Omaha, Nebraska
Douglas County publishes the owner of record of every Omaha parcel free on its public GIS service, and every Nebraska deed carries a sale statement open to anyone at the assessor; the skyline belongs to Omaha's own companies (First National Bank, Union Pacific, Mutual of Omaha, WoodmenLife), while the arena, ballpark and riverfront parks are City land.
8 buildings · 8 with an owner established · 16 sources · 4 tier A · 4 tier B · prepared 2026-10-13
Can you find out who owns it?
Nebraska records title by deed at the county Register of Deeds. Every deed must be filed with a Real Estate Transfer Statement (Form 521) giving the total consideration; the register forwards it to the county assessor, and by statute 'any person shall have access to the statements' there (Neb. Rev. Stat. 76-214). The grantor pays documentary stamp tax of $3.32 per $1,000 of value (76-901). Douglas County publishes the owner of record and mailing address of every parcel free on its public GIS parcel service.
Is ownership public?An open dataset names the owner
Cost of one title searchOwner of record free on the county parcel service. Register of Deeds: $10 for the first page and $6 for each additional page to record; certified copies $1.50 per page (Neb. Rev. Stat. 33-109). The Douglas County fee page itself could not be read (Akamai).
Bulk ownership dataDouglas County 'Parcels public' ArcGIS feature service (dcgis.org): owner of record and mailing address for all 217,384 parcels, served in 2,000-row pages; no licence is stated on the layer
Sale pricesEvery sale, with its address
1
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| First National Bank Tower 1601 Dodge St 1,040,949 sq ft building area (2026 roll) · 44 floors |
Office | First National Bank of Omaha Roll: FIRST NATIONAL BANK OF OMAHA, mailed care of its real-estate team at 1620 Dodge St. Office building on 1.72 acres, built 2001, 44 storeys on the roll. Assessed $126,000,000 for 2026 (land $3,877,100), unchanged from 2025 under protest (s3). It is the highest-assessed parcel in Omaha. Across 19 Omaha parcels the bank's names hold $206.4M, including its campus at 14010 FNB Pkwy ($33.7M) and the computer centre at 201 N 16th St ($19.0M). The roll records no sale: the bank built the tower on its own land. |
Private company | —A |
| Union Pacific Center 1400 Douglas St 1.2M sq ft (10-K); 1,168,090 sq ft on the roll · 20 floors |
Office | Union Pacific Railroad Company Roll: UNION PACIFIC RAILROAD CO, office building built 2002 on 1.73 acres, class 'State Assd RR'. Railroad property is valued by the state, not the county, so the county roll carries $0 for it. Union Pacific's 2024 10-K: 'We own our headquarters building in Omaha, Nebraska. The facility has 1.2 million square feet of space that can accommodate approximately 4,000 employees.' No purchase price exists: the railroad built the headquarters. |
Public company | —B |
| Mutual of Omaha Tower (new headquarters) 200 S 14th St (14th and Farnam) 800,000 sq ft (company); 674,105 sq ft on the roll · 44 floors |
Office | Mutual of Omaha Insurance Company Roll: MUTUAL OF OMAHA INSURANCE CO, mailed to 3300 Mutual of Omaha Plaza; office building, 1.69 acres, in an Omaha redevelopment (TIF) area, assessed $20,578,300 for 2026 on improvements alone while under construction. Mutual's release (27 Mar 2026): 677 ft, 44 floors, the tallest in the region, occupancy fall 2026; developer Lanoha Real Estate; site on the west end of Gene Leahy Mall. The current midtown campus at 3316 Farnam St (760,537 sq ft, $30.4M) is held by United of Omaha Life Insurance Co. The price Mutual paid for the downtown site was not found in any document read. |
Private company | —B |
| WoodmenLife Tower 1700 Farnam St (roll: 1710 Farnam St) 647,551 sq ft building area (2026 roll) · 30 floors |
Office | Woodmen of the World Life Insurance Society Roll: WOODMEN OF THE WORLD LIFE INS, mailed care of its mortgage and real estate investment unit at 1700 Farnam St. Office building, built 1968, 30 storeys, 0.9 acre. Class 'Comm Par Ex Ch': commercial, partly exempt as charitable (a fraternal benefit society). Taxable value $14,260,800 for 2026, up from $10,680,000 for 2025 and under protest (s3). The society also holds two parking structures, at 1805 Douglas St ($4.1M) and 225 S 19th St ($1.0M). No sale is recorded. The society's own website blocks automated reading. |
Institution | —A |
| Kiewit headquarters 1550 and 1450 Mike Fahey St 233,862 sq ft (prospectus); 194,285 + 63,312 sq ft on the roll · 7 floors |
Office | MFSO F I LLC et al. Roll: MFSO F I LLC ETAL owns both buildings, mailed care of a 'Real Estate Department' at 1550 Mike Fahey St. 1550: office, built 2020, 7 storeys, $11,177,700 for 2026 (land $699,000). 1450: office, built 2016, 2 storeys, $5,612,100. Both lie in an Omaha redevelopment (TIF) area. A CMBS prospectus lists 'Kiewit 1450 and 1550 Mike Fahey Street', 100% occupied, as sold in April 2023 at $516 per sq ft. Kiewit is the occupant; no document read says who is behind MFSO F I LLC or names the co-owners. |
Private company | $516 per sq ft 2023-04 Appraisal comparable sale in the BANK5 2024-5YR5 prospectus: 233,862 sq ft at $516 per sq ft, about $120.7M (computed). Buyer and seller are not named there. B |
| CHI Health Center Omaha (arena and convention centre) 455 N 10th St 546,604 sq ft building area (2026 roll) |
Civic | City of Omaha Roll: CITY OF OMAHA, 455 N 10th St, 'Auditorium', 55.6 acres, exempt government property carried at $0 (the roll's year-built field reads 1990). The RiverFront's own page says MECA, a 501(c)(3) nonprofit, 'operates the CHI Health Center Omaha arena and convention center'. Operation is not ownership: the roll names the City. Next door at 1001 Cass St, the Hilton Omaha (364,694 sq ft, 2004) is also titled to the City but taxable at $88,454,600, mailed care of Freestone Capital Management in Seattle; the roll does not explain the arrangement. |
Government | —A |
| Charles Schwab Field Omaha 1200 Mike Fahey St 205,827 sq ft building area (2026 roll) |
Civic | City of Omaha Roll: CITY OF OMAHA, mailed care of the Planning Department; 'Auditorium', 14.81 acres, exempt government property at $0. The ballpark hosts the NCAA Men's College World Series. MECA operates it (s11). No construction cost or price appears in any document read; the City's own pages are Akamai-blocked. |
Government | —A |
| The RiverFront (Gene Leahy Mall, Heartland of America Park, Lewis and Clark Landing) Downtown riverfront, Douglas St to Riverfront Dr 72 acres (operator) |
Land | City of Omaha The RiverFront's About page: a '$325 million project, with $50 million contributed by the City of Omaha and the remaining balance donated by local philanthropists'; 'the park land is owned by the City of Omaha', and MECA manages it. The roll names the City on the riverfront parcels, including 1001 Douglas St (6.20 ac), 225 S 8th St (19.83 ac), 350 Riverfront Dr (6.91 ac) and 345 Riverfront Dr (a 2022 multipurpose building, 109,236 sq ft). All are exempt at $0. The $325M is a build cost, not a purchase price. |
Government | —B |
2
The core land
The most valuable ground in the city, and what the public record says about it.
Omaha's most valuable private ground is the downtown office core along Dodge and Farnam streets. Its most valuable buildings belong to companies headquartered there: First National Bank, Mutual of Omaha and Union Pacific. Arena, ballpark, parks and schools are public and exempt, carried at $0. 'Omaha' here means parcels the County codes to the City of Omaha plus the Omaha redevelopment (TIF) areas, which the roll leaves without a city code: 165,790 parcels. Values are the 2026 assessment from the County's parcel service (s2), read 13 Oct 2026. They match the 2026 protest file (s3). Railroad and utility property is valued by the state and shows $0 on the county roll.
All taxable property, Omaha$58.53 billion
2026 assessed total across 165,790 parcels: residential $38.63B, commercial $10.00B, multiple-commercial (mostly apartments) $6.01B, industrial $3.03B, multiple-residential $0.62B. Douglas County as a whole: $78.08B across 217,384 parcels. Sum of the County parcel service by this research, read 13 Oct 2026.
Highest-assessed parcel in Omaha$126,000,000
1601 Dodge St, First National Bank of Omaha (tower built 2001). Next: 2929 California Plaza, Atlas Apartments LLC, a 1977 high-rise apartment parcel ($95.4M); the Hilton at 1001 Cass St, titled to the City of Omaha ($88.5M); Westroads Mall LLC, 10000 California St ($84.7M). The county's top parcel lies outside the city: a 2023 computer centre at 8425 N 114th St, Westwood Solutions LLC ($199.4M). 2026 roll.
Exempt and state-assessed parcels5,672 parcels at $0
In Omaha the county roll carries at $0: 3,634 government parcels, 637 religious, 517 charitable, 105 educational, 43 cemetery, and 736 state-assessed railroad, pipeline and utility parcels. No exempt value is published, so the public estate cannot be priced from the roll. 2026 roll.
Downtown land benchmarkabout $32 to $52 per sq ft of land
Assessed land, 2026: 1601 Dodge St $3,877,100 on 1.72 acres (about $52); Mutual of Omaha's 1302 Farnam St site $2,443,200 on 1.72 acres (about $33); 1001 Cass St (Hilton) $7,734,900 on 5.55 acres (about $32). Computed from the roll's land value and acres.
3
Who owns the town
At this scale the significant owner is rarely a trust or a fund: it is one or two local holding companies, a family in its second or third generation, and often the land around the town rather than the buildings in it.
Omaha's largest landholders are public: the City, the Airport Authority, the federal government, the school districts and the University of Nebraska. All are exempt and carried at $0. 'DOUGLAS COUNTY SCH DIST 0001' is Omaha Public Schools (state system number 28-0001, s12). One 'BOARD OF REGENTS KANSAS' parcel (9706 Mockingbird Dr) is excluded from the University of Nebraska figure. Acres are as keyed on the roll and are indicative only: one private residential parcel is keyed at 213,085 acres, more than twice the city's area. Parcel counts group every spelling. 2026 roll, Omaha parcels only.
| Name | Type | 2026 roll, Omaha |
|---|---|---|
| City of Omaha Spellings 'CITY OF OMAHA' (1,752), 'CITY OF OMAHA NEBRASKA', 'CITY OF OMAHA PLANNING DEPT'. Largest parcels: 11001 John J Pershing Dr (450 ac), 4303 Carter Lake Shore Dr W (328 ac), 4040 N 120th St (251 ac). It holds the arena, the ballpark and the riverfront parks. Its one taxable parcel is the Hilton at 1001 Cass St ($88.5M). Excludes Housing Authority and Land Bank title. |
Government | 1,755 parcels, about 7,956 keyed acresA |
| Omaha Airport Authority Largest 4501 Abbott Dr (1,448 ac) and an unaddressed 614-acre parcel. Three spellings. |
Government | 32 parcels, about 2,430 keyed acresA |
| United States of America (incl. U.S. Postal Service) Largest 13810 Fort St (378 ac) and 8998 State St (236 ac). Excludes a private company, United States Cold Storage, whose name matches. |
Government | 82 parcels, about 3,003 keyed acresA |
| Omaha Public Schools (Douglas County School District 0001) Four spellings of 'Douglas County School District 0001'. The OPS foundation's parcel is excluded. Largest 8204 Crown Point Ave (60 ac) and 12200 Burke Blvd (56 ac, a high school). Millard School District 17 holds 36 parcels (465 ac) in Omaha and Westside (District 66) 23 parcels (171 ac). |
Government | 150 parcels, about 975 keyed acresA |
| Board of Regents of the University of Nebraska 28 spellings. The UNO campus at 6001 Dodge St (88 ac) and UNMC blocks around S 40th to 42nd St and Leavenworth St. Some parcels are partly taxable (4242 Farnam St, $5.8M). |
Institution | 159 parcels, about 415 keyed acres; $20.8M taxableA |
| Union Pacific Railroad Company Eight spellings. Mostly right-of-way and yards valued by the state (county value $0), plus the headquarters at 1400 Douglas St. BNSF and its predecessor names ('C B & Q RR CO' 196) hold 220 parcels and about 286 acres. |
Public company | 343 parcels, about 635 keyed acresA |
| Omaha Housing Authority Eight spellings. Largest 5317 S 30th St (8.4 ac, multiple residential). The Omaha Municipal Land Bank holds a further 268 parcels, mostly vacant lots. |
Government | 369 parcelsA |
| Catholic Archbishop of Omaha (and Catholic Cemeteries of Omaha) Seven spellings. Largest 3131 S 156th St (a school, 53 ac) and 7800 West Center Rd (53 ac). |
Institution | 86 parcels, about 253 keyed acresA |
5
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
Omaha's new houses are mostly built just outside the city limits: nearly every lot the large builders hold is in a parcel the County codes 'NO CITY'. Census permit files for Omaha show single-family units of 1,620 (2021), 1,217 (2022), 1,294 (2023), 1,692 (2024) and 1,557 (2025). Five-plus-unit buildings: 1,480 units (2021), 2,368 (2022), 1,751 (2023), 2,583 (2024) and 2,071 (2025). Land developers hold the lot pipeline in single-purpose LLCs: the HRC-named LLCs alone hold 583 lots. No Omaha builder league table exists. The figures below are Douglas County roll parcels in each builder's name.
| Name | Type | Douglas County parcels, 2026 roll |
|---|---|---|
| D.R. Horton - Nebraska, LLC Five spellings on the roll ('DR HORTON - NEBRASKA LLC' 217, 'DR HORTON NEBRASKA LLC' 78, 'D R HORTON NEBRASKA LLC' 31 and others). All are outside city limits. D.R. Horton's fiscal-2025 Exhibit 21.1 lists D.R. Horton - Nebraska, LLC as a subsidiary (s14). It is the largest builder holding by count. Of the other national builders checked (Lennar, Pulte, Taylor Morrison, Toll, NVR), only Lennar Nebraska LLC appears, with 17 lots. |
Public company | 355 parcels (341 lots without improvements; 14 homes built 2025 or later)A |
| Charleston Homes LLC All outside city limits. Its members are not stated on the roll. |
Private company | 334 parcels (327 lots without improvements)A |
| Richland Homes LLC 302 outside city limits, 5 in Omaha. Its members are not stated on the roll. |
Private company | 307 parcels (296 lots without improvements)A |
| Hildy Construction Inc All outside city limits. |
Private company | 91 parcels (30 homes built 2025 or later)A |
| Hubbell Homes of Omaha LLC All outside city limits. |
Private company | 70 parcels (16 homes built 2025 or later)A |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Omaha's commercial property belongs mostly to the companies that occupy it (a bank, insurers, a railroad, Nebraska Furniture Mart, Walmart) and to local developers working through dozens of single-purpose LLCs. The one large REIT purchase in the record is Federal Realty's Village Pointe (2025). Many owners are mailed care of property managers, and management is not ownership, so holdings here are grouped by owner name, never by mailing address. Figures are the 2026 roll for Omaha unless stated.
| Name | Type | Omaha holding |
|---|---|---|
| Federal Realty Investment Trust (FR Village Pointe LLC) 10-K: Village Pointe, Omaha, NE 68118, built 2004, 452,000 sq ft, 96% leased; anchors include Nordstrom Rack, Best Buy, Apple and Sephora; acquired 24 Nov 2025 for $153.3M. Roll: FR VILLAGE POINTE LLC holds 11 parcels assessed at $103.6M for 2026, mailed to 909 Rose Ave #200, North Bethesda, the principal executive office on the 10-K cover. |
REIT | 452,000 sq ft; bought for $153.3M (24 Nov 2025)B |
| First National Bank of Omaha Names 'FIRST NATIONAL BANK OMAHA' (12) and 'FIRST NATIONAL BANK OF OMAHA' (5) and two variants. The tower at 1601 Dodge St ($126.0M), 14010 FNB Pkwy ($33.7M), 201 N 16th St ($19.0M) and branches. 2.04M sq ft of buildings in all. |
Private company | 19 parcels, $206.4MA |
| Noddle-named LLCs (Noddle Bradford VI LLC, Noddle BD1 LLC and 8 others) Ten LLCs whose names begin 'Noddle'. The largest: 1917 S 67th St, an office built 2017 ($77.2M, Noddle Bradford 1917 LLC); 1501 Mike Fahey St, an office built 2023 ($40.6M, Noddle BD1 LLC); 17405 Burke St, medical offices ($28.1M). Noddle Bradford VI LLC holds 22 parcels. The roll does not say whether one company controls all ten; they are grouped here by name only. |
Private company | 40 parcels, $264.2M, 1.27M sq ftA |
| Lanoha-named companies (Lanoha Center Development, Lanoha Live Lumberyard LLC and others) Sixteen company names beginning 'Lanoha'. Excluded: individuals and family trusts with the same surname. Largest are the apartment buildings at 5005 and 4959 S 135th St ($18.1M and $10.9M, built 2016). Mutual of Omaha names Lanoha Real Estate Company as developer of its new tower (s9); the tower itself is titled to Mutual. |
Private company | 62 parcels, $117.0MA |
| Walmart Inc. (and Wal-Mart Real Estate Business Trust) Six spellings, all mailed to P.O. Box 8050 in Bentonville. Stores the roll describes as warehouse discount stores, the largest at 16960 West Maple Rd ($12.8M) and 12850 L St ($12.5M). |
Public company | 19 parcels, $103.4M, 1.72M sq ftA |
| VineBrook Homes Trust 10-K: 272 homes in Omaha NE/IA, 98.9% occupied, average rent $1,322. The roll shows 26 Omaha houses in the name VINEBROOK HOMES BORROWER 1 LLC ($3.7M). The others may be held under names not found here, or in Iowa. |
REIT | 272 homes in the Omaha (NE, IA) market (31 Dec 2024)B |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- Purchase prices on Nebraska Form 521 statements. By statute anyone may see them at the assessor (s6), but the Douglas County Assessor's online property and sales search sits behind an Akamai block. No Omaha price here comes from a Form 521: the only prices are from SEC filings (Village Pointe, the Kiewit headquarters comparable).
- Who stands behind MFSO F I LLC et al., owner of the Kiewit headquarters buildings, and who sold to it in April 2023. The prospectus gives only a price per square foot; the roll gives only a care-of 'Real Estate Department' at the building.
- Whether the ten Noddle-named LLCs and the sixteen Lanoha-named companies are each under one control. They are grouped by name only.
- How the City of Omaha comes to hold title to the taxable Hilton at 1001 Cass St, mailed care of Freestone Capital Management in Seattle (a lease, a sale pending recording, or something else). No City document could be read (Akamai).
- The price Mutual of Omaha paid for its downtown tower site at 14th and Farnam. City council records are Akamai-blocked.
- The owner behind Westroads Mall LLC (mailed to a Chicago P.O. box) and Atlas Apartments LLC (2929 California Plaza). No filing opened names them.
- The DCGIS Open Data End User Agreement (a Google Drive PDF that would not render), and so the binding terms on reuse of the parcel data.
- WoodmenLife Tower details from the society itself (its website blocks automated reading).
- The Omaha Municipal Land Bank and the Omaha Housing Authority's own portfolio counts (their sites were not read). The figures here are roll counts only.
- Exempt values: Douglas County carries exempt parcels at $0, so the City's arena, ballpark and parks cannot be valued from the roll. The RiverFront's $325M is a build cost (s11), not a value or a price.
§
Sources
- Parcels public (layer 0, 'Parcels'): owner of record, owner mailing address, property address, class, building description, floor area, storeys, year built and acres for every Douglas County parcel. Read 13 Oct 2026: 217,384 records; item last modified 4 Oct 2026 — Douglas County, Nebraska (data maintained by the County Assessor; published by Douglas County GIS). Copyright text on the layer: 'Douglas County Assessor / Register of Deeds Office, Nebraska.' · openA
- Accela_Dynamic map service, layer 7 'Parcels': the same 217,384 parcels with land value, improvement value and total value, tax district, city and redevelopment-area flag. Read 13 Oct 2026. Values match the 2026 assessed values in the County Board of Equalization's 2026 protest file (s3) — Douglas County / DOGIS (Douglas-Omaha Geographic Information System) · openA
- BOE_2026_Prod ('protests_final'): Douglas County Board of Equalization 2026 valuation protests, with previous, assessed and referee values per parcel. Queried only for the corporate parcels cited here, to fix the tax year of s2's values — Douglas County, Nebraska (ArcGIS Online organisation 'Douglas County') · openA
- 'DCGIS Open Data Portal' ArcGIS Hub site item (licenseInfo 'CC-BY-SA'; footer 'Disclaimer: End User Agreement' linking a Google Drive PDF, 'DCGIS Open Data EUA.pdf', not readable) and the 'Parcels public' item 0937da9304a0443a84da5106527d8707 (no licence stated) — Douglas County GIS · openA
- Neb. Rev. Stat. 76-901: documentary stamp tax on the grantor, $3.32 per $1,000 of value for transfers before 1 January 2032 ($2.32 after); value is the full actual consideration — Nebraska Legislature · openA
- Neb. Rev. Stat. 76-214: every grantee must file the Tax Commissioner's statement (Form 521) with the total consideration paid; forwarded to the county assessor; '(3) Any person shall have access to the statements at the office of the Tax Commissioner, county assessor, or register of deeds' — Nebraska Legislature · openA
- Neb. Rev. Stat. 33-109: Register of Deeds fees ($10 first page, $6 each additional page; certified copies $1.50 per page) — Nebraska Legislature · openA
- Union Pacific Corporation, Form 10-K for 2024, Item 2 Properties: 'We own our headquarters building in Omaha, Nebraska. The facility has 1.2 million square feet of space that can accommodate approximately 4,000 employees.' — Union Pacific Corporation / SEC EDGAR · openA
- Topping Out Ceremony for New Mutual of Omaha Tower (27 Mar 2026): 200 S. 14th Street, 677 ft, 44 floors, 800,000 sq ft, occupancy fall 2026; developer Lanoha Real Estate Co.; general contractor JE Dunn — Mutual of Omaha (newsroom) · openA
- BANK5 2024-5YR5 prospectus (Form 424B2), Seagate Shakopee loan: appraisal's comparable sales table lists 'Kiewit 1450 and 1550 Mike Fahey Street, Omaha, NE, 2021 / NAP, 233,862 SF, 100%, Apr-23, $516' per sq ft — Morgan Stanley Capital I Inc. / SEC EDGAR · openA
- About The RiverFront: $325 million public-private project, $50 million from the City of Omaha; 'the park land is owned by the City of Omaha'; managed by MECA, which also operates CHI Health Center Omaha and Charles Schwab Field Omaha; 72 acres — The RiverFront (Metropolitan Entertainment & Convention Authority) · openA
- State Aid Model 2020/21, table A5: Douglas County districts by system number, including '28-0001-000 OMAHA PUBLIC SCHOOLS', 28-0017 Millard, 28-0066 Westside Community Schools — Nebraska Department of Education, School Finance and Organization Services · openA
- Building Permits Survey, annual place files for the Midwest region (mw2021a.txt to mw2025a.txt): Omaha, Nebraska (place 37000) units authorised by building size — U.S. Census Bureau · openA
- D.R. Horton, Inc., Form 10-K for fiscal 2025, Exhibit 21.1 Subsidiaries (as of 30 Sep 2025): lists 'D.R. Horton - Nebraska, LLC', Delaware — D.R. Horton, Inc. / SEC EDGAR · openA
- Federal Realty Investment Trust, Form 10-K for 2025: property table ('Village Pointe, Omaha, NE 68118 ... 452,000 ... 96%') and Note 3, 2025 acquisitions ('November 24, 2025 Village Pointe Omaha, Nebraska 452,000 $153.3' million) — Federal Realty Investment Trust / SEC EDGAR · openA
- VineBrook Homes Trust, Inc., Form 10-K for 2024: portfolio table, 'Omaha NE, IA 272' homes, 98.9% occupied, average rent $1,322 (31 Dec 2024) — VineBrook Homes Trust, Inc. / SEC EDGAR · openA