11 Major Projects Transforming Omaha, NE

If you own a home near 192nd and Dodge or past Highway 370 in Gretna or anywhere near North Downtown, its value is about to move because of what's being built 2 miles from your front door. Right now, there's more than $10 billion in construction underway across the metro. A historic warehouse district is turning into a brand new downtown neighborhood. A children's hospital is pouring $300 million into a research and patient care expansion. And if you want to know where the next wave hits, don't just watch the buildings, watch the roads. That's the county telling you where the growth is heading next.

I'm David Matney with Nebraska Realty, and I want to walk you through the 11 projects that matter most: what they cost, who's paying, and how they're already moving prices in the neighborhoods around them. Some are almost finished, some are just getting started, and a couple of them could tell us a lot about where Omaha grows next. West Omaha is becoming increasingly self-contained with employment centers, healthcare, retail, and schools. Central Omaha is reinvesting in existing institutions. Downtown is filling in the gaps between districts. And Sarpy County is betting on future demand with infrastructure that doesn't serve today's population, it serves the one coming in the next decade.

The city has much bigger ambitions for the property. The idea is to transform Tranquility into a regional tournament destination with synthetic turf fields capable of handling considerably more games. The original plan was ambitious. It called for as many as 13 to 16 synthetic multipurpose fields, along with as many as 8 to 11 synthetic baseball and softball fields. But this is also a good example of why you shouldn't assume that every development announcement happens exactly as it was originally proposed. Construction costs went up, timelines were pushed back, and the current phase was reduced.

There's another important part of this story if you use the mountain bike trails. Construction has closed significant portions of the existing trail system. The plan is ultimately to redesign much of the trail network into something more sustainable for biking, hiking, running, and walking. So I wouldn't look at this as simply Omaha replacing some soccer fields. The larger question is whether Tranquility eventually becomes a regional youth sports destination that generates another commercial node around 120th and Maple. If that happens, the neighborhoods immediately around the park could see a different kind of buyer interest, not just families looking for proximity to youth sports, but investors and developers watching for the next wave of retail and restaurant activity that follows tournament traffic.

This one is interesting because we're talking about both taxpayer-approved bonds and a very large amount of private fundraising. Westside's new student life complex at the high school opened in late 2025. The centerpiece is the new Cal Bents Natatorium and competition pool. This isn't your basic high school swimming pool. The development also added a substantially larger performance and wellness center, another gym, locker rooms, training areas, a multipurpose room, and an innovation classroom. There are dedicated spaces for cheer, dance, baseball, and softball.

Why include a school project in a video about Omaha development? Because school districts are part of the infrastructure of a community. People moving to Omaha don't evaluate neighborhoods solely based on the house. They look at the schools, the amenities, the parks, roads, and community facilities. Westside is making a deliberate investment in keeping its facilities competitive. That matters if you're trying to understand why certain West Omaha neighborhoods hold value or appreciate faster than others. Buyers pay attention to school infrastructure, and Westside is signaling that it's willing to invest, both publicly and privately, to stay ahead.

The project includes 2 new 4-story wings connected to the existing hospital, and the larger strategy is to physically bring researchers and physicians closer together. Construction began in late 2025, and the target opening is fall of 2027. From an Omaha development standpoint, there are 2 things that I think are important here. First, this is another $300 million institutional investment into the metro. That's significant itself. But second, healthcare is increasingly becoming part of West Omaha's employment infrastructure.

When you're talking about development along Pacific Street and further west, it's not simply rooftops following rooftops. You need employment centers, healthcare, retail, schools, and roads. Boys Town is adding high-paying jobs in research and specialized pediatric care. That creates demand for housing, restaurants, services, and everything else that follows employment growth. If you're trying to understand why West Omaha continues to grow while other parts of the metro flatten, projects like this are part of the answer.

There will be 2 practice courts, including one that converts into approximately 1,300-seat competition or event space. You will also have locker rooms, sports performance facilities, strength and conditioning, recovery, nutrition, sports science, academic support, and mental health resources. And there's actually a practical business reason for this beyond recruiting athletes. Right now, Baxter Arena has to be converted between hockey, basketball, and volleyball. These conversions take time and money. Once basketball and volleyball have dedicated practice and competition space, Baxter has more availability for other events that generate revenue.

There's also a separate $12.5 million baseball and softball clubhouse coming to Maverick Park. So combined, we're talking about approximately $67.5 million in privately funded athletic investment. The training center is expected to be occupied around summer of 2028, with the baseball and softball project scheduled earlier. This matters because UNO is anchoring a part of Omaha that's seen significant residential and commercial development over the last decade. The neighborhoods around 67th and Dodge, near Aksarben Village, have transformed from aging commercial corridors into walkable mixed-use districts. UNO's continued investment signals that Central Omaha institutions aren't sitting still while growth moves west.

What makes Millwork particularly interesting is where it's located. Creighton is right next door. Charles Schwab Field and CHI Health Convention Center are nearby. Downtown is immediately south, and the Builders District is growing around it. So Millwork isn't isolated anymore. It's becoming one piece of a much larger north downtown neighborhood. For years, downtown Omaha has been defined by distinct pockets: the Old Market, the convention district, the riverfront parks, Creighton's campus. Millwork is filling in one of the last major gaps. That's important because walkability and density don't work when you have half-mile stretches of parking lots and vacant industrial buildings between destinations. Millwork is turning one of those gaps into a place people actually live.

Creighton is currently going through what the university describes as one of the largest physical transformations in its history. Its Fly Together initiative represents nearly $300 million focused primarily on athletics and recreation. It was launched with a $100 million lead gift from the Heider Family Foundation, the largest single gift in Creighton's history. Altogether, the plan covers roughly 12 blocks and approximately 700,000 square feet of new or upgraded facilities and outdoor areas.

And then there's something called the Jaywalk. That pedestrian connection is designed to connect Creighton directly with the Builders District on the other side of 17th Street. That's important because the Builders District itself is another enormous private development with offices, apartments, restaurants, a hotel, entertainment, and public space. Creighton isn't just investing in its own campus. It's investing in the connective tissue that ties its campus to the rest of north downtown. That's the same strategy you're seeing with Millwork Commons, the convention center expansion, and the projects we're about to talk about. Downtown Omaha is betting that the whole becomes greater than the sum of its parts.

After completion, the convention center will contain roughly 420,000 square feet of convention space. The economic argument is straightforward. Approximately 85% of convention center attendees come from outside Omaha. Those people need hotel rooms, they eat at restaurants, they shop, they use transportation, and they spend money here before going home. The expansion is projected to potentially generate as much as $1.2 billion in additional meeting business. And the building itself is also being designed to connect better with the riverfront, including large glass areas looking toward the parks and the Missouri River. That's important because Omaha isn't trying to simply sell meeting space. It's trying to sell the entire downtown experience.

Right next to it, we're getting something Omaha has never really had before. At approximately 8th and Farnam along the Heartland of America Park, Omaha is developing a permanent year-round public market. This will be approximately 52,000 square feet over 3 stories. Think less farmer's market and more permanent food and community destination. You have locally owned vendors selling fresh foods, prepared foods, specialty products. The idea is to give smaller businesses a permanent location while creating another downtown destination.

The long-term concept is an east-west transportation backbone across southern Sarpy County, potentially connecting US 75 near Bellevue with Interstate 80 near Gretna. The current project runs roughly from 10th Street to 42nd Street. Instead of an existing rural road configuration, you're getting a 4-lane divided expressway designed to move traffic efficiently east and west. There will be a new interchange around 36th Street. A new frontage road will run alongside portions of the expressway, and construction began in earnest in 2026. A rough earlier estimate put this phase around $110 million, although that should not be treated as the final project cost.

Sarpy County has specifically discussed the potential for billions of dollars in future economic activity in this area. So when you see the South Sarpy Expressway, don't simply think they're making Platteview Road bigger. Think about what becomes possible once southern Sarpy County has a legitimate east-west transportation corridor. Industrial users need highway access. Distribution centers need room to expand. Employers need land that's affordable and accessible. The expressway creates all of that.

This road network isn't being built exclusively for future subdivisions. It's supporting major industrial and employment development too. And the entire network is expected to be substantially built out around the end of 2027. This is where I go back to what I said in the beginning of the video. If you want to understand where a city might grow next, watch its roads. When government begins replacing dirt roads with storm sewers, sidewalks, trails, turn lanes, and infrastructure designed for future expansion, they're preparing that land for a completely different level of activity.

That doesn't mean every cornfield becomes a subdivision next year, but infrastructure removes one of the biggest obstacles to future development. And that's why I believe Sarpy County road projects deserve considerably more attention. If you own a home near Highway 370 in Gretna, or you're watching land values around Bellevue, or you're trying to figure out where the next wave of appreciation happens, this is the story you need to follow. The roads are being built now. The development follows in 3 to 5 years. And by the time most buyers notice, prices have already moved.

Choose West Omaha if you want proximity to employment, healthcare, and retail without commuting downtown, and you're willing to pay a premium for newer construction and larger lots.
Choose Central Omaha if you value walkability, established neighborhoods, and proximity to universities and Aksarben Village, and you're comfortable with older housing stock that may need updates.
Choose Downtown if you want a true urban lifestyle with access to riverfront parks, entertainment, and the Old Market, and you're comfortable with higher density and less parking.
Choose Sarpy County if you're willing to bet on future growth, you want more affordable land and housing, and you're comfortable with infrastructure that's still being built out.

Omaha is in the middle of more than $10 billion in construction, and these 11 projects represent the ones I think will have the most lasting impact on the metro. Some are about filling gaps. Some are about creating entirely new centers of gravity. And some are about building infrastructure for a city that doesn't exist yet but will in 10 years. If you're trying to figure out where to buy, where to invest, or which part of town makes the most sense for your family, these are the projects that will shape your decision.

If you're considering moving anywhere in the metro and you're trying to figure out which part of town makes the most sense for you, that's what my team and I do every day. I'm not here to sell you on Omaha. I'm here to help you figure out if Omaha is right for you, and if it is, which neighborhood fits your goals, your budget, and your lifestyle. Scan the QR code on the screen and schedule a time to set up a strategy call. We can talk about what's bringing you to Omaha and how my team can best assist you, whether it's virtual showings and looking to purchase in the next 60 days, or you're kind of just looking at your goals, your timeline, your budget, your current home, and maybe why not to move. Call or text 402-490-6771

FAQ: Omaha Development Projects

How will Avenue One impact home values in Far West Omaha?

Avenue One is creating a mixed-use downtown for Far West Omaha with more than 1,500 apartments and townhomes, 785,000 square feet of office space, and 233,000 square feet of retail. If it succeeds in creating an actual center of gravity around 192nd and Dodge, homes within a 5-mile radius could see increased buyer interest from people who want proximity to retail, dining, and entertainment without commuting east. That typically translates to faster appreciation and shorter days on market.

When will the South Sarpy Expressway be completed?

Construction on the South Sarpy Expressway began in earnest in 2026. The current phase runs roughly from 10th Street to 42nd Street and is estimated at approximately $110 million. The long-term concept is an east-west transportation backbone connecting US 75 near Bellevue with Interstate 80 near Gretna, but that full buildout will take years. The 156th and K Park road network is expected to be substantially complete by the end of 2027.

Are downtown Omaha projects a good investment for buyers?

Downtown Omaha is filling in the gaps between districts with projects like Millwork Commons, the Mercantile, the convention center expansion, and the Omaha Public Market. If you value walkability, proximity to riverfront parks, and access to entertainment, downtown is becoming a more cohesive residential option. But downtown living means higher density, less parking, and older building stock in some areas. It's a good investment if you're buying for lifestyle and long-term appreciation, not if you're looking for suburban space and newer construction.

What does the Tranquility Park transformation mean for West Omaha families?

Transquility Park is undergoing a $60 to $70 million transformation into a regional youth sports tournament destination with synthetic turf fields and redesigned trails. If the project is fully funded and completed, it could create a commercial node around 120th and Maple driven by tournament traffic. For families with kids in youth sports, proximity to Tranquility becomes a bigger selling point. For investors, watch for retail and restaurant development that follows the sports traffic.

How do Westside Community School investments affect home values?

Westside's $121 million Phase 2 facilities bond and $34.2 million in private donations for the Student Life Complex signal that the district is investing heavily in keeping its facilities competitive. Buyers moving to Omaha evaluate school infrastructure as part of their decision. Westside's investments help explain why certain West Omaha neighborhoods hold value or appreciate faster than others. School quality and facility investment are pricing factors, even if they're harder to quantify than square footage or lot size.

Will Sarpy County roads drive future home price appreciation?

The South Sarpy Expressway and the 156th and K Park road network represent approximately $160 million in infrastructure investment. When government replaces rural roads with urban street networks, storm sewers, sidewalks, and turn lanes, they're preparing land for future development. Infrastructure removes one of the biggest obstacles to growth. If you own a home near Highway 370 in Gretna or you're watching land values around Bellevue, these road projects are the story to follow. The roads are being built now. The development follows in 3 to 5 years. And by the time most buyers notice, prices have already moved.

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