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Prototype of a planned home-buying brokerage for the 50 largest U.S. cities. Not a licensed brokerage in any state, and no brokerage services are offered. Listings, people and companies are sample data; market statistics are real public data, cited where shown.

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Trends · Colorado

House prices and costs in Aurora, CO

How house prices moved across 13 Aurora ZIP codes, what buyers here borrowed and paid, what's new and how buying works in Colorado. Public data, with sources and dates. Past change, not a forecast.

Denver-Aurora-Centennial, CO metro house prices -1.1% in the year to 2026 Q2 (FHFA, purchases)

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.

How house prices moved in Aurora, 2022–2025

Of 9 ZIPs with enough data, 0 rose 7% or more, 0 fell 7% or more and 9 moved less (no clear change). Past rankings are a weak guide: of the ZIPs in their city's top 3 for 2019–2022, 25 of 134 (about 1 in 5) were top 3 again for 2022–2025; chance alone would give about 21. Past change, not a forecast.

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. Tap a ZIP to see it on the map.

Largest house-price rises, 2022–2025

3-year change of the ZIP index; ZIPs with an index every year, 5,000+ residents and 1,000+ owner-occupied homes. Left out as too jumpy: a ZIP whose index rose 7% or more in one year and fell as much in another. Each year's change below.

No Aurora ZIP's house prices rose 7% or more from 2022 to 2025.

Largest house-price falls, 2022–2025

3-year change of the ZIP index; ZIPs with an index every year, 5,000+ residents and 1,000+ owner-occupied homes. Left out as too jumpy: a ZIP whose index rose 7% or more in one year and fell as much in another. Each year's change below.

No Aurora ZIP's house prices fell 7% or more from 2022 to 2025.

Lowest owner-reported values

Median value owners report (Census ACS 2020–2024). Left out: ZIPs under 1,000 residents, less reliable estimates, and ZIPs where most owners live in condos or co-ops.

  1. 1ZIP 80011 · includes Hoffman Heights± $7.8K · ≈ $2,536/mo housing payment (est.) on a house, 20% down$409K
  2. 2ZIP 80014 · includes Heather Gardens± $12K · ≈ $2,577/mo housing payment (est.) on a house, 20% down$416K
  3. 3ZIP 80010 · includes Original Aurora± $13K · ≈ $2,626/mo housing payment (est.) on a house, 20% down$425K
  4. 4ZIP 80017± $9.4K · ≈ $2,640/mo housing payment (est.) on a house, 20% down$427K
  5. 5ZIP 80012 · includes City Center± $9.6K · ≈ $2,654/mo housing payment (est.) on a house, 20% down$430K

Population grew most

Residents, 2015–2019 to 2020–2024 (Census ACS): only changes larger than the margin of error, in ZIPs with 1,000+ residents.

No Aurora ZIP's population grew by more than its margin of error.

Public loan records · 2025

What buyers here actually borrowed and paid (2025)

2025 home-purchase loans (first liens) on owner-occupied 1–4 unit homes in Aurora's census tracts: 4,521 loans. These are loans that closed in Aurora, not offers: a rate depends on your credit, down payment, points and the day you lock it.

Interest rate, 30-year fixed (conventional)
6% to 6.75%Middle half of loans; median 6.5% · 2,249 loans
Loan costs at closing
$3,558 to $8,987Middle half; median $5,336. Origination charges (points included) and settlement services, Closing Disclosure section D · 2,427 loans
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: every loan on the home (second loans, down-payment-assistance loans and financed FHA or VA fees too) ÷ 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.
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)

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. Source: 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).

Research · dated and sourced

What's new in Aurora

Rail openings, zoning changes and big projects from primary sources, newest first. Stars on the map mark the ones with a location. News, not a price forecast.

  1. 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
  2. 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

Metro area · public data

Denver-Aurora-Centennial, CO

House prices, year to 2026 Q2
-1.1%FHFA purchase-only index
House prices, 5 years to 2026 Q2
+12.2%FHFA purchase-only index
House prices, 2025
+0.8%All sales and refinances, like the ZIP figures; 2022–2025: +3.7%
New homes permitted
5.2 per 1,000 residents16,011 homes · -2.6% vs a year earlier · Sep 2025–Aug 2026
Jobs, 12 months
+0.1%Aug 2026 (preliminary)
Population, July 2020 to July 2025
+4.1%3,092,037 residents in July 2025 (Census estimates)
Mortgage rate benchmark
7.03%Freddie Mac average, week of Sep 24, 2026

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. New homes permitted is a supply signal: more permits per resident usually means more homes coming to market. Jobs, permits and population cover the whole metro.

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 this home. Check the address on FEMA's flood map; in a high-risk flood zone, a federally backed loan requires flood insurance.

Sources (10)

Research summary · not legal advice

How buying works in Colorado

The usual steps, deadlines and closing costs for a purchase in Aurora, from state law, standard contract forms and local custom. Contracts can change any of it. Homiy is a prototype: it isn't a licensed brokerage in Colorado and offers no services here.

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

Closing taxes in Aurora, who customarily pays and the rate
TaxCustomarily paid byRate
Colorado documentary feeBuyer0.01% of the priceC.R.S. §39-13-102 documentary fee (1¢ per $100 of consideration)

Programs and after you buy

Down-payment help
CHFA Down Payment Assistance Grant (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 (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 (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 (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 (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.
Sources (8)

Methodology

How we measure, and what it isn't

Past change, not a forecast. These figures describe the past from public data; they don't tell you where prices go next.

House prices by ZIP, and the rankings

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. It's built from repeat sales and refinance appraisals of the same homes, not average sale prices, and FHFA publishes no margin of error for it. We rank ZIPs by the change over the last 3 years, only where FHFA published the index in every one of them, and only ZIPs with 5,000+ residents and 1,000+ owner-occupied homes. A change smaller than 7% either way is “no clear change”: in our 50 cities, the index's own year-to-year swings suggest sampling alone can move a three-year change about that much. A ZIP whose index rose 7% or more in one year and fell as much in another is left out as too jumpy. We show rises and falls, each year's change, and the city's and metro's figures for the same years. Past rankings are a weak guide: of the ZIPs in their city's top 3 for 2019–2022, 25 of 134 (about 1 in 5) were top 3 again for 2022–2025; chance alone would give about 21. Many ZIPs, especially dense ones, have no index.

City and metro price figures

City: the resident-weighted average of its ZIPs that have an index (the ZIP card says when that's only part of the city). Metro: FHFA's all-transactions index over the same calendar years, the ZIPs' method; the metro card also shows FHFA's purchase-only index for the latest quarter against a year and five years earlier. Where FHFA splits a metro into divisions (New York, Miami, Detroit and others), the division's index, named where it's shown. Jobs, permits and population always cover the whole metro.

Payment ÷ income

Monthly housing payment (est.) on a house at the ZIP's median value: 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments · 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. Property tax uses Aurora's rule for a new buyer (about 0.52% of the price a year, our planning figure); insurance is a typical premium. Not included: upkeep, utilities, flood insurance, special assessments. Divided by a month of the ZIP's median household income. The Census reports values over $2 million and incomes over $250,000 only as “or more”, so those shares are bounds (“at least”, “at most”). Left out where 50% or more of owner-occupied homes are in buildings with 5+ units: their HOA dues or co-op charges aren't in the payment. It combines two estimates, so no margin is computed. 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.

Census figures and margins of error

American Community Survey 5-year estimates, 2020–2024: the median value owners report for their homes (it lags sale prices; co-op owners report the value of their shares), median rent with utilities, median household income, residents, and the property tax and monthly costs owners report. Each comes with its 90% margin of error (±). Figures whose margin is 20–49% of the estimate are marked “less reliable” and left out of rankings and tags; figures with wider margins aren't shown. A population change (from 2015–2019) is shown only when it passes the Census Bureau's 90% significance test; otherwise it says “no clear change”. Aurora's own figures come from the Census's estimates for the city itself where published; otherwise they blend its ZIPs (no margin computed). Lists leave out ZIPs with fewer than 1,000 residents.

Tags

Lower home values:
The median value owners report is in the lowest quarter of the city's ZIPs (Census ACS). Less reliable estimates and ZIPs where most owners live in condos or co-ops aren't compared.
Population grew:
Residents rose 5% or more between the two latest five-year Census surveys, by more than the margin of error.
Mostly condos or co-ops:
Half or more of owner-occupied homes are in buildings with 5 or more units. Values there leave out HOA dues and co-op charges, so they aren't ranked.
New rail nearby:
A rail station opened within about a mile in 2023–2026.

“New rail nearby” uses our dated news pins: a ZIP whose center is within 1,600 m of a station that opened, plus the ZIP the station sits in. No tag describes price momentum.

Hazards and flood insurance

FEMA's National Risk Index rates each county's expected yearly losses from each hazard against all U.S. counties; we show those Expected Annual Loss ratings for every county the city lies in, without FEMA's social-vulnerability adjustments. They describe counties, not homes. Flood insurance counts are policies and claims in the federal program (NFIP) only. Check an address's flood zone on FEMA's flood map.

What buyers borrowed and paid

Public HMDA loan records: home-purchase first liens on owner-occupied 1–4 unit homes in the city (the card names the area covered), with the number of loans behind each figure. Loans that closed, not offers or quotes.

Neutral by design

We describe prices, payments, population counts, construction and rail lines. We don't describe places by who lives there, schools or crime, and we don't call areas “up-and-coming”, “transitional” or “safe”. Choose where to live for your own reasons.

Sources and dates