By Scott Bergmann, Broker/Owner, Realty ONE Group Authentic | Updated October 2026
Short answer: Yes, many Omaha-area homes have no HOA: in October 2026, about 2,700 of the 5,570 homes for sale in the areas below were listed with no association. But no HOA does not always mean no extra costs or rules. Many subdivisions outside city limits are in a Sanitary and Improvement District (SID), which adds its own property tax, and recorded covenants can still apply.
No HOA Homes by Area: October 2026
| Area | No HOA homes for sale | Share of all homes | Average list price | No HOA with a 3 car garage |
|---|---|---|---|---|
| Omaha | about 1,260 | 64% | $312,000 | about 75 |
| Elkhorn | about 95 | 24% | $737,000 | 47 |
| Papillion | about 120 | 29% | $556,000 | about 55 |
| Gretna | about 55 | 22% | $592,000 | 27 |
| Bennington | 37 | 14% | $571,000 | 12 |
| Bellevue | about 190 | 72% | $356,000 | 48 |
| Blair | about 55 | 72% | $434,000 | 10 |
| Fremont | about 100 | 76% | $362,000 | 15 |
| Lincoln | about 560 | 39% | $333,000 | 46 |
| Millard (school district) | about 240 | 62% | $347,000 | 20 |
Source: Great Plains MLS listings on homesearchNE.com, active and pending single family homes and condos, October 2026. Numbers change daily.
Are there homes without an HOA in Omaha?
Yes, plenty. In October 2026, 64% of the homes for sale in Omaha, about 1,260 homes, were listed in the MLS with no homeowners association. Across the areas in the table above, the share ranged from 14% to 76%.
Are no HOA homes cheaper in Omaha?
On average they were in October 2026. Omaha homes listed with no HOA averaged about $312,000, compared with about $481,000 for homes with an HOA, based on MLS data. Age, size and location differ a lot between the two groups, so compare similar homes.
Does no HOA mean no rules?
No. A home with no HOA can still have recorded restrictive covenants, which are rules written into the subdivision's legal records, plus city or county zoning. Nebraska law treats the HOA as a separate nonprofit corporation that enforces covenants (Neb. Rev. Stat. 18-3102), so the covenants can exist whether or not an association is active.
What is an SID in Nebraska?
A Sanitary and Improvement District (SID) is a local taxing district, usually created when a developer builds a subdivision outside city limits. Under Neb. Rev. Stat. 31-727, an SID can build sewers, water lines, streets and other improvements and pay for them with property taxes and special assessments. Sarpy County notes that almost all housing areas outside its cities were created as SIDs.
How does an SID affect my property taxes?
An SID levies its own property tax, which shows up as part of your total tax rate and is collected by the county treasurer (Neb. Rev. Stat. 31-739). There is usually a bond levy that repays the debt for streets and sewers (Neb. Rev. Stat. 31-755) and an operating levy. SIDs more than five years old are capped at 40 cents per $100 of value for operating costs, but bond levies are excluded from that cap (Neb. Rev. Stat. 77-3442).
Is an SID the same as an HOA?
No. An HOA is a private nonprofit that enforces covenants and may charge dues. An SID is a public taxing district created through the district court that builds and pays for infrastructure through property taxes. A home can be in an SID with no HOA, in an HOA with no SID, in both, or in neither.
How do I find out if a home is in an SID?
Nebraska requires the seller's agent (or the seller, if there is no agent) to give you the SID's most recent statement of trustees, debt and levies, and to get your signed acknowledgment before you are obligated to buy (Neb. Rev. Stat. 31-727.03). In Sarpy County you can also look up any SID's filed documents with the Sarpy County SID Lookup.
What happens to an SID when a city annexes it?
When a city annexes an entire SID, the district merges into the city, the city takes over its property and its valid debts and contracts, and the SID can no longer levy special assessments (Neb. Rev. Stat. 31-763). How your total tax bill changes depends on the city's levy, so ask the county treasurer about a specific property.
How do I check a subdivision's covenants?
Covenants are recorded with the county Register of Deeds. Search by subdivision name in the Douglas County official records search or the Sarpy County Register of Deeds search, or ask your title company for a copy before closing.
Browse No HOA Homes
- No HOA: Omaha, Elkhorn, Papillion, Gretna, Bennington, Bellevue, Blair, Fremont, Lincoln, Millard, Ralston
- No HOA with a 3 car garage: Omaha, Elkhorn, Papillion, Gretna, Bennington, Bellevue, Blair, Fremont, Lincoln, Millard
Related guide: 3 Car vs 4 Car Garage Homes in Omaha.
Sources: Nebraska Revised Statutes 31-727, 31-727.03, 31-739, 31-755, 31-763, 77-3442 and 18-3102; Sarpy County: Sanitary Improvement District; Sarpy County: Special Assessments; Great Plains MLS data via homesearchNE.com.
Have a question about a specific home? Call Scott Bergmann and the Realty ONE Group Authentic team at (402) 207-9636.