Construction Manager in Papillion, NE

A Career Guide for Construction Managers in Papillion, NE

As someone who’s watched Papillion grow from a quiet suburb into one of the Omaha metro’s most dynamic construction markets, I can tell you this: it’s a place where your skills are in demand, but you need to know the local landscape to succeed. This guide breaks down what it really means to work as a Construction Manager in Papillion—not just the salary numbers, but the day-to-day realities, the neighborhoods, the employers, and the long-term outlook.

Papillion is part of the Omaha-Council Bluffs metropolitan area, but it has its own distinct identity. It’s a community of 24,063 people (U.S. Census Bureau) with a cost of living index of 92.5, meaning your dollar goes further here than the national average. For a construction manager, that’s a compelling mix of opportunity and affordability. Let’s get into the data and the details.

The Salary Picture: Where Papillion Stands

Let’s start with the numbers that matter. The median salary for a Construction Manager in the Omaha-Council Bluffs metro area is $105,775/year, with an hourly rate of $50.85/hour (Bureau of Labor Statistics, May 2023 data). This is slightly below the national average of $108,210/year, but that gap closes quickly when you factor in our lower cost of living. With only 48 jobs in the metro area, the market is competitive but not saturated. The 10-year job growth projection for Omaha is 8% (Projections Central), which is solid and indicates steady, sustainable demand.

Your experience level is the biggest driver of your earnings. Here’s how salaries typically break down in this market:

Experience Level	Typical Years of Experience	Expected Salary Range (Papillion/Omaha Metro)
Entry-Level	0-3 years	$75,000 - $90,000
Mid-Career	4-9 years	$95,000 - $120,000
Senior-Level	10-19 years	$120,000 - $150,000
Expert / Director	20+ years	$150,000+

To give you perspective, here’s how Papillion stacks up against other major Nebraska cities:

City	Median Salary (BLS)	Cost of Living Index	Key Industries
Papillion (Omaha Metro)	$105,775	92.5	Commercial, Residential, Infrastructure
Lincoln (State Capital)	$102,340	93.0	Government, Education, Healthcare
Grand Island	$98,120	89.5	Agri-business, Manufacturing
Kearney	$96,850	88.0	Logistics, Education, Healthcare

Papillion’s strength is its proximity to the Omaha metro’s diverse economy without the downtown Omaha price tag. Insider Tip: While the median is $105,775, don’t be surprised if project-based bonuses push your total compensation 10-15% higher, especially for managers handling large commercial or infrastructure projects.

The Real Take-Home: After Taxes and Rent

A salary number is just a starting point. The real question is: what can you actually afford? Let’s break down a monthly budget for a Construction Manager earning the median salary of $105,775.

Annual Salary: $105,775
Monthly Gross Pay: ~$8,815
Estimated Monthly Deductions (taxes, insurance, 401k): ~$2,500 (varies by filing status and benefits)
Estimated Monthly Take-Home Pay: ~$6,315

Monthly Budget Breakdown:

• Housing (1BR Rent): $878 (Papillion average, Zillow)
• Utilities (Electric, Gas, Internet): $250
• Groceries & Household: $600
• Transportation (Car Payment, Gas, Insurance): $500
• Health Insurance (Employer Portion): $200
• Debt Payments / Savings (15% of Take-Home): $950
• Discretionary Spending: $1,937

Can you afford to buy a home? Absolutely. With a 20% down payment, a $300,000 home in Papillion would have a mortgage of around $1,400/month (including taxes and insurance). That’s manageable on a take-home pay of $6,315. The median home price in Papillion is roughly $290,000 (Redfin), making homeownership a very realistic goal for a manager in this role. Insider Tip: Look into the Nebraska Investment Finance Authority (NIFA) programs for first-time homebuyers; they often have competitive rates for professionals in stable fields like construction management.

Where the Jobs Are: Papillion's Major Employers

Papillion’s construction market is driven by residential growth, commercial expansion, and ongoing infrastructure projects. The jobs are with local and regional firms that handle projects from Sarpy County to downtown Omaha. Here are the key players:

1. HDR, Inc. (Headquartered in Omaha, major presence in Papillion): A global engineering and architecture firm. While more focused on design, their construction management and program management arms are massive. They hire CMs for large-scale infrastructure (roads, bridges, water systems). Hiring is steady, with a focus on PMP-certified managers.
2. Kiewit Corporation (Headquartered in Omaha, regional offices nearby): One of the largest construction and engineering organizations in North America. Their projects range from commercial buildings to massive energy and infrastructure work. They have a strong presence in the Omaha metro and frequently recruit from the local talent pool.
3. MCL Construction (Local Omaha firm with Papillion projects): A full-service general contractor specializing in commercial, healthcare, and industrial projects. They are a major employer for CMs in the area and are known for their strong safety culture. They frequently handle projects at the Omaha VA Hospital and local medical centers.
4. Nebraska Medicine & CHI Health (Major Hospital Systems): With constant expansion and renovation projects, these healthcare giants are perpetual employers of construction managers. Papillion’s proximity to the Nebraska Medicine Bellevue Medical Center and CHI Health’s Midlands clinics means steady hospital-based work.
5. Sarpy County Government & The City of Papillion: Public projects are a reliable source of employment. This includes road widening (like the recent 84th Street expansion), park development, and public facility construction. These jobs offer stability and excellent benefits.
6. Union Pacific (Corporate Headquarters in Omaha): While not a pure construction firm, their massive real estate and facilities department manages a constant pipeline of projects for rail yards, office buildings, and maintenance facilities, requiring CMs with logistics and rail knowledge.
7. Local Home Builders (e.g., Lombardo Homes, Mosaic Homes): Papillion is a hotbed for residential development. Custom and production builders are always looking for experienced CMs to oversee tract developments and custom builds in new neighborhoods. This is a great entry point into the local market.

Hiring Trends: There’s a high demand for CMs with experience in healthcare, higher education (Univ. of Nebraska Omaha is expanding), and industrial construction (food processing, logistics). Insider Tip: Getting to know the project managers at Sarpy County’s Planning Department is a pro move; they often hear about upcoming public bids before they’re publicly listed.

Getting Licensed in NE

Nebraska does not have a mandatory state-level license for general construction managers (unlike architects or engineers). However, there are critical certifications and licenses you’ll need to be competitive and legal.

1. Nebraska Contractor Registration: If you or your company will be bidding on projects over $5,000, you must register with the Nebraska Department of Labor. It’s an online process, costs about $100, and must be renewed every two years. This is non-negotiable for most commercial work.
2. OSHA 30-Hour Certifications: This is the industry standard for safety. Most employers require it, and it’s essential for managing job sites. The cost is typically $150-$250.
3. Professional Certifications (PMP, LEED, etc.):
   • PMP (Project Management Professional): Highly valued, especially by large firms like HDR and Kiewit. The exam fee is ~$400 for members, plus study costs.
   • LEED AP (Leadership in Energy and Environmental Design): Crucial for any green building projects. Cost: ~$300.
4. State-Specific Requirements: For projects involving public utilities or major infrastructure, you may need to coordinate with the Nebraska State Fire Marshal’s Office for certain permits. For commercial projects, local city (Papillion) and county (Sarpy) building permits are required.

Timeline to Get Started: If you’re already a licensed CM in another state, you can get your Nebraska contractor registration and OSHA 30 in under a month. If you’re starting from scratch, plan for 3-6 months to get your registration, foundational certifications, and start networking.

Best Neighborhoods for Construction Managers

Where you live in Papillion affects your commute, access to job sites, and lifestyle. Here’s a breakdown:

Neighborhood	Vibe & Commute	Avg. 1BR Rent	Why It’s Good for a CM
Old Town Papillion	Historic, walkable, charming. 15-20 min to most job sites.	$900-$1,100	Close to downtown amenities, easy commute to Sarpy County offices and local contractors.
Lakeside / Shadow Ridge	Family-oriented, newer homes, near parks. 10-15 min commute.	$850-$1,000	Great for managers with families. Proximity to the Papillion Recreation Complex and good schools.
South Central Papillion	Established, quiet, spacious lots. 10-20 min commute.	$800-$950	Affordable, with easy access to the major arterial roads (Hwy 370, 84th St) for getting to job sites.
Northwest Papillion (near 156th & Maple)	Rapidly developing, modern homes. 15-25 min commute (can be longer during rush hour).	$900-$1,150	Close to the new commercial developments and the Omaha metro’s tech corridor.
Bellevue (Adjacent City)	More densely populated, mix of old and new. 10-20 min commute.	$800-$950	Offers lower rent and is home to the Offutt Air Force Base, which drives a lot of construction work.

Insider Tip: If your work focuses on commercial projects in downtown Omaha, living in Old Town or South Central gives you a reverse commute and quick access to I-80. For residential CMs, living in Lakeside puts you in the heart of the new development zones.

The Long Game: Career Growth

The 8% job growth over the next decade in the Omaha metro is a positive sign, but growth for you personally depends on specialization.

• Specialty Premiums: CMs with niche skills can command a 10-20% salary premium.
  • Healthcare Construction: Complex MEP (mechanical, electrical, plumbing) systems for hospitals. Highly sought after.
  • Industrial/Logistics: Building warehouses and food processing plants. A booming sector in Nebraska.
  • Sustainable Building (LEED): As more corporate and public projects seek green certification, this skill is becoming standard.
• Advancement Paths: The typical path is:
  1. Assistant Project Manager -> Project Manager (Mid-Career Salary: $95k-$120k)
  2. Senior Project Manager -> Project Executive (Senior Salary: $120k-$150k)
  3. Vice President of Operations / Director of Construction ($150k+)
     Many local managers also start their own small firms after a decade in the industry, leveraging local networks to build a book of business.
• 10-Year Outlook: The Omaha metro’s growth, coupled with aging infrastructure and the constant need for healthcare and housing expansion, means the demand for skilled construction managers will remain strong. The key will be adapting to new technologies (BIM, project management software) and continuing education.

The Verdict: Is Papillion Right for You?

Pros	Cons
Affordable Cost of Living: Your salary goes further. Rent and housing are significantly cheaper than coastal cities.	Smaller Market: Only 48 jobs in the metro means fewer opportunities and potentially less job-hopping.
Steady Job Growth: The 8% growth projection indicates a stable market for the long term.	Weather Impacts: Winters can be harsh, which can delay exterior construction projects for months.
Strong Local Network: It’s a “who-you-know” town. Building relationships with local firms and the county is key.	Limited Specialization: If you’re into hyper-specialized fields (e.g., marine construction), this isn’t the place.
Quality of Life: Safe, family-friendly communities with good schools and easy access to Omaha’s amenities.	Slower Pace: If you thrive on the energy of a 24/7 major city, the suburban pace might feel too quiet.

Final Recommendation: Papillion is an excellent choice for a Construction Manager who values work-life balance, affordability, and a stable career path. It’s ideal for mid-career professionals looking to buy a home, start a family, and grow with a local firm. It’s less ideal for those seeking the highest possible salary or the most specialized, high-rise urban projects. The numbers—median salary of $105,775, rent at $878, and a 92.5 cost of living index—tell a story of a market where you can build a solid, prosperous career without the financial strain of larger metros.

FAQs

1. How competitive is the job market for Construction Managers in Papillion?
It’s a stable but niche market. With only 48 jobs in the metro, you’re not competing with hundreds of applicants for each role, but you are competing with a small, tight-knit community of experienced professionals. Networking is critical. Knowing someone at MCL Construction or HDR can be the difference between getting an interview and being overlooked.

2. Is a PMP certification worth the investment in Nebraska?
Yes, unequivocally. While not legally required, it’s a major differentiator, especially for bidding on large commercial or public projects. Firms like Kiewit and HDR often list it as a preferred or required qualification. It can easily justify a $10,000+ salary increase, paying for itself within the first year.

3. What’s the biggest challenge for a new CM moving to Papillion?
Learning the local network. The construction community here is relationship-driven. Understanding the nuances of the Sarpy County permitting process, knowing the key players at the City of Papillion, and building trust with local subcontractors takes time. Be prepared for a 6-month learning curve to get up to speed.

4. Can I work remotely as a Construction Manager in Papillion?
It’s rare but possible for certain roles. A CM focused on pre-construction, estimating, or project management software might work a hybrid schedule. However, the core of this job is being on-site, managing crews and logistics. Expect to be in an office or on a job site most days.

5. How do salaries in Papillion compare to Omaha proper?
They are virtually identical. The median of $105,775 for the Omaha-Council Bluffs metro applies to both. The key difference is your take-home pay. Living in Papillion, with a 92.5 cost of living index, can feel like a 10-15% raise compared to living in downtown Omaha, where housing and other costs are higher.