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Old Market

Omaha, NE

Neighborhood Market Analysis

Q3 2025 Report
$800,000 (hyperlocal, luxury lofts and condos); Omaha citywide median: $280,000–$300,000[1][2]
Median Home Price
92 (Walker's Paradise)
Walkability Score
Public schools serving Old Market are rated average to above average; most families with children seek private or magnet options.
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by S 10th St (west), S 13th St (east), Farnam St (north), and Jackson St (south).

Zip Codes

68102

Market Data Summary

Price Range$400,000–$1.2M+ for residential lofts/condos; some smaller units below $400k
Price per Sq Ft$350–$500 (Old Market lofts/condos; varies by finish and view)
Inventory LevelsModerate; more listings than pandemic lows, but still competitive for high-end units[4]

Property Characteristics

Home Types & Architecture

Home Types

LoftsCondosConverted warehousesMixed-use buildings

Architectural Styles

Historic brick warehouseIndustrial modernContemporary urban

Property Details

Typical Lot SizesN/A (condo/loft living; no private yards)
Home Age RangeLate 1800s–early 1900s (historic conversions); some new builds post-2000
Construction QualityHigh; many units feature exposed brick, timber beams, high ceilings, luxury finishes

Community Profile

Demographics & Lifestyle

Demographics

Diverse, skewing toward young professionals, creatives, and empty nesters; lower proportion of families with young children.

Community Vibe

Vibrant, artsy, urban, historic; strong sense of place and local pride.

Typical Residents

  • Young professionals
  • Artists/creatives
  • Empty nesters
  • Urban lifestyle seekers

Family Friendly

Moderate; urban amenities and walkability, but limited private outdoor space and few playgrounds.

Amenities & Lifestyle

Parks & Recreation

  • • Gene Leahy Mall
  • • Heartland of America Park
  • • Bob Kerrey Pedestrian Bridge

Dining Options

  • • Upstream Brewing
  • • Le Bouillon
  • • Plank Seafood
  • • Block 16
  • • Numerous cafes and bars

Shopping Centers

  • • Old Market Passageway
  • • Local boutiques (no large malls in district)

Local Businesses

  • • Boutique shops
  • • Art galleries
  • • Coffee houses
  • • Local grocers

Education & Schools

Public schools serving Old Market are rated average to above average; most families with children seek private or magnet options.
Overall School Rating

Elementary Schools

  • • Liberty Elementary (outside immediate area)

Middle Schools

  • • Lewis & Clark Middle School (serves downtown)

High Schools

  • • Central High School (serves downtown)

Private Schools

  • • Brownell Talbot (K–12, nearby)
  • • Omaha Christian Academy (nearby)

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Metro Transit bus lines
  • • OmaLink circulator

Major Roads

  • • 10th St
  • • 13th St
  • • Farnam St
  • • I-480 (access nearby)

Commute & Walkability

Commute Times5–10 minutes to Midtown; 10–15 minutes to West Omaha; 15 minutes to Eppley Airfield
WalkabilityExcellent; most errands and entertainment on foot or bike.
ParkingChallenging; limited street parking, paid garages common, some buildings include reserved spaces.

Marketing Intelligence

Target Buyer Types

  • Young professionals
  • Empty nesters
  • Investors (short-term rental)
  • Remote workers seeking urban lifestyle

Key Selling Points

  • Historic charm and architecture
  • Walkability to Omaha’s best dining and arts
  • Unique loft layouts
  • Vibrant nightlife and culture

Pricing Considerations

Premium pricing justified for historic/unique units; newer condos must compete on amenities and finish.

Common Objections & Response Strategies

Objection: Noise from nightlife and events

Response Strategy:

Highlight soundproofing upgrades, thick walls, and quieter unit locations; emphasize vibrant urban lifestyle.

Objection: Parking difficulties

Response Strategy:

Point out available reserved parking, nearby garages, and walkability reducing need for a car.

Objection: HOA/condo fees

Response Strategy:

Break down what fees cover (security, maintenance, amenities); compare to single-family home upkeep.

Objection: Limited outdoor/private space

Response Strategy:

Emphasize proximity to parks, rooftop decks, and community gathering spaces.

Investment Insights

Investment Potential

Appreciation Potential

Moderate; historic properties hold value, but rapid appreciation has slowed post-pandemic[1][3]

Rental Demand

Strong for short-term (Airbnb/VRBO) and executive rentals; steady demand for long-term leases from professionals.

Buyer Competition

Competitive for unique/historic units; less so for newer or less-characterful condos.

Best For

  • Investors (short-term rental)
  • Urban professionals
  • Empty nesters
  • Second-home buyers

Potential Concerns

  • Noise and nightlife
  • Parking limitations
  • HOA/condo fees
  • Limited outdoor space

Professional Recommendations

1

Emphasize historic value and walkability in all marketing.

2

Stage units to highlight urban lifestyle and entertaining spaces.

3

Prepare detailed info on HOA fees, parking, and rental policies.

4

Leverage virtual tours and social media to reach out-of-town buyers.

5

Network with local businesses and arts organizations to showcase community integration.

Competitive Analysis

Comparable Markets

  • Blackstone District
  • Downtown Omaha (north of Old Market)
  • Aksarben Village

Market Positioning

Premium urban lifestyle; Omaha’s flagship historic/entertainment district.

Competitive Advantages

  • Historic architecture
  • Highest walkability in Omaha
  • Strong arts and dining scene

Price Comparison

Old Market commands 20–40% premium over most Omaha neighborhoods; similar to Blackstone but with more historic inventory.

Investment Metrics

4–5% (short-term rental); 3–4% (long-term lease)
Cap Rates
5–7% gross (short-term); 4–5% (long-term)
Rental Yields
High (20–25), reflecting premium pricing and strong demand
Price-to-Rent
Positive for well-managed short-term rentals; break-even to modest cash flow for long-term leases
Cash Flow
2–3% annual, barring major economic shifts
Appreciation

Buyer Journey Insights

First-Time Buyers

Less common due to price point; those who buy are often seeking unique, low-maintenance urban living.

Move-Up Buyers

Attracted by luxury finishes, walkability, and lifestyle upgrade from suburbs.

Downsizers

Strong appeal for empty nesters seeking culture and convenience; must address storage and parking needs.

Investors

High demand for short-term rental units; focus on unique/historic properties for best returns.

Relocators

Appealing for professionals moving to Omaha for work, especially those used to urban living.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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