HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Douglas County
Property Tax Guide

Everything you need to know about property taxes in Douglas County, NE. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
1.8% to 2.2% of assessed value (varies by taxing districts within county)
Exemptions
4+ Available
Section 1

How Property Tax Works

Douglas County, Nebraska operates under a property tax system that serves as the primary funding mechanism for essential local services including schools, county government, cities, and various special districts. Property owners in Douglas County face an effective tax rate that varies by location within the county, typically ranging from approximately 1.8% to 2.2% of assessed value, depending on the specific taxing districts that serve their property.

The county uses a fractional assessment system where residential properties are assessed at approximately 7.05% of market value for 2025, with the tax rate applied to this assessed value rather than the full market value. It's important to understand that your actual tax rate will depend on your specific location within Douglas County, as different areas are served by different school districts, municipalities, and special taxing districts (such as fire districts, natural resources districts, and community college districts) that each levy their own taxes.

Douglas County's assessment and collection process is managed by the Douglas County Assessor's office for valuations and the Douglas County Treasurer's office for tax collection, with property taxes collected three times per year to fund the various governmental entities that provide services to county residents.

Section 2

What Makes Up Your Tax Bill

The following table shows the major tax rate components for Douglas County properties in Levy Year 2025:

ComponentRate (per $1,000 assessed value)Description
County General Fund$0.29059Basic county services and operations
School DistrictsVaries by districtK-12 education funding (largest component)
Municipal LeviesVaries by cityCity services for incorporated areas
Community CollegeVaries by districtMetropolitan Community College or similar
Natural Resources DistrictVaries by districtWater and soil conservation
Fire ProtectionVaries by districtRural fire protection districts
Other Special DistrictsVariesLibraries, hospital districts, sanitation

Total Effective Rate Range: Approximately $18-22 per $1,000 of assessed value

Note: The county general fund levy is capped at $0.364 per $1,000 of assessed value. Actual total rates vary significantly based on your property's location and the specific combination of taxing districts that serve your area. School district levies typically represent 60-70% of your total property tax bill.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Douglas County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Douglas County are additional property tax assessments that occur when there are mid-year changes to a property that affect its taxable value. The most common triggers include new construction completion, property improvements, changes in ownership that remove exemptions, or corrections to previous assessments.

When supplemental taxes are levied, they are calculated based on the difference between the old assessed value and the new assessed value, multiplied by the applicable tax rate, and prorated for the remaining portion of the tax year. For example, if you complete a home addition worth $50,000 in market value in March, the supplemental tax would be calculated on the additional assessed value (approximately $3,525 at 7.05% assessment ratio) for the remaining 9+ months of the tax year.

Property owners receive a separate supplemental tax bill that is due within 30 days of the issue date. These supplemental assessments are in addition to your regular property tax installments and must be paid separately. The Douglas County Assessor's office handles the valuation of improvements and determines when supplemental assessments are necessary.

Example Calculation

The following examples show annual property tax calculations for Douglas County properties, assuming typical residential assessment ratios and tax rates for Levy Year 2025:

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (7.05%): $21,150
  • Less: Homestead Exemption (if applicable): Varies
  • Net Taxable Assessed Value: ~$21,150
  • Annual Tax (at $20/$1,000): $423
  • Monthly Escrow: $35

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (7.05%): $42,300
  • Less: Homestead Exemption (if applicable): Varies
  • Net Taxable Assessed Value: ~$42,300
  • Annual Tax (at $20/$1,000): $846
  • Monthly Escrow: $71

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (7.05%): $70,500
  • Less: Homestead Exemption (if applicable): Varies
  • Net Taxable Assessed Value: ~$70,500
  • Annual Tax (at $20/$1,000): $1,410
  • Monthly Escrow: $118

Note: These examples use estimated average tax rates. Actual rates vary by specific location and taxing districts. Homestead exemptions require annual application and cap assessment increases rather than reducing market value. Contact the Douglas County Assessor for specific rate information for your property location.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most homeowners with mortgages in Douglas County have their property taxes collected through an escrow account managed by their mortgage lender. Your lender estimates your annual property tax obligation and collects 1/12 of that amount with each monthly mortgage payment, then pays your property taxes on your behalf when they become due.

Douglas County property taxes are due three times per year: November 15, February 15, and May 15. Your mortgage company will typically pay these installments directly to the Douglas County Treasurer's office. You should receive copies of the tax bills and payment confirmations, but it's important to verify that payments are made on time to avoid penalties and interest charges.

If your property taxes increase due to reassessment or rate changes, your lender may require an escrow account adjustment, which could result in a higher monthly mortgage payment or a one-time escrow shortage payment. You can monitor your property's assessed value and estimated taxes through the Douglas County Treasurer's website at https://www.douglascounty-ne.gov/government/county_treasurer/ to anticipate potential escrow adjustments.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Douglas County? A: Property taxes for Levy Year 2025 are due in three installments: November 15, 2025, February 15, 2026, and May 15, 2026. Personal property taxes are due by December 31.

Q: What tax credits are available and do I need to apply? A: The primary tax benefit is the Homestead Exemption, which caps assessment increases for owner-occupied homes. You must file Form 458B annually with the Douglas County Assessor by June 30. This is NOT automatic and requires application each year you want the benefit.

Q: How does the Homestead Exemption work? A: The Homestead Exemption limits how much your home's assessed value can increase each year, rather than reducing your home's market value. You must own and occupy the home from January 1 through August 15 of the tax year. This requires annual application - it's not automatic.

Q: When are properties reassessed? A: Douglas County conducts ongoing assessment updates, with properties typically reviewed on a rotating basis. The Assessor's office values all taxable real estate parcels annually based on market conditions and sales data.

Q: What happens if I pay my property taxes late? A: Late payments are subject to interest charges and penalties. Interest begins accruing after the due date, and additional penalties may apply for significantly delinquent accounts.

Q: Can I pay my property taxes online? A: Yes, Douglas County offers online payment options through the County Treasurer's website. You can also pay by mail, in person, or through authorized payment centers.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Douglas County Board of Equalization between April 1 and April 30. Contact the Douglas County Assessor's office at https://www.dcassessor.org/ for appeal procedures and forms.

Q: Why do properties in the same neighborhood have different tax rates? A: Tax rates vary based on the specific taxing districts that serve each property, including school districts, fire districts, and municipal boundaries. Two neighboring properties may be served by different combinations of these districts.

Q: How can I look up my property information? A: Use the Douglas County Assessor's property search tool at https://www.dcassessor.org/property-search/ to view your property's assessed value, tax history, and district information.

Q: What is the difference between assessed value and market value? A: Market value is the estimated full value of your property, while assessed value is the portion subject to taxation (approximately 7.05% of market value for residential properties in 2025). Property taxes are calculated on the assessed value, not the full market value.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Proposedclerk.douglascounty-ne.gov
02
State
2025-2026 - state of nebraskaclerk.douglascounty-ne.gov
03
Tax Doc
Calculation of Property Taxesdouglas.co.us
04
Tax Doc
Tax Collectiondouglascountyor.gov
05
Personal Property Schedule – Nebraska Net Book Valueassessor.douglascounty-ne.gov
06
County
DOUGLAS COUNTY INTERNAL AUDIT DIVISIONclerk.douglascounty-ne.gov
07
Senior Citizen - Homestead Exemptionsassessor.douglascounty-ne.gov
08
Homestead Exemptionsassessor.douglascounty-ne.gov
09
Homestead Exemptions - Assessorassessor.douglascounty-ne.gov
10
FAQsassessor.douglascounty-ne.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate