Nebraska homeowners 65 and older can eliminate their property taxes entirely if their income falls below the threshold -- up to 100 percent exemption, not a partial credit. Nebraska senior property tax relief runs through a single program: the Homestead Exemption. The income cutoff for a full exemption is $37,000 for a single filer and $43,400 for married or closely related co-owners.
Above those amounts, the exemption doesn't disappear -- it phases down on a sliding scale.
In This Guide
- Key Takeaways
- Nebraska Senior Property Tax Relief at a Glance
- How the Homestead Exemption Works
- The Home-Value Cap
- How to Apply
- Frequently Asked Questions
- Next Steps
Nebraska Senior Property Tax Relief at a Glance
| Income (single) | Income (married/co-owners) | Exemption level | Notes |
|---|---|---|---|
| Up to $37,000 | Up to $43,400 | 100% (full exemption) | Taxes eliminated entirely on qualifying principal residence |
| Above $37,000 (single) or $43,400 (married) | Same | Sliding scale | Percentage decreases as income rises; see 2026 income table at revenue.nebraska.gov |
| Above the phase-out ceiling | Same | No exemption | Check the 2026 table for where the exemption ends |
The intermediate tier breakpoints (80 percent, 60 percent, and so on) are in the annual income table on the Nebraska Department of Revenue Homestead Exemption page. The percentages and breakpoints can shift year to year, so go to the source rather than relying on any fixed figure here.
Nebraska Senior Property Tax Relief: How the Homestead Exemption Works
The Nebraska Homestead Exemption is not a deduction from your tax bill. It's an exemption from assessed value -- meaning the portion of your home's value that's exempt is removed from the tax calculation entirely. At 100 percent exemption, the entire assessed value is removed. You owe nothing in property taxes on the residence.
This is different from how most state senior programs work. Iowa's Elderly and Disabled Credit reduces the taxes you owe. Michigan's Homestead Property Tax Credit is a refundable credit on your income-tax return. Nebraska's program operates at the assessment level: if you qualify, the taxable value the county uses to compute your bill is reduced before the bill is even generated.
For homeowners at or below the full-exemption threshold, the savings are significant. A Nebraska home assessed at $175,000 with a combined levy of 1.5 percent would normally carry a $2,625 annual tax bill. At 100 percent exemption, that drops to zero. At 60 percent exemption, the bill is calculated on 40 percent of the assessed value.
Who qualifies. You must be 65 or older as of January 1 of the application year, own and occupy the home as your principal residence, and meet the income test. Nebraska also extends the exemption to younger applicants who are 100 percent disabled (different income thresholds apply; check the DOR page for disability category rules). This guide covers the 65+ category.
What income counts. Nebraska uses a broad definition of household income. The Nebraska Department of Revenue Homestead Exemption page defines the income calculation. Like Iowa, it captures most sources: Social Security, pensions, wages, rental income, and distributions. Add carefully before assuming you're over or under the threshold.
The Home-Value Cap
The exemption applies only up to a cap on your home's assessed value.
The cap is the greater of:
- 200 percent of your county's average assessed value for single-family homes, or
- $95,000
Nebraska counties vary significantly in average home values, so this cap differs county to county. In lower-value counties, the $95,000 floor kicks in. In counties with higher average values, 200 percent of average becomes the ceiling.
If your home's assessed value is above the cap, the exemption still applies -- but only on the portion up to the cap. The value above the cap is taxed normally. The Nebraska Department of Revenue Homestead Exemption Maximum Value page lists the current cap by county.
How to Apply
Form 458. The application is Form 458, filed with your county assessor (not the treasurer). The filing window opens February 2 and runs through June 30.
Late filing. Applications received after June 30 and through July 20 are accepted as late filings. Processing may be delayed, and it's possible not every county processes late filings identically. File by June 30 to avoid any complications.
What to bring. You'll need documentation of your income and proof of age. The county assessor's office can tell you exactly what documentation they require. Call ahead -- it saves a trip.
Annual renewal. You must refile Form 458 each year. The exemption does not carry forward automatically. Income changes year to year, the income table may change, and the county assessor recertifies eligibility annually.
If your income is right at the threshold. File anyway. Nebraska's sliding scale means even homeowners modestly above $37,000 single or $43,400 married receive a meaningful partial exemption. And if your income is close to the threshold, it's worth confirming what the current year's income table shows before assuming you don't qualify.
Property taxes are one cost in a broader picture. If staying in the home is part of how you're managing care costs, our guide on how to pay for senior care covers additional programs in Nebraska, including Medicaid home and community-based services.
Have questions about what programs apply to your situation? Chat with Brevy's care navigator to work through your options.
Frequently Asked Questions
Yes. The Homestead Exemption requires a new Form 458 each year. It doesn't renew automatically. Your county assessor uses the annual filing to verify your income and eligibility for that year's income table.
The exemption still applies, but only up to the cap. The assessed value above the cap is taxed normally. For example, if the cap in your county is $175,000 and your home is assessed at $220,000, the exemption covers the first $175,000 and the remaining $45,000 is taxed at regular rates.
No. The exemption phases down on a sliding scale above the full-exemption income limits. The current year's percentage at your income tier is in the annual income table at revenue.nebraska.gov. You may still receive a significant partial exemption.
Yes, through July 20. The late-filing window runs through July 20, though processing may be slower. Contact your county assessor to confirm they can still accept your application and what the timeline looks like.
No. The Homestead Exemption applies only to your principal residence -- the home you own and occupy. Rental properties and vacation homes are not eligible.
The married or closely related co-owner threshold is $43,400. That's the combined income limit for joint applicants, not per-person. The Nebraska DOR page defines the co-owner categories that qualify.
Yes, Nebraska extends the Homestead Exemption to homeowners who are 100 percent disabled, with different income tiers. The application process is the same (Form 458, county assessor, by June 30), but check the current income table for the disability category, since the thresholds differ from the 65+ tiers.
Next Steps
The main task: file Form 458 with your county assessor before June 30.
- Pull the 2026 income table at revenue.nebraska.gov and confirm where your household income puts you on the exemption scale.
- Check your home's assessed value against your county's cap. Your county assessor's office or the Nebraska DOR's maximum-value page lists the cap for your county.
- File Form 458 with your county assessor before June 30. If you're past June 30, file by July 20 and contact your assessor directly.
If you're using the home as a financial resource to fund care -- through a sale, rental, or reverse mortgage -- our guides on selling or renting your home for care and reverse mortgages for senior care cover the options.
Learn More
- Senior Property Tax Relief by State
- How to Pay for Senior Care
- Selling or Renting Your Home for Care
- Reverse Mortgages for Senior Care
Find personalized help understanding Nebraska senior property tax relief at brevy.com.
The information on Brevy.com is for educational purposes only and is not a substitute for professional legal, financial, or medical advice. Rules vary by state and program and change frequently. Always verify with the relevant agency or a qualified professional. Brevy is not a law firm, financial advisor, or healthcare provider.