18038 S Gambel Oak Dr

Grow its value

• Basement unit (ADU)Aurora's rules allow an accessory dwelling unit in the basement on a typical house lot like this one.

  Nationally, an ADU project cost about $166,406 and returned about 41% of that at resale, not counting rent. Cost vs. ValueSource: Zonda/JLC 2025 Cost vs. Value Report: national averages for all 28 projects (as printed in the East North Central regional report; copy hosted by a remodeler), 2025 report, national averages column; retrieved 2026-10-09 (opens in a new tab)

  Aurora's by-right housing rules for a typical house lot, plus ADU math on sample assumptions, shown as ranges.

  Aurora rules · typical house lot

  Low confidence: verify

  Parcel capacity not verified; typical detached-lot baseline: 2 homes

  1 home today · room for 1 more (ADUs count toward the total)

  House + one ADU under Colorado’s 2025 entitlement.

  Typical detached-lot baseline

  2 homes, ADUs included

  Accessory dwellings (ADUs)

  Up to 1 ADU · inside the house, attached, detached (backyard) · owner-occupancy rules are unclear here (see note)HB24-1152 generally bars ongoing owner-occupancy requirements, but Aurora’s published UDO §146-3.3.6 retains one and the city opposed compliance amendments on June 9, 2025. The local approval and occupancy position is unresolved in this screen. Confirm it with Planning before relying on an ADU; do not read this as permission to rent both homes without conditions.

  Caveats (4)

  • The two-home count is the statutory state-law floor, not a verified Aurora permit approval. The city’s posted 2025 document labeled FINAL is an unadopted proposal, not evidence that the local occupancy condition was removed.
  • Subject-jurisdiction state floor is modeled, not the maximum of every local district. Exempt parcels, water/wastewater capacity and historic rules need parcel review.
  • Colorado restricts HOA barriers to ADUs; applicable reasonable design and safety requirements remain. The state transit-oriented-communities law sets local planning/density goals, not a fixed lot-level bonus.
  • Illustrative entitlement screen, not a parcel determination. Verify zoning/overlays, historic review, recorded covenants, utilities, access, setbacks and building/fire/flood rules before relying on capacity.

  ADU option · sample assumptions

  AADU · 700 sqft

  Convert the basement into an apartment with its own entrance, where the city's ADU rules allow it; owner-occupancy rules are unclear here (see note).

  Build cost

  $82K–$124K

  Adds in value

  $63K–$117K

  Rent it out

  $1.3K–$1.7K/mo

  Value added minus build cost

  −$61K to +$35K

  Not included: financing costs, the months it takes to permit and build, and the property tax on the new unit.

  Sample build costs scaled to Aurora's construction costs; rent from the ZIP's median rent (Census ACS) where known. The ranges come from stated assumptions, not measured error: build cost ±20%, value added at a share of the neighborhood's sample townhome price per sqft ±15 points, rent ±15%. Get real bids before counting on it.

  A planning estimate, not a zoning determination or an appraisal: Aurora's by-right allowance for a typical detached house lot, researched as of Sep 27, 2026 (low confidence). This parcel's zone, overlays, historic review, deed restrictions and site conditions can allow less. Check with the city and an architect before relying on it.

  • Aurora, ADU compliance amendment status (June 9, 2025 Council opposition; retrieved 2026-09-27)
  • Aurora UDO §146-3.3.6, existing owner-occupancy provision (indexed published code retrieved 2026-09-27; applicability conflicts with state law)
  • Colorado DLG, HB24-1152 implementation; C.R.S. §§29-35-401–405 (compliance 2025-06-30; retrieved 2026-09-27)
  RuleRuleAurora's by-right rules for a typical house lot, researched Sep 27, 2026. This parcel's zone and overlays can allow less.Source: Aurora, ADU compliance amendment status · June 9, 2025 Council opposition; retrieved 2026-09-27 (opens in a new tab)AuroraSource: Aurora, ADU compliance amendment status, June 9, 2025 Council opposition; retrieved 2026-09-27 (opens in a new tab)
• Replace the garage doorCurb appeal · typical recoup 268% at resale268%

  A garage door can fill much of a house's front, so a new one changes how the whole house looks.

  The top payback in the 2025 report. National average from a survey of real estate professionals; your market and the product you pick change the result.

  Source: Zonda 2025 Cost vs. Value Report: national averages, top 10 projects · 2025 report, published 2025-09-18 (opens in a new tab)
  ≈EstimateNational average cost (2025) for one sample project, not a quote for your home.The top payback in the 2025 report. National average from a survey of real estate professionals; your market and the product you pick change the result.Source: Zonda 2025 Cost vs. Value Report: national averages, top 10 projects · 2025 report, published 2025-09-18 (opens in a new tab) $4,672Est.EstimateZondaSource: Zonda 2025 Cost vs. Value Report: national averages, top 10 projects, 2025 report, published 2025-09-18 (opens in a new tab)
• Replace the front door with a steel oneCurb appeal · typical recoup 216% at resale216%

  A new front door freshens the entry and can seal better than a worn one.

  National average from a survey of real estate professionals; your market and the product you pick change the result.

  Source: Zonda 2025 Cost vs. Value Report: national averages, top 10 projects · 2025 report, published 2025-09-18 (opens in a new tab)
  ≈EstimateNational average cost (2025) for one sample project, not a quote for your home.National average from a survey of real estate professionals; your market and the product you pick change the result.Source: Zonda 2025 Cost vs. Value Report: national averages, top 10 projects · 2025 report, published 2025-09-18 (opens in a new tab) $2,435Est.EstimateZondaSource: Zonda 2025 Cost vs. Value Report: national averages, top 10 projects, 2025 report, published 2025-09-18 (opens in a new tab)
• Add manufactured stone veneer to the frontCurb appeal · typical recoup 208% at resale208%

  Stone veneer on part of the front wall changes how the house looks from the street.

  National average from a survey of real estate professionals; your market and the product you pick change the result.

  Source: Zonda 2025 Cost vs. Value Report: national averages, top 10 projects · 2025 report, published 2025-09-18 (opens in a new tab)
  ≈EstimateNational average cost (2025) for one sample project, not a quote for your home.National average from a survey of real estate professionals; your market and the product you pick change the result.Source: Zonda 2025 Cost vs. Value Report: national averages, top 10 projects · 2025 report, published 2025-09-18 (opens in a new tab) $11,702Est.EstimateZondaSource: Zonda 2025 Cost vs. Value Report: national averages, top 10 projects, 2025 report, published 2025-09-18 (opens in a new tab)

Typical national costs and resale recoup from the cited report; your bids and your market will differ.

Monthly and cash cost

Location

Facts

Listing broker's figures (sample listing). Not measured by Homiy.