Did your Douglas County valuation jump this year? You are not alone, and you do not have to accept a number that does not match the market. With a clear plan and the right evidence, you can review your assessment, file a protest, and, if needed, appeal. This guide walks you through what to do, what to bring, and how the process works in Omaha and greater Douglas County. Let’s dive in.
Start with your valuation notice
Your notice is your roadmap. It lists your parcel number, property details, the assessor’s value, and how to protest. Nebraska valuations are set as of a statutory assessment date, commonly January 1. Focus your evidence on sales and market data close to that date, and confirm the exact date on your notice.
Read every line for accuracy. Verify square footage, bedroom and bathroom counts, lot size, finish, and condition notes. If something looks off, make a note. Missing the protest deadline on your notice can cost you your appeal rights for the year, so mark it on your calendar.
Who does what in Douglas County
Understanding roles helps you prepare and communicate more effectively.
- Douglas County Assessor: Values property, keeps records, and can explain methods and data. You can request your property record card and recent comparable sales.
- County Board of Equalization: Receives and hears formal protests at the county level. The County Clerk typically coordinates filings and hearing schedules.
- Nebraska Tax Equalization and Review Commission (TERC): Hears appeals when you disagree with the county board’s decision. TERC has formal filing rules, timelines, and hearing procedures.
Gather smart evidence
The goal is to show fair market value as of the assessment date. Strong, clear evidence beats volume.
- Comparable sales: Closed sales near the valuation date and near your home. Note dates, addresses, prices, and adjustments for differences.
- Appraisal or appraisal summary: A report by a licensed appraiser carries weight at hearings and on appeal.
- Photos and repair estimates: Document condition issues, deferred maintenance, or recent damage. Attach bids or invoices if you have them.
- Income and expenses: For rentals, provide income and expense statements to support value using the income approach.
- Property records: Include the property record card, building sketch, permits, or demolition notices that affect value.
Organize your evidence into a simple packet. Start with a one-page summary of your requested value and the top reasons why, then label each exhibit for easy reference.
Step-by-step: How to protest in Douglas County
1) Review your notice immediately
Check the value, property facts, and the protest deadline. If you miss the deadline, you may lose appeal rights for that year.
2) Pull county records and sales
Download or request your property record card, photos, and recent sales in your area that bracket the assessment date. Save everything in one folder.
3) Request an informal review
Ask the assessor’s office for an informal review with an appraiser. Share your comparables, condition photos, and any appraisal summary. Note the date, who you spoke with, and what you discussed.
4) File a formal protest by the deadline
If the informal review does not resolve things, file a formal protest with the County Board of Equalization through the County Clerk. Use the required form, state your requested value, and attach your evidence summary.
5) Attend your county hearing
Show up prepared and on time. Bring extra copies of your exhibits for the board and the assessor. Stay concise, focus on your strongest comps, and explain adjustments in plain language.
6) If needed, appeal to TERC
If you disagree with the county board’s decision, you can appeal to TERC. TERC has strict filing windows, forms, and procedures. Many owners hire an appraiser or an attorney at this stage because the process is more formal.
What to expect at the county hearing
The county may hold informal or formal hearings. You will provide a brief summary, then walk through your exhibits. Expect questions about differences between your home and the comps you chose, the timing of sales, and any condition issues.
Be respectful and stick to facts. Board members look for credible, well-supported explanations. If you have a licensed appraiser or Realtor present, ask them to be concise and focus on the key adjustments.
Appealing to TERC
TERC is the state-level commission that reviews county board decisions. The process includes filing forms, paying any required fees, and following evidence rules. TERC may schedule a pre-hearing conference and a hearing. Cases can take several months, so plan for a longer timeline than the county hearing.
Because TERC is more formal, many taxpayers bring a licensed appraiser or attorney. You will need clear, persuasive evidence. An appraisal that values the property as of the assessment date can be especially helpful.
Timeline and deadlines
Deadlines control your rights each year. Your valuation notice lists the county protest deadline and filing instructions. After the hearing, the board issues a written decision. If you plan to appeal, use the deadline in the decision letter and the instructions from TERC.
Keep copies of everything. Save your protest form, evidence packet, and the written decision for your records and any appeal.
Action plan checklist
- Step 1: Read your valuation notice and note the protest deadline and contact info.
- Step 2: Pull your Douglas County property record card, recent sales, and photos.
- Step 3: Request an informal review with the assessor and document the conversation.
- Step 4: If needed, file a formal protest with the county by the stated deadline. Attach a clear evidence summary and bring extra copies to the hearing.
- Step 5: Attend the county hearing and present concise comparables or an appraisal summary.
- Step 6: If unsatisfied, file an appeal to TERC within the stated window and follow TERC’s rules and forms.
- Step 7: Consider a licensed appraiser or an attorney if the value gap is large or the case is complex.
Pro tips for stronger results
- Start early. Gathering sales and photos takes time, especially if you schedule an appraisal.
- Focus on quality comps. Choose the most similar nearby sales near the assessment date. Too many weak comps can dilute your case.
- Explain adjustments. Briefly note why a comp is superior or inferior and how that impacts value.
- Be consistent. Use the same set of comps at the informal review, the county hearing, and TERC if you appeal, unless new information justifies a change.
- Stay professional. Clear, respectful communication helps your credibility with the board.
Likely outcomes and next steps
You may receive a full reduction, a partial reduction, or no change. Sometimes the county and the property owner reach a stipulation to reduce value for the year. If the decision is not what you hoped, review the written order and decide whether a TERC appeal makes sense based on the value difference and the cost of professional help.
If you are also weighing a move, a current market analysis can help you see the connection between market value and your goals. Our team understands Lincoln and Omaha neighborhoods and can connect you with trusted local appraisers if you need a deeper valuation for planning your next step.
Ready for clarity and a plan? Reach out to Selling Sisters to discuss your home goals and get local guidance you can trust.
FAQs
What is the assessment date for Douglas County values?
- In Nebraska, values are set as of a statutory assessment date, commonly January 1. Check your valuation notice for the exact date used for your property.
How do I start a Douglas County protest?
- Begin with an informal review at the assessor’s office, then file a formal protest with the County Board of Equalization by the deadline on your notice.
What evidence works best in a valuation protest?
- Comparable sales near the assessment date, a licensed appraisal or summary, clear condition photos, and any repair estimates carry the most weight.
Will winning a protest lower my property taxes in Omaha?
- A reduction lowers your assessed value. Your tax bill also depends on tax rates and timing, so results can vary.
Can I appeal a county decision to TERC?
- Yes. If you disagree with the board’s decision, you can appeal to TERC within the statutory filing window stated in your decision letter.
How long does a valuation appeal take in Nebraska?
- County protests can resolve in weeks or a few months. TERC appeals are more formal and can take several months, depending on caseload.
