went under contract in September and October — when most sellers had already pulled back from the market — closed at a $339,500 median in November. Less competition among sellers, serious buyers still active, and prices reflected it.
❄️ January: 17 days on market and 98.4% list-to-sale. About $5,000 difference on a typical Omaha home compared to peak spring. Real money, but probably not worth upending your life to capture it.
The honest answer to "when should I list?" is: it depends entirely on what you're optimizing for. Speed, price, convenience, and life circumstances all point to different windows.
I wrote up the full breakdown with charts, month-by-month data straight from the MLS, and a recommendation table — if your priority is X, list in month Y.
Worth a read whether you're thinking about listing next month or next year 👇

When is the best time to sell your Omaha home? Real GPAR MLS data — median price, days on market, and buyer activity by month — plus a recommendation engine for every seller.

04/17/2026

72% of Omaha homeowners who plan to sell this year also plan to buy.
If that's you — you need a plan before you do anything else.
Not knowing which path fits your situation is the #1 reason simultaneous transactions go sideways.
New post: The 3-Path Framework for buying and selling at the same time in Omaha →

Selling and buying a home simultaneously in Omaha? Here's the 3-path framework local agents use — with real timelines, contingency tips, and rent-back strategies.

04/15/2026

Here's something most renters in Omaha don't realize: you're already paying the property taxes.
Douglas County has one of the higher property tax rates in the country — and every landlord in the metro is factoring that into your rent. You're not avoiding those taxes by renting. You're just paying them through your landlord, with a markup added on top.
I wrote a full breakdown of the buy vs. rent decision in Omaha — including the real monthly cost comparison, the 3–5 year breakeven rule, and the situations where renting actually IS the right call. If you've been on the fence about buying, this one's worth a read.
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Should you buy or rent in Omaha? Get an honest breakdown of costs, property taxes, the breakeven point, and when renting is actually the right call — from a local expert.

04/13/2026

🏡 Omaha vs. Minneapolis — the comparison nobody asked for but a lot of people need.
If you've been thinking about leaving the Twin Cities, you've probably pulled up Zillow and noticed something weird: Omaha and Minneapolis look almost identical on price. Around $320K median in both cities. So what's the point of moving?
Here's what that number doesn't tell you:
Minneapolis's median is pulled way down by the condo market. When you compare single-family homes in comparable suburbs — Eden Prairie vs. Papillion, for example — Omaha comes in $100K+ cheaper. And then there's the tax story. Minnesota's top income tax rate is 9.85%. Nebraska's is dropping to 3.99% by 2027.
For a household earning $150K, that's a real number.
I also get into the neighborhood question — because if you loved Uptown or Northeast Minneapolis, you deserve an honest answer about what Omaha actually has to offer (Benson, Dundee, Blackstone — it's more than people expect).
New post on the blog 👇

Comparing Omaha and Minneapolis real estate? See how home prices, taxes, neighborhoods, and lifestyle actually stack up before you make the move.

04/10/2026

The 1% rule for home maintenance budgeting? It's not wrong — it's just optimistic.
On a $280,000 Omaha home, that's $2,800 a year. But the national average homeowner spent $8,808 last year on maintenance. And in Omaha, where nearly half the housing stock was built before 1970, that gap gets even wider.
In my latest post I break down what I actually tell buyers before they write an offer — including the six systems I always scrutinize, why Omaha's hard water eats water heaters faster than you'd expect, and the $10,000–$15,000 repair that nobody puts on their wish list.

The 1% rule often leaves Omaha buyers short. Chris Jamison breaks down what to budget for maintenance — with real numbers for older Omaha homes.

04/09/2026

When this Omaha home sat on the market for nearly 90 days with barely any showings, the seller was understandably nervous — she needed to move to Arizona to be closer to family.
But panic wasn't the answer. Strategy was.
We dug into weekly market data, gathered honest feedback from showing agents, made a targeted $2,000 price adjustment, and went back to everyone who'd already toured the home. The second open house drew real traffic — and suddenly there were multiple competing offers.
The home appraised, the deal closed, and she made it to Arizona.
If your home isn't selling, the answer isn't to slash the price and hope. It's to get clear on what the data is telling you and act on it.
Read the full case study 👇

Struggling to sell your home in Omaha? See how strategic pricing, follow-up, and timing turned a slow listing into multiple offers.

12/03/2025

Come see this Signal Hill classic in person! I’ll be hosting an open house Saturday from 12–1:30 and you’re welcome to stop by.

3 beds, finished basement, Millard Schools, and that vintage blue-tile charm you don’t find every day.

Thinking about making a move in 2025? Swing through and take a look — this one’s a solid find.

DM me if you want a sneak-peek video or the full info sheet.

12/03/2025

We’re starting to see the early signs of a real housing rebound in Omaha and across the country.
Purchase applications are climbing, job growth is holding steady, builders keep adding inventory, and with the 43-day government shutdown behind us, some of those delayed closings are finally moving again.

Last week alone, mortgage applications were up 31% year over year — demand is still there.

Rates are easing a bit, too. After sitting near 7% most of the year, the 30-year fixed averaged 6.24% this week. NAR’s Lawrence Yun expects a slow, steady glide toward roughly 6% by 2026. Nothing dramatic, but enough to make things more affordable for buyers.

And no, we’re not going back to 3%… but even modest rate drops can open the floodgates for activity.

What are you hoping rates do next year?

Hit the link in my bio for fresh market updates, my relocation guide, or to grab a spot on my calendar.

12/02/2025

The “foreclosures are surging” headlines are back… but the full story isn’t nearly as scary as it sounds.
Curious what’s actually happening here in Omaha and nationwide?
Swipe through and I’ll break it down in plain English.
What’s your take — do these headlines stress you out or do you usually dig into the data?
Tap the link in my bio for local market updates, my relocation guide, or to book a time to chat.

11/25/2025

If cooking’s not in the cards this Thanksgiving, you’ve still got some solid Omaha options. Brother Sebastian’s and Johnny’s Café are both open for a sit-down holiday meal, and Cracker Barrel’s Heat-and-Serve is a clutch backup if you want dinner at home without the marathon in the kitchen.

Where are you grabbing Thanksgiving this year?
Or are you team “cook everything from scratch”?

Check the link in my bio if you want more local guides or need help finding a new place to call home before the holidays.