Thinking about adding an accessory dwelling unit to your Bellevue, Nebraska property? You are not alone. More homeowners are exploring ADUs to create flexible space for family, generate steady rental income, or boost long-term value. In this guide, you will learn how ADUs work in Bellevue, what rules to confirm, what they typically cost, and smart ways to use them. You will also get a clear checklist to move from idea to permit with confidence. Let’s dive in.

What is an ADU?

An accessory dwelling unit is a smaller, secondary home on the same lot as your primary residence. You can build or convert one in a few ways:

• Interior conversion: a basement or attic finished as a separate unit.
• Attached ADU: an addition or converted garage connected to the main home.
• Detached ADU: a separate structure, often called a DADU or backyard cottage.

Common goals include multi‑generational living, caregiver housing, long‑term rental income, a home office or studio, and sometimes short‑term rental use if allowed.

ADU rules in Bellevue: what to verify

Local rules can change, and specific limits depend on your property’s zoning. Plan to verify these items early with the City of Bellevue Planning & Zoning and Building Division. If you are outside city limits, check with Sarpy County Planning & Zoning.

Zoning and where ADUs fit

• Many single‑family zones allow ADUs with conditions, while others may restrict them.
• Lot size, lot coverage, and whether ADUs are allowed by right or require review can vary.
• Do not assume approval based on a nearby example. Confirm your parcel’s zoning and standards.

Size, height, and setbacks

• Cities often cap ADU size with a flat maximum or as a percentage of the main home.
• Detached ADUs may have height limits and must respect side and rear setbacks.
• Ask whether basements count toward floor area and how porches or decks are measured.

Parking and access

• Some places require one off‑street parking space for an ADU; others waive it in certain areas.
• Clarify whether tandem parking, driveways, or garages can satisfy the rule.

Utilities and building code

• Most ADUs connect to the same water and sewer as the main home in city‑served areas.
• If your home is on septic, the county health or environmental office must confirm capacity.
• Building code requirements apply to egress, smoke and CO detectors, fire separation, mechanical systems, and insulation. Inspections are required at key milestones.

Occupancy and short‑term rentals

• ADUs are accessory to the primary home and typically cannot be sold separately.
• Some jurisdictions require owner‑occupancy of either the main home or the ADU; others do not. Confirm Bellevue’s rule.
• Short‑term rentals may have additional licensing, occupancy, tax, and inspection rules. Verify before planning an Airbnb‑style strategy.

HOAs and historic reviews

• HOA covenants can restrict or prohibit ADUs and may require architectural review.
• Historic or design overlays can affect exterior changes or new detached units.

How to confirm quickly

• Contact Bellevue Planning & Zoning to confirm your zoning, ADU allowance, and permit steps.
• If unincorporated, call Sarpy County Planning & Zoning.
• Ask local utilities about water, sewer, power capacity, and metering policies.
• If on septic, consult the county environmental health office.
• Review HOA documents for restrictions and approval steps.
• Check with the county assessor on how an ADU could affect your property taxes.

Costs in Bellevue: plan your budget

ADU costs depend on type, size, finishes, and site conditions. Use these ranges as planning guidance and confirm with local bids in the Omaha metro area.

Soft and hard costs

• Soft costs: design, engineering, permits, plan review, impact or system fees if any, and inspections.
• Hard costs: site work, foundation, framing, roofing, windows, finishes, plumbing, electrical, HVAC, insulation, and appliances.
• Contingency: set aside 10 to 20 percent for unknowns and price changes.

Typical cost ranges by ADU type

• Interior or garage conversion: roughly $60 to $200+ per square foot depending on scope and finishes.
• Attached addition: roughly $150 to $350+ per square foot.
• Detached ADU (new small house): roughly $200 to $450+ per square foot for site‑built; prefab or modular can lower costs depending on site work.

Examples for planning only:

• A small 400 sq ft studio conversion can land in the tens of thousands to low six figures based on complexity.
• A 600 to 800 sq ft detached one‑ or two‑bedroom often ranges into the mid‑ to high‑six figures depending on utilities and site access.

Local cost drivers to watch

• Site constraints: slopes, floodplain considerations, soil conditions, tree protection, and tight access can increase cost.
• Utilities: extending sewer and water, upgrading electrical service, or adding a separate lateral can be significant.
• Fees and timelines: permit or impact fees vary; check Bellevue policy and current review times.
• Labor conditions: contractor availability in the Omaha metro affects bids and schedules.

Timelines

• Design and budgeting: about 2 to 8 weeks.
• Permitting: about 4 to 12+ weeks depending on workload and revisions.
• Construction: about 2 to 9+ months. Conversions and prefab installs are typically faster than site‑built detachments.

Financing your ADU

Explore options based on your equity, credit, and project scope. Confirm terms with a lender familiar with ADUs.

• Cash or savings: fastest and avoids interest.
• Home equity loan or HELOC: common for conversions or smaller builds.
• Renovation or construction loan: suited for larger attached or detached projects.
• FHA 203(k) or Fannie Mae HomeStyle: may support eligible rehab or addition work if program rules allow ADU improvements.
• Personal loan or partner investment: sometimes used for detached units or rental models.
• Grants and incentives: less common locally; check for Nebraska or Sarpy County programs and energy‑efficiency rebates.

Renting your ADU in Bellevue

Bellevue’s rental demand is influenced by neighborhood, condition, and proximity to employers such as Offutt Air Force Base. If you plan to rent, build a simple operating plan before you start construction.

Long‑term vs. short‑term rentals

• Long‑term rentals often face fewer regulatory hurdles and provide stable income.
• Short‑term rentals may require extra licensing, taxes, and inspections. Always verify rules and neighborhood restrictions first.

Landlord obligations and safety

• Follow Nebraska landlord‑tenant law for deposits, notice periods, and evictions.
• Update your insurance. A rental unit may require a landlord or separate dwelling policy.
• Keep accurate records for taxes, including income, expenses, depreciation, and repairs.
• Meet habitability standards with working smoke and CO detectors, proper egress, and required inspections.

Management and screening

• Decide on self‑management or a property manager and factor fees into your cash flow.
• Use written leases and follow fair housing laws in screening.

Will an ADU add value?

An ADU can improve marketability for buyers who want flexible space, multi‑generational living, or rental income. Value impact depends on design quality, privacy, separate access, and whether the unit is fully permitted.

• Appraisals: attached ADU area may count in total living space if it meets standards. Detached ADUs are often treated as accessory buildings or separate rentable units. Lender and investor guidelines vary.
• Rental income: some lenders consider projected ADU rent in value or debt‑to‑income calculations, subject to program rules.
• ROI varies by market: many owners recoup a portion of cost through value and rental income, but results differ. Ask for a local comparative market analysis and consult an appraiser experienced with ADUs in the Omaha metro.
• Taxes at sale: adding rental use can create depreciation recapture or other tax considerations. Consult a tax professional.

Smart uses that work in Bellevue

• Multi‑generation living with privacy and accessibility.
• Caregiver or guest suite with its own entrance.
• Long‑term rental for steady income.
• Flexible home office, studio, or hobby space.
• Temporary housing for transfers tied to major local employers like Offutt AFB.

Your 6‑step ADU roadmap

1. Initial feasibility

• Confirm zoning allowance, size, height, setbacks, and parking with Bellevue Planning or Sarpy County.
• Check utilities and septic capacity.
• Review HOA covenants and short‑term rental rules if relevant.

2. Concept and budget

• Engage a designer or use plan packages to size the unit and estimate costs.
• Get preliminary contractor bids and identify permit and impact fees.

3. Financing

• Choose cash, HELOC, renovation loan, or other financing. Get pre‑approved if needed.

4. Permitting

• Submit plans for zoning and building review and allow time for comments.
• Apply for any required utility or septic approvals.

5. Build and inspect

• Follow the inspection schedule and keep change orders in check.
• Maintain contingency funds for surprises.

6. Post‑build setup

• Update records with the assessor, confirm insurance, and set a maintenance plan.
• If renting, finalize leases, safety checks, and management.

Common pitfalls to avoid

• Skipping early zoning and utility verification.
• Overlooking septic capacity or required upgrades.
• Building without permits or final inspections.
• Underestimating parking or access constraints.
• Over‑customizing finishes that do not match neighborhood norms.

Ready to explore your options?

If you are weighing an ADU for income, family needs, or future resale flexibility, a focused plan can save time and money. We can help you evaluate likely rent, resale impact, and neighborhood fit, and connect you with local pros for permits and bids. When you are ready, reach out to Shane Coulter & Anne Welch to discuss your goals and request your free home valuation.

FAQs

Are ADUs allowed in Bellevue, Nebraska?

• ADUs can be allowed in certain zones, but rules vary by district and change over time, so confirm with the City of Bellevue Planning & Zoning or Sarpy County if you are outside city limits.

How much does a detached ADU cost to build?

• Detached units commonly range around $200 to $450+ per square foot for site‑built projects, with total costs driven by size, utilities, and site conditions.

Can I use my ADU for short‑term rentals like Airbnb?

• Short‑term rental rules can be different from long‑term rentals and may require licensing, taxes, and inspections, so verify the current policy with the city or county before you proceed.

Do I need extra parking for an ADU in Bellevue?

• Some jurisdictions require one additional off‑street space, while others waive it in certain areas, so confirm Bellevue’s current parking requirement for your zoning district.

Will an ADU increase my property taxes?

• Adding an ADU typically increases assessed value, so contact the Sarpy County Assessor’s Office for guidance on potential tax impacts.

What financing options work for ADUs?

• Owners often use cash, a HELOC, renovation or construction loans, and in some cases FHA 203(k) or HomeStyle programs, depending on eligibility and lender policies.

How long does permitting and construction take?

• A typical path can include 4 to 12+ weeks for permits and 2 to 9+ months for construction, with conversions and prefab options usually finishing faster than site‑built detached units.