Gretna area subdivision guide
Aspen Creek homes and real estate in the Gretna area.
Aspen Creek, Aspen Creek North, and the newly approved Aspen Creek West form a large newer-development corridor along 192nd Street between Highway 370 and Cornhusker Road. The broader area includes more than 600 homes, multiple residential phases, schools, trails and bike lanes, and a mix of newer resales and ongoing construction.
What makes Aspen Creek different
Aspen Creek is large enough that the phase and property type matter almost as much as the neighborhood name.
Lamp Rynearson describes Aspen Creek and Aspen Creek North as a multi-phase Gretna-area development along 192nd Street from Cornhusker Road to Highway 370, with more than 600 homes across the broader community. The development also includes school, commercial, trail, and bike-lane infrastructure, so this is more than a small isolated subdivision.
Aspen Creek and Aspen Creek North are related, but Sarpy County records maintain them as distinct subdivision names and also show multiple Aspen Creek replats. The MLS does the same thing: current inventory is split between the Aspen Creek and Aspen Creek North labels.
For a buyer or seller, I would not treat every Aspen Creek-area property as one comparable set. I would first separate the original subdivision from Aspen Creek North, then compare detached homes with villa-style ownership separately, and finally account for lot condition, builder, age, finished space, garage, updates, and current new-construction alternatives.
Homes and real estate
Three comparisons matter most in Aspen Creek.
The neighborhood has enough phases, ownership formats, and newer inventory that a broad average can hide meaningful differences.
Original versus North
Aspen Creek and Aspen Creek North share the broader development corridor, but they are separate subdivision labels. The exact phase, lot, age, builder, and nearby competing homes should be matched before using one sale to price another.
Resale versus new construction
Newer resales can compete directly with builder inventory. Compare the finished product, lot premium, included upgrades, basement finish, landscaping, window coverings, appliances, completion timing, and any builder incentive rather than comparing base prices alone.
Detached versus villa-style ownership
Association records identify Aspen Creek Villas separately from conventional single-family sections. Maintenance services, dues, restrictions, and buyer expectations can differ, so villa sales should not automatically be mixed with standard detached-home comparables.
Development, association, and school details
The exact address tells you more than the Aspen Creek name alone.
Aspen Creek has grown through multiple phases and replats. That makes parcel-level verification important for association documents, taxes, school assignment, and any infrastructure obligations. The Omaha mailing address seen on many homes in the development does not change the fact that buyers commonly compare this area within the Gretna Public Schools market.
Aspen Creek and Aspen Creek North
Sarpy County historical property records list both Aspen Creek and Aspen Creek North as separate subdivision names, along with multiple Aspen Creek replats. Use the exact legal subdivision and parcel when reviewing a specific home. Review Sarpy County subdivision records.
Association structure
Performance Management lists Aspen Creek North as a Sarpy County single-family community and separately lists Aspen Creek Villas. Review the current documents, dues, maintenance responsibilities, and improvement-approval rules for the exact property rather than assuming one structure applies everywhere. Review the association resource.
School boundaries
Gretna Public Schools has adjusted attendance boundaries as the district has grown. Aspen Creek Elementary and Aspen Creek Middle are located within the broader development area, but buyers should still verify the exact home address using the district’s current boundary tools. Verify current Gretna school boundaries.
For development context, Lamp Rynearson’s Aspen Creek project summary explains the larger 192nd Street corridor, residential phases, schools, commercial development, trails, and bike lanes.
Builders in Aspen Creek
Several builders currently market homes or lots in the Aspen Creek area.
Aspen Creek and Aspen Creek North continue to include active builder inventory, so the useful comparison is the specific builder, lot, finished cost, completion timing, and included features. Current builder and community pages show activity from Regency Homes, Mercury Builders, Nelson Builders, Landmark Performance Homes, CW Homes, and Pine Crest Homes.
Buying in Aspen Creek
What I would verify before making an offer.
Compare the home to what a buyer can choose today
I would first identify whether the home is in Aspen Creek, Aspen Creek North, or a villa section, then narrow the comparison by lot type, builder, age, finished square footage, garage, updates, and current new-construction competition.
For newer homes, pay attention to what is already included. Landscaping, fencing, window coverings, appliances, basement finish, decks or patios, and other completed items can make a resale materially different from a builder’s starting price.
Verify the address-specific costs and rules
Check the parcel record, current property taxes, legal subdivision, applicable HOA or villa documents, and current school assignment for the exact home. If a listing references a SID or other assessment, verify it from current public records rather than assuming the same obligation applies to every Aspen Creek phase.
Search Sarpy County property records and use the Gretna school-boundary resource.
For the broader decision, see my Omaha new-construction guide, home-buying guide, and property tax and SID guide.
Selling in Aspen Creek
Current builder inventory can matter just as much as the last closed sale.
Keep the comparable set tight
I would separate Aspen Creek from Aspen Creek North where the market evidence supports it, and I would not mix villa-style properties with conventional detached homes without accounting for the different ownership and maintenance structure. Then I would compare lot position, builder, age, basement finish, garage, condition, updates, and outdoor improvements.
Price against the buyer’s alternatives
A newer resale may compete with both other existing homes and brand-new construction. The pricing conversation should account for builder incentives, completion timing, lot premiums, upgrades, and the features a resale already includes, not just a nearby closed price.
If you are considering selling in Aspen Creek, I can compare your home with the sales and current competition that actually match its phase, property type, lot, condition, and builder profile. Start with a personal home-value review.
Homes for sale in Aspen Creek
See active Aspen Creek-area listings, newest first.
The live IDX search combines the MLS subdivision values Aspen Creek and Aspen Creek North so current inventory is less likely to be missed. Inventory changes, so use the live search itself for the current list rather than a fixed listing count on this page.
Aspen Creek real estate questions
Useful details before you narrow the search.
Where is Aspen Creek in the Gretna area?
Aspen Creek and Aspen Creek North extend along the 192nd Street corridor between Highway 370 and Cornhusker Road. Many properties use Omaha 68136 mailing addresses even though the area is commonly part of the Gretna Public Schools and Gretna-area real-estate search.
Are Aspen Creek and Aspen Creek North the same subdivision?
They are connected parts of the broader Aspen Creek development, but Sarpy County and the MLS recognize Aspen Creek and Aspen Creek North as distinct subdivision names. The exact phase and legal subdivision should be verified for a specific property.
Is new construction still part of the Aspen Creek market?
Yes. Current MLS inventory and builder activity show newer and new-construction homes remain part of the competitive set. A resale should be compared with the builder options a buyer can actually choose at the time.
Does Aspen Creek include villas?
Yes. Association records identify Aspen Creek Villas separately from the conventional single-family sections. Verify the current maintenance services, dues, restrictions, and governing documents for the exact property.
Which schools serve Aspen Creek?
Aspen Creek Elementary and Aspen Creek Middle are in the broader development area, but Gretna Public Schools can change attendance boundaries. Buyers should verify the exact home address using the district’s current boundary resources.
Straight answers about Aspen Creek real estate
Have a question about an Aspen Creek home?
I can help you compare Aspen Creek with Aspen Creek North, new construction with resale, detached homes with villa-style ownership, and the lot, condition, price, and current alternatives without turning the conversation into a sales pitch.