Papillion, Nebraska
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Papillion, Nebraska
Moving to Papillion, Nebraska means settling into a safe, affordable Sarpy County suburb of about 25,127 residents with a median household income of $111,679 and a median home value of $311,000. Median gross rent runs $1,269, though live listings will reflect current asking prices. Two factors most newcomers miss: whether your address falls inside city limits, and whether an SID adds to your tax bill and changes your services.
Moving to Papillion, Nebraska
Papillion is the Sarpy County seat just south of Omaha, with about 25,127 residents (Census estimate, July 1, 2025), a 23-minute average commute (Census 2020–2024), 21 city parks, and 33 miles of trails. Housing is 73.9% owner-occupied, but apartments, townhouses, and single-family rentals keep coming online. Two things decide your real costs when moving to Papillion, Nebraska: a Papillion mailing address doesn’t always mean you’re inside city limits, and an SID (sanitary and improvement district) is a separate taxing and service district that changes your tax bill and trash pickup. We’re KT Rents, a broker-owned, full-service property management company operating nationwide since 2009.
What it’s like to live in Papillion
A suburban city with metro access. Offutt Air Force Base sits roughly seven miles east, with Omaha, Bellevue, La Vista, and Eppley Airfield close by.
- Population: 25,127 (Census, 7/1/2025); 25,407 state-certified (12/29/2025)
- Median household income: $111,679 (Census 2020–2024)
- Land area: 12.29 square miles
In the city’s 2025 National Community Survey (3,000 households, ±4% margin of error), 96% rated Papillion positively as a place to live and 98% rated downtown safety positively. Those are resident perceptions of safety, not crime statistics. People meet people here at garage sales, Papillion Days, and the summer farmers market.
Housing costs: rent or buy?
Census 2020–2024 estimates: median gross rent $1,269, median owner-occupied value $311,000, median monthly owner cost with a mortgage $2,069 and $918 without. That rent figure is a five-year average across existing leases, not today’s asking price. Budget from live listings plus utilities. Supply is growing: 4,000+ multi-family and “missing middle” units in the zoning jurisdiction, with up to 5,000 more possible over the next five to ten years. Renting first buys you a season to learn the metro. Run your numbers with our Rent Calculator, Rent vs. Buy Calculator, and Cost of Living Calculator.
Areas by routine, not labels
Historic downtown has older housing stock and walkable blocks. Residents describe Eagle Ridge as walkable with nearby parks, and Glenwood Hills as close-knit and convenient to schools and shopping. The Highway 370 corridor mixes retail, medical, and mixed-use. Western areas near Prairie Queen and Walnut Creek skew newer. Southern growth corridors may fall under a different school system. Verify city limits and SID status at the exact address, and drive the block after dark so you can judge lighting and sidewalk safety yourself.
Jobs, schools, hospitals, things to do
Jobs
The Omaha–Council Bluffs metro reported ~526,700 nonfarm jobs and 3.0% preliminary unemployment (BLS, August 2026), led by education and health services (~94,700) and trade, transportation, and utilities (~92,900). Metro-wide figures, not Papillion-only.
Schools
Papillion La Vista Community Schools counted 12,120 preschool–12 students (October 1, 2025) across 17 elementary, three middle, and two comprehensive high schools. If you have kids, assignment is by address, boundaries shift, and the district map is reference only. Ask each building about bus routes and school safety procedures.
Health care
A full-service hospital at 11111 S. 84th Street runs a 24-hour emergency department. A second hospital with 24/7 emergency care is nearby in Bellevue. Verify insurance networks.
Recreation
Walnut Creek (450 acres, 3.1-mile loop), Prairie Queen (335 acres, four-mile loop), Papillion Landing, Papio Bay, SumTur Amphitheater, and pro baseball at Werner Park.
Your first 30 days after moving to Papillion, Nebraska
- Drive the commute at your actual start time
- Ask which utilities are included and in whose name
- Test smoke and carbon monoxide detectors on day one, because working detectors are basic rental safety
- Get a Nebraska driver’s license within 30 days; register vehicles within about 30 continuous days
- Plan for January normals of 33.6°F/15.2°F and ~27.1 inches of snow, plus winter driving safety gear
Combined sales tax is 7.5% as of January 1, 2026. Property tax bills vary by parcel.
Frequently Asked Questions
Is Papillion a good place to live?
96% of surveyed residents said yes (2025 city survey). Tradeoffs: winter weather, SID costs, construction.
Does Papillion have public transportation?
Omaha-area transit reaches Papillion with weekday express service, but most travel is car-based.
Is $100,000 a good salary here?
Median household income was $111,679 (Census 2020–2024). Use our Cost of Living Calculator.
Ready to move?
Run your numbers, then browse rental listings by location and apply online. Your Rental. Your Way. Owners: we’re broker-owned and full service since 2009, handling tenant placement, tenant screening, rent collection, property maintenance, rental permits, 1099s, property inspections, and court evictions without you lifting a finger, for roughly the price of a cup of coffee and a donut per day. KT Rents reports a 98% occupancy rate, with 683 units across 34 states and $187M in assets under management as of early 2025. Call (800) 716-4950, text (608) 207-0657, or email info@ktrents.com.