The August 2026 housing market numbers are in for Sarpy and Douglas Counties. Both counties remain seller’s markets, but rising inventory is beginning to give buyers more choices.
That combination creates an important message for anyone considering a move: sellers still have an advantage, but thoughtful pricing and preparation matter. Buyers may have a little more room to explore their options, yet attractive, well-priced homes can still sell quickly.
Sarpy County Housing Market
Sarpy County remained a seller’s market in August, with 2.55 months of inventory—a 4.08% increase from the previous month. Although more homes are becoming available, inventory remains below the level typically associated with a balanced market.
Homes sold for an average of 99.9% of their asking price, an increase of 0.14% month over month. The median time on the market fell to just eight days, a 38.46% decrease. This shows that buyers are still moving quickly when a home is priced appropriately and presents well.
The median sold price was $384,995, representing a 2% month-over-month decrease. One month of price movement does not necessarily indicate a long-term change in home values. The types, sizes, locations, and price ranges of homes sold during the month can influence the median.
Douglas County Housing Market
Douglas County also remained a seller’s market. Months of inventory increased by 3.1% to 2.33, providing buyers with slightly more selection while continuing to favor sellers overall.
Homes sold for an average of 99.5% of their asking price, a 0.29% month-over-month increase. The median time on the market was nine days, showing that well-positioned homes continued to attract buyers quickly.
The median sold price increased by 0.82% to $337,750. This modest increase reflects continued buyer demand across Douglas County, even as more homes enter the market.
What This Means for Sellers
The market continues to offer favorable conditions for homeowners who are thinking about selling. Low inventory and short market times mean that buyers are actively watching for homes that meet their needs.
However, being in a seller’s market does not mean that every home will sell immediately or for any price. As inventory rises, buyers gain more opportunities to compare homes. Accurate pricing, strong presentation, effective marketing, and convenient showing availability can help a property stand out.
Before listing, sellers should understand how their home compares with recent sales and current competition in their specific neighborhood and price range. Countywide numbers provide helpful context, but real estate conditions can vary significantly from one neighborhood to another.
What This Means for Buyers
The gradual increase in inventory is encouraging for buyers. More available homes may mean additional choices and a better opportunity to find a property that fits your needs.
Even so, both counties remain seller’s markets, and desirable homes can still receive attention quickly. Buyers should have a current loan preapproval, understand their comfortable monthly payment, and know which features are most important before beginning their search.
Being prepared does not mean rushing into the wrong home. It means having the information and professional guidance needed to make a confident decision when the right opportunity appears.
Is Now the Right Time to Make a Move?
The right time to buy or sell depends on more than countywide statistics. Your finances, timeline, current home, preferred neighborhood, and long-term goals all matter.
If you are wondering what the August market means for your situation, I would be happy to help you review your options without pressure. Whether you are preparing to sell, purchasing your first home, or simply planning for the future, a personalized conversation can give you much more clarity than general market headlines.
Contact Care Kaufman, Broker/Owner of Care Home Team Real Estate, at (402) 798-4364 or care@carehometeam.com. Learn more at www.carehometeam.com.
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