Aurora market pulse
Real public data for Aurora's ZIP codes, updated as the agencies publish.
Metro prices
-1.1%
in 1 year · Denver metro · 2025 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2025 Q2 |
|---|---|---|
| 2025 Q2 | 732.1 | — |
| 2025 Q3 | 724.2 | -1.1% |
| 2025 Q4 | 701.1 | -4.2% |
| 2026 Q1 | 714.6 | -2.4% |
| 2026 Q2 | 724.3 | -1.1% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Denver-Aurora-Centennial, CO: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
+12%
in 5 years · Denver metro · 2021 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2021 Q2 |
|---|---|---|
| 2021 Q2 | 645.4 | — |
| 2021 Q3 | 658.5 | +2.0% |
| 2021 Q4 | 666.6 | +3.3% |
| 2022 Q1 | 729.4 | +13% |
| 2022 Q2 | 752.1 | +17% |
| 2022 Q3 | 704.2 | +9.1% |
| 2022 Q4 | 688.7 | +6.7% |
| 2023 Q1 | 700.1 | +8.5% |
| 2023 Q2 | 723.3 | +12% |
| 2023 Q3 | 722.4 | +12% |
| 2023 Q4 | 711.4 | +10% |
| 2024 Q1 | 724.7 | +12% |
| 2024 Q2 | 738.7 | +14% |
| 2024 Q3 | 722.5 | +12% |
| 2024 Q4 | 723.0 | +12% |
| 2025 Q1 | 738.5 | +14% |
| 2025 Q2 | 732.1 | +13% |
| 2025 Q3 | 724.2 | +12% |
| 2025 Q4 | 701.1 | +8.6% |
| 2026 Q1 | 714.6 | +11% |
| 2026 Q2 | 724.3 | +12% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Denver-Aurora-Centennial, CO: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
+75%
in 10 years · Denver metro · 2016 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2016 Q2 |
|---|---|---|
| 2016 Q2 | 412.8 | — |
| 2016 Q3 | 416.9 | +1.0% |
| 2016 Q4 | 419.1 | +1.5% |
| 2017 Q1 | 434.7 | +5.3% |
| 2017 Q2 | 453.8 | +9.9% |
| 2017 Q3 | 454.7 | +10% |
| 2017 Q4 | 458.7 | +11% |
| 2018 Q1 | 482.2 | +17% |
| 2018 Q2 | 495.1 | +20% |
| 2018 Q3 | 492.9 | +19% |
| 2018 Q4 | 487.9 | +18% |
| 2019 Q1 | 499.8 | +21% |
| 2019 Q2 | 514.9 | +25% |
| 2019 Q3 | 512.6 | +24% |
| 2019 Q4 | 513.0 | +24% |
| 2020 Q1 | 531.2 | +29% |
| 2020 Q2 | 540.0 | +31% |
| 2020 Q3 | 555.1 | +34% |
| 2020 Q4 | 567.8 | +38% |
| 2021 Q1 | 603.5 | +46% |
| 2021 Q2 | 645.4 | +56% |
| 2021 Q3 | 658.5 | +60% |
| 2021 Q4 | 666.6 | +61% |
| 2022 Q1 | 729.4 | +77% |
| 2022 Q2 | 752.1 | +82% |
| 2022 Q3 | 704.2 | +71% |
| 2022 Q4 | 688.7 | +67% |
| 2023 Q1 | 700.1 | +70% |
| 2023 Q2 | 723.3 | +75% |
| 2023 Q3 | 722.4 | +75% |
| 2023 Q4 | 711.4 | +72% |
| 2024 Q1 | 724.7 | +76% |
| 2024 Q2 | 738.7 | +79% |
| 2024 Q3 | 722.5 | +75% |
| 2024 Q4 | 723.0 | +75% |
| 2025 Q1 | 738.5 | +79% |
| 2025 Q2 | 732.1 | +77% |
| 2025 Q3 | 724.2 | +75% |
| 2025 Q4 | 701.1 | +70% |
| 2026 Q1 | 714.6 | +73% |
| 2026 Q2 | 724.3 | +75% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Denver-Aurora-Centennial, CO: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
ZIP by ZIP
+95%
The median ZIP's house price index, 2015–2025. 10 ZIPs, from +51% to +121%.
One-year ZIP changes are noisy: of last year's top-3 ZIPs in our 50 cities, 1 in 15 was top 3 again. Past change, not a forecast.
About these figures
FHFA's experimental ZIP house price index: houses with Fannie Mae or Freddie Mac loans, from sales and refinance appraisals. Condos, co-ops and multi-unit buildings aren't in it. 11 of Aurora's 13 ZIPs have an index; FHFA publishes one only where enough sales exist. A ZIP whose index stops before the latest year shows the year it ends instead of changes. Each index has its own base, so compare a ZIP's changes, not its level.
Rent or buy here
EstimateMonthly housing payment (est.): 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments of $3,305 · APR not calculated (it depends on the lender's fees) · includes principal and interest, property tax, home insurance and any HOA dues, plus mortgage insurance below 20% down.7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.Source: Freddie Mac Primary Mortgage Market Survey · Sep 24, 2026 (opens in a new tab)$1,444
a month more to own a typical sample home than HUD's rent for its size, ZIP 80019
- Own: 3-bedroom sample house, $619,000Sample: fictional home, for the demo.
- EstimateMonthly housing payment (est.): 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments of $3,305 · APR not calculated (it depends on the lender's fees) · includes principal and interest, property tax, home insurance and any HOA dues, plus mortgage insurance below 20% down.7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.Source: Freddie Mac Primary Mortgage Market Survey · Sep 24, 2026 (opens in a new tab)$3,914 a monthNot included: upkeep, utilities, flood insurance, special assessments.
- Rent: HUD fair market rent, 3 bedrooms
- $2,470 a monthHUD Small Area Fair Market Rent, FY2027: a 40th-percentile rent for a standard home, utilities included. Not an asking rent.
Lending
6.5%
Median rate, 30-year fixed conventional · 2,249 loans · 2025
2025 home-purchase loans (first liens) on owner-occupied 1–4 unit homes in Aurora's census tracts: 4,521 loans. Loans that closed, not offers: a rate depends on your credit, down payment, points and the day you lock it.
- Middle half of rates
- 6% to 6.75%
- Loan costs at closing
- $5,336 medianMiddle half $3,558 to $8,987: origination charges (points included) and settlement services, Closing Disclosure section D · 2,427 loans
- Loan limits, 2026
- $862,500 conformingAbove it, a jumbo loan with its own rates and rules; FHA limit $862,500 (one-unit home, Arapahoe County). Limits set by FHFA and HUD.
More lending figures
- Borrowed, every loan on the home combined
- 95% of the value (median)Middle half 80% to 98.8%. 75% of buyers borrowed more than 80% of the value, 63% more than 90%, 48.8% more than 95%. HMDA's combined loan-to-value counts every loan on the home (second loans, down-payment-assistance loans, financed FHA or VA fees) against the value the lender used, so it doesn't show the cash buyers put down · 4,413 loans
- Loan types
- Conventional 54.7% · FHA 34.5%VA 10.8% · USDA 0%
- Discount points
- 58.8% of loans paid pointsMedian paid: $4,292. Points buy a lower rate.
For comparison: 7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.
Flood and insurance
$2,732 a year
Median of 12 Aurora ZIPs' average homeowners premiums, 2022. Premiums have risen since; get quotes for your address.
- Federal flood insurance
- 334 policies in force · 76 claims since 2000FEMA National Flood Insurance Program, summed over 13 ZIPs (policies in force Jun 30, 2026; claims since 2000). Private flood policies aren't counted.
- Policies insurers didn't renew
- 1.3% in the median ZIPU.S. Treasury Federal Insurance Office, 2022.
Most homeowners policies exclude flood, so flood insurance is a separate policy. Source: FEMA FloodSmart: What is my flood risk?, retrieved 2026-10-09 (opens in a new tab) Check an address on FEMA's flood map (opens in a new tab)
County hazard ratings (FEMA)
Natural hazards, compared with other U.S. counties
- Arapahoe County, CO: expected yearly losses rated very high for hail; expected yearly losses rated relatively high for inland flooding, tornado, winter weather.
Other ratings for Arapahoe County, CO
- EarthquakeRelatively Moderate
- WildfireRelatively Low
- Heat waveRelatively Low
- Adams County, CO: expected yearly losses rated very high for winter weather, hail; expected yearly losses rated relatively high for tornado.
Other ratings for Adams County, CO
- EarthquakeRelatively Moderate
- WildfireRelatively Low
- Inland floodingRelatively Moderate
- Heat waveRelatively Moderate
- Douglas County, CO: expected yearly losses rated very high for winter weather; expected yearly losses rated relatively high for wildfire, tornado, hail.
Other ratings for Douglas County, CO
- EarthquakeRelatively Low
- Inland floodingRelatively Moderate
- Heat waveRelatively Low
FEMA National Risk Index December 2025: Expected Annual Loss rating of each hazard, by county (NRI December 2025): expected annual losses to buildings, people and agriculture; FEMA's social-vulnerability adjustments aren't included. This describes each county, not one home. Check an address on FEMA's flood map; in a high-risk flood zone, a federally backed loan requires flood insurance.
What's new in Aurora
Rail openings, zoning changes and big projects from primary sources, newest first. News, not a price forecast.
- Zoning change
Colorado’s one-ADU entitlement takes effect
HB24-1152 requires subject jurisdictions to allow one ADU where detached houses are allowed through an administrative process. Exempt parcels and infrastructure capacity still matter.
Colorado DLG, HB24-1152 implementation; C.R.S. §§29-35-401–405 (opens in a new tab) - Zoning change
Parking mandates ease near mapped transit service
HB24-1304 removes minimum parking requirements for qualifying multifamily and residential adaptive-reuse projects in mapped transit service areas. It is not a house-lot density bonus.
Colorado DLG, HB24-1304 parking minimums (opens in a new tab)
Rules in Colorado
From state law, standard contract forms and local custom. Research, not legal advice.
- ClosingRule
- A title company runs the closing and holds the money.
- Seller's disclosureRule
- Not generally required (CREC Seller's Property Disclosure).
- Closing taxesRule
- Colorado documentary fee: 0.01% of the price · buyer pays
How buying works in Colorado
- Who runs the closing
- A title company runs the closing and holds the money. Typical time from contract to keys: about 30 days.
- The contract
- Your signed offer becomes a binding contract once the seller accepts it.
Details
CREC Contract to Buy and Sell Real Estate (Residential), CBS1 (mandatory Commission form, 2026 edition)
- Buyer agreement
- CREC Exclusive Right-to-Buy Listing Contract, signed before touring.
Details
Colorado brokers are transaction-brokers unless agency is agreed in writing; no statute sets the timing. NAR's 2024 rule requires a written agreement before touring.
Source: NAR, Written Buyer Agreements: State Groupings (the 27 states with buyer-agreement laws) (August 2024)
- Inspection
- About 10 days for inspections.
Details
Inspection Objection/Resolution Deadlines are dates in the CBS1 table; 10 days is a sample.
- Earnest money
- 1–2% of the price, due within 1 business day, held by: Earnest Money Holder named in the contract (title company or listing brokerage).
Details
CBS1 §4.3: tendered with the contract unless an Alternative Earnest Money Deadline is set; modeled as 1 business day. Typical % is a sample.
- Seller's disclosure
- Not generally required (CREC Seller's Property Disclosure).
Details
Required by the contract by the Seller's Property Disclosure Deadline; the buyer's exit is the inspection objection process (CBS1 §10).
Source: CREC Contract to Buy and Sell Real Estate (Residential), CBS1, for use on or after 2026-01-01 (2026-01-01)
- Loan and appraisal
- Loan contingency: 21 days (set in the contract).
Details
CBS1 §6: if the value is below the price the buyer may terminate or object by the Appraisal Objection Deadline; an unresolved objection ends the contract at the Appraisal Resolution Deadline. 21 days is a sample.
- Title insurance
- The seller customarily pays for the owner's policy.
Details
CBS1 §8.1.1 (default when no box is checked): the seller picks the title company and pays the owner's policy.
- Property tax for a new owner
- Your property tax follows the county's assessed market value. About 0.52% of the price a year is our planning figure for Aurora; your bill can differ.
Details
Market value, reappraised every odd year from values of the prior June 30, times the residential assessment rate (about 6–7%) and the mill levy; a sale doesn't reset value.
Census ACS 2020–2024 median tax ÷ median value in Aurora (0.52%). Colorado taxes market value (reappraised every odd year) at a low residential assessment rate; a sale doesn't reset it. Metro districts in newer areas add levies. Owner-reported values lag the market; treat as an estimate.
- Agent credits to the buyer
- Colorado allows an agent to credit part of their pay to the buyer, with the lender's approval.
Details
The Commission treats a rebate to a principal as a reduced commission; a listing broker needs the seller's consent to rebate to the buyer.
Source: Colorado Real Estate Commission Position 4: rebating part of an earned commission (retrieved 2026-09-27)
Closing taxes
| Tax | Customarily paid by | Rate |
|---|---|---|
| Colorado documentary fee | Buyer | 0.01% of the priceC.R.S. §39-13-102 documentary fee (1¢ per $100 of consideration) |
Sources (8)
- CREC Contract to Buy and Sell Real Estate (Residential), CBS1, for use on or after 2026-01-01 · 2026-01-01 (opens in a new tab)
- Colorado Real Estate Commission Position 4: rebating part of an earned commission · retrieved 2026-09-27 (opens in a new tab)
- C.R.S. §39-13-102 documentary fee (1¢ per $100 of consideration) · statute; not re-fetched in this session (opens in a new tab)
- NAR, Written Buyer Agreements: State Groupings (the 27 states with buyer-agreement laws) · August 2024 (opens in a new tab)
- Census ACS 2020–2024 5-year, city: median real estate taxes paid (B25103) ÷ median home value (B25077) · ACS 2020–2024 (opens in a new tab)
- NAIC Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owner's Insurance Report: Data for 2023 (Tables 4–5; Homiy cites a few derived state figures) · 2023 data, published July 2026 (opens in a new tab)
- Census CHARS 2025: average contract price per sq ft of new contractor-built houses (excludes lot), by region · 2025 (opens in a new tab)
- FHFA 2026 conforming loan limits, county file · 2026 (opens in a new tab)
Programs and deadlines
Official pages for Aurora, the same for every buyer. Each program decides who qualifies.
- Down-payment help
- CHFA Down Payment Assistance Grant (opens in a new tab) (Colorado Housing and Finance Authority (CHFA))A grant of up to the lesser of $25,000 or 3% of the first mortgage, with no repayment; a second-mortgage option offers up to the lesser of $25,000 or 4%.Official page, checked 2026-09-28.Colorado's housing finance agency runs it; the program decides who qualifies and for how much.
- Down-payment help in Aurora
- Down Payment Assistance (opens in a new tab) (City of Aurora)Covers 4% to 10% of the purchase price as a silent second loan, for households earning up to 120% of the area median income.Official page, checked 2026-09-28.
- Homestead exemption
- Senior Property Tax Exemption (opens in a new tab) (Colorado Division of Property Taxation)For owners 65 or older who have owned and lived in the home for at least 10 consecutive years; it exempts up to 50% of the first $200,000 of its value.Deadline: January 1 to July 15 each yearOfficial page, checked 2026-09-28.
- If you disagree with your assessment
- Appealing Real Property Valuation (opens in a new tab) (Arapahoe County Assessor)File a protest on the appeal form; it must be postmarked or received by the deadline, or the right to protest that year's value is lost.When: May 1 to June 8Aurora also lies in Adams and Douglas counties; this is Arapahoe County's.Official page, checked 2026-09-28.
- After you buy: alerts on your deed
- Property Alert (opens in a new tab) (Arapahoe County Clerk and Recorder)A free service that alerts you if a new document is recorded under your name.Aurora also lies in Adams and Douglas counties; this is Arapahoe County's.Official page, checked 2026-09-28.
Sample homes in Aurora, each with its estimated monthly cost and the things to check. Found one somewhere else? Check it here.
Sources (31)
- FHFA House Price Index, five-digit ZIP codes, annual (developmental, all-transactions) · 2000–2025 (updated 2026-03-31) (opens in a new tab)
- FHFA House Price Index, purchase-only, not seasonally adjusted, quarterly: Denver-Aurora-Centennial, CO (metro area 19740) · 2000 Q1–2026 Q2 (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates (ZCTA), with 90% margins of error: population, median household income, median home value, median gross rent, median real estate taxes paid, median monthly owner costs with a mortgage, owner-occupied share and units, owner homes in buildings with 5+ units, median year built · ACS 2020–2024 (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates (ZCTA): population and its margin of error, for the 5-year change and its significance test · ACS 2015–2019 (opens in a new tab)
- FHFA House Price Index, five-digit ZIP codes, annual (developmental, all-transactions) · 2025 (updated 2026-03-31) (opens in a new tab)
- U.S. Census Bureau, 2020 ZCTA to place relationship file, 2025 Gazetteer and cartographic boundaries (city ZIPs, centers, bounds) · 2020 ZCTAs; 2025 place boundaries (opens in a new tab)
- U.S. Census Bureau, Population Estimates, Vintage 2025 (metropolitan and micropolitan areas) · July 2020 → July 2025 (opens in a new tab)
- U.S. Census Bureau, Building Permits Survey: new privately-owned housing units authorized, by CBSA · Sep 2025–Aug 2026 (opens in a new tab)
- FEMA National Risk Index December 2025: Expected Annual Loss rating of each hazard, by county · NRI December 2025 (opens in a new tab)
- U.S. Department of Housing and Urban Development, Small Area Fair Market Rents by ZIP code, FY2027 · FY2027 (from Oct 1, 2026) (opens in a new tab)
- FEMA, OpenFEMA API: NFIP Redacted Policies, version 3 (policies in force). This product uses the Federal Emergency Management Agency’s OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s). · in force Jun 30, 2026; data refreshed 2026-07-27; accessed 2026-09-27 (opens in a new tab)
- FEMA, OpenFEMA API: NFIP Redacted Claims, version 3 (claims since 2000). This product uses the Federal Emergency Management Agency’s OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s). · data refreshed 2026-08-04; accessed 2026-09-27 (opens in a new tab)
- U.S. Treasury, Federal Insurance Office: Analyses of U.S. Homeowners Insurance Markets, 2018–2022, Supporting Underlying Metrics by ZIP code (premiums per policy, nonrenewal rate) · 2018–2022 (published January 2025) (opens in a new tab)
- FHFA House Price Index, purchase-only, not seasonally adjusted: Denver-Aurora-Centennial, CO (metro area 19740) · 2026 Q2 (opens in a new tab)
- FHFA House Price Index, all-transactions, not seasonally adjusted: Denver-Aurora-Centennial, CO (metro area 19740), calendar-year averages of the quarterly index · 2020–2025 (opens in a new tab)
- U.S. Bureau of Labor Statistics, Current Employment Statistics, total nonfarm, not seasonally adjusted (series SMU08197400000000001) · Aug 2026 (preliminary) (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates for the city of Aurora, CO (Census place 0804000): median home value, median household income, median gross rent, with 90% margins of error · ACS 2020–2024 (opens in a new tab)
- FFIEC Home Mortgage Disclosure Act (HMDA) data: 2025 Snapshot National Loan-Level Dataset (data as of June 1, 2026), via the CFPB HMDA Data Browser; Homiy's calculations · 2025 loans; retrieved 2026-09-27 (opens in a new tab)
- U.S. Department of Housing and Urban Development, FHA forward mortgage limits, one-unit limit for Arapahoe County, CO · CY2026 (Mortgagee Letter 2025-23) (opens in a new tab)
- FTA National Transit Database, General Transit Feed Specification Weblinks: the public-domain GTFS feeds agencies must publish · retrieved 2026-09-27 (opens in a new tab)
- Denver Regional Transportation District: GTFS schedule (agency's current link: the NTD-listed light-rail file has no stop times; RTD's full feed) · scheduled service 2026-09-27 to 2026-10-24 (opens in a new tab)
- Denver Regional Transportation District: GTFS schedule · scheduled service 2026-09-27 to 2026-10-24 (opens in a new tab)
- CREC Contract to Buy and Sell Real Estate (Residential), CBS1, for use on or after 2026-01-01 · 2026-01-01 (opens in a new tab)
- Colorado Real Estate Commission Position 4: rebating part of an earned commission · retrieved 2026-09-27 (opens in a new tab)
- C.R.S. §39-13-102 documentary fee (1¢ per $100 of consideration) · statute; not re-fetched in this session (opens in a new tab)
- NAR, Written Buyer Agreements: State Groupings (the 27 states with buyer-agreement laws) · August 2024 (opens in a new tab)
- Census ACS 2020–2024 5-year, city: median real estate taxes paid (B25103) ÷ median home value (B25077) · ACS 2020–2024 (opens in a new tab)
- NAIC Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owner's Insurance Report: Data for 2023 (Tables 4–5; Homiy cites a few derived state figures) · 2023 data, published July 2026 (opens in a new tab)
- Census CHARS 2025: average contract price per sq ft of new contractor-built houses (excludes lot), by region · 2025 (opens in a new tab)
- FHFA 2026 conforming loan limits, county file · 2026 (opens in a new tab)
- Freddie Mac average (Primary Mortgage Market Survey) · Sep 24, 2026 (opens in a new tab)