We Buy Houses for Cash in Nebraska

Nebraska sellers deal with a documentary stamp tax that the Legislature has raised twice in the past year, a disclosure law that reaches private sales as well as ones with an agent, and a foreclosure system that runs two different ways depending on how the lender wrote the loan. Whether your house sits in an Omaha neighborhood, a Lincoln subdivision, or on acreage with its own well out past the city limits, the rules below apply the same way. Swifty Home Buyers makes cash offers on Nebraska homes as they sit, with no agent commission, no list of repairs to complete first, and a closing date you choose. Here is how the Nebraska specifics work.

We buy houses in all 50 states. This guide covers the rules that matter in Nebraska.

Nebraska taxes the transfer of real estate through the documentary stamp tax in Neb. Rev. Stat. 76-901, imposed on the grantor, meaning the seller. LB 1067, passed in 2026, raised the rate to $3.32 for each $1,000 of value or fraction thereof effective July 18, 2026, up from the $2.32 rate that had only taken effect the prior September under LB 78. On a $250,000 sale that works out to $830. Value means the full actual consideration paid, including any lien assumed, or the current market value for a gift or nominal-consideration deed. The tax is evidenced by stamps and collected by the register of deeds in the county where the deed is recorded; every deed is presumed taxable unless it clearly qualifies for an exemption under 76-902, which covers deeds between spouses or ex-spouses in a divorce, parent-child transfers for no actual consideration, deeds distributing an estate to heirs or devisees, deeds from a trustee to a beneficiary, deeds that merely secure or release a debt, and transfer-on-death deeds. The Department of Revenue's exemption guidance also treats a deed given by a debtor to a lender in lieu of foreclosure, and a trustee's deed issued after a power-of-sale foreclosure, as exempt. Beyond the stamp tax, a listed sale typically carries an agent commission, which is negotiable and usually the largest cost, plus mortgage payoff, prorated taxes, and title or closing fees. Selling to Swifty skips the commission, and we lay out every cost in writing before you commit.

Nebraska is unusual in running two separate foreclosure tracks side by side. Many mortgages are written as deeds of trust under the Nebraska Trust Deeds Act, which lets the trustee foreclose by advertisement and sale without going to court. The trustee first records a notice of default, mails a copy within 10 days, and then must wait at least one month, or two months for agricultural land, before recording a notice of sale, which is mailed at least 20 days before the sale date and published three times if no address is on file. Under 76-1012 the trustor, or any junior lienholder, can cure by paying the full amount due plus costs and the trustee's fee, capped at $50 or one-half of one percent of the unpaid principal, at any point before the sale. The trustee's deed conveys title without any right of redemption, but the lender has only three months after the sale to sue for the difference between the debt and the property's fair market value at the time of sale, capped so the judgment cannot exceed what the property actually sold short by. The older route is judicial foreclosure in district court, ending in a sheriff's or master commissioner's sale; under 25-1530 the owner may redeem before the court confirms the sale by paying the decree amount, interest, and costs, but that right ends once the sale is confirmed. Nebraska's Department of Banking and Finance points homeowners toward free help: dial 2-1-1 or call (402) 444-6666 for a referral to a HUD-approved housing counselor, such as Family Housing Advisory Services in Omaha. If you sell before either type of sale takes place, the loan is paid off from the proceeds and any remaining equity is yours instead of an auction bidder's.

• Sell as-is
• Inherited house
• Foreclosure
• Tenants or rental property

Lancaster County Sheriff's Sales

When a Lancaster County mortgage foreclosure reaches a sheriff's sale, the sales are held on Thursdays at 2 p.m. at the Lancaster County Sheriff's Office in the Hall of Justice, and the county's civil division advertises each one once a week for four consecutive weeks in the Lincoln Journal Star. The sheriff's office notes plainly that any sale may be canceled up to the time of the sale itself, which is exactly what happens when a homeowner pays off the debt or sells before that Thursday afternoon. If your Lincoln-area home has a foreclosure case moving toward a sheriff's sale date, a private sale that closes first can settle the judgment and put any remaining equity in your pocket instead of an auction bidder's.