The story of this market
The typical home in Thomas County, Nebraska sells for about $185,970, or $137 per square foot.
Prices are down 5.97% from a year ago, which gives buyers more room to negotiate. Homes take about 47 days to sell. HUD's fair market rent for a two-bedroom is $1,014 a month.
HUD sets the fair market rent for a 2-bedroom at $1,014 a month. FEMA's National Risk Index rates overall hazard risk here as Very Low.
Monthly price momentum
Home values since 2015
+3.2%
NE · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,255
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Natural hazard exposure
The area's risk shape
15
Very Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $708,149.
Mortgage activity
Home lending in this county
75%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 6 | 3 | 75% | 0% | $65,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Thomas County, Nebraska
Thomas County's housing market is characterized by very low inventory and minimal sales activity, reflecting its small, rural population. Prices have seen a slight year-over-year decline, likely due to broader economic pressures on rural real estate. The market remains stable but stagnant, with limited development or turnover.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 2 cities · 2 ZIP reports
Median prices moved sideways 0.0% year over year.
Awaiting this reading — not graded.
0% of listings have cut prices · homes sell at 0% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.7% · poverty 8.9% — a stable, low-distress profile.
Deterministic aggregate of 1 researched ZIP reports of 2 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Thomas County, Nebraska — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.5%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
The region is subject to wildfire risks common to the Nebraska Sandhills and standard wind-related weather events.
The county is a rural, low-density area with limited industrial development and a declining population trend.
Property taxes are assessed by the county based on local mill levies; there is no state-level property tax, and agricultural land is valued based on income-producing capacity.
The area is known for its proximity to the Nebraska National Forest at Halsey, offering outdoor recreation such as hiking and camping.
The rental market is extremely limited due to the small population and rural nature of the county.
The economy is primarily driven by agriculture and ranching, with a small workforce and low unemployment.
Transportation is limited to rural highway corridors; there is no public transit infrastructure.
The Thomas County Assessor manages property valuations in accordance with Nebraska state statutes for agricultural and residential land.
Parcels are subject to local school district levies and county-wide administrative taxes.
Property insurance premiums are influenced by rural fire risk and the relative isolation of the county.
The county experiences net domestic out-migration, consistent with broader rural Nebraska trends.
Nebraska is a non-judicial foreclosure state, allowing for trustee sales under a deed of trust.
Sellers are required to provide a written disclosure statement regarding the condition of the property.
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
Features the Bessey Ranger District and the Charles E. Bessey Tree Nursery.
Data retrieved from Census Reporter and US Census Bureau QuickFacts.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
applies when — Applies to qualified claimants including certain veterans, individuals with disabilities, and low-income seniors based on income and property value thresholds.
Provides a reduction or exemption of property taxes on the primary residence (homestead) of qualified individuals. The specific exemption amount is determined by income brackets and disability status as defined in state statutes.
Neb. Rev. Stat. §§ 77-3501 to 77-3530.
Real property is assessed at or near 100% of actual value, except for agricultural and horticultural land, which is assessed at 75% of actual value. Agricultural land is assessed at 50% of actual value for school bond tax purposes. Taxes are calculated by applying local mill levies to the assessed value.
Nebraska Constitution Article VIII; Neb. Rev. Stat. § 77-1344; 2025 Property Assessment Division Annual Report.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.