The biggest single piece of new development in West Omaha is reshaping the 144th and Dodge corridor — here is an honest read on what is built, what is coming, and what it means if you are buying nearby.
Heartwood Preserve is a roughly 500-acre mixed-use development just south of 144th and Dodge, built on former Boys Town farmland. It broke ground in 2019 and is filling in steadily: offices, restaurants and retail are already open, a 19-acre public park anchors the middle, and housing now ranges from $800,000-plus single-family homes to row houses, duplexes, apartments and a luxury condo building starting just under $1 million. For buyers, it means West Omaha is gaining a walkable core where there used to be farmland — and nearby resale homes sit next to a long construction runway.
It sits just south of 144th and Dodge Streets, spreading south toward Pacific Street and west past Millard North High School. If you have driven West Dodge and noticed the wide-open green space with new buildings rising around its edges, that is it. The land was farmland owned by Boys Town before Applied Underwriters became the master developer of the site.
That location matters more than the acreage does. This is not a development on the far western edge of the metro — it is interior West Omaha, minutes from established neighborhoods, with Dodge access in both directions.
Plenty. This is the part people underestimate — they picture a construction site and miss that a real neighborhood is already functioning there:
This is the question I get most, and the answer has changed a lot in the last two years. There is no longer one price point — there are several distinct products:
The first single-family homes on the site — a 45-acre tract northwest of 151st and Pine, planned for roughly 50 homes at $800,000 and up.
A newer upscale neighborhood north of Pacific Street and west of Millard North High School, mixing row houses, single-family homes and duplexes. Residents will be able to walk to the shops and offices going in at Heartwood Row, with linear park and green space along the western edge.
The site's first luxury condominiums — three buildings, 107 units, starting just under $1 million, with floor-to-ceiling windows, underground parking, concierge service and a pool. Construction was slated to begin in early 2026 with the first building expected around 2028. Notably, the first building was already about a quarter reserved before ground was broken.
Aerie Heartwood Preserve brings apartments, townhomes and single-family rentals. Broadmoor is building apartments immediately north of Millard North High School around a parking garage that is already up.
The centerpiece still under construction is Heartwood Row — a pedestrian-oriented main street from Lanoha Real Estate Company, planned with retail, restaurants, entertainment, Class A office space and a Marriott Bonvoy Autograph Collection hotel expected around 2027. Engineering firm Olsson is filling two floors of a four-story building there, bringing roughly 300 employees to the corridor.
South of Pacific Street, work continues on the Applied Underwriters headquarters building. Road improvements on the surrounding arterials are being coordinated with the City of Omaha and the Nebraska Department of Transportation to handle the added traffic — which is worth knowing if you commute through 144th and Dodge.
This site has years of building left. If you buy in early you get first pick and a quieter park; you also get trucks, dust and detours. Some people love watching it come together. Some do not.
Weekday 5:30 p.m. tells you about Dodge traffic. Saturday morning tells you about the park. Do both before you write an offer.
At $800,000-plus, you are competing with mature neighborhoods that have grown trees, settled assessments and known schools. New construction here buys you newness and walkability; resale buys you certainty. Neither is automatically the better deal.
New-construction contracts are written by the seller. Allowances, timelines, change-order pricing and what happens if completion slips are all negotiable-adjacent details worth a second set of eyes.
The lot behind yours may be a park, a row of duplexes or an office building. On a 500-acre master plan, that answer exists — you just have to ask for it.
The fundamentals are unusually strong for a new development: a corporate employment base on site, a public park programming hundreds of events, and a walkable retail core in progress. That said, entry prices already reflect a lot of that promise. I would buy here because you want to live here, not because you are counting on a quick lift.
The development sits next to Millard North High School, and much of the site falls within Millard Public Schools. Boundaries can differ lot by lot on a site this large, so verify the assignment for the specific address before you fall in love with it — I do this for clients as a matter of course.
Not soon, and that is by design. Ground broke in 2019, the hotel at Heartwood Row is targeted for 2027, and the first condo building is expected around 2028. Plan on active construction somewhere on the site for years.
Yes — and you should. The on-site sales representative works for the builder. Bringing your own representation costs you nothing extra in most cases and gives you someone reading the contract on your side of the table.
No. The park, greenways and events are open to the public, which is part of why nearby neighborhoods benefit too. If you like the amenity but not the price, buying within a few minutes' drive is a genuinely smart play.
I am an Omaha native and I watch this corridor closely. If you are weighing Heartwood against an established neighborhood, I will give you the unvarnished comparison — including the reasons it might not be your fit.
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