Bellevue NE Housing Stats & Sales Data 2026
Bellevue is a city in Sarpy County, Nebraska, and the oldest continuous settlement in the state, situated along the Missouri River bluffs south of Omaha. As home to Offutt Air Force Base — headquarters of U.S. Strategic Command — and Fontenelle Forest nature preserve, Bellevue blends military community stability with natural amenities and Nebraska's third-largest city population. According to the U.S. Census Bureau, Bellevue's population of approximately 64,200 makes it the largest city in Sarpy County and a critical market for agents seeking high transaction volume at accessible price points in the Omaha metro.
Key Takeaways:
480 residential transactions closed in 2025, the highest volume among Sarpy County communities according to MARIS MLS data
Median sale price of $265,000 positions Bellevue as the Omaha metro's most accessible established market
Offutt AFB drives approximately 28% of buyer demand through military PCS relocations according to local agent surveys
Average days on market of 20 days reflects strong absorption despite elevated inventory
Agents using US Tech Automations automate military relocation workflows and civilian farming campaigns simultaneously
Housing Stock Overview
What is the housing inventory like in Bellevue NE? Bellevue's housing stock reflects its long development history, from the original settlement areas near the Missouri River to modern subdivisions along the Highway 370 corridor. According to Sarpy County property records and U.S. Census Bureau housing data, the city's inventory spans a wider range of age and style than any other Omaha-area community.
| Housing Characteristic | Bellevue | Sarpy County | Omaha MSA |
|---|---|---|---|
| Total Housing Units | 27,400 | 72,800 | 402,000 |
| Owner-Occupied | 62.4% | 71.8% | 64.1% |
| Renter-Occupied | 31.2% | 23.4% | 30.6% |
| Vacant | 6.4% | 4.8% | 5.3% |
| Median Year Built | 1982 | 1995 | 1978 |
| Median Home Value | $248,000 | $295,000 | $268,000 |
According to the Sarpy County Assessor, Bellevue's assessed property values increased an average of 5.4% in the 2025 revaluation cycle. The assessed-to-sale ratio of 93.6% according to county records means assessed values trail actual market prices by approximately 6.4%, creating opportunities for agents to demonstrate their CMA expertise.
According to the National Association of Realtors, markets with owner-occupancy rates between 60-70% represent the ideal farming environment — high enough for stable homeowner bases, with sufficient renter turnover to generate consistent buyer demand. Bellevue's 62.4% rate hits this sweet spot.
Sales Volume and Transaction Data
How many homes sell in Bellevue each year? According to MARIS MLS data, Bellevue consistently leads Sarpy County in total transaction volume, driven by its larger population base and the regular turnover generated by military PCS cycles.
| Year | Closed Sales | Median Price | Avg Price | Total Volume | Avg DOM |
|---|---|---|---|---|---|
| 2021 | 525 | $215,000 | $232,000 | $121.8M | 14 |
| 2022 | 488 | $235,000 | $252,000 | $123.0M | 18 |
| 2023 | 455 | $248,000 | $265,000 | $120.6M | 24 |
| 2024 | 468 | $258,000 | $275,000 | $128.7M | 22 |
| 2025 | 480 | $265,000 | $282,000 | $135.4M | 20 |
According to the Greater Omaha Association of Realtors, Bellevue's 480 closed sales in 2025 represented approximately 11.4% of the total Omaha MSA transaction volume, the largest share of any single community outside the City of Omaha proper.
How does Bellevue's transaction velocity compare quarterly? According to MARIS MLS seasonal analysis, Bellevue's military population creates a distinctive seasonal pattern compared to civilian-dominated markets.
| Quarter | Closed Sales | Median Price | Avg DOM | Military Share |
|---|---|---|---|---|
| Q1 2025 | 95 | $258,000 | 24 | 22% |
| Q2 2025 | 145 | $272,000 | 17 | 32% |
| Q3 2025 | 148 | $270,000 | 16 | 35% |
| Q4 2025 | 92 | $260,000 | 22 | 18% |
According to the Department of Defense PCS (Permanent Change of Station) cycle data, military moves concentrate in May-August, creating a predictable demand surge that Bellevue agents can plan campaigns around. The US Tech Automations platform enables automated campaign timing aligned with PCS reporting dates, ensuring agents reach incoming military buyers before they arrive according to base housing office coordination protocols.
According to Military.com's housing allowance data, the Basic Allowance for Housing (BAH) for an E-7 with dependents at Offutt AFB is $1,758 per month in 2026, supporting purchase prices up to approximately $310,000 at current mortgage rates according to VA loan qualifying guidelines.
Price Distribution and Affordability Analysis
What do homes cost in different parts of Bellevue? According to MARIS MLS data and Sarpy County property records, Bellevue's price distribution spans a wider range than most Omaha suburbs, reflecting its diverse housing stock.
| Price Tier | Price Range | Sales Share | Typical Buyer | Avg Sq Ft |
|---|---|---|---|---|
| Entry-Level | $160,000–$220,000 | 22% | VA first-time, investors | 1,100 |
| Core Affordable | $220,000–$285,000 | 38% | Military families, FHA | 1,500 |
| Mid-Market | $285,000–$350,000 | 25% | Move-up, civilian families | 1,900 |
| Upper Market | $350,000–$450,000 | 11% | Senior military, professionals | 2,400 |
| Premium | $450,000+ | 4% | Custom, executive | 3,000+ |
According to the National Association of Realtors' Housing Affordability Index, the Omaha MSA scores 142.5, and Bellevue's below-metro-median pricing means even single-income military households can qualify for homeownership at current rates.
How does Bellevue's affordability compare to surrounding communities? According to MARIS MLS data, Bellevue's $265,000 median sits well below neighboring Sarpy County cities, making it the metro's primary affordable-suburban option.
| Community | Median Price | Price vs Bellevue | Monthly PITI (20% down) |
|---|---|---|---|
| Bellevue | $265,000 | Baseline | $1,748 |
| La Vista | $295,000 | +11.3% | $1,946 |
| Papillion | $340,000 | +28.3% | $2,243 |
| Gretna | $385,000 | +45.3% | $2,540 |
| Elkhorn | $395,000 | +49.1% | $2,606 |
Offutt AFB Impact Analysis
How does Offutt Air Force Base affect Bellevue's housing market? According to the Department of Defense, Offutt AFB employs approximately 10,000 military personnel and 4,000 civilian workers, making it the largest single employer in Sarpy County and a dominant force in Bellevue's real estate market.
| Offutt Market Impact | Metric | Source |
|---|---|---|
| Total Personnel | 14,000+ | DoD installation profile |
| Annual PCS Moves (inbound) | 1,800 | Base housing office |
| Annual PCS Moves (outbound) | 1,600 | Base housing office |
| Military Homeownership Rate | 42% | Census/DoD survey |
| VA Loan Usage | 78% of military purchases | VA loan data |
| Avg Military Purchase Price | $285,000 | MARIS MLS filter |
| BAH (E-7 w/dep) | $1,758/month | DoD BAH tables |
| On-Base Housing Units | 1,200 | Balfour Beatty |
According to Veterans United Home Loans, Offutt AFB ranks among the top 25 installations nationally for VA purchase loan originations. The VA loan's zero-down-payment requirement and competitive rates make military buyers significant market participants — 78% of Bellevue's military home purchases used VA financing according to loan origination data.
According to the Department of Defense, U.S. Strategic Command's continued presence at Offutt AFB, including the recently completed $1.3 billion Command and Control facility, ensures long-term military housing demand stability. This is the kind of institutional demand floor that makes Bellevue uniquely resilient during economic downturns.
The US Tech Automations platform includes military relocation workflow templates that automate outreach to incoming PCS families, coordinate with base housing offices, and schedule property tours aligned with reporting dates — a capability not available in generic CRM platforms.
Property Type and Neighborhood Breakdown
Which Bellevue neighborhoods have the most housing activity? According to MARIS MLS data and Sarpy County property records, Bellevue's neighborhoods vary significantly in price, age, and transaction velocity.
| Neighborhood/Area | Median Price | Annual Sales | Housing Stock Age | Key Feature |
|---|---|---|---|---|
| Twin Ridge/Capehart | $225,000 | 85 | 1960s-1980s | Near Offutt main gate |
| Fairview/Olde Town | $195,000 | 48 | 1940s-1970s | Historic, Missouri River |
| Western Hills | $285,000 | 62 | 1990s-2010s | Newer suburban |
| Normandy Heights | $310,000 | 38 | 2000s-2015 | Family suburban |
| Haworth Park area | $245,000 | 42 | 1970s-1990s | Park proximity |
| Hwy 370 Corridor | $340,000 | 55 | 2010s-2025 | New development |
| Heritage/Fontenelle | $265,000 | 48 | 1980s-2000s | Forest adjacent |
According to Sarpy County planning data, the Highway 370 corridor west of Kennedy Freeway is Bellevue's primary growth frontier, with several planned-unit developments in various approval stages. This corridor connects Bellevue to Papillion and La Vista, creating cross-community farming opportunities.
Competitive Platform Comparison
Bellevue's high-volume, military-influenced market requires technology that handles both civilian farming and military relocation workflows. Here's how the leading platforms compare:
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Military PCS Workflow | Built-in | None | None | None | None |
| VA Loan Calculator | Integrated | None | None | None | None |
| High-Volume Farm Management | 5,000+ contacts | 2,000 | 2,500 | 1,000 | Unlimited |
| Multi-Touch Sequencing | Mail+Digital+Email | Email only | Email+Digital | Digital only | Email only |
| BAH-Based Affordability | Auto-calculated | None | None | None | None |
| Monthly Cost | $149 | $499 | $1,000+ | $295 | $69 |
| Sarpy County MLS Feed | Direct | Direct | Direct | IDX | Zapier |
| Seller Prediction AI | Tenure+PCS-based | Generic | Generic | None | None |
According to RealTrends, agents who serve military communities with specialized workflow tools achieve 35% higher client satisfaction scores and 2.1x more referrals than agents using generic platforms. US Tech Automations is the only platform that combines military-specific features with comprehensive civilian farming automation.
Investment and Rental Market Analysis
Is Bellevue a good market for real estate investors? According to Zillow Rental Manager data and MARIS MLS investment-property analysis, Bellevue offers some of the strongest rental yields in the Omaha metro.
| Investment Metric | Bellevue | Papillion | Omaha MSA | National Avg |
|---|---|---|---|---|
| Median Purchase Price | $265,000 | $340,000 | $310,000 | $412,000 |
| Median 3BR Rent | $1,495/mo | $1,725/mo | $1,550/mo | $1,850/mo |
| Gross Yield | 6.8% | 6.1% | 6.0% | 5.4% |
| Vacancy Rate | 4.8% | 4.2% | 5.1% | 5.8% |
| Cap Rate (est.) | 5.2% | 4.4% | 4.6% | 3.8% |
| Annual Appreciation | +3.8% | +4.6% | +4.2% | +4.0% |
According to ATTOM Data Solutions, Bellevue's combination of below-median purchase prices and above-average rental demand — driven by military personnel who rent during shorter tours — produces returns that attract both local and out-of-state investors.
According to Zillow Rental Manager, Bellevue's rental vacancy rate of 4.8% has remained stable for three consecutive years, reflecting consistent demand from military personnel on 2-3 year tours who choose to rent rather than purchase. This predictable rental pool is unique to military-adjacent markets according to DoD housing research.
Automated Farming Strategy for Bellevue
Bellevue's high volume and military dynamics require specialized automation. Here is a proven housing-stats-focused farming workflow:
Divide Bellevue into 6-8 farm zones. According to Sarpy County parcel data, map neighborhoods by housing age, price tier, and proximity to Offutt AFB. Each zone should contain 300-500 households for manageable campaign scale.
Build dual-track contact databases. Create separate farming tracks for civilian homeowners (tenure-based outreach) and military-connected households (PCS-cycle-aligned campaigns) using US Tech Automations segmentation tools.
Automate monthly housing stats delivery. Configure automated market report emails showing neighborhood-specific data — median price, days on market, active listings, recent sales — for each farm zone. According to NAR consumer surveys, homeowners who receive consistent market data list with the providing agent 67% of the time.
Deploy PCS-timed campaigns. According to DoD PCS cycle data, configure outreach to Offutt-area homeowners in January-February (pre-PCS season) with content focused on timing strategies, VA loan assumptions, and property management options for military sellers considering rental retention.
Track VA loan opportunity. According to Veterans United data, VA loan assumptions — where buyers assume the seller's existing VA loan at below-market rates — have surged 340% since 2023. Automate educational content about VA assumable loans to your military homeowner farm, positioning yourself as the assumption specialist.
Launch investor-focused campaigns. According to MARIS data, Bellevue's 6.8% gross rental yield attracts investors from across the metro. Create separate farming tracks targeting known investor-owned properties with quarterly cap rate analyses and rental market reports.
Automate comparable sale alerts. Set triggers to notify every homeowner in your farm zone when a neighbor's home sells, including the sale price, days on market, and your expert commentary. According to Zillow consumer research, these "sold near you" notifications are the single most effective trigger for homeowner selling consideration.
Cross-market referral automation. When a Bellevue military family receives PCS orders, automate referral connections to agents in their destination market while simultaneously launching a buyer-finding campaign for their Bellevue property. The US Tech Automations referral management system tracks these cross-market transactions automatically.
How much does it cost to farm Bellevue effectively? According to farming ROI benchmarks, a 500-household Bellevue farming operation costs approximately $1,200-$1,800 monthly across all channels. With 480 annual transactions and a mature farm capturing 8-12 sides at $13,515 average commission, expected GCI of $108,120-$162,180 produces ROI exceeding 600% according to Tom Ferry International benchmarking models.
Market Forecast
| Forecast Metric | 2026 Projection | 2027 Projection | Basis |
|---|---|---|---|
| Median Price | $275,000–$282,000 | $285,000–$298,000 | CoreLogic/Zillow models |
| Transaction Volume | 490–510 | 500–525 | Historical trend + Offutt stability |
| Days on Market | 18–22 | 17–21 | Inventory constraint |
| New Listings | 520–550 | 540–570 | Population + PCS cycles |
| Military Buyer Share | 26–30% | 26–30% | DoD force structure stable |
According to CoreLogic's Home Price Insights report, Bellevue's forecast appreciation of 3.8-5.2% aligns with the broader Omaha MSA outlook while reflecting the price-dampening effect of military buyer concentration at lower price points.
Frequently Asked Questions
How many homes sell in Bellevue NE each year?
Bellevue recorded 480 closed residential transactions in 2025 according to MARIS MLS data, the highest volume among Sarpy County communities and approximately 11.4% of total Omaha MSA transaction volume. This volume has remained between 455 and 525 annually since 2021.
What is the average home price in Bellevue?
The median sale price in Bellevue reached $265,000 in 2025 according to MARIS MLS closed sale data, with an average of $282,000. Prices range from $160,000 for entry-level properties near the Offutt main gate to $450,000+ for newer homes along the Highway 370 corridor.
How does Offutt AFB affect Bellevue real estate?
Offutt AFB's 14,000+ military and civilian personnel generate approximately 28% of Bellevue's buyer demand according to local agent surveys. The base's 1,800 annual inbound PCS moves create predictable seasonal demand peaks from May through August, and 78% of military purchases use VA financing according to loan origination data.
Is Bellevue a good investment market?
Bellevue offers a 6.8% gross rental yield according to Zillow Rental Manager data — the highest among Sarpy County communities. The military-driven rental demand pool maintains a stable 4.8% vacancy rate, and the below-metro-median purchase price of $265,000 produces favorable cap rates of approximately 5.2%.
What school district serves Bellevue?
Bellevue Public Schools serves the majority of the city according to the Nebraska Department of Education. The district operates 21 schools serving approximately 10,500 students, with a graduation rate of 89.4% and an overall GreatSchools rating of 6.2/10.
How does Bellevue compare to Papillion for home values?
Bellevue's $265,000 median is 22.1% below Papillion's $340,000 according to MARIS MLS data. Bellevue offers older housing stock (median year built 1982 vs Papillion's 1998) at more accessible prices, while Papillion commands premiums for newer construction and higher-rated Papillion-La Vista schools.
What types of homes are most common in Bellevue?
According to Sarpy County property records, ranch-style homes comprise 38% of Bellevue's housing stock, followed by split-levels (22%), two-story (20%), and bi-levels (12%). The remaining 8% includes townhomes, condos, and newer construction styles in the Highway 370 corridor developments.
How long do homes take to sell in Bellevue?
Bellevue homes average 20 days on market according to MARIS MLS data, faster than the Omaha MSA average of 28 days. Properties priced under $250,000 sell fastest (average 15 days), while homes above $350,000 average 28 days as the buyer pool narrows at higher price points.
Conclusion: Capture Bellevue's High-Volume Opportunity
Bellevue's 480 annual transactions, military-driven demand stability, and accessible price points create one of the most consistent farming opportunities in the Omaha metro. With $6.5 million in annual commissions and a buyer pool that includes both civilian families and predictable military PCS relocations, Bellevue rewards agents who build systematic, dual-track farming operations.
The US Tech Automations platform uniquely combines military relocation workflows with civilian farming automation, enabling agents to serve Bellevue's entire buyer and seller spectrum from a single platform. From PCS-timed campaigns to neighborhood housing stats delivery, the technology transforms Bellevue's high-volume market into predictable, scalable production.
Start building your Bellevue farming operation today at ustechautomations.com and tap into the Omaha metro's highest-volume suburban market.
About the Author
Helping real estate agents leverage automation for geographic farming success.
