Nebraska · GEOID 31055

Douglas County

2024 ACS 5-year estimates · population 590,736 · 251,553 housing units

Median household income

$80,391

State $77,562

Median home value

$266,100

State $236,250

Median gross rent

$1,201

State $1,067

Homeownership rate

61.5%

State 66.5%

Renter cost-burden rate

49.5%

≥30% of income

Owner cost-burden rate

19.8%

≥30% of income

Homeowner vacancy

0.4%

Of owner-occupied + for-sale units

Rental vacancy

5.1%

Of renter-occupied + for-rent units

Overall vacancy

5.2%

All housing units

Price-to-income ratio

3.31

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Douglas County	Nebraska
Population	590,736	1,978,707
Population density (per sq. mi.)	1,809.04	—
Median household income	$80,391	$77,562
HUD Area Median Income (4-person, 100%)	$114,000	—
Households	238,430	—
Average household size	2.43 people	—
Owner-occupied	61.5%	66.5%
Renter-occupied	38.5%	33.5%
Race	68.6% White · 10.6% Black	0.0% White · 0.0% Black

Source: ACS 5-year 2024 (Tables DP05, S1101, DP04, S1901) and Census Gazetteer (land area); HUD FY2026 Income Limits.

Racial composition

Douglas County compared with Nebraska.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

42.1% hold a bachelor's degree or higher (state: 34.6%).

Source: ACS 5-year 2024, Table S1501.

Median Household Income by Tenure

Owner-occupied vs. renter-occupied household income, county and state.

Source: ACS 5-year 2024, Table B25119.

Median Household Income by Age of Householder

Median household income by age group of householder.

Source: ACS 5-year 2024, Table B19049.

Median Household Income by Number of Earners

Median household income for families with each earner count.

Source: ACS 5-year 2024, Table S1903.

Household Size

Distribution of households by number of people.

Source: ACS 5-year 2024, Table S2501.

Income by Number of Earners

Earners	Share	Median income	Attainable monthly housing cost	Attainable home
0 earners	10.8%	$59,812	$1,495	$191,621
1 earner	28.3%	$67,756	$1,694	$221,191
2 earners	47.8%	$131,241	$3,281	$457,504
3+ earners	13.2%	$149,748	$3,744	$526,393

Attainable monthly housing cost = 30% of gross income ÷ 12. Attainable home price assumes 30% housing budget, 30-yr mortgage at 7%, 5% down.

Source: ACS 5-year 2024, Table S1903; affordability formula derived.

Households

238,430

Average size: 2.43 people

Households with children

68,381

28.7% of households

Per-capita income

$46,334

Poverty rate: 11.4%

Section 2

Residential Market Analysis

Housing stock characteristics — tenure, type, age, size, vacancy, rents.

Tenure

61.5% owner-occupied vs. state average 66.5%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 69.6% · Missing middle (2–19 units) 16.6%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

53.7% built before 1980 · Median structure age 1,977.00 yrs.

Source: ACS 5-year 2024, Table S2504.

Housing size mismatch

Compares the share of housing units by bedroom count against the share of households by size — a common diagnostic of housing supply/demand alignment.

Source: ACS 5-year 2024, Tables B25041 (bedrooms) and S2501 (household size).

Home value distribution

Owner-occupied homes by value bracket. Median: $266,100.

Source: ACS 5-year 2024, Table DP04.

Monthly Housing Costs

Distribution of monthly housing costs across all occupied units.

Source: ACS 5-year 2024, Table B25104.

Number of Bedrooms

Housing units by number of bedrooms.

Source: ACS 5-year 2024, Table B25041.

Median rent by bedroom

Overall median gross rent: $1,201.

Source: ACS 5-year 2024, Table B25031.

Renters by age

Number of renter householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Owners by age

Number of owner householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Vacancy composition

All 13,123 vacant units split into Census's seven categories. Frictional vacancy (units actively on the market) reflects healthy churn. Structural vacancy (seasonal, migrant, other) sits outside the market for year-round residents — high values change how the headline vacancy rate should be read.

Vacant units by type

For sale 4.8% · For rent 37.6% · Seasonal 8.9% · Other 37.9%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

52.9% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 47.1% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.5%

1,168 units of 251,553 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

2.0%

4,969 units of 251,553 total

Census "Other vacant" — units off the market for reasons other than seasonal, migrant, sale, or rental.

Section 3

Workforce Housing Needs Assessment

Affordability, cost burden, and the housing options for households in the workforce income range.

Workforce range — ACS median household income

80% MHI$64,313

100% MHI$80,391

120% MHI$96,469

County-wide median from ACS 5-year estimates. A household at 100% MHI in Douglas County should be able to afford a home up to roughly — (30% housing budget, default mortgage terms).

Workforce range — HUD Area Median Income

	1-person	2-person	4-person
80% AMI	$63,850	$73,000	$91,200
100% AMI	$79,800	$91,200	$114,000
120% AMI	$95,750	$109,450	$136,800

HUD FMR Area: Omaha-Council Bluffs, NE-IA HUD Metro FMR Area. 80% AMI uses HUD's published Section 8 Low Income Limits; 100% is HUD MFI; 120% is the standard workforce convention.

Affordability calculator

Follows the standard 30%-of-gross-income affordability rule.

Income basis Household income Interest rate % Down payment % Taxes & insurance / yr

Affordable monthly—

Affordable home price—

Renter cost burden

49.5% of renter households spend ≥30% of income on rent (24.5% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

19.8% of homeowners spend ≥30% of income on housing. Bars show counts of cost-burdened owners by income bracket.

Source: ACS 5-year 2024, Table B25106.

Household income — owners vs renters

Distribution of household income for owner-occupied (navy) and renter-occupied (gold) households.

Source: ACS 5-year 2024, Table B25118.

Section 4

Industry & Workforce Wages

Employment, average wages, and the housing each industry's typical earner can afford in Douglas County.

Covered employment

340,716

Across 20 sectors

Establishments

18,799

QCEW 2024

Avg annual pay (workforce)

$67,868

Employment-weighted across sectors

Top 10 sectors by employment

Annual average employment by NAICS 2-digit sector. Counties with fewer than five covered establishments in a sector may show suppressed totals.

Source: BLS QCEW Annual Averages, 2024.

Attainable housing by industry

Industry	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 62 Health care and social assistance NAICS 62	62,420	$69,808	$228,830	−$37,270	$1,745
NAICS 44-45 Retail trade NAICS 44-45	32,535	$39,793	$117,104	−$148,996	$995
NAICS 72 Accommodation and food services NAICS 72	31,190	$25,148	$62,590	−$203,510	$629
NAICS 61 Educational services NAICS 61	29,001	$60,200	$193,065	−$73,035	$1,505
NAICS 31-33 Manufacturing NAICS 31-33	23,633	$66,422	$216,226	−$49,874	$1,661
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	23,162	$59,485	$190,404	−$75,696	$1,487
NAICS 52 Finance and insurance NAICS 52	22,891	$112,054	$386,083	+$119,983	$2,801
NAICS 54 Professional, scientific, and technical services NAICS 54	22,222	$96,928	$329,779	+$63,679	$2,423
NAICS 23 Construction NAICS 23	18,700	$75,054	$248,357	−$17,743	$1,876
NAICS 55 Management of companies and enterprises NAICS 55	13,024	$120,552	$417,716	+$151,616	$3,014
NAICS 48-49 Transportation and warehousing NAICS 48-49	10,499	$62,118	$200,205	−$65,895	$1,553
NAICS 81 Other services (except public administration) NAICS 81	9,890	$47,604	$146,179	−$119,921	$1,190
NAICS 42 Wholesale trade NAICS 42	9,406	$85,934	$288,856	+$22,756	$2,148
NAICS 92 Public administration NAICS 92	9,375	$73,238	$241,597	−$24,503	$1,831
NAICS 71 Arts, entertainment, and recreation NAICS 71	6,918	$30,622	$82,966	−$183,134	$766
NAICS 51 Information NAICS 51	6,852	$99,442	$339,137	+$73,037	$2,486
NAICS 53 Real estate and rental and leasing NAICS 53	5,725	$60,500	$194,182	−$71,918	$1,513
NAICS 22 Utilities NAICS 22	2,797	$148,416	$521,435	+$255,335	$3,710
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	429	$57,922	$184,586	−$81,514	$1,448
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	47	$85,551	$287,430	+$21,330	$2,139

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	29,001	$60,200	$193,065	−$73,035	$1,505
NAICS 722 Food services and drinking places NAICS 722	28,995	$24,408	$59,835	−$206,265	$610
NAICS 621 Ambulatory health care services NAICS 621	24,995	$91,582	$309,880	+$43,780	$2,290
NAICS 561 Administrative and support services NAICS 561	22,276	$59,500	$190,460	−$75,640	$1,488
NAICS 541 Professional, scientific, and technical services NAICS 541	22,222	$96,928	$329,779	+$63,679	$2,423
NAICS 622 Hospitals NAICS 622	16,268	$70,060	$229,768	−$36,332	$1,752
NAICS 238 Specialty trade contractors NAICS 238	13,505	$71,695	$235,854	−$30,246	$1,792
NAICS 551 Management of companies and enterprises NAICS 551	13,024	$120,552	$417,716	+$151,616	$3,014
NAICS 524 Insurance carriers and related activities NAICS 524	11,994	$102,423	$350,234	+$84,134	$2,561
NAICS 624 Social assistance NAICS 624	10,782	$36,040	$103,134	−$162,966	$901
NAICS 623 Nursing and residential care facilities NAICS 623	10,375	$52,051	$162,732	−$103,368	$1,301
NAICS 311 Food manufacturing NAICS 311	9,402	$64,397	$208,688	−$57,412	$1,610
NAICS 445 Food and beverage retailers NAICS 445	6,640	$30,229	$81,503	−$184,597	$756
NAICS 423 Merchant wholesalers, durable goods NAICS 423	6,350	$86,899	$292,448	+$26,348	$2,172
NAICS 522 Credit intermediation and related activities NAICS 522	6,116	$108,605	$373,245	+$107,145	$2,715
NAICS 455 General merchandise retailers NAICS 455	6,019	$30,794	$83,606	−$182,494	$770
NAICS 921 Executive, legislative, and other general government support NAICS 921	5,967	$69,209	$226,600	−$39,500	$1,730
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	4,607	$141,954	$497,381	+$231,281	$3,549
NAICS 531 Real estate NAICS 531	4,362	$58,366	$186,239	−$79,861	$1,459
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	4,202	$23,528	$56,560	−$209,540	$588
NAICS 441 Motor vehicle and parts dealers NAICS 441	3,928	$65,099	$211,301	−$54,799	$1,627
NAICS 812 Personal and laundry services NAICS 812	3,910	$37,113	$107,128	−$158,972	$928
NAICS 513 Publishing industries NAICS 513	3,759	$105,207	$360,597	+$94,497	$2,630
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	3,670	$32,346	$89,383	−$176,717	$809
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	3,544	$62,072	$200,034	−$66,066	$1,552
NAICS 236 Construction of buildings NAICS 236	3,514	$78,029	$259,431	−$6,669	$1,951
NAICS 811 Repair and maintenance NAICS 811	2,996	$59,458	$190,303	−$75,797	$1,486
NAICS 484 Truck transportation NAICS 484	2,929	$65,341	$212,202	−$53,898	$1,634
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	2,805	$82,927	$277,663	+$11,563	$2,073
NAICS 221 Utilities NAICS 221	2,797	$148,416	$521,435	+$255,335	$3,710
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	2,750	$41,701	$124,206	−$141,894	$1,043
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	2,729	$50,937	$158,585	−$107,515	$1,273
NAICS 323 Printing and related support activities NAICS 323	2,379	$53,484	$168,066	−$98,034	$1,337
NAICS 721 Accommodation NAICS 721	2,195	$34,918	$98,957	−$167,143	$873
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	2,170	$25,725	$64,738	−$201,362	$643
NAICS 326 Plastics and rubber products manufacturing NAICS 326	2,009	$56,656	$179,873	−$86,227	$1,416
NAICS 456 Health and personal care retailers NAICS 456	1,967	$41,494	$123,435	−$142,665	$1,037
NAICS 333 Machinery manufacturing NAICS 333	1,957	$79,738	$265,792	−$308	$1,993
NAICS 492 Couriers and messengers NAICS 492	1,924	$55,703	$176,326	−$89,774	$1,393
NAICS 516 Broadcasting and content providers NAICS 516	1,866	$98,395	$335,240	+$69,140	$2,460
NAICS 457 Gasoline stations and fuel dealers NAICS 457	1,848	$33,591	$94,018	−$172,082	$840
NAICS 491 Postal service NAICS 491	1,680	$75,834	$251,260	−$14,840	$1,896
NAICS 237 Heavy and civil engineering construction NAICS 237	1,680	$95,878	$325,871	+$59,771	$2,397
NAICS 493 Warehousing and storage NAICS 493	1,472	$55,687	$176,266	−$89,834	$1,392
NAICS 325 Chemical manufacturing NAICS 325	1,452	$82,089	$274,544	+$8,444	$2,052
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	1,372	$45,100	$136,858	−$129,242	$1,128
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	1,344	$38,019	$110,500	−$155,600	$950
NAICS 488 Support activities for transportation NAICS 488	1,200	$53,164	$166,875	−$99,225	$1,329
NAICS 922 Justice, public order, and safety activities NAICS 922	1,154	$91,706	$310,341	+$44,241	$2,293
NAICS 332 Fabricated metal product manufacturing NAICS 332	1,080	$70,313	$230,709	−$35,391	$1,758
NAICS 339 Miscellaneous manufacturing NAICS 339	1,043	$74,088	$244,761	−$21,339	$1,852
NAICS 532 Rental and leasing services NAICS 532	1,033	$57,233	$182,021	−$84,079	$1,431
NAICS 485 Transit and ground passenger transportation NAICS 485	945	$52,387	$163,983	−$102,117	$1,310
NAICS 562 Waste management and remediation services NAICS 562	886	$59,114	$189,023	−$77,077	$1,478
NAICS 926 Administration of economic programs NAICS 926	866	$76,467	$253,617	−$12,483	$1,912
NAICS 322 Paper manufacturing NAICS 322	857	$69,102	$226,202	−$39,898	$1,728
NAICS 337 Furniture and related product manufacturing NAICS 337	841	$55,604	$175,957	−$90,143	$1,390
NAICS 923 Administration of human resource programs NAICS 923	820	$65,597	$213,155	−$52,945	$1,640
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	624	$61,200	$196,788	−$69,312	$1,530
NAICS 334 Computer and electronic product manufacturing NAICS 334	590	$92,837	$314,551	+$48,451	$2,321
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	506	$110,369	$379,811	+$113,711	$2,759
NAICS 336 Transportation equipment manufacturing NAICS 336	460	$76,302	$253,002	−$13,098	$1,908
NAICS 335 Electrical equipment, appliance, and component manufacturing NAICS 335	397	$86,230	$289,958	+$23,858	$2,156
NAICS 517 Telecommunications NAICS 517	356	$95,067	$322,852	+$56,752	$2,377
NAICS 533 Lessors of nonfinancial intangible assets (except copyrighted works) NAICS 533	330	$98,938	$337,261	+$71,161	$2,473
NAICS 512 Motion picture and sound recording industries NAICS 512	327	$24,750	$61,108	−$204,992	$619
NAICS 481 Air transportation NAICS 481	305	$83,659	$280,388	+$14,288	$2,091
NAICS 928 National security and international affairs NAICS 928	298	$99,050	$337,678	+$71,578	$2,476
NAICS 814 Private households NAICS 814	256	$33,394	$93,284	−$172,816	$835
NAICS 425 Wholesale trade agents and brokers NAICS 425	251	$95,129	$323,083	+$56,983	$2,378
NAICS 111 Crop production NAICS 111	223	$52,864	$165,758	−$100,342	$1,322
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	222	$66,140	$215,176	−$50,924	$1,654
NAICS 115 Support activities for agriculture and forestry NAICS 115	186	$65,629	$213,274	−$52,826	$1,641
NAICS 314 Textile product mills NAICS 314	151	$50,788	$158,031	−$108,069	$1,270
NAICS 321 Wood product manufacturing NAICS 321	148	$55,698	$176,307	−$89,793	$1,392
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	129	$37,357	$108,036	−$158,064	$934
NAICS 924 Administration of environmental quality programs NAICS 924	47	$76,548	$253,918	−$12,182	$1,914
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	37	$122,080	$423,404	+$157,304	$3,052
NAICS 112 Animal production and aquaculture NAICS 112	19	$44,894	$136,091	−$130,009	$1,122
NAICS 313 Textile mills NAICS 313	14	$42,043	$125,479	−$140,621	$1,051

Affordable home price assumes the industry's average earner uses 30% of gross income for housing, with a 30-year mortgage at 7%, 5% down, $2,500/yr taxes & insurance, and 0.5% PMI. Adjust the Section 3 calculator for other terms. Affordable rent is 30% of monthly gross pay.

Source: BLS QCEW Annual Averages, 2024; ACS 5-year 2024 (median home value).

Section 5

Wages by Occupation

Selected essential-worker occupations for the MSA or nonmetropolitan area containing this county — jobs, the 10-year change, wages, and the housing each typical earner can afford. Both jobs counts and wages are reported at the MSA / nonmetropolitan-area level (BLS does not publish OEWS at the county level), so every county inside the same area shows the same numbers. For county-accurate employment totals, see Section 4 above.

Occupational wages and affordable housing

Occupation	2025 jobs	2015–2025 change	% change	Hourly wage	Annual wage	Affordable home price	Affordable monthly rent
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	15,580	3,650	31%	$15.04	$31,290	$85,452	$782
Cashiers SOC 41-2011	9,110	(2,300)	(20%)	$15.69	$32,640	$90,478	$816
Childcare Workers SOC 39-9011	4,940	1,180	31%	$15.93	$33,140	$92,339	$829
Retail Salespersons SOC 41-2031	12,080	(3,410)	(22%)	$17.12	$35,610	$101,533	$890
Janitors and Cleaners SOC 37-2011	6,690	(400)	(6%)	$17.88	$37,190	$107,414	$930
Waiters and Waitresses SOC 35-3031	7,620	(70)	(1%)	$19.05	$39,620	$116,460	$991
Tellers SOC 43-3071	1,650	70	4%	$19.63	$40,830	$120,964	$1,021
Office Clerks, General SOC 43-9061	4,400	(2,440)	(36%)	$20.18	$41,970	$125,207	$1,049
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	7,740	1,260	19%	$20.68	$43,020	$129,116	$1,076
Construction Laborers SOC 47-2061	3,990	2,160	118%	$23.83	$49,570	$153,497	$1,239
Maintenance and Repair Workers, General SOC 49-9071	4,360	740	20%	$26.00	$54,080	$170,285	$1,352
Paramedics SOC 29-2043 · prior-year code differs	210	(140)	(40%)	$27.13	$56,420	$178,995	$1,411
Carpenters SOC 47-2031	3,230	(390)	(11%)	$27.21	$56,590	$179,628	$1,415
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	10,210	(3,310)	(24%)	$28.22	$58,710	$187,519	$1,468
Firefighters SOC 33-2011	660	(120)	(15%)	$28.87	$60,060	$192,544	$1,502
Elementary School Teachers, Except Special Education SOC 25-2021	4,030	(30)	(1%)	—	$63,870	$206,726	$1,597
Electricians SOC 47-2111	3,530	970	38%	$32.10	$66,780	$217,558	$1,670
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	2,430	680	39%	$34.19	$71,120	$233,713	$1,778
Police and Sheriff's Patrol Officers SOC 33-3051	1,640	(130)	(7%)	$39.25	$81,650	$272,909	$2,041
Registered Nurses SOC 29-1141	13,200	1,740	15%	$43.68	$90,860	$307,192	$2,272

Affordable home price uses the same Section 3 formula (30% housing budget, 30-year mortgage at 7%, 5% down, $2,500/yr T&I, 0.5% PMI). Affordable rent is 30% of monthly wages. Negative job-change values are shown in red parentheses. A "prior-year code differs" note flags occupations whose SOC code changed between the two vintages (2010 SOC → 2018 SOC) — the change estimate is best-effort.

Source: BLS OEWS May 2025 (10-year change vs. May 2015). Jobs counts and wages reflect the MSA or nonmetropolitan area containing this county, not the county alone — OEWS is not published at the county level.

Methodology & sources

All figures derive from the 2024 American Community Survey 5-year estimates. State and national comparisons are population-weighted aggregates of county-level estimates (an approximation; ACS publishes its own state and national medians which can differ slightly).

The affordability calculator uses a 30% housing-budget rule with a 30-year mortgage. Defaults are 7% interest, 5% down, $2,500/year taxes and insurance, and 0.5% PMI — adjustable above.

Variables: 31055 · pulled from Full Housing Data Table.xlsx.