The story of this market
The typical home in Sarpy County, Nebraska sells for about $366,560, or $177 per square foot.
Prices are up +1.8% from a year ago, so sellers still have some momentum. Homes take about 41 days to sell. Over the long run, values in this county have grown 124% since 2000. Last year 29 of 44 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is tornado, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,450 a month.
HUD sets the fair market rent for a 2-bedroom at $1,450 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Low.
Price climate
Every year of price change, 2000–2025
+2.5%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2022 (+14.6%). Worst: 2011 (-2.2%). Hover to read a year.
Monthly price momentum
Home values since 2015
+3.2%
NE · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,924
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
+2.5%
2025 change
FHFA repeat-sales index, median of 44 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
43
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $80,314,930.
Mortgage activity
Home lending in this county
85.6%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 10149 | 6104 | 85.6% | 5.2% | $215,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Sarpy County, Nebraska
Sarpy County's residential market demonstrates sustained resilience and tight fundamentals, supported by a 101.9% sale-to-list ratio and a low 41-day median market turnaround. Strong demographic tailwinds from defense personnel and technology infrastructure continue to outpace inventory additions. Price growth remains healthy and positive year-over-year, undergirded by high-performing suburban school districts.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 5 cities · 11 ZIP reports
Median prices moved up 6.2% year over year.
Homes spend a median of 25 days on market with 0.1 months of supply — a fast-moving market.
1% of listings have cut prices · homes sell at 11.04% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.6% · poverty 5.4% — a stable, low-distress profile.
Deterministic aggregate of 11 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Sarpy County, Nebraska — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Each property observation weighs one in its ZIP's deterministic roll-up — property-level records (taxes, scores, permits) never roll individually. Latest property research run Oct 3, 2026.
researched Sep 28
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| 68028 | Gretna | $598,500 | $194 | +6.8% | 22 | — | — | — | 562 | $1,546 | researched Sep 28 |
| 68046 | Papillion | $416,000 | $165 | +2.4% | 80 | 98.5% | 10.2% | 9.9 | 627 | $1,298 | researched Sep 28 |
| 68056 | Bellevue | $356,000 | $188 | +3.2% | 32 | 99.2% | 8.5% | 2.4 | 142 | $2,250 | researched Sep 28 |
| 68059 | Springfield | $467,000 | $159 | +2.1% | 42 | 98.5% | 12% | 3.8 | 18 | $1,286 | researched Sep 28 |
| 68113 | Bellevue | $311,000 | $159 | +3.2% | 34 | 98.5% | 15% | 2.1 | 12 | $1,616 | researched Sep 28 |
| 68123 | Bellevue | $338,000 | $179 | +3.9% | 33 | 100% | 11% | 1.1 | 949 | $1,453 | researched Sep 28 |
| 68128 | La Vista | $285,000 | $185 | +3.2% | 14 | 99.2% | 18% | 1.5 | 42 | $1,306 | researched Sep 28 |
| 68133 | Papillion | $399,876 | $170 | +8.1% | 50 | — | — | — | 84 | $1,465 | researched Sep 28 |
| 68138 | Omaha | $298,000 | $195 | +2.4% | 32 | 98.5% | 12% | 2.1 | 28 | $1,242 | researched Sep 28 |
| 68147 | Bellevue | $235,000 | $158 | +2.1% | 18 | 98.5% | 12% | 2.6 | 36 | $1,219 | researched Sep 28 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Sarpy County consistently ranks among the lowest-crime jurisdictions in the Omaha metropolitan area and Nebraska overall. Suburban municipalities such as Papillion and Gretna experience property and violent crime rates significantly below state and national benchmarks.
Public education is a primary driver of countywide housing demand, anchored by high-performing systems including Papillion-La Vista Community Schools, Gretna Public Schools, Bellevue Public Schools, and Springfield Platteview Community Schools. Many area campuses hold 8/10 to 9/10 GreatSchools ratings with strong state testing performance.
The county exhibits moderate flood risk concentrated primarily along the Platte and Missouri River corridors, with low to moderate wildfire exposure across rural western sectors. Severe convective storms, hail, and tornado risks drive elevated property and casualty insurance premiums across eastern Nebraska.
Sarpy County serves as Nebraska's fastest-growing county, bolstered by major corporate data center campuses (Meta, Google), the defense footprint of Offutt Air Force Base / USSTRATCOM, and ongoing western corridor infrastructure expansions along Interstate 80 and Highway 370.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. Federal (United States (federal)) — Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) Superfund Liens: Establishes a statutory federal lien upon the parcel running in favor of the United States for all unrecovered cleanup costs, damages, and statutory interest incurred by the EPA. Rate and formula: Direct Dollar-for-Dollar Reimbursement (Lien Amount = Incurred Response Costs + Administrative Costs + Federal (United States (federal)) — Foreign Investment in Real Property Tax Act (FIRPTA) Withholding: Imposes an affirmative withholding tax obligation on the transferee (buyer) to withhold and remit tax on the gross amount realized (gross sales price). The statutory base withholding rate is 15% of the total purchase price (Formula: Tax = Amount Realized × 15%). Exemptions and reductions: (1) 0% wit Federal (United States (federal)) — Federal General Tax Lien Encumbrance: Under IRC § 6321, a statutory lien arises automatically as of the date of assessment and attaches to all real property owned or acquired by the taxpayer.
The Sarpy County economy blends national defense infrastructure through Offutt Air Force Base with rapidly expanding hyperscale data centers, healthcare systems, and advanced logistics hubs.
Vehicular connectivity relies primarily on Interstate 80 along the western and northern borders, US Highway 75 through Bellevue, and Nebraska Highway 370 running east-west across the county. Fixed-route transit service is limited outside selected peak-hour regional express connections into Omaha.
The county development pipeline is characterized by suburban residential subdivisions utilizing Sanitary and Improvement District (SID) bonding frameworks alongside heavy technology zoning along Highway 50 and Highway 370.
The Sarpy County Assessor conducts annual statutory mass appraisals valuing real property at 100% of market value, with assessment protests processed through the Sarpy County Board of Equalization.
Property parcels in newly developing areas are frequently subject to Sanitary and Improvement Districts (SIDs) which issue municipal bonds for roads and utilities, alongside community college, natural resource, and fire protection districts.
Nebraska homeowners face elevated property-casualty premiums driven by severe convective wind, thunderstorm, and hail perils, with localized riverine flood insurance mandates along the Platte and Missouri basins.
- Vala's Pumpkin Patch & Apple Orchard4.33.8 mi
- The Amazing Pizza Machine4.29.4 mi
- Spare Time Omaha4.311.2 mi
- Dave & Buster's Omaha4.111.8 mi
- Prehistoric Putt Omaha4.712.2 mi
- CHI Health Center4.419 mi
- Vala's Pumpkin Patch & Apple Orchard4.33.8 mi
- Charles Schwab Field Omaha4.719.1 mi
- Strategic Air Command & Aerospace Museum4.87.6 mi
- Topgolf4.514.7 mi
- Omaha's Henry Doorly Zoo and Aquarium4.817.4 mi
- Vala's Pumpkin Patch & Apple Orchard4.33.8 mi
- Village Pointe4.512.9 mi
- Strategic Air Command & Aerospace Museum4.87.6 mi
- Lauritzen Gardens4.818.2 mi
- Strategic Air Command & Aerospace Museum4.87.6 mi
- Joslyn Art Museum4.718.3 mi
- Kiewit Luminarium4.719.2 mi
- Omaha Children's Museum4.718.1 mi
- Joslyn Castle & Gardens4.617.4 mi
- Omaha's Henry Doorly Zoo and Aquarium4.817.4 mi
- Lauritzen Gardens4.818.2 mi
- Bob Kerrey Pedestrian Bridge4.819.4 mi
- Platte River State Park4.76 mi
- Gene Leahy Mall at The RiverFront4.718.7 mi
- Topgolf4.514.7 mi
- Tiburon Golf Club & Banquet Facility4.55.7 mi
- 88 Tactical4.65.4 mi
- Miracle Hill3.814.5 mi
- Indian Creek Golf Course4.615.4 mi
- Nebraska Crossing4.53.3 mi
- Westroads Mall4.314.8 mi
- Village Pointe4.512.9 mi
- Oak View Mall411.2 mi
- Eppley Airfield4.222.1 mi
- Bergan Mercy Hospital4.414.3 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
Home venue of the Omaha Storm Chasers (Triple-A affiliate of the Kansas City Royals) and Union Omaha soccer club.
A 1,400-acre protected deciduous forest along the Missouri River featuring extensive hiking trails and nature education facilities.
Major open-air lifestyle center in Papillion offering retail stores, dining, and seasonal public community events.
Platte River valley park hosting Nebraska's first state fish hatchery and an interactive education center.
Retrieved from Census Bureau ACS and QuickFacts county profile series
applies when — Applies to qualified claimants including certain veterans, individuals with disabilities, and low-income seniors based on income and property value thresholds.
Provides a reduction or exemption of property taxes on the primary residence (homestead) of qualified individuals. The specific exemption amount is determined by income brackets and disability status as defined in state statutes.
Neb. Rev. Stat. §§ 77-3501 to 77-3530.
Real property is assessed at or near 100% of actual value, except for agricultural and horticultural land, which is assessed at 75% of actual value. Agricultural land is assessed at 50% of actual value for school bond tax purposes. Taxes are calculated by applying local mill levies to the assessed value.
Nebraska Constitution Article VIII; Neb. Rev. Stat. § 77-1344; 2025 Property Assessment Division Annual Report.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.