Which Sarpy county City/ area has the most going for it?

[CA central coast]

I visited Bennington a few years ago. It looked like a little town that exploded. The old and the new looked out of place. How fast did that city grow?

[ehenningsen]

Originally Posted by CA central coast

I visited Bennington a few years ago. It looked like a little town that exploded. The old and the new looked out of place. How fast did that city grow?

Bennington has seen just the skin of its teeth growth the last five years...

Bennington has more than doubled with more subdivions outside of it..

In the next 5-10 years I fully expect the city to see the type of growth that Gretna is seeing... Although it will be limited, and I am hoping Bennington works with Omaha and doesn't annex past 10,000 so that it will remain an independant city..

Waterloo is another city that in the next 5-10 years you will see just absolutely explode with growth as it is virtually in Omaha's way like Elkhorn and Millard were (but those two wanted to keep growing and fought Omaha despite Omaha's request to stop and it will leave it an independant city like it did with Ralston)...

[ehenningsen]

Looking at some maps and going by the 3,000 people per square mile type of land use.. Here are some future predictions for Sarpy County..

Depending on who annexes what, especially in Chalco (La Vista's doorway from being caged in)...

This is how it looks:
La Vista max 45k-75k (depends on Chalco CDP)
Papillion max 225k
Bellevue max 250k
Gretna max 350k
Springfield max 250k

This might seem surprising, but because of how seperated Gretna and Springfield are from the Big Sarpy 3, it has a lot of potential in west and south central Sarpy country..

The reason for Gretna's advantage over Springfield is by the time Springfield really gets going Papillion and Gretna will be much more developed and have annexed and grown much more by that time..

[Dave1215]

Originally Posted by ehenningsen

Looking at some maps and going by the 3,000 people per square mile type of land use.. Here are some future predictions for Sarpy County..

Depending on who annexes what, especially in Chalco (La Vista's doorway from being caged in)...

This is how it looks:
La Vista max 45k-75k (depends on Chalco CDP)
Papillion max 225k
Bellevue max 250k
Gretna max 350k
Springfield max 250k

This might seem surprising, but because of how seperated Gretna and Springfield are from the Big Sarpy 3, it has a lot of potential in west and south central Sarpy country..

The reason for Gretna's advantage over Springfield is by the time Springfield really gets going Papillion and Gretna will be much more developed and have annexed and grown much more by that time..

Interesting stats - would love to see that map.

Specific to Springfield's immediate growth the major issue they have is no major sewage system when you cross the ridge line in Sarpy. Bellevue, Papillion, and Gretna are all currently on the north side of the ridge that feeds into the Omaha sewage system. Once you cross the ridge the gravity flow changes. Once Sarpy County determines how they want the southern half sewage to work and actually get started building the system then the growth on the other side can occur. Until that's done, no one will grow south too much. Sarpy's done some planning for it, but the initial cost is going to he high...

[ehenningsen]

Originally Posted by Dave1215

Interesting stats - would love to see that map.

Specific to Springfield's immediate growth the major issue they have is no major sewage system when you cross the ridge line in Sarpy. Bellevue, Papillion, and Gretna are all currently on the north side of the ridge that feeds into the Omaha sewage system. Once you cross the ridge the gravity flow changes. Once Sarpy County determines how they want the southern half sewage to work and actually get started building the system then the growth on the other side can occur. Until that's done, no one will grow south too much. Sarpy's done some planning for it, but the initial cost is going to he high...

The reason I even though of this to begin with is the fact that the Elkhorn Valley and the hills of northern Douglas County is going to limit the speed of growth in those directions..

So what is happening is that Sarpy county is picking up the slack of the growth..

It's evident in that the number of people Douglas gains per year is only maintaining the growth its had through the 1990's and 2000's, it should increase but due to the issue stated above, all of the increased growth is being seen in Sarpy county..

In the 1980's Sarpy county grew by 20,000 people, in the 1990's it grew by 33,000 and in 2007 alone the estimate is reading that sarpy county grew by 4,000 people since 2006 and all the signs are pointing that Omaha's westward growth is slowing some, while the southward growth is accelerating due to the infrastructure issues to its north and west.

Sarpy county better come up with something quick.. Becuase after the year 2015 it will be growing much fast than it ever has.. I'd probably say by 7,000+ per year..

Cass and Saunders county better get ready too, mainly because both counties are a bedroom county to both Omaha and Lincoln and right now Cass is currently seeing growth begin to accelerate due to its proximity to both Omaha and Lincoln, while Saunders county is going to absolutely explode with growth soon because the east-central part of the county is only 6 miles from Omaha's western edge, and the southern part of the county is like 8 or so miles from the north side of Lincoln..

[CA central coast]

With all this potential growth, as an investment, where would you think is a great place to purchase real estate?

[Dave1215]

Originally Posted by CA central coast

With all this potential growth, as an investment, where would you think is a great place to purchase real estate?

Real Estate for investment purposes will be a long-term thought... property in Sarpy County in the immediate growth areas (northern part of county where there is sewer service) has already seen its increase in price values... the areas along the interestate alot have already been optioned by developers... the rest of the county you may find some deals; however, its going to be a long-term committment (e.g. 15+ years) since the natural growth will be to the aforementioned places, then the county needs to invest in the sewage system on the south side of the metro's rigdge line.

If I were to bet, I would probably go outside of Sarpy and look into a few areas of Cass County.

[ehenningsen]

Originally Posted by Dave1215

Real Estate for investment purposes will be a long-term thought... property in Sarpy County in the immediate growth areas (northern part of county where there is sewer service) has already seen its increase in price values... the areas along the interestate alot have already been optioned by developers... the rest of the county you may find some deals; however, its going to be a long-term committment (e.g. 15+ years) since the natural growth will be to the aforementioned places, then the county needs to invest in the sewage system on the south side of the metro's rigdge line.

If I were to bet, I would probably go outside of Sarpy and look into a few areas of Cass County.

I agree with Dave, I'd say northern portions of Cass county, or the western side of Cass county (no further east than Eagle), and Saunders county like Sarpy county has begun to see the price evaluations increase although not to the higher degree of Sarpy.

Anywhere on the east/southeast side of Saunders county is my suggestion along with the west side of Cass county and northern portions of Cass County..

Here is why, both mentioned areas are fully expecting major future growth with a current minimal evaluation increase and therefore you'd get a better return in these areas than most of the Omaha metro area..

[jesseray78]

These are very interesting stats! I do wonder if Chalco will ever be annexed by LaVista or incorporate into it's own city.

[Dave1215]

Chalco will never incorporate into its own.