Deadline
File Your Protest on or Before June 30, 2026
A Douglas County property valuation protest must be filed with the County Board of Equalization on or before June 30, 2026. The window opens June 1, 2026, and Douglas County offers online filing during the window. If you want help preparing evidence and filing in time, the address lookup is the fastest first step.
Check the Parcel First
Parcel facts, property characteristics, and ownership details should be checked before a homeowner assumes the problem is only the tax bill itself.
Use the Board Process
The Douglas County Board of Equalization is the public process homeowners should compare against when evaluating any protest service.
Build Evidence, Not Just Objections
Comparable sales, record accuracy, and property-specific condition issues usually matter more than generic frustration with a high bill.
Douglas County Workflow
- Confirm the parcel facts and assessed value first.
- File a Property Valuation Protest (Nebraska Form 422) with the Board of Equalization through the county clerk, online, by mail, by email, or in person.
- Collect evidence that speaks directly to value, not just to payment strain.
- Keep the case tied to the property, the county record, and the June 30, 2026 deadline.
Official Douglas County resources
Where to File in Douglas County
- Douglas County Board of Equalization
- 1819 Farnam St., Omaha, NE 68183
- protest@douglascounty-ne.gov
- (402) 444-6510
Referees review the protests, and the Board of Equalization meets on or about August 10, 2026 to approve or modify the referee recommendations. If you disagree with the board’s decision, you may appeal to the Nebraska Tax Equalization and Review Commission (TERC), postmarked by September 10, 2026. A TERC filing fee applies.
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