Omaha's metro straddles a state line, but for 2026 the loan limits don't care which bank of the Missouri you buy on: $832,750 conforming and $541,287 FHA apply in Nebraska's Douglas, Sarpy, and Cass counties and in Pottawattamie County (Council Bluffs) on the Iowa side.
The 2026 numbers
| County (Area) | 2026 Conforming Limit | 2026 FHA Limit (1-unit) |
|---|---|---|
| Douglas (Omaha) | $832,750 | $541,287 |
| Sarpy (Papillion, Bellevue, Gretna) | $832,750 | $541,287 |
| Cass (Plattsmouth) | $832,750 | $541,287 |
| Pottawattamie, IA (Council Bluffs) | $832,750 | $541,287 |
What floor limits mean in a value market
An FHA ceiling of $541,287 covers essentially the entire Omaha metro — from Benson and Dundee to Sarpy County's fast-growing Gretna and Papillion corridors to Council Bluffs, where the same house often costs meaningfully less than its Omaha equivalent. Jumbo territory here is rare enough to be a curiosity, mostly limited to acreage estates and the highest-end pockets out west.
So the Omaha conversation is really about structure and monthly cost: FHA's 3.5% down versus conventional's 3–5% with cancellable mortgage insurance, VA's zero down for the Offutt AFB community, and — on both sides of the river — surprisingly workable USDA eligibility once you clear the metro fringe.
The state-line detail that does matter
The limits match across the river, but taxes, assistance programs, and closing customs don't. Nebraska buyers can access NIFA programs; Iowa-side buyers work with Iowa Finance Authority programs instead. Property tax mechanics differ between the states too. Same metro, two rulebooks — one more reason the lender should know both.
Beyond the limits
- VA buyers: Offutt AFB anchors one of the region's largest military communities — no loan limit with full entitlement, typically nothing down.
Sources
- FHFA: Conforming Loan Limit Values for 2026 (announced Nov 25, 2025) and the FHFA 2026 county loan limit list
- HUD: FHA Announces 2026 Loan Limits, Mortgagee Letter 2025-23, and the HUD CHUMS county limit data file, CY2026
- VA home loan limits (no limit with full entitlement)
Loan limits shown are for one-unit properties; two- to four-unit properties have higher limits. All figures are current as of August 2026 and reset annually. Down payment assistance programs are administered by their respective agencies, have their own eligibility requirements, and change without notice. This is general information, not a loan offer or a commitment to lend — talk to a local Xpert loan officer for numbers specific to you.