The story of this market
The typical home in Papillion, Nebraska sells for about $345,000, or $165 per square foot.
Prices are up +2.9% from a year ago, so sellers still have some momentum. Homes take about 15 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $1,314 a month.
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.
Papillion, Nebraska
Papillion's housing market remains strong, characterized by steady price appreciation and low inventory levels that favor sellers. The city's reputation for excellent schools and high quality of life continues to drive demand from families, keeping the market competitive despite broader economic shifts. While some metrics like active inventory are limited, the overall outlook remains positive as the city continues to attract new residents.
No ARED county foreclosure postings attributed to Papillion yet — the verified ledger covers every county the foreclosure ingest has read, attributed by published city area. Key-figure check: median price corroborated by the prior refresh cycle (within 12.5%).
Deterministic aggregate of 2 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.
Median prices moved up 5.7% year over year.
Homes spend a median of 63 days on market with 4.2 months of supply — a balanced-paced market.
4% of listings have cut prices · homes sell at 42.21% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.8% · poverty 4.5% — a stable, low-distress profile.
- Vala's Pumpkin Patch & Apple Orchard4.38.3 mi
- The Amazing Pizza Machine4.25.7 mi
- Spare Time Omaha4.39.3 mi
- Dave & Buster's Omaha4.17 mi
- Prehistoric Putt Omaha4.76.4 mi
- CHI Health Center4.49.6 mi
- Vala's Pumpkin Patch & Apple Orchard4.38.3 mi
- Charles Schwab Field Omaha4.79.7 mi
- Strategic Air Command & Aerospace Museum4.817.2 mi
- Topgolf4.58 mi
- Omaha's Henry Doorly Zoo and Aquarium4.87.8 mi
- Vala's Pumpkin Patch & Apple Orchard4.38.3 mi
- Village Pointe4.510.3 mi
- Bob Kerrey Pedestrian Bridge4.89.9 mi
- Lauritzen Gardens4.88.6 mi
- Strategic Air Command & Aerospace Museum4.817.2 mi
- Joslyn Art Museum4.78.9 mi
- Kiewit Luminarium4.79.7 mi
- Omaha Children's Museum4.78.7 mi
- Joslyn Castle & Gardens4.68.3 mi
- Omaha's Henry Doorly Zoo and Aquarium4.87.8 mi
- Bob Kerrey Pedestrian Bridge4.89.9 mi
- Lauritzen Gardens4.88.6 mi
- Gene Leahy Mall at The RiverFront4.79.2 mi
- Platte River State Park4.714.6 mi
- Topgolf4.58 mi
- Tiburon Golf Club & Banquet Facility4.57.2 mi
- 88 Tactical4.65.9 mi
- Miracle Hill3.88.6 mi
- Indian Creek Golf Course4.613.7 mi
- Westroads Mall4.37.8 mi
- Nebraska Crossing4.511.5 mi
- Village Pointe4.510.3 mi
- Oak View Mall47.1 mi
- Eppley Airfield4.212.8 mi
- Bergan Mercy Hospital4.46 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this city — what residents actually live with, and what the pipeline is adding.
A central community hub featuring playgrounds, sports fields, and picnic areas. It serves as a primary venue for local events and outdoor recreation.
A major open-air shopping center providing a wide array of retail, dining, and entertainment options. It acts as a significant economic anchor for the city.
Papillion is an ideal fit for family buyers seeking high-quality public schools and a suburban lifestyle within a short commute of Omaha. It also attracts professionals and downsizers who value the city's safety, well-maintained parks, and access to modern retail amenities.
The Papillion-La Vista Community School District is highly regarded, consistently ranking among the top-performing districts in Nebraska. Schools in the area are characterized by strong academic achievement, robust extracurricular programs, and modern facilities that attract many families to the city.
The city is served by major highway corridors that facilitate easy access to downtown Omaha and the surrounding metro area. While public transit options are limited, the road infrastructure is well-maintained to support daily commuting.
Papillion offers a robust amenity base centered around its extensive park system, including the popular Papillion City Park and various trail networks. Residents also have access to the Shadow Lake Towne Center, which serves as a primary destination for shopping, dining, and community entertainment.
The rental market in Papillion is characterized by steady demand, driven by its strong school district and proximity to Omaha employment centers. While vacancy rates remain relatively low, the market includes a mix of apartment complexes and single-family rentals, with rent trajectories generally tracking with regional inflation.
Papillion's economy is anchored by a mix of retail, healthcare, and professional services, benefiting from its integration into the broader Omaha metropolitan economy. The city maintains strong momentum through continued commercial development and a stable, educated workforce.
Papillion benefits from its proximity to Omaha, serving as a key residential and commercial hub with steady development momentum. Major employers in the region include healthcare systems, technology firms, and government services, supported by ongoing infrastructure investments and new residential subdivisions.
The city continues to approve and oversee the development of new residential and mixed-use projects, focusing on expanding housing inventory and commercial services. Planning efforts prioritize sustainable growth and the maintenance of the city's suburban character.
Parcels in Papillion are subject to standard municipal and county tax districts, with additional levies for the Papillion-La Vista Community School District. Special assessment districts may apply to specific new developments for infrastructure improvements.
Papillion generally reports crime rates lower than the national average, maintaining a reputation as a safe, family-oriented suburb within the Omaha metropolitan area. Local law enforcement emphasizes community policing, and regional comparisons consistently place the city among the safer municipalities in Sarpy County.
The area is subject to typical Midwestern weather patterns, including risks of severe thunderstorms, high winds, and occasional tornado activity. While flood risk is generally managed through local infrastructure, residents typically maintain standard property insurance coverage to mitigate risks associated with extreme weather events.
Property insurance in Papillion is influenced by regional weather risks, including wind and hail, leading to competitive but stable premium environments. Market health remains robust with high coverage penetration among homeowners.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Nebraska) — Nebraska Homestead Exemption: 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. State (Nebraska) — Nebraska Real Property Tax Assessment: 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.
Researched annual trajectory for this city, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.5%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this city's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Data retrieved from US Census Bureau QuickFacts and ACS 5-year estimates.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment. Source: NCES EDGE public school locations 2023-24.