Buying In Grand Island, NE
Sell Your Commercial Property In Grand Island, NE
From Downtown Grand Island to Hastings, we buy Grand Island multifamily and commercial apartment properties of 5+ units in every condition. Owners and agents get a straight answer on fit, usually within two business days.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Neighborhoods & Nearby Towns: Downtown Grand Island · Northwest Grand Island · Hastings · Kearney — Hall County, NE
Local Demand
Our View On Grand Island
Grand Island holds 84.6% of Hall County's 62,536 residents, with 52,884 people in the Census Bureau's ACS 2020-2024 estimates. Renters occupy 42.2% of its occupied homes, and rental vacancy is 2.2%. Median gross rent is $947 a month. HUD's FY2027 two-bedroom fair market rent for the Hall County, NE HUD Metro FMR Area is $1,210.
Owners who want to sell commercial property in Grand Island, NE work in a market shaped by beef processing, a regional hospital and home values below the state median. This profile covers who rents, how rents compare with HUD benchmarks, and the size and age of the apartment stock.
It then walks through Hall County levy math for a $2,000,000 building. The last sections cover the Nebraska deposit, notice and rent control rules a buyer will review. Downtown Grand Island parcels carry a small added levy, covered in the tax section. Each figure carries a date and links to the official page it came from.
JBS beef plant expansion
JBS USA announced a $95 million, 107,000-square-foot expansion of its Grand Island beef production facility in May 2019, per its sustainability report.CHI Health St. Francis
CHI Health St. Francis, a regional referral center caring for Grand Island residents since 1887, reports more than 1,100 employees and more than 100 physicians on its website.Below-state home values
Median owner-occupied home value in Grand Island is $218,600 under ACS 2020-2024 table B25077. That is $20,000, or 8.4%, below the Nebraska median of $238,600.Our Buy Box
What We Buy In Grand Island
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Grand Island Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Grand Island
Renters occupy 42.2% of occupied homes in Grand Island, or 8,765 of 20,765 households, per the ACS 2020-2024 tenure table. Hall County stands at 38.0% and Nebraska at 33.5% in the same estimates.
Grand Island counts 52,884 residents in the ACS 2020-2024 population table. Its median household income is $63,795, per the Census income table. Rental vacancy in Grand Island is 2.2% in the ACS 2020-2024 housing profile, against 4.3% statewide.
Two employers anchor that demand. JBS USA describes a $95 million, 107,000-square-foot expansion of its Grand Island beef production facility, announced in May 2019. CHI Health St. Francis reports more than 1,100 employees and more than 100 physicians at its Grand Island hospital.
Rents and affordability in Grand Island
Median gross rent in Grand Island is $947 a month under ACS 2020-2024, per the Census median rent table. Hall County is $943 and Nebraska is $1,072. A year of rent at the Grand Island median equals 17.8% of median household income.
Under HUD FY2027 fair market rents, the two-bedroom figure for the Hall County, NE HUD Metro FMR Area is $1,210. That sits $263, or 27.8%, above the ACS median gross rent for Grand Island.
| Unit size | HUD FY2027 FMR, Hall County, NE HUD Metro FMR Area |
|---|---|
| Efficiency | $902 |
| One-bedroom | $972 |
| Two-bedroom | $1,210 |
| Three-bedroom | $1,505 |
| Four-bedroom | $1,928 |
Affordability still binds. In Grand Island, 45.1% of renter households spend 30% or more of income on rent, per the ACS 2020-2024 rent burden table. A smaller group, 17.3%, spends 50% or more.
The gap to HUD's benchmark hints at room to raise rents, but those burden shares limit the pace. Owners who sell commercial real estate in Grand Island, NE should expect buyers to test rent growth against them.
Regional comparisons are close. ACS 2020-2024 median gross rent is $858 in Hastings and $949 in Kearney, per the Census rent table for both cities. Grand Island sits $89 above Hastings.
Apartment stock in Grand Island
Grand Island has 4,164 homes in buildings of five or more units, or 19.4% of its 21,503 housing units. The count comes from the ACS 2020-2024 units-in-structure table. Hall County is at 16.5% and Nebraska at 17.4%.
Grand Island holds 98.6% of Hall County's 4,225 homes in five-plus unit buildings. Buildings of 50 or more units hold 1,103 homes, or 5.1% of Grand Island housing units.
The stock skews old. In Grand Island, 58.3% of homes were built before 1980, per the ACS 2020-2024 year-built table. The median year built is 1975, and only 19.3% date from 2000 or later. Owners who sell multifamily property in Grand Island should expect inspections to focus on roofs, mechanical systems and windows.
Entry prices run below the state. The median owner-occupied home value in Grand Island is $218,600 under ACS 2020-2024, per the Census home value table. That is $20,000, or 8.4%, below Nebraska's $238,600.
Property taxes in Hall County
A $2,000,000 apartment building in Hall County tax district 5 carries about $35,356 of annual property tax at the 2025 levy. That equals 1.77% of value.
Nebraska values taxable real property at actual value under Neb. Rev. Stat. 77-201. Neb. Rev. Stat. 77-112 defines actual value as market value and names the sales comparison, income and cost approaches. Agricultural land is the exception, valued at 75% of actual value.
The Hall County Assessor district authority report for tax year 2025 lists a total levy of 1.767803 per $100 for district 5. School District 2 levies 1.068034 of that, including two bond levies. Hall County levies 0.359027 and the City of Grand Island 0.241485.
- Taxable value: $2,000,000 at 100% of actual value = $2,000,000.
- Tax: $2,000,000 x 1.767803 / 100 = $35,356 a year.
- School District 2 share: $21,361. Hall County: $7,181. City of Grand Island: $4,830.
- Per unit on a 40-unit building: $35,356 / 40 = $884 a year.
Downtown Grand Island parcels in districts 9 and 12 add a 0.009711 Downtown Improvement-Parking levy, for 1.777514 in total. On $2,000,000 that adds $194 a year.
Real property is assessed as of January 1 under Neb. Rev. Stat. 77-1301. Valuation protests are due by June 30 under Neb. Rev. Stat. 77-1502, a date the Hall County property tax calendar also lists. If you plan to sell commercial property in Grand Island, NE, compare the assessed value with actual income before that deadline.
The grantor pays Nebraska's documentary stamp tax of $3.32 per $1,000 for transfers before January 1, 2032, under Neb. Rev. Stat. 76-901. On a $2,000,000 sale that is $6,640. The Hall County Register of Deeds states the same rate.
Landlord rules in Grand Island
Nebraska caps security deposits at one month's rent under Neb. Rev. Stat. 76-1416. A pet deposit of up to one-fourth of a month's rent may be added. The balance and a written itemization are due within 14 days after the tenancy ends.
A landlord may terminate when rent stays unpaid seven calendar days after written notice, under Neb. Rev. Stat. 76-1431. Other material breaches carry a 14-day cure period, with termination at least 30 days after notice. Month-to-month tenancies end on 30 days' written notice under Neb. Rev. Stat. 76-1437.
Rent control is off the table. LB266, approved April 7, 2025, bars a city, village or county from enforcing any ordinance with the effect of rent control on private property. Voluntary contract programs and land-use or inclusionary housing rules are exempt.
Anyone selling commercial property in Grand Island should keep deposit ledgers and written notices in order. A buyer will review both against these state deadlines.
What this means for an owner
Grand Island pairs a 42.2% renter share with 2.2% rental vacancy, well below Nebraska's 4.3%. Beef processing and a regional hospital support that demand. If you sell commercial real estate in Grand Island, NE, the 58.3% pre-1980 share will shape how buyers price capital needs.
When you sell your apartment building in Grand Island, the tax bill is the first line buyers recheck. The 2025 district 5 levy of 1.767803 per $100 works out to about $35,356 a year on $2,000,000 of value.
To sell commercial property in Grand Island, NE, work with a buyer that knows the Hall County numbers. Skyline Capital Investments buys apartment buildings of five or more units, including in Downtown Grand Island. Run your figures in the cap rate calculator, or see how to sell your apartment building with us.
Local Knowledge
Selling In Grand Island
More about selling in Nebraska →Investing in Grand Island? See apartment syndications in Grand Island →
- Rental vacancy in Grand Island is 2.2% in ACS 2020-2024 table DP04, matching Hall County and about half of Nebraska's 4.3%.
- The 2025 levy for Hall County tax district 5 is 1.767803 per $100, and School District 2 accounts for 1.068034 of it, or 60.4%.
- Nebraska's documentary stamp tax of $3.32 per $1,000 falls on the grantor, so a $2,000,000 sale in Grand Island costs the seller $6,640.
- Owners who sell multifamily property in Grand Island should budget for older systems, since 58.3% of homes in the city were built before 1980.
Seller Guides
Selling In Grand Island? Common Situations We Handle
Learn More
Taxes & Rules For Grand Island Property
The Nebraska rules that shape any deal in Grand Island: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Grand Island Seller FAQ
What should I know before I sell commercial property in Grand Island, NE?
Start with taxes and occupancy. Hall County tax district 5 carries a 2025 levy of 1.767803 per $100 of value, about $35,356 a year on a $2,000,000 building. Renters occupy 42.2% of Grand Island homes, and rental vacancy is 2.2% under ACS 2020-2024. Buyers will ask for rent rolls, deposit ledgers and the latest Hall County tax statement.
How much property tax will a buyer assume if I sell commercial real estate in Grand Island, NE?
About $35,356 a year on a $2,000,000 building in tax district 5, based on the Hall County Assessor's 2025 levy of 1.767803 per $100. Nebraska values real property at actual value under Neb. Rev. Stat. 77-201. School District 2 levies 1.068034 of the total, Hall County 0.359027 and the City of Grand Island 0.241485.
What is the median rent in Grand Island?
Median gross rent in Grand Island is $947 a month under ACS 2020-2024. That is close to Hall County at $943 and below Nebraska at $1,072. HUD's FY2027 two-bedroom fair market rent for the Hall County, NE HUD Metro FMR Area is $1,210. That is $263 above the city median.
Does Grand Island have rent control?
No. LB266 was approved by the governor on April 7, 2025. It bars a Nebraska city, village or county from enacting or enforcing any ordinance with the effect of rent control on private property. The law exempts land-use or inclusionary housing rules and programs an owner joins by contract. Any ordinance that violates it is null and void.
How fast must I return a tenant's security deposit in Nebraska?
Within 14 days after the tenancy ends, under Neb. Rev. Stat. 76-1416. The landlord delivers or mails the balance with a written itemization of any amount kept. Deposits are capped at one month's rent, plus a pet deposit of up to one-fourth of a month's rent. A tenant can recover amounts due, court costs and reasonable attorney's fees if the landlord fails to comply.
When are property valuation protests due in Hall County?
June 30. Under Neb. Rev. Stat. 77-1502, real property protests go to the county board of equalization on or before June 30, with one protest per parcel. Real property is assessed as of January 1 under section 77-1301. The Hall County Assessor's tax calendar lists the same deadline and shows valuation change notices going out by June 1.
What if my Grand Island building has vacancies or deferred maintenance?
That is often where we add the most value. We buy buildings that need renovation, new management, or lease-up, and we account for that in our offer.
Can I sell my Grand Island apartment building off-market?
Yes. We work directly with owners and through listing agents. Off-market conversations are confidential, and we coordinate tours so tenants and staff are not disrupted.
Can I sell rental property in Grand Island with tenants in place?
Yes. We buy apartment buildings with tenants in place and keep existing leases intact. As a commercial real estate buyer focused on 5+ unit properties, we underwrite the current rent roll as it stands.
What do I need to sell my apartment building in Grand Island?
An address and unit count are enough to start. A current rent roll and trailing twelve-month statement let us move to a written offer faster.
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Tell Us About Your Property In Grand Island
Send the address, unit count, and asking price if you have one. We keep every conversation confidential.
