Nebraska real estate: buy or sell with a local AXEN agent
Nebraska makes every home seller fill out a disclosure before you are bound to buy, charges a deed tax the seller pays, and makes the buyer file a sale statement with the county. Here is what is the same everywhere in Nebraska, and where to search homes.
Nebraska: search homes by city
Tap a city to see the newest homes for sale there.
What every Nebraska buyer and seller should know
Every home seller fills out a disclosure
Every seller of a home with 1 to 4 units must give you a signed written disclosure of the home's condition, with or without an agent (Neb. Rev. Stat. 76-2,120). It covers the appliances, electrical, heating and cooling, water, sewer, defects, environmental hazards, title issues, utilities and carbon monoxide alarms.
You get it before you are bound
The disclosure, and any update, must reach you on or before the day the contract binds you to buy, and you sign to show you got it (Neb. Rev. Stat. 76-2,120). If something changes before then, the seller must update it.
You have one year to sue over it
If the seller does not follow the disclosure law, you can recover actual damages, court costs and legal fees. You must file within one year after you take possession or the sale closes, whichever comes first (Neb. Rev. Stat. 76-2,120).
Some sales skip the disclosure
Foreclosures, court-ordered and bankruptcy sales, most estate and trust sales, sales between co-owners or close family, and divorce transfers are exempt (Neb. Rev. Stat. 76-2,120).
The deed tax is on the seller
Nebraska's documentary stamp tax is paid by the seller at $3.32 for each $1,000 of value for sales before January 1, 2032, and $2.32 per $1,000 after that (Neb. Rev. Stat. 76-901). Older guides still list the old, lower rate.
The buyer files a sale statement
When the deed is recorded, the buyer must file a real estate transfer statement with the register of deeds showing the price. The county will not record the deed without it (Neb. Rev. Stat. 76-214). Your title company handles it.
Some buyers sign a foreign-adversary affidavit
For land near certain military sites listed in federal rules, the buyer must sign an affidavit that they are not tied to a foreign adversary government before the deed can be recorded (Neb. Rev. Stat. 76-2,141). Your title company will tell you if it applies.
Homestead exemption is for certain owners
Nebraska's homestead exemption is for owners who are 65 or older, certain disabled owners and certain veterans. It is not for every homeowner. Apply with the county assessor, usually by June 30.
Closing costs in Nebraska: who pays what
Who pays what in Nebraska. The deed tax is on the seller by law. Most other costs follow your contract and local custom, and all can be negotiated.
| Buyer pays | How it works |
|---|---|
| Lender's title policy | Required with a loan. Usually paid by the buyer. |
| Recording fees | County fees to record the deed and mortgage. |
| Loan costs | Origination, appraisal and credit report, if you have a loan. |
| Home inspection | A flat fee, paid during your inspection period. |
| Closing fee | Often split between buyer and seller. |
| Prepaid taxes and insurance | Your first year of homeowners insurance and any tax escrow. |
| HOA transfer fee | Only if the association charges one. |
| Tax adjustments | Your share of property taxes from the closing date. |
| Seller pays | How it works |
|---|---|
| Documentary stamp tax | $3.32 per $1,000 of value before 2032. The seller pays it by law. |
| Owner's title policy | Commonly paid by the seller. Set in the contract. |
| Mortgage payoff | Your lender's payoff plus the fee to release it. |
| Closing fee | Often split between buyer and seller. |
| Listing agent's commission | Set in your listing agreement. Always negotiable. |
| Deed preparation | The fee to draft the deed. |
| Tax adjustments | Your share of property taxes for the time you owned the home. |
| Repairs or credits you agree to | Only what you agree to in the contract. |
The documentary stamp tax rate in Neb. Rev. Stat. 76-901 changed in 2026 and drops on January 1, 2032. Confirm current numbers with your title company.
How a Nebraska home purchase runs
The order most Nebraska purchases follow. Your purchase agreement sets the exact deadlines, so keep a calendar.
Get pre-approved →-
Get pre-approved. Know your budget and payment before you tour.
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Read the disclosure. You sign to show you got it before the contract binds you.
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Make an offer. Include inspection, financing and appraisal contingencies.
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Inspect. Book it right away and ask for repairs by your deadline.
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Title work. The title company checks ownership and liens.
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Loan approval. The lender finishes the appraisal and underwriting.
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Final walk-through. Check the home is in the condition you agreed to.
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Close. Sign, and the title company files the deed and transfer statement.
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Check tax relief. If you qualify for homestead, apply with the county assessor.
Nebraska by region
Nebraska markets run from the Omaha metro to the Platte River towns. Tap a city to see the newest homes for sale there.
Omaha Metro
The state's largest city and its suburbs.
AXEN Realty in Nebraska
Every AXEN agent in Nebraska works under a licensed managing broker: Rick Jackson (AXEN Realty, LLC). See every state on the state brokers page.
Buying? Start with the home buying guide and get pre-approved.
Selling? Read the home selling guide and get your home value.
Moving here? Read buying in a new state.
Nebraska real estate questions
Does the seller have to give me a disclosure in Nebraska?
Yes. Every seller of a 1 to 4 unit home must, even without an agent. You get it on or before the day the contract binds you to buy.
Who pays the deed tax in Nebraska?
The seller. It is $3.32 per $1,000 of value for sales before 2032, then $2.32 per $1,000.
What if the seller broke the disclosure law?
You can sue for actual damages, court costs and legal fees, but you must file within one year after you take possession or the sale closes.
What is the real estate transfer statement?
A form the buyer files with the county when the deed is recorded, showing the price. The county sends it to the assessor. Your title company prepares it.
Who can get the homestead exemption?
Owners 65 or older, certain disabled owners and certain veterans. Apply with the county assessor, usually by June 30.
Which sales don't come with a disclosure?
Foreclosures, court and bankruptcy sales, most estate and trust sales, sales between co-owners or family, and divorce transfers.
Is a home inspection required?
No law requires one. The disclosure says it is not a substitute for an inspection, so get one.
Who pays for title insurance?
It depends on your contract and local custom. Settle who pays for the owner's and lender's policies in your offer.