Thinking about building a new home in Gretna and wondering how long it will actually take? You’re not alone. Between lot choices, permits, selections, and inspections, the process has many moving parts. In this guide, you’ll see a clear, step-by-step timeline for Gretna, what can speed things up or slow things down, and how to protect your budget and timeline from day one. Let’s dive in.
The big picture timeline in Gretna
Most new single-family builds in the Omaha metro, including Gretna, run about 6 to 12 months from a signed build contract to keys for tract or semi-custom homes. Custom builds and larger homes often take longer. Builder backlog, lot readiness, your selection speed, and seasonal weather can shift timing.
Locally, growing demand in Gretna can extend the queue before your build starts. Nebraska winters can slow site and exterior work, while permitting and utility hookups sometimes add weeks. The smartest move is to plan for uncertainty and build cushion into your timeline.
Step 1: Choose and reserve your lot
Start by selecting a subdivision and lot that fit your goals. Review the lot’s grade and orientation, setbacks, easements, HOA rules and covenants, utility availability, and any soils or floodplain considerations. Ask for a preliminary site plan so you can see how the home will sit on the lot.
You can evaluate and reserve a lot in hours to weeks. Many builders ask for a lot hold deposit, often 1 to 2 percent of the lot price, though this varies. Expect a lot reservation form or contract addendum, and plan for a lot survey either now or after purchase.
Step 2: Contract and financing
Next, you’ll sign the builder’s purchase agreement. This outlines the base price, what’s included, allowances for finishes, the estimated schedule, warranty details, and how closing will work. It should also explain inspection rights and how change orders are priced.
Plan 1 to 4 weeks to finalize the contract, depending on financing and negotiations. Confirm whether you’ll use a construction-to-permanent loan or a traditional mortgage at completion. Your lender’s draw schedule will tie to construction milestones and inspections.
What to verify in the contract
- What the base price includes versus upgrades
- How allowances work and what happens if you miss selection deadlines
- Change order pricing method and any markups
- Estimated start and finish windows, plus any delay language
- Inspection rights and walk-through process
- Warranty scope and start date
- Title and closing path (one closing or two)
Step 3: Design and selections
You’ll choose finishes like flooring, cabinets, counters, lighting, and appliances through the builder’s design center or vendors. Selections often have firm deadlines. Missing them can cause delays or force default choices.
Expect 2 to 6 weeks for this phase. Sign off on your selections sheet, understand your allowances, and note lead times on long-lead items like appliances, windows, or specialty fixtures. Document everything in writing with pricing.
Step 4: Permits and utilities in Gretna
For in-city lots, the City of Gretna issues building permits. In unincorporated areas, Sarpy County or an approved plan reviewer may be involved. Ask your builder to confirm the permitting jurisdiction for your lot.
Permitting typically takes 2 to 8 or more weeks, depending on the application’s completeness, the current queue, and whether engineering is required. You may see separate permits for building, plumbing, electrical, mechanical, grading and erosion control, sewer or septic, and driveway. HOA approvals can add days to weeks.
Coordinate utility hookups early. Water, sewer, gas, and electric service need to be scheduled, and final meter sets can add days to weeks near the end of construction.
Step 5: Construction milestones
Construction usually spans 4 to 9 months for production and semi-custom homes. Here are the major stages and typical inspection points:
Site work and footings (1 to 3 weeks)
- Clearing, grading, excavation, forming and pouring footings and foundation
- Footing and foundation inspections; soils or compaction tests as required
Foundation cure and backfill (1 to 3 weeks)
- Waterproofing, foundation drains, backfill, slab preparation
Framing shell (2 to 6 weeks)
- Exterior walls, roof structure, sheathing, windows and doors
- Framing and structural inspections
Rough mechanicals: plumbing, electrical, HVAC (1 to 3 weeks)
- Rough-in of systems inside framing
- Plumbing, electrical, and mechanical rough inspections
Insulation and drywall (1 to 4 weeks)
- Insulation per code, vapor barrier, drywall hang, tape, and finish
- Insulation inspection before drywall; energy testing as required
Interior and exterior finishes (3 to 8 or more weeks)
- Paint, flooring, cabinets and countertops, trim, fixtures, appliances
- Exterior work like siding, driveway, and initial landscaping
Finals and certificate of occupancy (1 to 3 weeks)
- Final building, electrical, plumbing, and HVAC inspections
- Certificate of occupancy or temporary certificate, plus your final walk-through and punch list
Step 6: Walk-through, punch list, closing, and keys
Before closing, you and the builder will walk the home to identify any unfinished or incorrect items. Create a punch list and agree on completion dates. Some items can finish after move-in if the builder provides a timeline.
You’ll receive warranty documents at or shortly after closing. Closing usually occurs once the certificate of occupancy is issued. Some builders require separate closings for the lot and the home, so confirm this early.
Keys are released after closing. In certain cases, you may receive temporary occupancy with a temporary certificate while minor items finish.
Gretna factors that affect timing
- Permitting and inspections: Confirm whether your lot is in the City of Gretna or under Sarpy County. Ask for your permit number and the builder’s current estimate for permit review and inspection scheduling.
- Weather: Nebraska winters can slow excavation and exterior work, especially November through March. Spring rain can delay grading, driveways, and lawns.
- Utilities and infrastructure: Many subdivisions have water and sewer stubs, but some outlying lots may require septic or a private well with separate permitting. Tap or connection fees and scheduling can add time.
- Demand and builder backlog: Gretna’s growth can push start dates several months out during busy periods. Ask for the builder’s current average contract-to-start and start-to-close timing.
- HOA approvals: Many subdivisions require architectural approval for plans, colors, and landscaping. Build that review time into your plan.
How your agent protects your time and budget
Builders work for themselves. A knowledgeable buyer’s agent safeguards your interests on pricing, terms, inspections, schedule, and warranty. Here’s how representation adds value at every step.
Pre-contract support
- Compare builder contracts, spec sheets, and allowances line by line
- Verify easements, setbacks, floodplain, and covenants
- Coordinate construction financing options and lender draw schedules
Contract negotiation
- Clarify what’s included in the base price and what is an upgrade
- Nail down how allowances work and what happens if deadlines are missed
- Get change order pricing rules in writing and understand markups
- Push for remedies or credits if schedules slip, where possible
- Confirm warranty details and how disputes are handled
- Make the closing path crystal clear
Design and schedule management
- Track selection deadlines and secure signed pricing for all choices
- Confirm lead times for long-lead items and order early
- Request written schedule updates and confirm permit and inspection dates
Construction oversight
- Arrange independent inspections at key milestones if allowed by the contract
- Coordinate lender draws to match inspection sign-offs
- Track change orders with itemized pricing and time impacts before approval
Final delivery
- Attend the final walk-through and document a clear punch list
- Confirm all warranties and manuals transfer at or just after closing
- Check that CO or TCO is issued before move-in and that utilities and HOA requirements are handled
Builder types and what changes
- Tract or production builders: Faster build cycles and predictable pricing with limited customization. Design center model is common.
- Semi-custom builders: More plan choices and some customization. Timelines are moderate and allowances are more common.
- Custom builders: Fully bespoke design and finishes. Longer design and permitting timelines and wider price ranges.
Contract differences to understand
- Fixed price versus allowances: Fixed price reduces surprises, while allowances require you to choose finishes and pay overages.
- Schedule guarantees: Penalties are uncommon. If your move-in date is firm, ask about remedies or temporary occupancy options.
- Inspection rights: Confirm the ability to hire third-party inspectors and when they can access the site.
- Warranty: Get coverage limits, start date, and response times in writing.
Delays and how to avoid them
Permitting queue: Submit complete packages and have your builder or agent check status regularly.
Weather: If possible, plan start dates to avoid intensive winter site work.
Supply chain: Identify long-lead items early and order during selections.
Change orders: Minimize changes after selections. Require written cost and time impacts before approving.
Lender draws: Use lenders experienced with construction loans and coordinate inspection timing.
Site surprises: Budget a contingency for soils or water table issues. Consider a soils test for costly lots.
Quick checklist: What to ask your builder
- What are your current average contract-to-start and start-to-close timelines in Gretna?
- What exactly is included in the base price, and how do allowances work?
- How are change orders priced, and what markup applies?
- What is the expected permit timeline for this lot and jurisdiction?
- Can I hire third-party inspectors at foundation, pre-drywall, and final?
- What does the warranty cover and when does it start?
- Will there be one closing or two, and how are lender draws scheduled?
- What utilities are available now, and what are the expected hookup timelines and fees?
Ready to build in Gretna?
If a new build is on your horizon, you deserve a clear plan, a realistic timeline, and a calm, guided process. Our team helps you compare builders, lock in selections on time, and keep your budget and schedule on track from lot to keys. Connect with Emily Lynch to start your Gretna new-construction plan today.
FAQs
How long does a new home build in Gretna usually take?
- Most tract or semi-custom builds take about 6 to 12 months from contract to keys, depending on backlog, weather, permits, and selections.
Who issues building permits for Gretna homes?
- The City of Gretna typically issues permits for in-city lots; Sarpy County or approved reviewers handle permits in some unincorporated areas.
When should I make selections to avoid delays?
- Plan 2 to 6 weeks for selections after contract and meet all deadlines, especially for long-lead items like appliances and windows.
Do I need independent inspections on new construction?
- Many buyers choose third-party inspections at foundation, pre-drywall, and final. Confirm your inspection rights in the contract.
How do Nebraska winters affect the build schedule?
- Cold months can slow excavation and exterior work, and spring rain can delay grading and driveways. Plan extra time if building over winter.
What is included in a typical builder warranty?
- Many builders offer workmanship coverage around one year and longer structural coverage, but specifics vary. Get the details in writing.
