Real Estate Information Archive

Are you aware that Omaha's urban landscape is undergoing a remarkable renaissance? The Nancy Heim-Berg Team has our finger firmly on the pulse of Omaha's real estate market, and we've recently observed how strategic investments and thoughtful development are reshaping areas like Blackstone, Benson, and North Downtown.

 

Once-overlooked neighborhoods transform into vibrant hotspots that attract residents and investors. Omaha's transformation is changing more than the physical landscape and creating excellent investment opportunities for savvy buyers looking to capitalize on Omaha's urban evolution.

 

Blackstone District: From Historic Hub to Modern Hotspot

Once one of Omaha's oldest neighborhoods, the Blackstone District has emerged as the city's premier example of successful urban revitalization. The historic area, extending from 36th Street to 42nd Street along Farnam Street, has been transformed into a lively, pedestrian-friendly destination that showcases contemporary dining, nightlife, shopping, and residential experiences. NebraskarealtyBlackstonedistrict

 

Mayor Jean Stothert noted that "Blackstone's success and growth will continue to accelerate when the streetcar is running," highlighting this transportation project's transformative impact on the area. Nebraska Examiner The perfect storm of development factors converging in this area makes Blackstone particularly interesting to investors. The coming streetcar route, scheduled to begin operating in 2027, is accelerating development.

 

Recent development announcements underscore this momentum. A new $45 million housing development was recently announced for the Blackstone District, set to transform the former WOWT-TV building site at 35th and Farnam with 180 apartments and amenities, including a pool and fire pits. The project developers specifically cited the incoming streetcar as a key factor in their concept. https://www.wowt.com

 

For investors, Blackstone offers multiple entry points—from purchasing existing properties for renovation to investing in new developments. The Nancy Heim-Berg Team has guided numerous clients through successful investments in the Blackstone District, helping them identify properties with strong appreciation potential before prices climb further.

 

Benson: A Growing Appeal for Benson's Artistic Soul

Benson, just northwest of downtown, known for its lively and unique vibe, has established itself as one of Omaha's most distinctive neighborhoods. We're seeing Benson transform from working-class roots into one of the city's most vibrant districts, right before our eyes. The heart of the neighborhood runs along Maple Street, home to trendy restaurants, craft breweries, cafés, and boutique shopping options. The Dodge Voice

 

Its strong artistic identity and community cohesion distinguish Benson from other evolving areas. The neighborhood has transformed into one of Omaha's most eclectic areas, filled with art galleries, music venues like The Waiting Room Lounge, and diverse dining options that attract a creative crowd. Nebraskarealty

 

The Heim-Berg Team has identified several investment opportunities unique to Benson:

 

First, the commercial corridors offer solid small business investment potential, with storefront properties at more accessible prices than those in Blackstone or downtown. One local entrepreneur recently purchased, redesigned and renovated a hardware store into an attractive café and coworking space, seeing substantial revenue and property appreciation.

 

Second, the residential streets surrounding the commercial core feature character-rich homes at relatively affordable prices. A young couple working with the Nancy Heim-Berg Team purchased a 1920s bungalow for $225,000 in 2022, made strategic updates, and recently received an appraisal valuing their home at $310,000—representing substantial equity growth in just three years.

 

Third, a four-unit property recently listed by the Nancy Heim-Berg Team received multiple offers within 48 hours, demonstrating strong investor interest in this area. This proves that multi-family opportunities in Benson remain undervalued compared to other hot neighborhoods.

 

North Downtown: The Next Frontier

The most exciting area for forward-thinking investors is North Downtown Omaha, where infrastructure investments and strategic development are laying the groundwork for substantial growth. According to the 2022 Greater Omaha Chamber Urban Core Strategic Plan, the goal is to add 30,000 new residents to Omaha's urban core over the next 30 years—and North Downtown will play a crucial role in achieving this vision. Cityofomaha

 

According to projections from the Omaha Streetcar Authority, the streetcar project is proving to be a powerful catalyst for North Downtown development. The streetcar system is expected to generate $3.2 billion in new downtown development over 15 years, creating tremendous opportunities for early investors.  Rejournals

 

The North Downtown developments are showing a lot of momentum:

One developer invested in three adjacent properties near CHI Health Center, designing them as a mixed-use project that includes ground-floor retail with residential units above. They're including a local coffee shop and a boutique fitness studio that are up and running, before completing full property construction, demonstrating the demand for amenities.

 

Currently, the Heim- Berg Team, sees a robust long-term forecast for North Downtown. North Downtown offers a great value proposition for residential investors. The area features a mix of newly renovated properties and development opportunities, with listings highlighting convenient access to downtown attractions while emphasizing future benefits from the incoming streetcar line. Redfin

 

Omaha is undergoing what Mayor Jean Stothert called an "$8 Billion Makeover," with more than 20 construction projects underway throughout downtown and surrounding areas to enhance connectivity, livability, and economic activity. Homes

 

For those considering investment in these transforming neighborhoods, the Heim-Berg Team recommends several successful strategies:

Timing is critical. North Downtown presents the highest potential upside but requires a longer investment horizon, while Blackstone represents a more mature investment market with proven returns but higher entry costs.

 

Benson offers a mid-range opportunity with established momentum but still accessible price points. A client working with the Nancy Heim-Berg Team recently purchased a mixed-use building in North Downtown for 30% less per square foot than comparable properties in Blackstone, banking on the area's trajectory to drive future appreciation.

 

Consider Property Type Carefully: Each neighborhood has different property types that perform best. In Blackstone, multi-family and mixed-use buildings have shown the most substantial returns. Benson's single-family homes and small multi-family properties (2-4 units) have demonstrated excellent appreciation. North Downtown's best opportunities are commercial buildings with redevelopment potential and newer condo developments.

 

Look for Infrastructure Indicators: Properties within a quarter mile of planned streetcar stops consistently show the most substantial appreciation potential. The Nancy Heim-Berg Team maintains detailed maps of infrastructure developments. It can guide investors to strategic locations based on upcoming improvements.

 

Consider Cash Flow vs. Appreciation: North Downtown offers stronger cash flow opportunities with long-term appreciation prospects. Investors should clarify their primary objectives. Blackstone properties typically generate lower cash flow but stronger appreciation. Benson offers balanced cash flow and appreciation potential.

 

The Streetcar Project’s Impact. The coming streetcar system deserves special attention as an investment driver, as it should have a substantial financial impact. When operational in 2028, the initial route will connect neighborhoods, business districts, tourist attractions, and community amenities between downtown Omaha and the Blackstone District. The streetcar represents more than just transportation—it catalyzes economic growth, spurring billions in new development. Omaha streetcar

 

The Nancy Heim-Berg Team has observed a clear pattern of investment flowing along the planned route, with properties within walking distance of future stops commanding premium prices. One client who purchased a commercial building on Farnam Street in 2022 has already received unsolicited offers at 40% above their purchase price despite making minimal improvements to the property.

 

Omaha's planned streetcar system carries a price tag exceeding $300 million. It will run primarily along Farnam and Harney Streets between downtown and midtown. City officials have approved $440 million in bonds to finance the project, with the debt to be paid through tax-increment financing (TIF) revenues. Nebraska Examiner.

 

This important public investment shows the city's commitment to the corridor's success and provides investors with additional confidence about the area's trajectory.

 

The Heim Berg Team's Investment Timing Advice. Based on current market conditions and development timelines, the Nancy Heim-Berg Team suggests these neighborhood-specific investment approaches:

 

Blackstone: The window for getting in early has largely closed, but opportunities remain for value-added investments. Focus on properties needing renovation or those slightly outside the core district that will benefit from the neighborhood's continued expansion. Consider a 5–7-year-old strategy to maximize returns.

 

Benson: Now is the optimal time to invest in Benson, as prices have not yet reached their ceiling. The neighborhood is experiencing steady appreciation without the speculative price jumps seen in Blackstone. The sweet spot is within three blocks of Maple Street, where walkability enhances rental rates and resale values.

 

North Downtown: Properties may require more initial work or extended holding periods before significant appreciation materializes. This area represents the best opportunity for patient investors with a 7–10-year horizon. Still, early investors stand to benefit most from the area's transformation. The Nancy Heim-Berg Team has identified several "micro-pockets" within North Downtown that show early signs of accelerated development.

 

The Nancy Heim-Berg Team has consistently advocated for investments that honor neighborhood heritage while supporting growth. Omaha's neighborhood transformation is particularly noteworthy because it balances progress with preservation.

 

Omaha's evolution has largely maintained each area's distinct identity while enhancing amenities and infrastructure, unlike in some cities, where gentrification completely changes neighborhood character. Omaha's thoughtful approach to development creates sustainable long-term value and reduces the risks typically associated with rapidly changing urban areas.

 

Investing in Omaha's transforming neighborhoods requires local expertise, market insights, and strategic timing. The Nancy Heim-Berg Team offers all three, with a deep understanding of the factors driving neighborhood evolution and the ability to identify opportunities before they become apparent to the broader market.

 

Are you considering your first investment property, looking to diversify your portfolio with Omaha real estate, or seeking to capitalize on the city's urban renaissance? The Nancy Heim-Berg Team provides the guidance you need to make informed decisions.

 

Ready to explore investment opportunities in Omaha's most promising neighborhoods? The Nancy Heim-Berg Team offers personalized consultation to help you identify the right property type, location, and investment strategy for your goals. Contact us today at (402) 677-9024 or visit our website at https://www.omahaarealiving.com to begin your journey toward successful real estate investment in Omaha's transforming neighborhoods.

 

 

 

As the Nancy Heim-Berg Team leader, I've watched Omaha's cultural districts transform while helping countless families find their perfect homes in these vibrant neighborhoods. Right now, it’s like “Back to the Future,” as history meets 2025! Let me take you on a journey through Omaha's most dynamic areas - the Old Market, Blackstone District, and Benson. Our team has watched these neighborhoods evolve from historic districts into thriving cultural hubs, and we know every corner, every upcoming project, and every hidden gem in these remarkable areas.

The Old Market: Preserving Our Past, Embracing Our Future
The Old Market remains Omaha's crown jewel of historic preservation, and the developments we see are stunning. Just last month, I toured the renovation of the 1880s Pickens Building, where developers create luxury lofts while preserving the original timber beams and brick walls. The landmark Burlington Building at 10th and Howard is undergoing a similar transformation - we're particularly excited about the rooftop garden and community space being added.
Speaking of exciting developments, have you heard about the new boutique hotel coming to the corner of 11th and Jackson? The developers incorporate the original 1900s facade while creating a modern 42-room hotel with a spectacular ground-floor restaurant. We're also seeing the completion of the Howard Street Taphouse, housed in what was once a 19th-century hardware store. They've kept the original tin ceiling and even discovered some fantastic architectural details during renovation.

Blackstone District: The Evolution Continues
The transformation of Blackstone continues to amaze me. Remember the old service station at 40th and Farnam? It's now being converted into a two-story food hall featuring local vendors, with the garage doors preserved to create indoor-outdoor dining spaces. The Blackstone Depot project is another game-changer - this mixed-use development will bring 78 luxury apartments and 12,000 square feet of retail space while incorporating elements from the area's streetcar era.
One of our team's recent listings, a 1920s apartment building on 39th Street, sold within days of hitting the market. The new owners plan a thoughtful renovation to preserve the gorgeous Art Deco details while adding modern amenities. And wait until you see what's happening with the old Blackstone Hotel's west wing - the renovation plans include a rooftop bar with stunning downtown views and a speakeasy-style jazz club in the basement.

Benson: Omaha's Creative Heart
Benson keeps improving, and we're seeing some incredibly creative development projects. The former Benson Theater is nearly complete with its $4.5 million renovation - we can't wait for the grand opening next month. The space will host everything from local theater productions to independent film screenings.

The new Benson Lights project at 60th and Maple is a perfect example of thoughtful development. The developers worked with local artists to incorporate public art installations throughout the property, and the ground-floor retail spaces are already attracting exciting local businesses. Just last week, I toured the nearly completed artist lofts on the upper floors—the studios feature incredible natural light and flexible floor plans that our creative clients are going to love.

Let me share some insider knowledge about what's coming next. Benson is about to see the start of its most ambitious project yet—transforming the former industrial space north of Maple Street into a maker's campus. The campus will include artist studios, craft workshops, and incubator spaces for creative businesses, all housed in renovated industrial buildings.

The Old Market is preparing for its most significant development in years—a full-block mixed-use project between Jackson and Jones Streets. The project will include ground-floor retail, office space, and luxury condos designed to complement the historic warehouse district aesthetic.
Watch for the announcement of a significant tech company taking over the renovated Commercial Building in Blackstone. The development will include a public plaza and innovation center, bringing even more energy to the district.

Living in Cultural Districts: An Insider's View
When clients ask about living in these vibrant areas, we love sharing the real scoop. Take parking, for instance - while everyone knows about the public lots in the Old Market, we know which buildings have reserved spaces and which upcoming developments include resident parking. The Blackstone District has some hidden gems, too - there's a newly renovated parking structure behind the Blackstone Hotel that most people don't even know about.

We're experts at helping our clients navigate historic properties' unique challenges and joys. We recently helped a family find a gorgeous 1900s row house in the Old Market. We connected them with contractors specializing in historic renovations and helped them understand the tax incentives available for landmark property maintenance.

Our Team's Commitment
Sure, the Nancy Heim-Berg Team sells properties in these neighborhoods, but more importantly, we're part of their story. You'll often find one of us grabbing coffee at Archetype in Blackstone, checking out the latest gallery opening in Benson, or showing clients my favorite hidden courtyards in the Old Market. We live here and offer unparalleled insights to anyone interested in these areas.
The Nancy Heim-Berg Team offers knowledge, expertise, and a genuine love for these historic districts and their ongoing evolution. It would be our pleasure to share our knowledge and to help you become part of these vibrant communities. If you'd like to learn more about opportunities in these exciting neighborhoods, specific properties or upcoming developments? 

Let's grab a coffee at one of our local spots and discuss your Omaha Dreams. Contact The Heim-Berg Team at 402-677-9024 or visit www.omahaarealiving.com We'll help you find the ideal balance of amenities, lifestyle, and value.
 

As someone who's helped countless first-time homebuyers find their perfect starter home in Omaha, I love sharing the hidden gems of Benson and South Omaha – two neighborhoods that offer incredible value and community spirit in 2025.

Benson offers the perfect mix of affordability and amenities. Benson Park offers 217 acres of outdoor enjoyment, including a swimming pool, playground, spray ground, and walking trails, and is the neighborhood's crown jewel. A home in Benson typically ranges from $180,000 to $250,000. Recently, my team helped a young couple find a charming three-bedroom house with a fenced yard for $215,000.  Rogers Park, another local favorite, provides additional green spaces for family picnics and weekend activities. Benson's walkable Maple Street district has become a hub for family-friendly restaurants and community events.  First Fridays unite the neighborhood, and the Benson Branch Library hosts terrific children's programs throughout the year.

Moving to South Omaha, you'll find even more affordable options, with well-maintained three-bedroom homes ranging from $160,000 to $230,000. Spring Lake Park is the heart of outdoor recreation, featuring scenic walking trails, a playground, and a golf course. The newly renovated Mandan Park offers stunning Missouri River views and excellent playground equipment. Highland Park and Christie Heights Park provide additional green spaces for family activities.

One of South Omaha's hidden gems is Upland Park, with its sports fields and walking paths. The South Omaha YMCA on Q Street offers affordable family memberships and many youth programs. Families particularly love the Morton Park splash pad during the summer months.

Something many first-time buyers don't know about South Omaha – Columbus Park and Lynch Park are both undergoing improvements, making these areas increasingly attractive for young families. The Spring Lake Pool is a summer favorite, and the Spring Lake Community Center offers year-round activities for kids and adults alike.

Remember, many Benson and South Omaha homes qualify for first-time homebuyer programs. I've helped numerous clients utilize the Nebraska Investment Finance Authority (NIFA) programs, which can make homeownership even more affordable. Some clients have purchased homes with as little as 3.5% down using FHA loans combined with NIFA support.

Benson and South Omaha are experiencing thoughtful development while maintaining their unique character and affordability, influencing current market trends, by strengthening their appeal for young families. The strong sense of community and excellent recreational facilities and parks make these areas perfect for first-time homebuyers.

Ready to explore these wonderful neighborhoods in person? We'd love to show you around and help you discover which area best fits your lifestyle and budget. Whether you're drawn to Benson's artistic vibe or South Omaha's cultural richness, a perfect first home awaits you.

Let's grab a coffee at one of our local spots and discuss finding your ideal starter home in one of Omaha's most welcoming communities!

Contact The Heim-Berg Team at 402-677-9024 or visit www.omahaarealiving.com We'll help you find the ideal balance of amenities, lifestyle, and value.

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