Areas to Move To in the Omaha Metro

Updated Oct. 28, 2026

Omaha is a big metro with a lot of different places to land. I’m Lacory Gordon, a REALTOR with Revel Realty and an Air Force veteran, and I work in Douglas, Sarpy, Washington, and Cass counties. This page walks through the areas buyers ask me about most: Bellevue, Papillion, La Vista, Omaha, Gretna, Elkhorn, and the area around Offutt AFB. I stick to location, housing, parks, and shopping, and I point you to official sources for schools and taxes.

Jump to: Bellevue | Papillion | La Vista | Omaha | Gretna | Elkhorn | Offutt AFB Area | How to choose | FAQ

Bellevue

At a glance: Sarpy County, on the Missouri River at the southeast edge of the metro, with older neighborhoods, newer subdivisions, townhomes, and apartments. Offutt AFB is inside Bellevue, about 10 miles south of downtown Omaha.

Bellevue is one of the oldest settlements in Nebraska. Fontenelle Forest is the big outdoor stop, with trails and a boardwalk that has river views, and the city runs its own parks and trails system too. Because the base is here, many buyers want to know which gate a house lines up with. My Offutt VA loan guide breaks that down.

Buyers also ask about flood risk near the river and which school district an address falls in. Bellevue Public Schools covers much of the city, but parts fall in other districts, so check the address with the district. For flood zones, look up the property on the FEMA flood map and read my Omaha flooding guide for buyers.

Curious what is open in Bellevue right now? Send me a note and I will pull options by gate and budget.

Papillion

At a glance: Sarpy County seat, southwest of Omaha, with a traditional downtown, many newer neighborhoods, and Highway 370 running east toward Bellevue and the base.

Papillion started as a railroad town, and the downtown still has that small-town layout. Halleck Park sits in the middle of the city with ball fields, a pool, and trails. Walnut Creek Recreation Area has a lake for fishing and boating, and Shadow Lake Towne Center along Highway 370 covers shopping and dining. Werner Park, home of the Omaha Storm Chasers, is just outside town.

The questions I hear most are about newer subdivisions and whether they sit in a SID, and about school boundaries. Most of Papillion is in Papillion La Vista Community Schools, but confirm by address. Sales tax in Papillion is 7.5%.

Want to compare Papillion neighborhoods? Reach out and tell me your commute and budget.

La Vista

At a glance: Sarpy County, a compact city between Omaha and Papillion, with a mix of older homes, newer homes, townhomes, and apartments, and I-80 along its western edge.

La Vista began in 1959 as a developer’s plan for a few hundred homes, and it has grown around that start. It borders Omaha and Ralston to the north, Papillion to the south, and Bellevue to the east. La Vista City Centre is the main gathering spot, with Central Park, trails, restaurants, shops, and The Astro theater and amphitheater.

Buyers usually ask how La Vista compares with its neighbors on price and home age. My Elkhorn vs Gretna vs La Vista price guide is a good starting point. Almost all of La Vista is in Papillion La Vista Community Schools, with a small part in Millard Public Schools, so verify the exact address. Sales tax is 7.5%.

If La Vista is on your list, message me and I will set up a few showings in one afternoon.

Omaha

At a glance: Douglas County, the center of the metro, with historic homes and condos near downtown and newer subdivisions in the west, so your commute depends on which part you pick.

Dundee is a historic central Omaha neighborhood with early 1900s homes, a National Register historic district, and a walkable strip of shops and restaurants along Underwood Avenue, next to Memorial Park. Midtown sits close to downtown and includes Midtown Crossing at Turner Park, the University of Nebraska Medical Center, and several historic districts. Benson centers on Maple Street, where the Benson Theatre reopened in 2022 and Benson First Friday has run since 2012. West Omaha is the large, newer part of the city, with shopping around Westroads Mall at 102nd and Dodge.

Omaha is served by several school districts, so never assume from the city name. Sales tax is 7.0%. Buyers ask me about house age, parking, and lot size more than anything.

Not sure which Omaha neighborhood fits? Tell me what you need and I will narrow it down.

Gretna

At a glance: Sarpy County, at the western edge of the metro along I-80 and US-6, with mostly newer subdivisions. Expect a longer drive to downtown Omaha and to Offutt than from Bellevue or Papillion.

Gretna began as a railroad stop in 1886 and has grown quickly in recent years. Nebraska Crossing Outlets sits at the I-80 and US-6 interchange (Exit 432), which brings shopping and dining to town. Schramm Park State Recreation Area is nearby on Highway 31, with wooded trails and Platte River access. Gretna Public Schools is its own district.

Buyers ask me about new construction versus resale, the daily drive on I-80, and SIDs in newer subdivisions. Sales tax is 7.5%. If you are weighing Gretna against nearby options, my price comparison guide lines them up side by side.

Thinking about Gretna? Contact me and I will show you what is available and what the drive really feels like.

Elkhorn

At a glance: Douglas County, in the far western part of Omaha, with mostly newer homes around a historic Main Street. Expect a longer drive to Offutt than from Bellevue or Papillion.

Elkhorn was its own city, named for the Elkhorn River, until Omaha annexed it. Today it is a western Omaha neighborhood, though people still use the Elkhorn name. Olde Towne Elkhorn has brick streets, restored buildings, restaurants, shops, and a farmers market.

The big thing to know is that a mailing address with Omaha on it does not tell you the school district. Elkhorn Public Schools is a separate district, so check the district website for any address you like. Buyers also ask about SIDs in newer subdivisions and how Elkhorn prices compare with Gretna and La Vista, which my price guide covers.

Looking in Elkhorn? Drop me a line and we can start with your budget and commute.

Offutt AFB Area

At a glance: Offutt AFB is in Bellevue, about 10 miles south of downtown Omaha, and Bellevue, Papillion, and La Vista are all within reach of the base gates.

Offutt has three gates (STRATCOM, Kenney, and Bellevue), and their hours differ, so check offutt.af.mil before you count on one.

BAH is set by your duty station ZIP code, pay grade, and dependency status. It is built from rental data, not mortgage payments or property taxes, and it is not meant to cover every housing cost. Look up your number in the DTMO BAH calculator, then price out a full payment with taxes and insurance.

A VA loan often needs no down payment and no monthly mortgage insurance. Most buyers pay a one-time funding fee unless they are exempt, and you will need a Certificate of Eligibility. I am an Air Force veteran, and I walk PCS buyers through timing in my VA loan guide.

PCSing to Offutt? Send me your report date and I will work backward from it.

How to choose an area

Commute. Start with where you work, or which Offutt gate you will use, and test the drive at the hour you would really make it. A short map distance can still be a slow drive at rush hour. If you are still working out the big picture, my cost of living guide for moving to Omaha covers the numbers.

Housing type. Older neighborhoods tend to have established lots and mature trees. Newer subdivisions often mean newer systems and finishes. Condos and townhomes trade yard work for association rules. If you have not decided whether to buy yet, read my renting vs buying breakdown.

Taxes and SIDs. Nebraska property tax is a rate applied to your home’s taxable value, and the rate is the sum of the taxing bodies at the address, such as the county, city, school district, and fire district. The Nebraska Department of Revenue lists a 2025 average rate of 2.0381% in Douglas County and 2.0028% in Sarpy County. Those are county averages, not your bill. A SID is a separate district a developer can create for a new subdivision. It can build streets, sewers, and power, issue bonds, and levy a tax to repay them, and that levy shows up on the county tax bill. Sarpy County explains SIDs on its SID page, and Douglas County has a Find My SID map. Once you own and live in the home, see if you qualify for relief in my homestead exemption guide.

Budget. Price is only part of it. Plan for taxes, insurance, utilities, and cash to close, and my Omaha closing costs guide shows what to expect there. If you are ready to look, my Buyers page explains how I work with buyers, and if you have a home to sell first, see my Sellers page.

Schools. I do not rate schools or neighborhoods. For official information, use the district websites: Bellevue Public Schools, Papillion La Vista Community Schools, Gretna Public Schools, Omaha Public Schools, Millard Public Schools, Westside Community Schools, and Elkhorn Public Schools. The state’s Nebraska Education Profile from the Nebraska Department of Education has official reports.

FAQ