Nebraska Home Loans 2026 — Complete Guide
Nebraska offers up to $10,000 in NIFA down payment assistance, plus why its low home prices come paired with some of the nation's highest property tax rates.
The number people miss: Nebraska's property tax rate ranks among the top 6-7 highest in the nation — a real cost that offsets some of the state's low home prices. Many eligible homeowners never apply for the homestead exemption simply because they don't know it exists, leaving potentially thousands of dollars a year unclaimed.
Nebraska Down Payment Assistance — NIFA Programs
The Nebraska Investment Finance Authority (NIFA) offers down payment and closing cost assistance through two main programs, both paired with a NIFA first mortgage.
NIFA Down Payment Programs
HBA vs. Welcome Home — the key difference: HBA is generally limited to first-time buyers and carries a small 1% interest rate on the second mortgage over its 10-year term. Welcome Home is explicitly open to repeat buyers too, with an income limit around $145,000 and a purchase price cap around $427,000 — worth checking if you've owned before but still need help with the down payment.
Eligibility & Income Limits
NIFA programs generally require homebuyer education for first-time buyers, a minimum credit score (typically 620-660), and household income under program-specific limits. NIFA notes some buyers can close with a personal cash contribution as low as $1,000.
Confirm your exact income limit and current program terms at NIFA.org before applying.
Current Rates
| Product | Rate | Source |
|---|---|---|
| 30-yr Conventional | 6.55% | Freddie Mac PMMS, week of July 16, 2026 |
| 15-yr Fixed | 5.93% | Freddie Mac PMMS, week of July 16, 2026 |
| NIFA first mortgage | Below market (higher when paired with HBA DPA) | Confirm current rate with a NIFA-approved lender |
2026 Loan Limits by County
Interestingly, Nebraska's elevated FHA limit applies not to Omaha or Lincoln, but to two smaller rural counties — Dawson and Gosper — where local median prices pushed the calculation above the standard floor.
| Loan Type | Standard Counties (incl. Omaha, Lincoln) | Dawson & Gosper Counties |
|---|---|---|
| FHA | $541,287 | $603,750 |
| Conventional (Conforming) | $832,750 statewide — flat, no high-cost counties | |
| VA | No county limit for buyers with full entitlement | |
Verify your exact county's FHA limit at HUD.gov before house-hunting.
Property Tax in Nebraska
What Buyers Should Budget For
Nebraska's property tax genuinely ranks among the highest in the country, a real counterweight to its below-average home prices. The state runs three separate relief layers: the Property Tax Credit Fund, which applies automatically to every property tax bill regardless of income; the Homestead Exemption, a graduated program worth 10% to 100% off depending on your income, age, and disability status (2026 income limits around $54,300 single / $63,100 married for a partial exemption); and an income tax credit claimed on Schedule PTCX. The Homestead Exemption alone can be worth $450 to well over $4,500 a year on a median-priced home for those who qualify, but it requires an application — many eligible homeowners never file simply because they don't know the program exists. Veterans with a 100% VA disability rating receive a full property tax exemption on a portion of their home's value.
Pick Your Loan Type
Are you a teacher, nurse, firefighter, police officer, EMT, or veteran? NIFA offers assistance for active military members and qualified veterans on top of the general options covered here. Browse the Hero Home Loan Programs hub and select Nebraska for profession-specific options.
Frequently Asked Questions
Bottom Line: Nebraska's affordable home prices come with a real tradeoff in property tax, which runs well above the national average — factor that into your total monthly budget, not just the mortgage payment. NIFA's HBA and Welcome Home programs cover a meaningful share of upfront costs, and don't skip applying for the homestead exemption if you qualify.
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