Omaha 5 Best Neighborhoods to Downsize

Best Omaha Neighborhoods to Downsize

Did you know the average age of a home buyer in 2023 was 58 years old? 

Empty nesters are downsizing their homes in large numbers while upsizing their lifestyle and finding a right-sized home in a quiet, convenient neighborhood, right here in Omaha!

Below is the inside scoop on five of my favorite Omaha 'Downsize' neighborhoods, along with neighborhood photographs, an opportunity to get new home alerts, and VIP- Off Market Access!

#1 The Enclave

Boutique Semi-Gated Communities

The Enclave is a great example of the semi-gated villa communities that became popular in the mid 90's. Compared to new construction, the stand alone ranch homes of The Enclave will have a more traditional kitchen and formal dining space with an early version of the open floor plan concept. Tall ceilings and large windows allow lots of light on the main floor with two generous bedrooms and a laundry off the garage entry. The finished basement typically features an extra guest suite. The floor plans and HOA attract a quiet, mature demographic. Often not fully gated, similar communities are tucked into quiet corners or off roads of traditional neithborhoods. 


Location: Northeast of 132nd & Dodge streets, behind HyVee, just inside the Candlewood neighborhood.

Market Stats: Avg. Sale Price: $367,500 | # sales 2023: 2 | Tax levy: 2.22 

HOA: Dues are $185/mo and cover lawn care, snow removal, sprinkler systems, etc. 

Similar Neighborhoods: The Abbey, Bloomfield, Bent Tree, Walnut Lake, & Brooke Hollow

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*Images courtesy of Better Homes and Gardens Raquel Ahlvers sale with my client in Nov. 2021

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What is a villa, or a townhome, and HOA fees?

A villa generally refers to a typical single family home participating in a homeowners association (HOA) with rules and fees to maintain common neighborhood space AND specific aspects of each home. A townhome is a single family home participating in an HOA community that shares at least one common wall with another home (AKA a duplex). HOA dues can cover things like exterior homeowners insurance, lawn and snow service, certain utilities, and the maintenance of neighborhood common areas such as pools or parks. HOA benefits and fees vary significantly so it is important to review any bylaws, covenants, and financial records prior to purchase. 

#2 The Latvian Tower

Lock and Leave Condominiums

latvian tower

Yes, condos do exist outside of downtown Omaha, and the Latvian Tower condominium complex might be its best kept secret. Flying under the radar at prices often below $300,000, there are 20 unique units with two or more bedrooms, sized between 1400 and 2800 sq. ft, with floors 5 through 7 featuring penthouse amenities, balconies, fireplaces, and designer finishes. The sense of security that comes with a lock and leave condominium complex is second to none, especially for snow birds. I think you'd be surprised if you took a casual tour the next time one of these units comes on the market. 

Location: District 66, on Paddock Rd south of Earl May on 93rd & Center St.

Market Stats: Sale Price: $200 to $300,000+ | # sales 2023: 3 | Tax levy: 2.25 

HOA: Dues are $185/mo and cover all exterior building and seasonal care, heated parking, & maintenance. 

Similar Neighborhoods: Swanson Tower, Whitehall, Midtown Crossing, and Coronado

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#3 Pacific Springs

Golf Communities in Omaha!

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Resort style living in a maintenance free, ranch home near a golf course is a match made in bogey free heaven and you don't even have to like golf. The villa homes that pocket the Pacific Springs golf course come in a variety of sizes and price points, typical of other communities tucked into small corners of many Omaha metro private and public golf courses. Turnover can be very low and home sales often fly under the radar unless you know where to look. When you find one of these homes for sale you can expect high end designer features and open concept floor plans reaching 2000+ sq ft, many with walk out basements, dedicated office space, and two or three car garage spaces. 

Location: West of 168th, between Village Pointe Shopping Center and Pacific St.

Market Stats: Typical Sale Price: $400 to $900,000| # sales 2023: 3 | Tax levy: 2.21 

HOA: Dues are under $175/mo and lawn and snow care, and exterior misc. 

Similar Neighborhoods: Indian Creek, Shadow Ridge, Champions, Deer Creek, Stone Creek, Tiburon

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#4 Whitehawk Neighborhood

One Level / Rach Style Homes - Without HOA Dues

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When the priorities are fining a better floor plan with less maintenance without sacrificing a nice yard and too much space, the Whitehawk neighborhood can check every box on that list. Here you'll find a large variety of newer ranch style homes in a traditional suburban neighborhood surrounding a recreational park with walking trails and a lake. These well built homes will generally have contemporary, open concept floor plans with around 2,000 square feet plus finished basements. Only a few years old means you can leave your tools behind and hire out the lawn service.

Location: Northwest of 204th and Fort street in Elkhorn  

Market Stats: Avg Sale Price: $595,356+ | # sales 2023: 60 | Tax levy: 2.68 

HOA: $0 for the single family properties, $140 for the villa & townhomes

Similar Neighborhoods: Woodbrook (54), Lakeview 168 (67), Harrison 210 (56), Deer Creek (69)

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Is New Construction Better?

The benefits to buying a new construction home are plenty. Brand new appliances, high efficiency furnace and A/C, a new roof, draft free windows and no cracks in the driveway. But, what if I suggested a savvy buyer might get the best of both worlds by buying a gently used, 5 or 6 year old home with the same popular open floor plan and plenty of life left in the mechanicals? With the average sale price of a 2023 new construction home in Douglas and Sarpy county nearly a half a million dollars compared to about $330,000 for a resale, I'd suggest keeping an open mind until you explore different options and fine tune your priority list. 

#5 Vistancia /Calarosa

New Construction


Nothing beats the smell of a brand new home! And right now the hottest neighborhood in Omaha is the brand new Vistance/Calarosa area. Starting in the mid 500's, ranch style homes in this neighborhood do not last long on the market. You'll have your choice of the villa or townhomes that include a monthly HOA or build the perfect dream home on the lot of your choosing.

If you're on a budget but still wanting something similar and new, I recommend you explore Lakeview 168 by Celebrity Homes. A variety of home styles to choose from at a multitude of price points, and walking distance to Flanagan lake. Click here for a list of any homes for sale in Lakeview 168

Location: Northeast of 180th and Giles Rd.  

Market Stats: Avg. Sale Price: $488,350 | # sales 2023: 12 | Tax levy: 2.59

HOA: none, nada, zilch. 

Similar Neighborhoods: The Grove, Waterford, West Bay Woods, Stratford Park, Pacific Woods

Vistancia ranch home
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About the Author

The real estate information above was created by Brian Carlin with Nebraska Realty, a recognized leader in his field. Brian can be reached by email at [email protected] or by phone at 402-630-9760. Brian has helped people buy, sell, build and improve their homes in Omaha for the last 20+ years. Are you thinking of buying or selling? I am passionate about real estate and love sharing my real estate and marketing expertise. Schedule a FREE consult with me here...

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