About a third of listings have cut their price, and fewer homes are going under contract each week. Good news for buyers, and a pricing lesson for sellers.
In mid-October 2026, 31.8% of active Omaha listings had a price reduction. There were about 2,350 active listings, up from roughly 1,940 in October 2024. From late August to mid-October, Omaha saw 94 new pendings for every 100 new listings, down from 122 in 2024. Buyers have more time and more choices. Sellers who price right the first time still sell.
Source: HousingWire Data, October 2026.
Mid-October 2026. Close to one in three homes for sale had already come down.
Up from about 1,940 in October 2024. Buyers have more to compare.
Late August to mid-October. It was 122 in 2024 and 109 in 2025.
Down from 300-plus a week in fall 2024. More homes, fewer contracts.
You get time to think. Room for an inspection, a second showing, and a real conversation about price and repairs. A house that's been sitting for three weeks is often open to an offer below list.
That doesn't mean every house is negotiable. Well-priced homes in popular areas still move quickly.
The first price matters more than it did two years ago. Buyers can compare, and plenty of them wait for week three to see whether the price drops.
Your first two weeks bring the most showings you'll get. Price for week one, not for the cut you'll make later.
Fewer listings go up, and nobody tours in the snow for fun.
More showings, but you'll share them with every house that waited.
When do you need to be moved? The season comes second.
No. Prices aren't falling across the board. The market has slowed and buyers have more choices, which shows up as more price cuts and longer days on market.
It depends on how long the home has been listed and what similar homes sold for. Days on market and recent sales tell you more than a percentage rule.
If you've had showings but no offers after two or three weeks, the price is usually the reason. I'll compare it to what's sold and what you're competing against.
I'll price it for December and for April, side by side, with the competition you'd be up against.
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