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Aurora is the Denver metro's most accessible major market for first-time buyers — and in 2026, it's where the Front Range entry-level action is.
What Aurora has: the largest inventory of sub-$500,000 single-family homes in the Denver metro, proximity to Buckley Space Force Base (a major VA market), and a housing stock spanning starter condos from $280,000 to move-up homes at $550,000+.
Market Snapshot 2026
Median SFR (Arapahoe County portion): ~$480,000 · Entry-level condos/townhomes: $280,000–$380,000 · Days on market: 25–45 · Months of supply: 2.5–3.5 (slightly competitive) · Conforming limit: $833,750.
Aurora spans Arapahoe, Adams, and Douglas counties — all three with conforming limits well above Aurora's median, meaning most buyers access standard conventional pricing.
Who Is Buying
Buckley SFB military and veteran households (VA dominates east Aurora), first-time buyers priced out of Denver proper, UC Health Anschutz medical campus workers, and new Coloradans from CA/IL/TX.
Neighborhoods
Stapleton/Central Park: Master-planned, $450K–$750K. Southeast Aurora (Saddle Rock, Tallyn's Reach): Cherry Creek Schools, $480K–$650K. East Aurora (near Buckley): $350K–$480K, strong VA market. North Aurora/Montbello: $280K–$400K, highest first-time buyer activity. Aurora Highland / Horizon Uptown: New construction townhomes from $360K.
Loan Programs
FHA: County limit $833,750. 3.5% down at 580+ credit; at $480K = $16,800. MIP 0.55% (life of loan unless refinanced). VA: 0% down on $480K saves $24,000 vs. FHA. With full entitlement, no loan limit in Arapahoe County. Conventional (3–5% down): At 720+ credit, beats FHA on monthly cost. PMI drops at 80% LTV. CHFA & Metro DPA: CHFA FirstStep pairs with FHA or conventional; Metro Mortgage Assistance Plus available metro-wide. See Colorado DPA.
Aurora-Specific Tips
Cherry Creek Schools vs. APS: Much of southeast Aurora feeds Cherry Creek (top-rated) despite Aurora addresses — affects values dramatically. Know the district before you search. E-470 tolls: Budget $150–$250/mo. Condo warrantability: Some older Aurora complexes have HOA litigation or deferred maintenance issues that make them non-warrantable. We flag before you offer.
Contact Tayton Capital or apply now.
📧 tj@taytoncapitalllc.com
📞 970-708-9624
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Frequently asked questions
What is the cheapest neighborhood in Aurora to buy a home?
North Aurora and east Aurora near Buckley SFB offer Aurora's most affordable entry-level prices — starting around $280,000–$350,000 for condos and smaller single-family homes.
Is there down payment assistance for first-time buyers in Aurora?
Yes — CHFA programs, Metro Mortgage Assistance Plus, and other local programs are available. We identify every program you qualify for during pre-approval.
What credit score do I need to buy in Aurora?
FHA accepts 580+ (3.5% down). Conventional requires 620+ (best pricing at 740+). VA has no minimum per guidelines, though lenders typically require 580–620.
Does Aurora have good VA loan options near Buckley Space Force Base?
Yes — Buckley SFB makes east Aurora one of Colorado's most active VA markets. We specialize in VA loans throughout the Aurora metro.
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