National News Says ‘Cooling’… Omaha Says ‘Not So Fast’!
You can believe EVERYTHING you hear on the news… or can you??!! In these topsy-turvy times, it’s tricky to know what’s true, what’s false, or what’s hiding somewhere in between. We base our opinions on “facts”—but are those facts really facts? Facts can be facts and still be… misleading (just like an opinion can be someone’s opinion, but that doesn’t mean it’s right). Welcome to the housing market, where headlines scream one thing, but the reality on the ground can tell a very different story.
You’ve probably seen a news article or social media post talking about the “slowing” or “cooling” housing market. And yes, the market isn’t the same as it was a few years ago, when multiple offers and escalation clauses seemed to be the norm on nearly every listing. But that doesn’t mean homes aren’t selling—far from it…well at least in the Omaha market.
Real estate is one of those things where local really matters. Just because the headlines are screaming about slowdowns on the coasts or in giant metro areas doesn’t mean it applies here. Omaha? We’re still deep in seller’s territory, with less than three months of inventory. That’s a long way from the “balanced market” the national reports keep talking about.
Forget the headlines—here’s what’s really going on. In the last 30 days, 910 homes sold in Omaha, and another 627 went pending with a total of 1278 currently pending. That’s 1,537 homes changing hands, all while some national news stories make it sound like the sky is falling. Yeah… not quite. Our local market is alive, kicking, and still very much a seller’s playground. That’s enough transactions to fill an entire elementary school three times over.
Here is how this breaks down (and with a little help from ChatGPT)…When we adjust for the
Size of the population, Omaha’s housing activity looks especially strong compared with the national pattern. Over the past 30 days in Douglas and Sarpy counties, we say about 169 home sales and 116 pending contracts per 100,000 residents, for a total of ~285 transactions per 100,000 people. Nationally, based on recent annualized sales and pending trends, we estimate roughly 99 homes sold and 144 homes pending per 100,000 people in the U.S. overall, or about 243 combined transactions per 100,000 residents. That means Omaha’s local market activity is running noticeably higher per person than the national average – even while national data might suggest cooling in some regions.
*(National sales data based on NAR existing-home sales annual rate: pending activity estimate based on typical monthly pending volume.)
Here in Omaha, demand is solid, listings continue moving at a good pace, and supply remains tight. We have yet to reach the inventory levels that would signal a buyer’s market. A well-priced home still draws immediate interest. Some factors that work in our favor here include:
· Affordable and budget-friendly city
· Stable job growth
· Limited new construction
· Lifestyle appeal of mid-sized city
· Strong community amenities
Oh…and remember this - people are absolutely still buying during the winter and holiday season. Serious buyers don’t hit pause just because the temperatures drop or the calendars fill up. In fact, this time of year can actually work in your favor: there’s less competition, buyers are more motivated, and your home has a chance to stand out instead of getting lost in the spring rush. Winter isn’t a slowdown—it's a strategic window.
What This Means for You
Bottom line? Don’t let national headlines boss you around. What’s happening in Omaha is what matters for your decisions—your neighborhood, your price point, your timeline. That’s where the real story is.
Real estate is NOT a one-size-fits-all situation, and the news doesn’t always bother to zoom in on what’s happening right here in our own backyard. If you want to know what the market actually looks like in your specific area—or you just want someone to cut through all the noise— just ask…we’ve got the facts!
Sandi Downing Real Estate/Keller Williams Greater Omaha
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