Top Neighborhoods
Bellevue isn't the quirky older sibling of Omaha anymore. It's a full-fledged city with distinct pockets, and choosing the wrong one can mean 20 extra minutes on the daily commute or landing in a neighborhood where your home value lags. This guide cuts through the noise.
Quick Compare: Top Neighborhoods in Bellevue
| Neighborhood | Vibe | Rent Range | Best For | Walk Score |
|---|---|---|---|---|
| Old Towne Bellevue | Historic, walkable | $1,100-$1,500 | History buffs, downtown Omaha commuters | ~70 |
| Birchwood Park | Family-focused, quiet | $1,300-$1,700 | Military families, young families | ~45 |
| Cedar Island | Suburban, water-adjacent | $1,400-$1,900 | Outdoor enthusiasts, Offutt AFB personnel | ~35 |
| South Omaha | Affordable, practical | $900-$1,300 | Budget-conscious renters, essential workers | ~55 |
| Lakeside | Established, spacious | $1,200-$1,600 | Retirees, long-term homeowners | ~40 |
Old Towne Bellevue
Overview: The historic heart of the city, centered around Main Street and Galvin Road. This is where Bellevue's original charm lives, with brick buildings and tree-lined streets that feel a world away from the strip malls.
The Numbers:
- 🏠 Rent: $1,100 - $1,500/mo (1BR) | $1,400 - $1,800/mo (2BR)
- 🏡 Buy: Median home $245k - $310k
- 🚗 Commute: 15 min to downtown Omaha | 10 min to Offutt AFB
- 🚶 Walk Score: ~70 (Very Walkable)
Local Intel: Parking is a nightmare during the weekly farmers market (Saturdays, 8am-noon). The new apartment builds on Galvin Road are pushing out the old guard, but you can still find deals on side streets west of Main. Avoid the stretch of Main Street between Mission and Galvin during rush hour—traffic bottlenecks hard.
Who Thrives Here: First-time homebuyers who want walkability and history, and remote workers who value coffee shop culture over a home office.
Pros & Cons:
- ✅ Highest walk score in Bellevue; you can hit The Bookworm, Voodoo Brewing, and the post office on foot
- ✅ Strong appreciation potential as Omaha's metro sprawls south
- ❌ Older housing stock means frequent plumbing and electrical updates; get a thorough inspection
- ❌ Street parking only for most units, brutal in winter
Schools: Bellevue Public Schools (District rated B+). Burke High School is solid, and the elementary schools in this zone are above average.
The Verdict: Move here if you want character and walkability. Avoid if you need a garage or modern amenities.
Birchwood Park
Overview: The quintessential military family neighborhood, built around Birchwood Park and the Offutt AFB perimeter. It's a sea of well-kept ranch homes and quiet cul-de-sacs.
The Numbers:
- 🏠 Rent: $1,300 - $1,700/mo (1BR) | $1,600 - $2,100/mo (2BR)
- 🏡 Buy: Median home $280k - $340k
- 🚗 Commute: 20 min to downtown Omaha | 5 min to Offutt AFB
- 🚶 Walk Score: ~45 (Car-dependent)
Local Intel: The neighborhood association is active—expect HOA letters if your lawn gets too tall. The best deals on homes are usually base-adjacent, but they sell in days. The Birchwood Park community center hosts free events for military families, a huge perk.
Who Thrives Here: Active duty military and families who prioritize safety, community, and proximity to base over nightlife.
Pros & Cons:
- ✅ Exceptionally low crime; one of the safest areas in Bellevue
- ✅ Quick access to Offutt's commissary and exchange
- ❌ Zero walkability; you'll drive for everything, including a gallon of milk
- ❌ Housing styles are cookie-cutter; don't move here for architectural variety
Schools: Bellevue Public Schools. Two words: Offutt Elementary. It's a top performer with heavy military family involvement.
The Verdict: Perfect for Offutt families. Skip it if you work downtown or crave urban energy.
Cedar Island
Overview: This is Bellevue's "nature" neighborhood, hugging the Missouri River and Haworth Park. You'll find larger lots and a more secluded feel, despite being minutes from everything.
The Numbers:
- 🏠 Rent: $1,400 - $1,900/mo (1BR) | $1,800 - $2,400/mo (2BR)
- 🏡 Buy: Median home $320k - $400k
- 🚗 Commute: 25 min to downtown Omaha | 10 min to Offutt AFB
- 🚶 Walk Score: ~35 (Very Car-dependent)
Local Intel: The flood of 2019 hit parts of Cedar Island hard—floodplain maps are non-negotiable here. Check them before you buy. The real gem is Haworth Park's boat ramp; if you're into fishing or kayaking, it's a game-changer. Avoid the riverfront properties if you don't want to deal with insurance headaches.
Who Thrives Here: Outdoor enthusiasts, hunters, and Offutt personnel who want space and river access.
Pros & Cons:
- ✅ Direct access to Haworth Park's trails, disc golf, and river views
- ✅ Larger lots and more privacy than other Bellevue suburbs
- ❌ Flood insurance is mandatory for many properties, adding $800-$1,500/year
- ❌ Older infrastructure; sewer lines and septic systems are common issues
Schools: Bellevue Public Schools. Not the highest-rated in the district, but solid. The proximity to nature programs at Haworth Park is a plus.
The Verdict: Ideal for nature lovers and those who work at Offutt. Avoid if you're on a tight budget or risk-averse about flooding.
South Omaha
Overview: Technically its own city, but functionally part of the Bellevue metro. This is the affordable workhorse—dense, practical, and packed with authentic Mexican food.
The Numbers:
- 🏠 Rent: $900 - $1,300/mo (1BR) | $1,200 - $1,600/mo (2BR)
- 🏡 Buy: Median home $200k - $260k
- 🚗 Commute: 10 min to downtown Omaha | 15 min to Offutt AFB
- 🚶 Walk Score: ~55 (Somewhat Walkable)
Local Intel: The 24th Street corridor is the real deal—La Mesa and El Basha are local institutions. The area near the South Omaha Library is gentrifying fast; lock in a rental now before prices jump. Rush hour traffic on L Street is a bottleneck, but side streets are your friend.
Who Thrives Here: Essential workers, young families on a budget, and anyone who wants authentic culture over chain restaurants.
Pros & Cons:
- ✅ Best food scene in the metro, period; you won't find better tacos north of the Platte
- ✅ Most affordable housing within 15 minutes of downtown Omaha
- ❌ Crime is higher than Bellevue proper; property crime is the main issue, not violent
- ❌ Schools are underperforming compared to Bellevue districts
Schools: Omaha Public Schools (District rated C). The area is zoned for South High, which struggles with resources.
The Verdict: Move here for affordability and culture. Avoid if school quality is your top priority.
Lakeside
Overview: Established in the 1960s, Lakeside is built around a private lake and attracts retirees and long-term residents. It's quiet, stable, and feels like a small town within the city.
The Numbers:
- 🏠 Rent: $1,200 - $1,600/mo (1BR) | $1,500 - $1,900/mo (2BR)
- 🏡 Buy: Median home $270k - $330k
- 🚗 Commute: 18 min to downtown Omaha | 12 min to Offutt AFB
- 🚶 Walk Score: ~40 (Car-dependent)
Local Intel: The lake is private—residents only. If you rent here, confirm your lease includes lake access. The HOA is strict but effective; the neighborhood is immaculate. The Lakeside Grill is a hidden gem for breakfast. Winter is rough; snow removal is slow on the side streets.
Who Thrives Here: Retirees, remote workers who want quiet, and families who value stability over growth.
Pros & Cons:
- ✅ Private lake for fishing and kayaking (residents only)
- ✅ Extremely low turnover; neighbors are here for decades
- ❌ HOA fees are $50-$100/month and rules are rigid
- ❌ Few young people; it's a quiet, older crowd
Schools: Bellevue Public Schools. The schools are average for the district, but the stability of the neighborhood benefits kids.
The Verdict: Perfect for retirees and those seeking quiet stability. Avoid if you're young, single, or want a vibrant social scene.
Final Advice
For young professionals, Old Towne Bellevue is the clear winner—you get walkability and a 15-minute commute to downtown Omaha. Families heading to Offutt should prioritize Birchwood Park for safety and community, but Cedar Island if you want space and outdoor access. Budget-conscious renters should lock in South Omaha deals fast, but be strategic about which block you choose. Retirees will find their happy place in Lakeside, but the HOA isn't for everyone.
Traffic patterns are predictable: avoid the 7th Street corridor between 7:30-8:30 AM and 4:30-5:30 PM, especially near Offutt. Counterintuitive tip: Consider renting in Old Towne even if you work at Offutt—the 10-minute drive is worth the walkability and appreciation potential.