How to Syndicate an Apartment Deal in Nebraska

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What is the Nebraska Rule 506 notice filing?
How do you form the deal LLC in Nebraska?
What Nebraska landlord and tenant rules should a sponsor know?
What does Nebraska charge when an apartment building sells?
How does Nebraska property tax work for an apartment building?
Does Nebraska tax the deal LLC or its investors?
How DoorRaise fits in
FAQ

To syndicate an apartment deal in Nebraska, you form the deal LLC (or register an outside LLC with the Nebraska Secretary of State), raise under Rule 506(b) or 506(c), and file a Form D notice with a $200 fee through NASAA's EFD within 15 days of your first Nebraska sale; after 15 days DoorRaise's state data lists a $200 late fee. Nebraska assesses real estate at full market value each year, and property tax is often the largest operating cost after payroll, so underwrite it carefully.

This is the Nebraska version of our general syndication guide. It covers what changes when the building, the investors or both are in Nebraska. It is general information, not legal advice.

What is the Nebraska Rule 506 notice filing?

Nebraska treats Rule 506 interests as federal covered securities and asks for a notice: a copy of the SEC Form D and the fee, filed through the NASAA Electronic Filing Depository (EFD) for the Bureau of Securities of the Nebraska Department of Banking and Finance. DoorRaise's state data, from NASAA's fee schedule, lists the fee as $200 and a $200 late fee if the notice comes more than 15 days after the first sale in the state. EFD shows the exact amount before you pay, and that amount wins. See blue sky notice filings and blue sky fees by state.

How do you form the deal LLC in Nebraska?

A Nebraska LLC is formed by filing a Certificate of Organization with the Nebraska Secretary of State, and Nebraska also requires a notice of organization to be published in a local newspaper. Every two years, in odd-numbered years, the LLC files a biennial report with a small fee. An LLC formed elsewhere that will own Nebraska property registers as a foreign LLC. Confirm fees and the publication rule with the Secretary of State before you file. See forming an LLC for a syndication and foreign qualification in the property state.

The Nebraska Uniform Residential Landlord and Tenant Act (Neb. Rev. Stat. 76-1401 and following) governs most leases. A security deposit can be at most one month's rent, plus a limited pet deposit, and the landlord returns it, with an itemized list of deductions, within 14 days after the tenancy ends and the tenant gives a forwarding address (76-1416). For unpaid rent, the landlord gives the written notice the act requires before filing a restitution case; Nebraska changed this notice period recently, so use a current form. Your property manager should use Nebraska forms.

What does Nebraska charge when an apartment building sells?

Nebraska charges a documentary stamp tax of $2.25 per $1,000 of value when the deed is recorded, usually paid by the seller. Put any share you owe in sources and uses.

How does Nebraska property tax work for an apartment building?

County assessors value residential and commercial real estate at 100% of market value as of January 1 each year, and the state equalizes values across counties. Income property may be valued using rents and expenses. Owners can protest to the county board of equalization, usually by June 30. Underwrite taxes from your purchase price and the combined local rate, which is high by national standards. See property tax reassessment in apartment underwriting.

Does Nebraska tax the deal LLC or its investors?

Nebraska taxes income earned in the state, and a partnership may have to withhold for nonresident partners or file a composite return. Ask your CPA early; the investor side is in state tax returns for nonresident syndication investors.

How DoorRaise fits in

DoorRaise helps sponsors raise equity for apartment buildings from their friends and followers under Rule 506(b) or 506(c), and verifies that every investor is accredited before they sign. Investors fund by wire into the deal's escrow account at Enterprise Bank & Trust. By default DoorRaise files the notice in the property's state; on new deals, the first investor from another state pays that state's filing fee by card when they sign, later investors from that state pay nothing, and the sponsor never fronts it. Sponsors pay a $1,500 setup fee (non-refundable) and a flat $5,000 a year administration fee; see pricing or how it works.

FAQ

How much is the Nebraska Rule 506 notice fee?

$200, per NASAA's fee schedule. EFD shows the final amount before you pay.

Is there a Nebraska late fee?

DoorRaise's data lists a $200 late fee if the notice comes more than 15 days after the first Nebraska sale.

How often does a Nebraska LLC file a report?

Every two years, in odd-numbered years.

What is the Nebraska documentary stamp tax?

$2.25 per $1,000 of value.

Sources

This article is general information as of November 2026, not legal, tax or investment advice. State laws and fees change: confirm with the state agency and your own attorney before you file. DoorRaise is not a law firm, broker-dealer, investment adviser or funding portal.