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Omaha Metro New Construction
Your Complete Guide to Building a New Home
Everything you need to know about the new construction process, builder types, warranties, and finding the perfect builder for your budget in the Omaha metropolitan area.
01
Advantages & Disadvantages of New Construction
Building or buying new construction comes with unique benefits and challenges. Understanding both sides helps you make an informed decision.
✦ Advantages
✦ Considerations
Everything is Brand New — No wear and tear, no previous owner issues. Modern materials and construction methods.
Energy Efficiency — Today's building codes require better insulation, efficient HVAC systems, and Energy Star appliances.
Customization Options — Choose your finishes, colors, and often floor plan modifications (depending on builder type).
Modern Floor Plans — Open concepts, larger closets, home offices, and layouts designed for today's lifestyle.
Builder Warranties — Protection against defects typically for 1-10 years, giving peace of mind.
Low Maintenance — New roof, HVAC, appliances, and systems mean years before major repairs.
Smart Home Ready — Pre-wired for modern technology, structured wiring, and smart home integration.
Community Amenities — New subdivisions often include pools, trails, parks, and clubhouses.
Timeline Uncertainty — Weather, supply chain issues, and labor shortages can extend completion dates.
Price Increases — Material costs can rise during construction; understand your contract terms.
Construction Zone Living — Expect ongoing construction activity in the neighborhood for months or years.
Limited Landscaping — New yards need time to mature; less shade and established plantings.
HOA Requirements — Many new communities have HOA dues and architectural restrictions.
Upgrade Costs Add Up — Base prices can be deceiving; popular upgrades increase final cost significantly.
Less Negotiating Power — Unlike resale homes, builders often have set pricing structures.
Location Trade-offs — New construction is typically on the outskirts, meaning longer commutes.
02
Understanding Builder Types
Not all builders are created equal. The type of builder you choose affects price, timeline, customization options, and your overall experience.
Production / Spec Builders
What they are: High-volume builders who construct homes from a set library of floor plans, often starting construction before a buyer is identified.
Customization: Very limited — typically only cosmetic choices like colors, countertops, and flooring from pre-selected options.
Timeline: Fastest option. Quick move-in homes are often available in 30-90 days.
Price range: Most affordable, starting in the low $300s in the Omaha market.
Best for: First-time buyers, those on a budget, or anyone who needs to move quickly.
Semi-Custom Builders
What they are: Builders who offer a curated selection of floor plans with structured customization options and upgrades.
Customization: Moderate — can often choose from multiple elevations, modify some room layouts, and select from extensive finish options.
Timeline: Typically 6-10 months from contract to completion.
Price range: Mid-range, typically $380k-$600k in the Omaha market.
Best for: Buyers who want personalization without the complexity and cost of full custom.
Custom Builders
What they are: High-volume builders who construct homes from a set library of floor plans, often starting construction before a buyer is identified.
Customization: Very limited — typically only cosmetic choices like colors, countertops, and flooring from pre-selected options.
Timeline: Fastest option. Quick move-in homes are often available in 30-90 days.
Price range: Most affordable, starting in the low $300s in the Omaha market.
Best for: First-time buyers, those on a budget, or anyone who needs to move quickly.
03
The New Construction Process
From the first conversation to moving day, here's what to expect during the home building journey.
Phase 1
Pre-Construction Planning
Visit model homes, select your floor plan, choose your lot, and work with the builder's design team on selections. You'll sign a purchase agreement and typically put down earnest money.
2-6 weeks
Phase 2
Permits & Site Preparation
The builder obtains necessary permits from the city/county. The lot is surveyed, cleared, graded, and prepared for construction. Utility locations are marked.
2-4 weeks
Phase 3
Foundation
Excavation begins, footings are poured, and the foundation walls are constructed. Foundation waterproofing is applied, and the basement floor (if applicable) is poured.
2-3 weeks
Phase 4
Framing
The skeleton of your home takes shape. Floor systems, wall framing, roof trusses, and sheathing are installed. Windows and exterior doors are set.
2-4 weeks
Phase 5
Mechanical Rough-Ins
Plumbing, electrical, and HVAC systems are installed inside the walls before drywall. Inspections occur at this stage.
2-3 weeks
Phase 6
Insulation & Drywall
Insulation is installed in walls and attic. Drywall is hung, taped, mudded, and sanded. Your home starts to feel like interior spaces.
2-3 weeks
Phase 7
Interior Finishes
Cabinets, countertops, flooring, trim, doors, and paint are installed. This is when your design selections come to life.
4-6 weeks
Phase 8
Exterior Completion
Siding, brick, stone, roofing, gutters, and exterior paint/stain are completed. Driveway and sidewalks are poured. Landscaping and grading are finished.
2-4 weeks
Phase 9
Final Touches & Inspection
Fixtures, appliances, and hardware are installed. Final cleaning occurs. Municipal inspections and certificate of occupancy are obtained.
1-2 weeks
Phase 10
Walkthrough and Closing
You'll do a final walkthrough to create a punch list of any items needing attention. After items are addressed, you close on your new home and receive the keys!
1-2 weeks
04
Understanding Builder Warranties
New homes come with warranties, but coverage varies significantly between builders. Here's what you need to know.
Standard Warranty Coverage
Year 1
Workmanship & Materials
Covers most defects in construction, including drywall cracks, trim issues, and minor settling.
Year 1-2
Systems Coverage
Plumbing, electrical, HVAC, and mechanical systems. Some builders extend to year 2
Year 2-10
Structural Warranty
Major structural components: foundation, load-bearing walls, roof structure, floor systems.
5 Years
Basement Waterproofing
Many builders offer dry basement guarantees. Charleston Homes, for example, offers 5 years.
In House vs Third Party Warranties
Year 2-10
In-House Warranty
What it means: The builder handles all warranty claims directly through their own team.
Pros: Direct communication, often faster response times, builder reputation is on the line.
Cons: If builder goes out of business, warranty may be void. Quality depends entirely on the builder.
Local examples: Hildy Homes, Celebrity Homes, Regency Homes handle warranties in-house.
Year 2-10
Third-Party Warranty (2-10 HBW)
What it means: An independent company like 2-10 Home Buyers Warranty provides coverage.
Pros: Protection even if builder closes, standardized process, independent arbitration available.
Cons: May have more bureaucratic claims process, coverage limits and exclusions vary.
Note: Always ask which warranty company is used and review the actual policy.
What's Typically NOT Covered
Normal wear and tear or homeowner damage
Appliances (covered by manufacturer warranty)
Landscaping, sod, and irrigation systems (usually 30-90 day coverage only)
Cosmetic imperfections that don't affect function
Issues caused by failure to properly maintain the home
Changes made by homeowner after closing
05
Omaha Area Builders by Price Point
Compare local builders organized by typical price range and builder type. Prices can vary by community, lot, and selections.
$300K-400K
Entry-Level & First-Time Buyer
$250K - $450K
DR Horton
Nation's largest builder, in-house financing with lower rates, Stars Program discounts for military/educators/healthcare
Locations:
Papillion, Elkhorn, Gretna, Bennington, Fremont, Omaha
$304K - $450K+
Celebrity Homes
Local high-volume builder, multiple series (New Beginnings, Advantage, Designer), many inclusions standard
Locations:
Bellevue, Papillion, Gretna, Omaha, Bennington, Elkhorn
$275K - $500K
Home Company
80 homes/year, good balance of options without full custom complexity
Locations:
Various Omaha metro locations
$380K - $600K
Mid-Range & Move-Up Buyers
$380K - $600K
Regency
Trilogy & Encore collections, 1-year + 10-year structural warranty, quality windows & insulation
Locations:
Gretna, Elkhorn, Papillion, Bellevue, and many more
$375K - $550K+
Charleston
Private showroom, $75K lot allowance, 5-year dry basement guarantee, $1,500 closing cost credit
Locations:
Elkhorn (Arbor View), Gretna (Highland Pointe), Bellevue (Falcon Pointe)
$275K - $500K
Richland Homes
80 homes/year, good balance of options without full custom complexity
Locations:
Various Omaha metro locations
$400K - $700K
Mercury
Plan library with moderate customization options
Locations:
Various Omaha metro communities
$400K - $700K+
Hildy
22 floor plans, Pella windows, engineered hardwood, in-house warranty, natural stone
Locations:
Elkhorn, Papillion, Gretna (Granite Creek East, Ashbury Farms)
$400K - $600K
Hallmark
Townhomes and villas, design center with wide selection of finishes
Locations:
168th & Giles, 72nd & Hwy 370, Bennington, Papillion
$500K - $600K
Pine Crest
Part of established family of brands (Woodland, Richland, Pine Crest), Class 3 shingles
Locations:
Various Omaha metro
$500-850K
Upper and Middle Range Luxury
$500K+
Vinton
Designer-curated approach, clean modern aesthetic, early buyers can personalize select elements
Locations:
Various Omaha metro
$500K+
Woodland
Custom changes to plans available, luxury positioning
Locations:
Various Omaha metro
$500K - $650K
Trademark
Custom experience within proven plans; Ideal Designs for $650K+
Locations:
Various Omaha metro
$515K - $618K
THI
Mix of spec and custom/semi-custom builds
Locations:
Various Omaha metro
$400K - $700K+
Showcase
Higher-end production, curated/upgraded standards
Locations:
Elkhorn, Gretna, Papillion
$600K - $2M+
Luxury & Full Custom
$600K+
Colony Custom
Builds on buyer-owned lots, works across jurisdictions, community developer
Locations:
Flexible/buyer's lot
$600K - $2M+
Nelson Builders
True custom builder, spec sheets organized by price band, detailed craftsmanship
Locations:
Flexible/buyer's lot
$500K+
Heavican
Longstanding custom builder, high customization
Locations:
Flexible/buyer's lot