Neb. Admin. Code § 350-12-002.01 — Actual value means the market value of real property in the ordinary course of trade

It is the typical amount the property will sell for, either when on sale in the open market or in an arm's-length transaction between a willing seller and a willing buyer, both of whom are knowledgeable about the property and it s current and possible uses. Actual value may be determined using professionally accepted mass appraisal methods, including, but not limited to the (1) sales comparison approac h, (2) income approach, and (3) cost approach.