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FIGURES|OMAHAMULTIFAMILY|Q42025CBRE
Omahaseespeakconstructiondeliverieswhile
maintainingpositiveannualrentgrowth
91.7%
OccupancyRate
Note:Arrowsindicatechangefrompreviousquarter.
$1.42
Avg.RentalRate(PSF)
2.7%
AnnualRentGrowth
87,337
TotalInventory(Units)
MarketSummary
-Omahamulti-familyvacancyis8.3%,whichis110basispointshigherthanlastquarterand270basispointshigherthanoneyearago.
-Averageaskingrentsarenow$1,288perunitinthemetroarea,fallingforthefirsttimesince
thefirstquarterof2010.Averageaskingrentsare$5.00,or0.4%,lowerthanlastquarter,butare$53.00,or4.3%higherthanoneyearago,and$134,or11.6%higherthanthreeyearsago.Bysubmarket,thehighestaveragerentis$1,582perunitintheSouthwestsubmarket.Byage,
propertiesbuiltbetween2000and2025representthehighestrentwithanaveragerentof
$1,478perunit.Averageaskingrentis$1,300perunitinthedowntownareaversus$1,287perunitinsuburbanareas.
-TheOmahamulti-familymarketdeliveredtwopropertiestotaling657unitstothemarketduringthefourthquarterof2025,bringingyear-to-datedeliveriesto3,793units.
-Thereareanadditional21propertiestotaling2,720unitsunderconstructionintheOmaha
market.Bysubmarket,thegreatestnumberofunitsintheconstructionpipelinearelocatedintheCentral,DowntownandSouthwestsubmarketswith27.7%,17.5%and16.9%ofthetotal
numberofunits,respectively.
Figure1:OmahaOccupancyandAverageAskingRentalRate
Occupancy(%)RentalRate($/unit)
100%
99%
98%
97%
96%
95%
94%
93%
92%
91%
90%
Q42022
Q12023
Q22023
Q32023
Q42023
Q12024
Q22024
Q32024
Q42024
Q12025
Q22025
Q32025
Q42025
mwAverageOccupancyRate一AverageRentalRate
$1,400
$1,300
$1,200
$1,100
$1,000
$900
$800
Source:CBREResearchQ42025
1CBRERESEARCH?2025CBRE,INC.
OMAHAMULTIFAMILY|Q42025
2CBRERESEARCH?2025CBRE,INC.
MarketStatistics
FIGURE2:NotableDevelopments
ProjectNameDeveloperStatusUnitsSubmarket
Estimated
Completion
Date
*TheDuoPhasesII/III,222S15thSt,Omaha
NustyleDevelopment,Omaha,NE
Under
Construction
460Downtown3/2027
TheGroveApartmentHomes,600WAmaranthLn,Lincoln
EdwardRose&Sons,Lincoln,NE
Delivered384
SuburbanLincoln
11/2025
TowerDistrictApartments,84th&Hwy370,Papillion
TheCalabrettoBuildingGroup,Omaha,NE
Under
Construction
307SarpyEast1/2026
BroadmooratHeartwood
Preserve,555S145thSt,Omaha
BroadmoorDevelopment,Omaha,NE
Under
Construction
301Southwest6/2026
HeartlandFlats,
1500NW48thSt,Lincoln
REVDevelopment,Lincoln,NE
Under
Construction
289
SuburbanLincoln
4/2026
Source:CBREResearch,Q42025
FIGURE3:NotableSales
*Officeconversionproject
ProjectNameBuyerSaleDateSalePriceUnits
PricePerUnit
PheasantRidgeApartments,11829AmeradoBlvd,Bellevue
GreystoneCapital,Charlotte,NC
11/25/2025$27,500,000264$104,167
ColonialHeightsApartments,2801TierraDr,Lincoln
CRESManagement,KansasCity,MO
10/7/2025$20,160,000240$84,000
BensonLightsApartments,3030N60thSt,Omaha
SchaferRichardsonRealtyTrust,Minneapolis,MN
10/10/2025$17,173,42999$173,469
BridgeportApartments,1515HilltopRd,Lincoln
HoppeDevelopment,Lincoln,NE
10/1/2025$16,100,000182$88,462
MeadowWoodApartments,4300N7thSt,Lincoln
CRESManagement,KansasCity,MO
10/7/2025$9,720,000144$67,500
Source:CBREResearch,Q42025
FIGURE4:OmahaOccupancyandAverageAskingRentalRateDowntownvs.Suburban
OccupancyRate(%)RentalRate($/SF)
100%
95%
90%
85%
2022Q4
2023Q1
2023Q2
2023Q3
2023Q4
2024Q1
2024Q2
2024Q3
2024Q4
2025Q1
2025Q2
2025Q3
2025Q4
SuburbanOccupancyRateDowntownOccupancyRate
$1.65
$1.55
$1.45
$1.35
$1.25
$1.15
$1.05
$0.95
SuburbanRentalRateDowntownRentalRate
Source:CBREResearch,Q42025
FIGURE5:LincolnOccupancyandAverageAskingRentalRateDowntownvs.Suburban
OccupancyRate(%)RentalRate($/SF)
100%
95%
90%
85%
80%
75%
2022Q4
2023Q1
2023Q2
202303
2023Q4
2024Q1
2024Q2
2024Q3
2024Q4
2025Q1
2025Q2
2025Q3
2025Q4
SuburbanOccupancyRateDowntownOccupancyRate
$1.45
$1.40
$1.35
$1.30
$1.25
$1.20
$1.15
$1.10
$1.05
$1.00
$0.95
SuburbanRentalRateDowntownRentalRate
Source:CBREResearch,Q42025
OMAHAMULTIFAMILY|Q42025
3CBRERESEARCH?2025CBRE,INC.
MarketStatistics-Omaha
Figure6:OmahaQuarterlyMulti-familySalesVolume($)
SalesVolume($)
$400,000,000
$350,000,000
$300,000,000
$250,000,000
$200,000,000
$150,000,000
$100,000,000
$50,000,000
$0
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
wQ1Q2wQ3Q4
Source:CBREResearch,Q42025
Figure7:OmahaQuarterlyMulti-familySalesVolume(#units)SalesVolume(units)
6,000
5,000
4,000
3,000
2,000
1,000
0
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Q1Q2Q3.Q4Source:CBREResearch,Q42025
Figure8:OmahaAverageSalePricePerUnit($)
$100,519
$120,000
$100,000
$80,000
$60,000
PricePerUnit($)
$68,779
$57,551
$55,258
$67,632
$73,476
$80,781
$93,251
$104,162
$92,629
$40,000
$20,000
$0
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Source:CBREResearch,Q42025
Figure9:OmahaMulti-familyHousingPermitsandHousingStarts(units)
#Units
4,000
3,500
3,000
2,500
2,000
1,500
1,000
500
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
0
Forecast
PermitsHousingStarts
Source:OxfordEconomics,Q42025
OMAHAMULTIFAMILY|Q42025
4CBRERESEARCH?2025CBRE,INC.
MarketStatistics-Lincoln
Figure10:LincolnQuarterlyMulti-familySalesVolume($)
SalesVolume($)
$300,000,000
$250,000,000
$200,000,000
$150,000,000
$100,000,000
$50,000,000
$0
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
wQ1Q2wQ3Q4
Source:CBREResearch,Q42025
Figure11:LincolnQuarterlyMulti-familySalesVolume(#units)SalesVolume(units)
4,000
3,500
3,000
2,500
2,000
1,500
1,000
500
0
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Q1Q2Q3.Q4Source:CBREResearch,Q42025
Figure12:LincolnAverageSalePricePerUnit($)
$102,274
$120,000
$100,000
$80,000
$60,000
PricePerUnit($)
$42,801
$56,836
$63,072
$38,152
$41,600
$70,021
$75,839
$88,390
$77,086
$40,000
$20,000
$0
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Source:CBREResearch,Q42025
Figure13:LincolnMulti-familyHousingPermitsandHousingStarts(units)
#Units
3,000
2,500
2,000
1,500
1,000
500
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
0
Forecast
PermitsHousingStarts
Source:OxfordEconomics,Q42025
OMAHAMULTIFAMILY|Q42025
5CBRERESEARCH?2025CBRE,INC.
MarketStatistics
Figure14:MarketStatisticsbyYearBuiltRange,Downtownvs.Suburban
IndexandYearBuiltRange
Total#Units
AvgAskRent/Unit
AvgAskRent/SF
OccupancyRate(%)
UnitsUnder
Construction
Units
Completed
3,729
$1,476.66
84.4
475
0
$1.57
2000andnewer
1975-1999
416
$957.87
$1.09
98.1
0
0
1950-1974
1,373
$1,070.12
$1.59
94.9
0
0
1949andolder
2,594
$1,210.06
$1.44
95.4
0
0
TOTALDOWNTOWNOMAHA
8,112
$1,300.00
$1.56
90.1
475
0
2000andnewer
32,820
$1,477.78
$1.57
88.1
2,245
657
1975-1999
22,551
$1,280.23
$1.33
95.5
0
0
1950-1974
22,358
$1,033.21
$1.10
93.8
0
0
1949andolder
1,420
$861.68
$1.18
90.3
0
0
TOTALSUBURBANOMAHA
79,149
$1,287.00
$1.41
91.8
2,245
657
TOTALOMAHA
87,261
$1,288.00
$1.42
91.6
2,720
657
2000andnewer
1,024
$1,419.77
$1.73
87.3
390
24
1975-1999
720
$624.28
$1.02
97.6
0
0
1950-1974
724
$746.50
$1.12
97.5
0
0
1949andolder
554
$749.20
$0.97
96.2
0
0
TOTALDOWNTOWNLINCOLN
3,022
$1,023.00
$1.41
93.8
390
24
2000andnewer
14,328
$1,408.04
$1.50
88.9
465
384
1975-1999
10,668
$1,166.43
$1.19
94.9
0
0
1950-1974
3,290
$664.55
$1.12
95.1
0
0
1949andolder
24
$516.00
$0.74
95.8
0
0
TOTALSUBURBANLINCOLN
28,310
$1,266.00
$1.33
91.7
465
384
TOTALLINCOLN
31,332
$1,243.00
$1.34
91.9
855
408
Figure15:OverallMarketStatisticsbySubmarket
Submarket
Total#Units
AvgAskRent/Unit
AvgAskRent/Unit
OccupancyRate(%)
UnitsUnderConstruction
Units
Completed
0
0
93.6
6,629
$1.28
Bellevue
$1,210.13
Central
23,263
$1,228.71
$1.32
90.4
753
200
CouncilBluffs
5,025
$1,162.94
$1.26
84.0
342
457
Downtown
8,112
$1,300.00
$1.49
90.4
475
240
North/Northwest
14,704
$1,265.34
$1.28
93.7
382
0
SarpyEast
5,755
$1,353.57
$1.37
93.4
307
0
SarpyWest
5,288
$1,373.90
$1.43
87.5
0
0
South
7,313
$1,076.43
$1.19
95.4
0
0
Southwest
11,172
$1,582.21
$1.58
94.0
461
0
TOTALOMAHA
87,261
$1,288.00
$1.42
91.6
2,720
657
Downtown/
Haymarket/UNL
3,022
$1,023.00
$1.41
93.8
390
24
Suburban
28,310
$1,266.00
$1.33
91.7
465
384
TOTALLINCOLN
31,332
$1,243.00
$1.34
91.9
855
408
Source:CBREResearch,Q42025
OMAHAMULTIFAMILY|Q42025
6CBRERESEARCH?2025CBRE,INC.
EconomicSummary
National
TheU.S.economyissendingsomemixedsignals.Financialmarketsarefocusedontheupside,particularlyAI’ssizablecontributiontogrowthinrecentquarters.Someindicatorsofbusinessactivity,suchascapitalgoodsorders,areimproving,andstrengtheningcreditmarketsare
helpingtousherrealestateintoanewcycle.Thepicturegetsmoremelancholywhenlookingathouseholds.Consumerconfidenceremainsweak,withspendingreportedlydrivenbyasmallersegmentofaffluenthouseholds.ThismosaicofdatasuggeststhatannualaverageGDPgrowthwillbesteadyin2026,at2%,butatouchsofterthanin2025.Akeycatalystisasofterlabor
market,ascompaniesare‘slowtohire,slowtofire’—atrendthatislikelytolastafewquarters.Aconsequenceofthisoutlookissofterinflationandlong-termbondyieldstrendingjustbelow4%byH22026.
Local
TheU.S.CensusBureauannouncedearlierthisyearthattheOmahametropolitanareanowhasapopulationofover1million.Thereareseveralprojectsunderwayandannouncedto
accommodatethispopulationgrowthandcarryOmahaintothefuture.
AccordingtotheOmahaWorldHerald,aspokespersonforEppleyAirfieldestimatedarecord
numberoftravelers,275,000,topassthroughtheairportduringthe18-daywinterholidaytravelperiod.Thisrepresentsaprojected4.6%increaseintravelersoverthesameperiodin2024.A$1billionterminalmodernizationprojectiscurrentlyunderway,whichwillnearlydoublethesizeoftheexistingterminalatEppleyAirfield.Thisprojectisexpectedtobecompletedin2028and
willbetteraccommodatetheincreaseintraveltoandfromOmaha.Additionally,thisexpansionhastheexpectedresultofaddingyear-roundnon-stopinternationaldestinationstothe
CaribbeanandMexicoasdemandgrows.
A$421millionstreetcarprojectisunderwayandexpectedtobecompletedin2028.The
streetcarwillconnecttheBlackstonedistrict,beginningatSouth40thStreet,toDowntown,endingatSouth8thStreet,alongFarnamStreet.Infrastructurework,includingworkongasutilitylines,water,sewerandpowerlinesishappeningthrough2027,withmainlinetrack
Local(cont.)
constructionexpectedtobeginin2026andcontinuethrough2028.
Constructionofthestreetcarwillbenefitbusinessesalongtherouteinthelongrun.However,intheshort-termthesebusinessesareexperiencinglowfoottrafficandlaggingsalesduetotheconstructionhappeningoutsidetheirdoors.InanefforttoencourageconsumerstovisittheseretailersintheinterimthecitylaunchedaFutureRidersPassportProgram,offeringvisitorsa
chancetowinprizes.Cityleadersassurebusinessesthatutilityandroadworkiscomplete,theprojectisexpectedtohavelessimpactonthepublic.Constructionoftheactualstreetcarlinewillbemorelinearandlessdisruptivetopedestriansandmotoriststhantheutilityprojects.
ThedowntownandnorthdowntownareasofOmahahaveseenmuchdevelopmentoverthe
pastdecade.Anewproject,a20-acremixed-usedistrictinnorthdowntownthatwillbe
anchoredbyanewsoccerstadium,willbebuiltonun-usedlandownedbyUnionPacific
Railroad.ThestadiumwillbehometoUnionOmaha,Nebraska’sprofessionalsoccerteamandthefuturehomeofawomen’sprofessionalsoccerteam.Thestadiumwillhaveacapacityof
8,500.Themixed-usedevelopmentwillincluderetail,diningandhousingaswellandwill
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