Stop overpaying Douglas County property taxes.
Your 2026 valuation came in. If the county got it wrong, you pay hundreds of dollars extra every month until you fix it. Type your address. See if you have a case in 30 seconds. Free.
$0 down. With our contingency option you pay nothing unless your protest wins. On homes our model flags strong, the median winner gets $47,200 off their assessed value. The 37% who don't win owe us nothing.
No account. No credit card. We pull your county record in about 30 seconds.
Some neighborhoods are over-assessed more than others.
We scanned 190,000 Douglas County properties for the 2026 cycle. 13,840 are assessed above what recent comparable sales support. The map below shows where the gaps cluster by neighborhood.
Your assessment has a target ratio.
Take your county-assessed value and divide it by what similar homes recently sold for. Nebraska law says that ratio should land between 92% and 100%. Anything above means the county valued your home higher than the market did — legal grounds to protest under Neb. Rev. Stat. § 77-1502.
Your assessed value ÷ nearby sale prices. Where that ratio should land.
Your assessment lines up with the market. No protest case to make.
County valued you higher than the market. Grounds under § 77-1502.
Three steps. Address in, packet out.
- 01
Type your address.
Paste a listing URL or type an address. We pull your full property card from the Douglas County assessor and recent sales of similar homes.
- 02
We run the analysis.
Our model checks how your assessment stacks up against 567,000 Douglas County sales, weighted toward the most recent transactions. You see whether your case is strong before you spend a minute on paperwork.
- 03
You decide whether to file.
If the case is strong and you choose to proceed, we build the full protest packet: the form, a written argument, comparable-sale evidence, and supporting photos. Print it or file it electronically.
Every nearby sale. One clear answer.
We surface the homes most similar to yours, score how your assessment compares, and put your case strength on one page. The analysis happens before any payment decision.
- Success probability
- 79%
- Expected reduction
- $59,873
- Comps scored
- 47
- Your $/sqft vs median
- $196 · $227
Everything to build a strong protest.
- 01
AI prediction engine
See your estimated success probability, expected reduction range, and a plain-English explanation of why your case is strong or weak. You decide whether to file. Model output. Not a guarantee.
- 02
Smart evidence collection
Mobile photo capture, voice notes with Deepgram auto-transcription, and questions ranked by predicted impact. Answer only what moves the case.
- 03
8-dimension comp scoring
Every comparable home is scored across eight dimensions: square footage, lot size, age, quality, condition, style, sale recency, and distance. No cherry-picking.
- 04
Hearing prep script
An AI-generated opening statement, the order to present evidence, common assessor rebuttals with counters, and a three-tier settlement strategy for hearing day.
- 05
Comparable network and equity
A force-directed graph showing which comps help your case and which hurt it. An equity scatter showing neighbors with identical homes paying less. Both arguments built automatically.
- 06
One-click protest packet
Auto-filled Nebraska Form 422, a written argument citing your comparables and the legal standard, a photo evidence appendix, and a comparative analysis. One PDF, ready to file.
When the data backs you, the county listens.
Our model is trained on Douglas County Board of Equalization outcomes published from 2020 to 2025. Cases we flag as strong win a reduction 63% of the time. Cases we don't flag win 37% of the time. Picking the right cases nearly doubles the odds.
- Hit-rate lift on STRONG flag
- 1.7×
- Property features
- 20+
- Top factors shown
- 5
STRONG-flagged cases win 63% of the time vs 37% on unflagged cases. 2020 to 2025 BOE data, n=283 STRONG cases.
Inputs used by the LightGBM prediction model.
The five drivers behind your case, in plain English.
Statistics come from publicly published Douglas County BOE recommendation lists. The model is a gradient-boosted decision tree (LightGBM) trained on 20+ property features and the eight-dimension scoring described above. Records pulled directly from the assessor. Storage stays on your device until you submit.
Historical aggregate outcomes do not predict the result of any individual protest. Predictions shown elsewhere on this page are model estimates, not guarantees.
Two ways to pay. You pick.
Local tax-protest firms typically take 35 to 50% of your first-year property tax savings, and most only accept strong cases. Big Red Value charges the same low end (35%) regardless of case strength, or $149 flat.
The analysis is free for anyone. The packet is what costs money. You choose how the packet is billed: a contingency cut if you win, or a flat one-time fee.
$0 upfront
then 35% of your first-year property tax savings
- No charge if your protest does not win a reduction.
- Invoiced after the BOE decision is final.
- The same 35% rate as the leading local firms.
$149 flat
one-time. No share of savings.
Less than a typical property-tax firm's filing fee.
- One payment when the packet is generated. No subscription.
- Same fee whether you win, lose, or settle.
- Best if your expected reduction is large.
“First-year property tax savings” means (original assessed value minus final assessed value after BOE decision) times your taxing jurisdiction's consolidated mill levy for the protest year. Full billing definitions, refund policy, and contingency terms in our Terms of Service.
Everything you need to know.
Is it worth protesting?
Yes, if the county got the value wrong. The analysis costs nothing and tells you in 30 seconds whether your case looks strong before you commit to filing. When the evidence is weak we will say so.
Doesn’t a tax-protest firm do this for me?
Most local firms charge 35 to 50% of your first-year property tax savings, and they only accept clients with strong cases. Our contingency rate is the same low end (35%) and available to anyone whose case clears our analysis. Our flat-fee option is well below firm pricing when your reduction will be large.
What if my protest doesn’t win a reduction?
Under the contingency option you owe nothing. Under the flat-fee option you still have a complete evidence packet you could use for the 2027 cycle or hand to a firm. The filing with Douglas County is free either way.
When is the Nebraska deadline?
The county accepts protests for one month each year. The current countdown is shown in the banner below. If you disagree with the board’s decision, you can appeal to the Tax Equalization and Review Commission (TERC) by September 10.
How do I protest my property tax assessment in Douglas County?
You file a written protest with the Douglas County Board of Equalization between June 1 and June 30. You need your property record, comparable sales, and a written argument. We build all three for you and let you file electronically or by mail.
How much can I save?
The median Douglas County reduction last year is shown in the proof strip above the hero. Your individual savings depend on your assessed value, your mill levy, and how strong your comparables are. Our analysis shows your expected range before you decide to file.
Do I need a lawyer?
No. Nebraska property owners can represent themselves at every stage of the process. Most reductions come from comparables and equity arguments, both of which we surface for you. If you reach a hearing and want professional representation, we will tell you when it makes sense.
How does the AI work?
Our model is trained on Douglas County Board of Equalization outcomes from the past several years. It scores how similar each nearby sale is to your property, calculates where your sales-assessment ratio lands, and outputs a probability with an expected reduction range. The methodology is described in full in the "Why protest" section above. Model output is not a guarantee for any individual protest.
Protest research, written plainly.
Evidence strategy and what the 2025 county data shows. Douglas County only. Updated as we learn what works at the BOE.
How to Protest Your Property Taxes in Douglas County: Complete 2026 Guide
A start-to-finish guide for Douglas County residents filing in the 2026 cycle. Forms, evidence, deadlines, and what to expect at the hearing.
Understanding Unequal Appraisal Under NE Rev. Stat. 77-1502
What Nebraska’s unequal-appraisal statute says, when it gives you grounds to protest, and how to build the argument from public records.
2025 Douglas County Protest Results: What the Data Shows
Analysis of every residential protest filed with the Douglas County Board of Equalization in 2025. Which neighborhoods won. Which arguments worked.
Across Douglas County.
If your property is assessed by Douglas County, we can help.
Cities
Omaha · Bennington · Boys Town · Elkhorn · Ralston · Valley · Waterloo
Omaha neighborhoods
aksarben · benson · blackstone · clarkson · country club · dundee · eagle run · elkhorn · florence · gold coast · hanscom park · happy hollow · indian creek · keystone · linden estates · midtown · millard · north omaha · old market · pacific heights · papillion creek · regency · rockbrook · shadow lake · south omaha · standing bear · stonegate · sunset hills · walnut grove · west omaha · westgate · westroads · windridge · zorinsky
Your property could be over-assessed. Find out in minutes.
Type your address. We pull the county record, run the analysis, and tell you whether to file before you commit to anything.
Free analysis. Pay only if you choose to file the packet and your protest wins.
Estimates only, based on historical Douglas County data. Not a guarantee of outcome. Not legal, tax, or financial advice.