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Nebraska County Guide

Estate Planning and Probate for Buffalo County, Nebraska Farm Families

Farm estate planning, probate, and land help for Buffalo County families, served from our office in Henderson, Nebraska.

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Our only office is in Henderson, Nebraska (2308 E 5 Rd, Henderson, NE 68371). We serve Buffalo County families from there, mostly by phone, video and mail. Kole can also meet you in person to sign. Kole Pederson is licensed in Nebraska and Minnesota. Page reviewed by attorney Kole Pederson on October 29, 2026.

How we help Buffalo County farm families

Buffalo County is familiar ground for my family. My father-in-law owned Buffalo Air Service and flew fields across the county for years. When I worked for Nebraska Farm Bureau, I advocated for Buffalo County farmers on NRD water policy and the rules that affect them directly. The county is home to more than 1,000 farms, and about 38% of its farmers are 65 or older. Land here falls under two NRDs, Central Platte and Lower Loup. In May 2026, the Lower Loup NRD paused water transfers and new supplemental wells unless approved through its variance process. If you’re passing on irrigated land, check which district your wells are in first.

We work with families in and around Kearney (the county seat), Gibbon, Ravenna, Elm Creek, Shelton, Amherst, Miller, Pleasanton, and Riverdale.

Signing: Kole can meet you at your kitchen table or in Henderson to sign.

Every matter is flat fee, quoted after a free 30-minute call. If you want to meet in person, any travel cost is part of that quote.

Where things are handled in Buffalo County

Buffalo County Courthouse in Kearney, Nebraska
Buffalo County Courthouse in Kearney, Nebraska. Photo: Ammodramus, public domain, via Wikimedia Commons

Probate and inheritance tax

Buffalo County Court

P.O. Box 520, Kearney, NE 68848

Phone: 308-236-1228

Court page

Deeds and land records

Buffalo County Register of Deeds

Buffalo County Courthouse, 1512 Central Ave, Kearney, NE

Phone: 308-236-1239

Deeds office page

Water and wells

Central Platte NRD

NRD website

Part of the county is in the Lower Loup NRD

Farm programs (FSA and NRCS)

Kearney USDA Service Center

4009 6th Ave, Kearney, NE 68845

Phone: 308-237-3118

Probate notices

Kearney Hub

Notices to creditors run in the local legal newspaper. They also post statewide at nepublicnotices.com.

Local farm help

Nebraska Extension in Buffalo County

Extension office page

How probate works in Buffalo County

  1. See if you need probate. Personal property worth $100,000 or less can often be collected by affidavit 30 days after death. Land in this county with an assessed value of $100,000 or less can also pass by affidavit. That affidavit is filed with the Buffalo County Register of Deeds. Land with a recorded transfer on death deed passes without probate.
  2. File in Buffalo County Court. Probate is filed in the county court where the person lived. Call 308-236-1228 with filing questions.
  3. Publish the notice. The notice to creditors runs in the Kearney Hub. Creditors have 2 months after the first notice to file claims.
  4. Settle inheritance tax. The county court sets the tax, and it is paid to the Buffalo County treasurer. It is due 12 months after death. Late filing can add a penalty of 5% a month, up to 25%.
  5. Close the estate. The court names a personal representative (the person in charge of the estate). A simple estate can close about 5 months after that, but many take longer.

Rules checked against Nebraska statutes in October 2026. For details, read our Nebraska probate guide or inheritance tax guide.

Settling an estate in Buffalo County? Kole can tell you if you need probate and what it will cost. The first call is free and takes 30 minutes.

Book a free callCall (816) MW-AGLAW

Farming in Buffalo County

Farms

1,001

Land in farms

617,069 acres

Irrigated

261,681 acres

Farmers 65 or older

38.3%

Top crops and livestock: Corn (213,954 acres), soybeans (103,593 acres), cattle and calves (103,788)

Source: USDA 2022 Census of Agriculture, the latest census.

Land values and rent in Buffalo County

Average cash rent, 2026

Irrigated: $271.00 an acre

Dryland: $138.00 an acre

Pasture: $44.00 an acre

USDA county survey. Averages only.

Assessed value per acre, 2026

Irrigated: $7,344

Dryland: $2,549

Grassland: $2,019

County assessor values, set at about 70 to 75% of market value. Not a sale price.

Inheritance tax paid to the county

$2,338,958 in FY2025-26

$2,165,058 in FY2024-25

$1,294,061 in FY2023-24

Nebraska Department of Revenue. One large estate can swing a year.

Regional land values: UNL Nebraska Farm Real Estate Report, Central district. See the report.

What is happening in Buffalo County

  • May 28, 2026: The Lower Loup NRD board paused water transfers and supplemental wells unless approved by variance, citing drought. (Lower Loup NRD)
  • Coming in December 2026: The Central Platte NRD plans to move its office to 9644 W. 13th Street near Wood River. Check the address before you visit. (Central Platte NRD)
  • April 2026: USDA named Buffalo County a primary drought disaster county. FSA emergency loan applications are due December 15, 2026, at the Kearney USDA Service Center (308-237-3118). (USDA notice)

Leases, easements, and options signed today usually bind whoever inherits the land. Have them reviewed before you sign, and keep copies with your estate papers.

Legal services for Buffalo County families

See all Nebraska services, or read about what we don’t do.

Buffalo County probate and estate questions

How do I open probate in Buffalo County?expand_more

Estates for Buffalo County residents are filed at the Buffalo County Court in Kearney (308-236-1228). It is a busy court, with 144 to 181 new probate cases a year from FY2024 to FY2026. Many estates can use Nebraska’s informal process without a court hearing. See our Nebraska probate guide.

Who reviews inheritance tax in Buffalo County?expand_more

In Buffalo County, the Civil Division of the County Attorney’s office reviews inheritance tax filings (308-236-1222). The tax is then paid to the county treasurer. Buffalo County received $2,338,958 in FY2025-26. Close family pay 1% on what each person gets over $100,000. Read our Nebraska inheritance tax guide.

Can we move irrigated acres on Buffalo County land in the Lower Loup NRD?expand_more

Not easily right now. In May 2026, the Lower Loup NRD board paused transfers and supplemental wells unless approved through its variance process, citing drought. Land in the Central Platte NRD follows different rules. Check with the right NRD before you plan a transfer. More on NRD water rights.

Can heirs get USDA drought help in Buffalo County?expand_more

Buffalo County was named a primary drought disaster county in April 2026. FSA emergency loan applications are due December 15, 2026, at the Kearney USDA Service Center (308-237-3118). After a death, tell FSA who is now running the farm so loans and program payments stay on track. See USDA program help.

Neighboring counties we serve

Hall County
Custer County
Dawson County

Facts on this page last checked October 29, 2026. Court and office details can change, so confirm with the office before you file.

Talk to an agricultural lawyer who knows how farms work. Book a free 30-minute call or call (816) MW-AGLAW.