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If you think your Omaha-Douglas County property taxes are too high, you might be right.

The amount of property taxes paid annually on a residential home with a tax assessed value around $245,000 averages over $5,000.

Don’t just complain, protest!

The Douglas County Assessor is currently accepting information from homeowners that support a lower tax assessed value.

This formal “protest process” is being handled by the Douglas County Board of Equalization.  You will need to begin by downloading the official protest cover page online at www.boardofequalization.org.

Supporting material is not necessary but helpful in detailing your argument.  You can deliver any documentation online, snail mail, or hand deliver to the The Douglas County Board of Equalization Office on the Farnam Level of the Omaha-Douglas Civic Center; 1819 Farnam Street; Omaha, NE 68183. Office hours are 8:30 AM – 4:30 PM, Monday – Friday (excluding holidays).

On the report you may request to meet with a referee; others will be contacted to set up an appointment.

All protests must be received or postmarked by June 30, so don’t delay. The Board of Equalization will finalize property valuations on or around August 10.


Douglas County Property Report Quality and Condition Definitions


PROTEST TIP #1: No matter how upsetting, the size of an assessed value increase isn’t a winning argument for a lower value.

PROTEST TIP #2: A recent appraisal from a sale or refinance with a lower value is an easy win.

PROTEST TIP #3: The recently increased land portion of a parcel’s value is very consistent throughout most neighborhoods and likely accurate.

PROTEST TIP #4: Face to face appointments with the assessor do not have a greater chance of winning.

PROTEST TIP #5: The assessor uses licensed appraisers to review the protests.  Think like an appraiser with specifics, comparisons, and hard figures.

PROTEST TIP #6: Check your property report for any clerical errors.

PROTEST TIP #7:  Provide photographs of incomplete repairs, contractor estimates, even dated bathrooms or kitchens to support a reduced description of condition.

PROTEST TIP #8: Is your property’s assessed value “equal” to the assessed values of comparable homes (similar in style, size, and condition) in your neighborhood?

PROTEST TIP #9: Do resent sales of comparable homes support a “fair” your assessed value?

PROTEST TIP #10: Beware!  By filing a protest you may be asking for a visit from the the assessor.

For questions/assistance, you can call the County Board of Equalization at 402.444.6510 or send an email to countyclerk@douglascounty-ne.gov.