Douglas County Assessor
For an assessor or parcel inquiry, the Nebraska Department of Revenue directory lists the office at 1819 Farnam Street, Civic Center, Suite 400, Omaha, NE 68183; phone 402-444-7457.
Omaha, NE seller help · Tenant-occupied property
Can I Sell My Omaha House With Tenants Still Living There?
You're done — no turnover, no repairs, no more bad tenants.
We buy tenant-occupied houses as-is in Omaha and Douglas County, Nebraska. A sale by itself does not cancel the lease, and Nebraska has specific rules for the lease handoff and security deposit. Call 888-274-5006 or use the form to talk through your situation.
Talk through your tenant-occupied house
Share the address and what you know about the house, lease, occupancy, access, and timing.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and what you know about the house and tenancy.
What we do
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone.
When a move-out arrangement may work better for everyone, we can discuss that too. You can tell us what is happening with the tenancy before deciding what to do about possession.
Bring us the problem
Is the lease hard to sort out, is access difficult, or are repairs adding to the landlord work? Call 888-274-5006 and tell us what is going on. You can start the conversation before you have every tenancy detail worked out.
What happens next
1. We discuss the house and tenancy
Tell us what the house needs, who lives there, what the lease says, how access works, and what timing you have in mind. Have the lease and deposit records nearby if you can; you can start with what you know.
2. We put the offer and terms in writing
We'll give you a written cash offer within 24 hours. You can review the proposed price and terms before you decide.
Written offer and written terms before you commit; title-company closing.
3. The title company handles the closing
The written terms and title-company closing set out the sale. Keep the lease, rent and deposit records, and tenant communications together so the lease and deposit handoff can be addressed for this property.
Local property contacts in Douglas County
The 2025 Census city boundary for Omaha overlaps Douglas County only. A mailing address alone does not establish which county a particular parcel is in, so check the parcel before relying on a county office.
Douglas County Treasurer
The directory lists the county tax contact at 402-444-7272 and links to real-estate-tax information. Verify any parcel balance directly with the Treasurer.
Douglas County Clerk
The directory lists the Clerk at 402-444-7150. Contact the office to confirm the correct local deed-recording desk; the directory does not establish a specific recording workflow.
Nebraska lease, notice, and security-deposit rules
Selling the house does not by itself end the lease. The tenant can remain under the existing lease with the buyer as the new landlord. The lease and the actual deposit records matter when you plan the handoff.
Nebraska law on sale of a rental property
If you sell in good faith, Nebraska law says you are no longer responsible for matters arising after the tenant receives written notice of the sale. You remain responsible for the security deposit and prepaid rent unless they are handed over to the buyer with written notice to the tenant.
Nebraska security-deposit limits and return
A security deposit may not be more than one month's rent; a pet deposit may be up to one-quarter of one month's rent. When a tenancy ends, whoever owns the house must return the deposit, less lawful deductions and with a written list of them, within 14 days.
Nebraska written notice for periodic tenancies
To end a month-to-month tenancy, the landlord or tenant must give written notice at least 30 days before the rent day named in the notice. A week-to-week tenancy takes at least 7 days' written notice. A fixed-term lease and other legal protections may require a different approach.
Records for the handoff
Have each lease and deposit record ready for closing. Also keep the prepaid-rent amount, who holds the deposit, tenant notices, and occupancy details together so the transfer can be documented for the actual tenancy.
Omaha selling resources
What sellers say about USA Home Buyers
Omaha tenant-occupied seller questions
Can I sell my Omaha house while tenants are still living there?
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone. A sale by itself does not cancel the lease; the buyer takes the property subject to it and becomes the new landlord.
What happens to the lease when I sell?
The sale alone does not end the lease. The buyer becomes the new landlord subject to the lease. Nebraska law also requires written notice of the sale for the seller-liability and deposit-transfer rules described below.
What happens to the security deposit and prepaid rent?
You remain responsible for the security deposit and prepaid rent unless they are handed over to the buyer with written notice to the tenant. Whoever owns the house when the tenancy ends must return the deposit, less lawful deductions with a written list, within 14 days.
How much notice is needed to end a periodic tenancy?
Nebraska requires written notice at least 30 days before the rent day named in the notice to end a month-to-month tenancy, and at least 7 days for a week-to-week tenancy. A fixed-term lease and other legal protections may require a different approach.
Talk through the tenant situation
Call 888-274-5006 and tell us about the Omaha property, lease, access, or repairs. You can start the conversation before deciding what should happen with the tenancy.