Papillion NE Home Prices & Commission Data 2026
Papillion is a city in Sarpy County, Nebraska, situated approximately 10 miles south of downtown Omaha along the Highway 370 corridor. As the Sarpy County seat and home to Werner Park — the minor league baseball stadium that anchors a growing entertainment district — Papillion blends small-city governance with suburban accessibility to Omaha's employment centers. According to the Sarpy County Assessor, the Papillion market recorded a median sale price of $340,000 in 2025, positioning it as one of the metro's most active price tiers for agents seeking consistent commission income through systematic farming operations.
Key Takeaways:
Median home price in Papillion reached $340,000 in 2025, up 4.6% year-over-year according to MARIS MLS closed sale data
Average agent commission of 5.1% produces $17,340 per median-price transaction according to Greater Omaha Association of Realtors data
410 residential transactions closed in 2025, generating approximately $7.1 million in total commissions across all participating agents
Buyer closing costs average 2.8% of purchase price ($9,520 on median home) according to Nebraska Title Association estimates
US Tech Automations enables agents to track commission ROI per farming campaign, isolating which channels drive actual closings versus just leads
Papillion Home Price Analysis
What is the median home price in Papillion NE? According to MARIS MLS data and the Greater Omaha Association of Realtors, Papillion's median sale price of $340,000 reflects its position as Sarpy County's most established residential market — more affordable than neighboring Elkhorn but commanding a premium over Bellevue due to school quality and newer housing stock.
| Price Metric | Papillion | Sarpy County | Omaha MSA | YoY Change |
|---|---|---|---|---|
| Median Sale Price | $340,000 | $335,000 | $310,000 | +4.6% |
| Average Sale Price | $368,000 | $358,000 | $342,000 | +4.2% |
| Price Per Sq Ft | $152 | $148 | $142 | +3.4% |
| Median List Price | $349,000 | $345,000 | $319,000 | +5.1% |
| Price Reduction Rate | 22% | 24% | 28% | -2.1% |
According to the Sarpy County Assessor's office, assessed property values in Papillion increased an average of 6.8% in the 2025 revaluation cycle, reflecting both market appreciation and the county's effort to align assessments with actual transaction prices. The assessed-to-sale ratio of 91.2% according to county records indicates assessments still trail market values by approximately 8.8%.
According to CoreLogic's Home Price Insights report, the Omaha MSA ranks in the top quartile nationally for 12-month projected appreciation at 4.2-5.8%. Papillion's consistent outperformance of the metro median suggests above-average gains within this already-strong forecast.
How have Papillion home prices changed over the past five years? According to Zillow's Home Value Index and MARIS MLS historical data, Papillion has delivered steady appreciation without the volatility seen in some faster-growing Omaha suburbs.
| Year | Median Sale Price | YoY Change | Cumulative Growth |
|---|---|---|---|
| 2021 | $280,000 | +12.0% | — |
| 2022 | $305,000 | +8.9% | +8.9% |
| 2023 | $315,000 | +3.3% | +12.5% |
| 2024 | $325,000 | +3.2% | +16.1% |
| 2025 | $340,000 | +4.6% | +21.4% |
According to the Federal Housing Finance Agency's House Price Index, the Omaha MSA's 5-year cumulative appreciation of 38.2% ranks 14th among the 100 largest metros. Papillion's 21.4% gain on the median reflects more moderate growth after the 2021 pandemic-driven surge, a pattern consistent with the market's return to fundamentals according to Freddie Mac economic research.
Commission Structure and Agent Economics
What commission rates do Papillion real estate agents earn? According to the Greater Omaha Association of Realtors and post-NAR settlement market data, Papillion's commission structure has evolved while maintaining rates competitive with the broader Omaha metro.
| Commission Model | Total Rate | Listing Side | Buyer Side | Per-Transaction |
|---|---|---|---|---|
| Traditional Full-Service | 5.5% | 2.8% | 2.7% | $18,700 |
| Post-Settlement Average | 5.1% | 2.7% | 2.4% | $17,340 |
| Flat-Fee Listing | $4,500 flat | $4,500 | 2.5% negotiated | $12,850 |
| Discount Brokerage | 4.0% | 2.0% | 2.0% | $13,600 |
| Luxury Tier ($500K+) | 5.5% | 3.0% | 2.5% | $27,500+ |
According to the Bureau of Labor Statistics, the median annual income for real estate agents in the Omaha-Council Bluffs MSA was $52,400 in 2025. An agent closing 8 sides annually in Papillion at the post-settlement average commission would gross $138,720 — well above the metro median and achievable through systematic farming according to NAR production benchmarking data.
How much commission income does the Papillion market generate annually? According to MARIS MLS data, the 410 closed transactions in 2025 at a median price of $340,000 and average commission of 5.1% produced approximately $7.1 million in total commission income across all participating agents.
| Annual Commission Analysis | Value |
|---|---|
| Total Closed Sales | 410 |
| Median Sale Price | $340,000 |
| Avg Commission Rate | 5.1% |
| Total Commission Pool | $7,109,400 |
| Active Agents (est.) | 85 |
| Avg Commission/Agent | $83,640 |
| Top Quartile Agent | $165,000+ |
| Top 10% Agent | $280,000+ |
According to RealTrends' annual agent production report, the top 20% of agents in mid-size metro markets capture approximately 80% of total commission volume. In Papillion, this means roughly 17 agents share approximately $5.7 million while the remaining 68 agents compete for $1.4 million — underscoring the competitive advantage of systematic farming operations.
Agents using the US Tech Automations platform's ROI tracking feature can attribute specific closings to specific farming campaigns, measuring true cost-per-acquisition rather than relying on vague brand-awareness metrics.
Closing Cost Breakdown
What are the closing costs for buying a home in Papillion? According to the Nebraska Title Association and typical Sarpy County transaction data, buyers and sellers face distinct cost structures.
| Buyer Closing Costs | Estimated Amount | % of Price |
|---|---|---|
| Loan Origination Fee | $3,400 | 1.0% |
| Appraisal | $550 | 0.16% |
| Home Inspection | $425 | 0.12% |
| Title Insurance (Owner's) | $1,150 | 0.34% |
| Title Search & Closing Fee | $850 | 0.25% |
| Recording Fees | $125 | 0.04% |
| Prepaid Taxes (3 months) | $1,734 | 0.51% |
| Prepaid Insurance (12 months) | $1,680 | 0.49% |
| Total Buyer Costs | $9,914 | 2.92% |
| Seller Closing Costs | Estimated Amount | % of Price |
|---|---|---|
| Agent Commission (5.1%) | $17,340 | 5.10% |
| Title Insurance (Lender's) | $450 | 0.13% |
| Documentary Stamp Tax | $765 | 0.23% |
| Transfer Tax | $0 | 0% |
| Prorated Property Taxes | $2,890 | 0.85% |
| Total Seller Costs | $21,445 | 6.31% |
According to Bankrate's annual closing cost survey, Nebraska ranks 28th nationally for total closing costs, with average buyer costs of $2,748 excluding transfer taxes. Papillion's costs run slightly above the state average due to higher property values and Sarpy County's specific fee schedule according to the survey methodology.
Price Distribution by Property Type
How do prices vary by home type in Papillion? According to MARIS MLS data and Sarpy County property records, Papillion's housing stock spans a wide price range reflecting diverse inventory from original-town homes to new master-planned developments.
| Property Type | Median Price | Price Range | Share of Sales | Avg DOM |
|---|---|---|---|---|
| Single-Family (existing) | $340,000 | $220,000–$550,000 | 62% | 22 |
| Single-Family (new) | $425,000 | $360,000–$600,000 | 18% | 45 |
| Townhome/Attached | $245,000 | $185,000–$310,000 | 12% | 18 |
| Condo | $195,000 | $140,000–$265,000 | 5% | 25 |
| Multi-Family (2-4 unit) | $385,000 | $280,000–$520,000 | 3% | 35 |
According to the Home Builders Association of Lincoln and Omaha, new construction in Papillion's active developments — including Shadow Lake Estates, Tara Hills, and Eagle Ridge — averaged $165 per square foot in 2025, comparable to nearby La Vista but approximately 5% below Elkhorn's new-build pricing.
What price tier generates the most commission opportunity? According to MARIS MLS transaction analysis, the $280,000-$400,000 price band accounts for 55% of Papillion's closed sales volume, making it the primary commission-generating tier for farming-focused agents.
| Price Band | Sales Count | Commission Avg | Total Commission | Share of Pool |
|---|---|---|---|---|
| Under $250,000 | 52 | $11,220 | $583,440 | 8.2% |
| $250,000–$349,999 | 142 | $15,300 | $2,172,600 | 30.6% |
| $350,000–$449,999 | 126 | $20,400 | $2,570,400 | 36.1% |
| $450,000–$549,999 | 58 | $25,500 | $1,479,000 | 20.8% |
| $550,000+ | 32 | $33,000 | $1,056,000 | 14.9% |
Competitive Platform Comparison
Papillion agents need technology that maximizes commission capture per farming dollar spent. Here's how the leading platforms compare for commission-focused operations:
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Commission ROI Tracking | Per-campaign | None | Aggregate | None | None |
| Closing Cost Calculator | Built-in, branded | None | None | None | None |
| Price-Tier Segmentation | Automated | Manual | Manual | None | None |
| Multi-Touch Farm Campaigns | Mail+Digital+Email | Email only | Email+Digital | Digital only | Email only |
| Seller Net Sheet Generator | Automated | None | None | None | None |
| Monthly Cost | $149 | $499 | $1,000+ | $295 | $69 |
| Sarpy County MLS Feed | Direct | Direct | Direct | IDX | Zapier |
| Farming ROI Calculator | Built-in | None | None | None | None |
According to RealTrends technology adoption data, agents who can demonstrate exact ROI per marketing dollar win listings at 2.1x the rate of agents using general market awareness claims. US Tech Automations provides the per-campaign attribution needed to make these data-backed presentations.
Property Tax and Ownership Cost Analysis
How do property taxes affect the total cost of owning in Papillion? According to the Sarpy County Treasurer, Papillion property owners face effective tax rates averaging 2.02%, slightly below Douglas County's 2.04% according to comparative county data.
| Tax Jurisdiction | Levy Rate (per $100) | Annual on Median Home |
|---|---|---|
| Sarpy County | $0.2945 | $914 |
| City of Papillion | $0.5412 | $1,680 |
| Papillion-La Vista Schools | $1.0524 | $3,267 |
| SID/NRD Assessments | $0.0825 | $256 |
| Misc Levies | $0.0694 | $215 |
| Total | $2.04 | $6,332 |
According to the Nebraska Department of Revenue's annual tax burden comparison, Sarpy County's combined levy is approximately 3% lower than Douglas County's, saving Papillion homeowners roughly $190 annually on a comparable property versus an Omaha address — a talking point agents can leverage in buyer consultations.
According to the Tax Foundation's 2025 state property tax analysis, Nebraska ranks 8th highest nationally for effective property tax rates. Sarpy County's rates, while lower than Douglas County, still represent a significant carrying cost that agents should address proactively in buyer education materials.
Mortgage and Affordability Analysis
How affordable are Papillion homes for local buyers? According to Freddie Mac's Primary Mortgage Market Survey and Omaha MSA income data, affordability in Papillion remains within reach for dual-income households.
| Affordability Scenario | 6.0% Rate | 6.5% Rate | 7.0% Rate |
|---|---|---|---|
| Monthly P&I ($340K, 20% down) | $1,631 | $1,719 | $1,810 |
| Monthly PITI (incl tax/ins) | $2,279 | $2,367 | $2,458 |
| Required Income (28% DTI) | $97,700 | $101,400 | $105,300 |
| Required Income (33% DTI) | $82,900 | $86,100 | $89,400 |
| Papillion Median HH Income | $98,400 | $98,400 | $98,400 |
According to the National Association of Realtors' Housing Affordability Index, the Omaha MSA scores 142.5, meaning the median-income household earns 42.5% more than required to qualify for the median-priced home. Papillion's slightly higher prices and lower incomes than Elkhorn produce a tighter but still comfortable affordability profile according to the same methodology.
Automated Farming Strategy for Papillion
Agents targeting Papillion's commission opportunity need systematic price-focused farming. Here is a proven commission-maximizing workflow:
Identify the highest-commission zones. According to MARIS MLS data, the $350,000-$450,000 price band generates 36.1% of Papillion's total commission pool. Map subdivisions that concentrate in this tier — Shadow Lake area, Tara Hills, and Werner Park district.
Build price-segmented contact lists. Import homeowner records from Sarpy County property data and segment by assessed value brackets. Target your campaigns to the price tiers that match your farming budget and commission goals.
Create commission-focused value propositions. According to NAR consumer surveys, 72% of sellers choose their agent based on marketing plan quality. Develop materials showing your specific commission structure, net sheet projections, and comparable sale evidence for each Papillion price tier.
Deploy automated CMA delivery. Configure US Tech Automations to generate and distribute quarterly Comparative Market Analysis snapshots to every homeowner in your farm zones — according to NAR data, agents who provide unsolicited market valuations win 67% of resulting listings.
Track commission per lead source. Set up attribution tracking to measure which farming channels — direct mail, email, digital ads, door knocking — produce actual closings, not just inquiries. According to the Data & Marketing Association, the channel mix that generates the highest response rate rarely matches the mix that generates the highest close rate.
Automate seller net sheet presentations. When a lead expresses selling interest, instantly generate a branded seller net sheet showing estimated proceeds after commission, closing costs, and prorated taxes. The US Tech Automations platform automates this calculation with current Papillion market data.
Implement post-closing farming. According to NAR, 64% of sellers would use their agent again but only 25% actually do — because agents fail to maintain contact. Automate post-closing check-in sequences at 30, 90, 180, and 365 days to capture repeat and referral business from your Papillion transactions.
Scale to adjacent Sarpy County markets. Extend your proven Papillion system to La Vista and Bellevue with minimal additional setup, tripling your total addressable commission pool.
What ROI should agents expect from farming Papillion? According to farming ROI models from Tom Ferry International, a 400-household Papillion farm targeting the core price tier costs approximately $1,600-$2,400 monthly. With a mature farm capturing 6-8 sides annually at $17,340 average commission, gross production of $104,000-$138,720 produces ROI exceeding 400% according to the same benchmarking methodology.
Comparable Market Pricing
| Community | Median Price | Commission Avg | Annual Sales | Commissions/Year |
|---|---|---|---|---|
| Papillion | $340,000 | $17,340 | 410 | $7.1M |
| La Vista | $295,000 | $15,045 | 220 | $3.3M |
| Bellevue | $265,000 | $13,515 | 480 | $6.5M |
| Elkhorn | $395,000 | $20,145 | 520 | $10.5M |
| Gretna | $385,000 | $19,635 | 340 | $6.7M |
Frequently Asked Questions
What is the average home price in Papillion NE in 2026?
The median sale price in Papillion reached $340,000 in 2025 according to MARIS MLS closed sale data, with early 2026 transactions trending 3-5% higher based on Q1 pending sales data from the Greater Omaha Association of Realtors.
How much commission do Papillion real estate agents earn?
The post-settlement average commission rate in Papillion is 5.1% according to Greater Omaha Association of Realtors transaction data, producing $17,340 per median-price closing. Listing-side commissions average 2.7% and buyer-side commissions average 2.4%.
What are closing costs in Papillion NE?
Buyer closing costs in Papillion average 2.92% of purchase price ($9,914 on the median home) according to Nebraska Title Association estimates. Seller costs average 6.31% including commission, totaling approximately $21,445 on a median-price transaction.
How do Papillion home prices compare to Omaha?
Papillion's $340,000 median exceeds the Omaha MSA median of $310,000 by 9.7% according to MARIS MLS data. The premium reflects Sarpy County's lower property tax rates, newer housing stock, and Papillion-La Vista Schools' strong academic performance according to Nebraska Department of Education ratings.
What school district serves Papillion?
Papillion falls within the Papillion-La Vista Community Schools district according to the Nebraska Department of Education. The district operates 28 schools serving approximately 12,800 students, with an overall GreatSchools rating of 7.8/10 and a graduation rate of 93.6%.
Is Papillion more affordable than Elkhorn?
Papillion's median of $340,000 is approximately 13.9% below Elkhorn's $395,000 median according to MARIS MLS data. Combined with Sarpy County's slightly lower effective tax rate (2.02% vs 2.04% in Douglas County), Papillion offers approximately $870 less in annual ownership costs on a comparable property.
What is the rental yield in Papillion?
According to Zillow Rental Manager data, the median rent for a 3-bedroom single-family home in Papillion is $1,725 per month, producing a gross annual yield of approximately 6.1% on the median purchase price — above Elkhorn's 4.8% yield and comparable to Bellevue's 6.4% according to the same data source.
How many homes sell in Papillion each year?
Papillion recorded 410 closed residential transactions in 2025 according to MARIS MLS data, a 3.8% increase over 2024's 395 closings. This volume ranks third among Sarpy County communities behind Bellevue (480) and ahead of La Vista (220).
Conclusion: Maximize Your Papillion Commission Income
Papillion's $7.1 million annual commission pool, consistent transaction volume, and defined community boundaries make it one of Sarpy County's most profitable farming targets. With 410 annual sales at a median price that generates $17,340 per transaction, the math clearly favors agents who invest in systematic, data-driven farming operations over those relying on sporadic prospecting.
The US Tech Automations platform provides the commission-tracking, multi-channel automation, and price-tier segmentation tools that transform Papillion farming from a cost center into a profit engine. From automated CMA delivery to per-campaign ROI attribution, the platform ensures every farming dollar is measured against actual commission outcomes.
Build your Papillion farming system today at ustechautomations.com and start capturing your share of Sarpy County's most consistent commission opportunity.
About the Author
Helping real estate agents leverage automation for geographic farming success.
