The 2026 housing market is starting to take shape, and a lot of folks around Omaha are asking the same thing: Are things finally going to get easier?

According to the latest forecasts from NAR, Realtor.com, and Zillow, we’re not getting a dramatic reset — but we are heading toward a more balanced, predictable market. Think of it like the first warm day after a Nebraska winter. It’s not summer yet… but you can tell we’re headed in the right direction.

Here’s what the experts are seeing, and how it might impact your plans in Omaha.

Sales Activity: Slow Improvement, Not a Surge

All three national forecasts show more home sales in 2026 as affordability improves. Their numbers differ, but they’re all tracking upward.

National expectations:

• NAR: ~14% more home sales

• Zillow: ~4.3% increase (around 4.26M total sales)

• Realtor.com: ~1.7% increase (about 4.13M sales)

Realtor.com is the most cautious because 80% of homeowners still have rates below 6%, which slows down turnover.

What this means for Omaha:
If you want to understand demand here locally, watch how fast new listings go under contract — Omaha reacts faster than a lot of metros, and that pace is one of the clearest early-warning signs of a shift.

Home Prices: Still Rising, With a Little More Breathing Room

None of the major forecasts expect home prices to fall. They show steady, modest growth — good news for Omaha homeowners and a bit more manageable for buyers.

National expectations:

• Price growth between 1.2% (Zillow) and 4% (NAR)

• More markets stabilizing instead of declining

• Fewer major metros seeing price drops (Zillow expects drops to fall from 24 markets in 2025 to 12 in 2026)

What this means for Omaha:
Omaha tends to avoid wild swings — steady, boring, Midwestern reliability. Homeowners should continue seeing strong resale value. Buyers may finally get a little negotiating power back.

(If you want local price trends, check my monthly market updates here: https://omahahomes.online/snapshot )

Mortgage Rates: Better Than 2025, Not 3% Ever Again

Rates are expected to hold above 6% next year, but below the peaks we saw in early 2025.

National expectations:

• Realtor.com: ~6.3% average mortgage rate in 2026

• NAR & Zillow: Gradual improvement through the year

• More buyers reentering the market as payments become manageable

What this means for Omaha:
This won’t feel like the cheap-money era again, but it will feel like breathing room. If you’re planning to buy, talking with a lender early will help you get dialed in.

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Inventory: More Options, Still Not “Normal”

The number of homes for sale is finally growing after years of painful lows.

National expectations:

• 8.9% increase in existing home inventory

• 4.6 months of supply, inching closer to a balanced market

• Builders continuing incentives and rate buydowns

What this means for Omaha:
More listings should soften competition a bit. But well-priced homes in good school districts (Elkhorn, Millard, Bennington, Westside) will still move quickly.

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Affordability: Slowly Improving for Buyers

This is the first time in a few years that the affordability graphs aren’t hurting our feelings.

National expectations:

• Typical payment-to-income ratio easing to 29.3%

• More first-time buyers qualifying

• Rent affordability improving, helping renters save faster

What this means for Omaha:
If you’re renting — especially near midtown, Millard, or Bellevue — 2026 could be a great year to prep for ownership.

If You’re Planning to Buy in Omaha

You’ll benefit from:

• Lower monthly payments vs. 2025

• More homes on the market

• Less bidding-war chaos than the past few years

Your best move is to get your price range locked in early. That way, when the right home hits the market, you’re ready to move with confidence.

If You’re Planning to Sell in Omaha

Sellers are still in a solid position heading into 2026.

You’ll benefit from:

• Continued equity growth

• A larger pool of buyers

• Strong, steady pricing across most Omaha neighborhoods

But buyers are more payment-sensitive, so pricing strategy matters more than ever.

If moving improves your lifestyle, commute, schools or financial picture, 2026 is lining up to be a smart window.

Bottom Line

The national data shows 2026 leaning toward balance — not a boom, not a bust. For Omaha buyers and homeowners, it’s shaping up to be the most navigable market we’ve seen in several years.

If you’re thinking about making a move in 2026, I’d love to sit down, look at your goals, and help you build a plan that fits your timeline and budget.

Ready to chat?
Grab a time here: https://calendar.app.google/z5tCTkaCu4kKuQfk9

Or shoot me a message anytime — I’m here to help.