Current listings
Browse photos, prices, and property details below. Select a home to learn more.
Why Papillion
Papillion is one of the most requested suburbs in the Omaha metro, and for good reason. Buyers come for Papillion La Vista Community Schools, low crime, parks and trails that actually get used, and quick access to Omaha, Bellevue, and Offutt via Highway 370.
The trade-off is price. Locals joke about the “Papillion premium,” and homes here usually cost more than in Bellevue or La Vista. Much of what’s for sale is new construction on the south and west sides of town, while downtown and the older neighborhoods offer established homes at lower prices. I live in Papillion’s North Shore neighborhood, so I can help you figure out which part of town fits your budget and routine.
This page is for buyers ready to look at homes. If you’re still deciding whether Papillion is right for you, start with my guide to living in Papillion, or compare it with the rest of the county in my Sarpy County guide. When you’re ready, browse the homes above or use the form at the top and I’ll send you listings that match your search.
Know the market
Papillion prices usually run higher than Bellevue and La Vista, and much of what’s for sale is newer construction. Here’s what different budgets typically buy.
For current median prices and how fast homes are selling, see my monthly Omaha market update, or ask me for numbers in your price range.
| Budget | What you'll usually find | Where to look |
|---|---|---|
| Under $350,000 | Older ranches, split-levels, and townhomes, often needing updates | Downtown and the older neighborhoods around it |
| $350,000 to $450,000 | Established two-stories and ranches, plus some townhomes | Established neighborhoods across town |
| $450,000 to $600,000 | Newer two-stories and ranches, many with finished basements | Newer subdivisions and new construction |
| $600,000 and up | Larger new builds, custom homes, walkout lots, and acreage | The south and west edges of town |
Comparing Papillion with nearby suburbs? La Vista sits right next door and shares the same school district, with prices that often run a little lower. See my La Vista guide. For a shorter drive to Offutt and lower prices, read my Bellevue guide. For more new construction farther west, see my Gretna guide.
Property values have been climbing across Sarpy County. Read what the 2026 Sarpy County valuation increase means for buyers, and see how Papillion La Vista compares in my guide to the best school districts in Omaha.
Narrow your search
Papillion has grown in every direction. Start with your budget and whether you want a newer home, then narrow by commute and schools.
The oldest part of town, with established ranches and split-levels on mature, tree-lined streets close to downtown shops, restaurants, and city events. It’s usually where you’ll find Papillion’s lower prices, so budget for updates.
Neighborhoods around Shadow Lake Towne Center put shopping, dining, and errands minutes away, with quick access to Highway 370 and I-80. Expect mostly newer two-stories and ranches, and more traffic near the shopping center on weekends.
My own neighborhood. North Shore sits next to Prairie Queen Recreation Area and Werner Park, so you get lake trails nearby and fireworks after Friday night Storm Chasers games. Read my North Shore guide.
Homes near Walnut Creek Recreation Area put trails, fishing, kayaking, and playgrounds close by. It’s a good fit if you want to spend weekends outside without driving across town.
Most of Papillion’s new homes are going up on the south and west edges of town, many priced from the mid-$400s and up. Ask about special assessments and the assigned school district for each lot before you sign a builder contract.
The east side of Papillion keeps the drive to Offutt shorter while still giving you Papillion’s parks and shopping. Military families can compare more options on my homes for sale near Offutt AFB page.
Start with what matters most to you. Moving with kids? Compare districts in my guide to the best school districts in Omaha.
Map search
Drag and zoom the map, then select a price marker to jump to that home in the list.
Before you write an offer
Papillion homes sell quickly, so it helps to know what to look for before you tour. Check these before you write an offer.
Most of Papillion is in Papillion La Vista Community Schools, but some addresses fall in other districts, including Springfield Platteview. Confirm the assigned schools for the specific address.
Many newer Sarpy County subdivisions sit in a sanitary and improvement district (SID), which adds to your tax bill. Find the subdivision on the Sarpy County SID lookup.
Homes near Papillion Creek and its tributaries can sit in a flood zone. Check the flood map and get an insurance quote early. My Nebraska home insurance tips cover what to ask.
The builder’s sales rep works for the builder. Bring your own agent on your first visit, and get an independent inspection before drywall and again before closing.
Established homes downtown and in older neighborhoods can need updates. A sewer scope and a radon test are worth adding to your inspection.
Many newer subdivisions have covenants on fences, sheds, parking, and rentals. Read them before you commit.
Homes in strong school districts tend to hold their value. If you might rent the home out later, look at what similar homes rent for and how quickly they lease.
Your tax bill depends on the school district and any SID levy, not just the city. See my guide to Omaha property taxes to compare.
If there’s a chance you’ll rent the home out later, check whether the HOA allows rentals before you buy. As a property manager, I’ve seen how much it helps to know your options up front.
Plan your purchase
Well-priced Papillion homes often go under contract within a couple of weeks, especially in the most popular price ranges. Being ready before the right house hits the market makes a big difference.
Get pre-approved first, decide which parts of town you’d consider, and set up listing alerts so you see new homes the day they’re listed. New construction runs on a different timeline, so ask builders about completion dates if you need to move by a certain date.
Relocating with military orders? My guide to buying a home near Offutt AFB covers timing a purchase around PCS orders. New to Nebraska? My new resident DMV checklist helps with the first few weeks.
Plan ahead
Most Papillion buyers use a conventional, FHA, or VA loan. The best fit depends on your down payment, credit, and how long you plan to stay.
Budget the full payment: Include Nebraska property taxes, insurance, HOA dues, and any special assessments, not just principal and interest. My Omaha cost of living guide helps with the rest of the budget.
VA loans: Eligible veterans and service members can often buy with no down payment and no monthly mortgage insurance. See what a VA loan buys in Omaha, and ask about assumable VA loans that may come with a lower rate.
NIFA programs: The Nebraska Investment Finance Authority offers programs for first-time and qualifying buyers, including down payment and closing cost assistance. Income and purchase price limits apply, so ask your lender when you get pre-approved.
Champions Program: Military members, nurses, doctors, teachers, and first responders can save with my Champions Program.
Here are the questions I hear most from buyers looking in Papillion.
Papillion prices usually run higher than nearby Bellevue and La Vista. Established homes in older neighborhoods often start in the $300s, while much of the new construction is priced from the mid-$400s and up. For current numbers, see my monthly Omaha market update.
Most of Papillion is served by Papillion La Vista Community Schools, one of the most sought-after districts in Nebraska. Some addresses fall in other districts, including Springfield Platteview, so confirm the assigned schools for each home.
Most drives from Papillion to Offutt take about 15 to 25 minutes via Highway 370. Downtown Omaha is usually 20 to 30 minutes away, depending on traffic and where in Papillion you live.
Most new homes are being built on the south and west edges of Papillion, and many are priced from the mid-$400s and up. Ask about special assessments and the assigned school district before you choose a lot.
Many newer subdivisions in Sarpy County are part of a sanitary and improvement district (SID), which adds a levy to your property tax bill. Ask for the SID's levy on any home you're considering, and I can help you compare the total tax bill between homes.
Well-priced Papillion homes often go under contract quickly, especially in the most popular price ranges. Get pre-approved and set up listing alerts before you start touring so you can move fast on the right house.
Papillion is known for strong schools, low crime, parks and trails, and easy access to Omaha. Niche has ranked it the #1 place to live in Nebraska. Read my guide to living in Papillion for the full picture.
Let's find your place in Papillion
The right home in Papillion depends on your budget, your schools, your commute, and whether you want new construction or an established neighborhood.
Reach out and I’ll send you Papillion listings that fit your budget and timeline. Military members, nurses, doctors, teachers, and first responders can also check out my Champions Program, or read my guide to living in Papillion.
Justin Ogburn, Retired U.S. Navy Veteran and REALTOR®
Book a no cost 30 minute consultation with me!
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