Aurora, Colorado Housing Market

How much can you negotiate in Aurora?

Only 28 out of every 100 homes for sale have found a buyer. The other 72 are still waiting. Your offer may be the only one on the table. About 1 in 3 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.

A typical Aurora home takes 58 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 1,797 homes for sale in Aurora. That is 12.1 times the tightest month on record, but below the peak of 1,911. Supply is steady against last year.

What to do about it

• Start in 80014, 80012, and 80010. Those are the three softest ZIP codes in Aurora.
• Filter for homes listed 60+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• In 80014 only 16 out of 100 homes have a buyer. You can lose a few offers there and still win.

Is now a good time to buy in Aurora?

Asking prices are 23.0% below their May 2022 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Aurora prices have risen in 83 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.

Who will rent from you in Aurora?

In Aurora, 34 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 36 in 100. Aurora added about 2,300 renter households in five years. Renter households here average 2.7 people. Families rent here. Buy bedrooms, not studios.

Households grew 11% in five years. The housing stock grew 12%. The two are moving in step. Just 4.3% of homes sit empty. A well-priced rental fills fast here.

The median Aurora household earns $98,883 a year. Incomes here have grown 5.3% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 4.7 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. A tenant on the median income can pay about $2,472 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.

That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.

What numbers should you underwrite an Aurora deal with?

• Price growth to assume — +0.8%/yr. Aurora grew 5.2% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Aurora grows about 0.8% a year. That is the number to type in. Prices fell 3.0% over the last year. That is a timing signal, not a trend.
• Months of carrying cost — 2. A typical home takes 58 days to sell. Budget that long when you exit or refinance.
• Odds you cut your price to sell — 1 in 3. About 33% of homes on the Aurora market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $229/sqft. The typical Aurora listing shrank from 3,025 to 2,022 sqft since Jul 2016. So median price hides real growth: 69% per sqft versus 16% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — -2%. The number of homes for sale barely moved in a year. Today's comps are a fair guide to your exit.
• Price-to-income ratio — 4.7×. A typical home costs 4.7 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. Incomes are rising faster than home prices. Affordability is improving.
• Tenant rent ceiling — $2,472/mo. 30% of the median household income of $98,883. Rents above this line shrink your tenant pool fast.

Is Aurora a buyer's or seller's market in 2026?

Yes, if you negotiate. Buyers have the upper hand in Aurora right now. 28 out of every 100 homes for sale have a buyer, 33% of sellers have cut their price, and a typical home takes 58 days to sell.

Are Aurora home prices going up or down?

Asking prices are 23.0% below their May 2022 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What price growth should I assume for Aurora?

Assume +0.8% a year. Aurora grew 5.2% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Aurora grows about 0.8% a year. That is the number to type in. Prices fell 3.0% over the last year. That is a timing signal, not a trend.

How fast are homes selling in Aurora?

A typical Aurora home takes 58 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.

Is Aurora a renters' market or an owners' market?

In Aurora, 34 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 36 in 100. Just 4.3% of homes sit empty. A well-priced rental fills fast here.

What rent can Aurora tenants afford?

A tenant on the median income can pay about $2,472 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Aurora household earns $98,883 a year.

Which Aurora ZIP code has the most negotiating room?

80014. Only 16 out of 100 homes there have a buyer. 37% of sellers there have cut their price, and a typical home takes 72 days to sell.