Moving to Aurora, Colorado: What You Need to Know Before You Move

Thinking about moving to Aurora, Colorado?

The first thing you should know is that Aurora is probably much bigger—and much more varied—than you think.

Aurora stretches across more than 165 square miles and three counties: Arapahoe, Adams and Douglas. The U.S. Census Bureau estimated Aurora’s population at approximately 410,000 people in 2025, making this a substantial Colorado city rather than simply one Denver suburb.

And that’s important when you’re trying to decide whether Aurora is right for you.

Where you live within Aurora can affect the type of home you can buy, your commute, access to Denver International Airport, property taxes, metro district costs, HOA fees, new-construction options and how quickly you can get to the places you’ll use every day.

If you’re relocating from another state, don’t just search “homes for sale in Aurora, Colorado” and start picking houses.

First, understand Aurora.

I’m Tina Biunno, a Colorado Broker Associate and REALTOR® with eXp Realty. I’ve spent nearly 30 years in real estate and mortgage lending, including working as a loan originator, senior underwriter, manager, auditor and trainer. I’ve made the final yes-or-no decision on thousands of loans and appraisals.

So when I’m helping someone move to Aurora, I’m not just looking at granite countertops and whether you like the kitchen.

I’m looking at the bigger picture.

Where Is Aurora, Colorado?

Aurora sits immediately east and southeast of Denver and covers portions of Arapahoe, Adams and Douglas counties.

That geography matters.

Someone can tell me, “I’m looking in Aurora,” and that still doesn’t tell me nearly enough to know where we should start looking.

Aurora extends from established neighborhoods closer to Denver and the Anschutz Medical Campus to newer communities much farther east and southeast.

That means two homes with an Aurora, CO address can offer very different experiences.

If you’re moving here, I want to know what you’re trying to be close to—not simply which city name you typed into Zillow.

Is Aurora a Good Place to Live?

That’s one of the most searched questions about Aurora, but I don’t think there’s one responsible answer.

The better question is:

Does Aurora fit what you’re looking for?

If your priorities include access to the Denver metro area, Denver International Airport, the Anschutz Medical Campus, Buckley Space Force Base, newer housing options or potentially getting more house for your budget than in some other parts of the Denver metro area, Aurora may deserve a serious look.

But your priorities matter.

Someone commuting to Anschutz may approach an Aurora home search completely differently from someone who works remotely, flies frequently from DIA or wants newer construction farther east.

Instead of asking me whether Aurora is “good” or “bad,” tell me:

Your housing budget
Where you need to commute
How often you commute
What type of home you want
Whether you want new construction
Whether HOA costs matter to you
Whether metro district taxes are a concern
How important airport access is
How much space you want
What you want close to your home

Now we can make a useful comparison.

How Much Does It Cost to Buy a Home in Aurora, Colorado?

This is where Aurora gets interesting for relocation buyers.

There isn’t one “Aurora home price.”

Aurora is simply too large and has too much variety for one citywide number to tell you what your home search will look like.

Depending on location and budget, buyers can find condos, townhomes, older single-family homes, established suburban neighborhoods, newer homes, new construction and higher-priced properties.

More importantly, purchase price isn’t the only number you should compare.

When I’m helping a buyer evaluate Aurora homes, I want to look at:

Purchase price + property taxes + HOA costs + applicable metro district taxes + homeowners insurance + financing = the real monthly picture.

Two houses with similar list prices can have noticeably different ownership costs.

That’s especially important when comparing an established Aurora neighborhood with a newer development.

My lending background makes me a little obsessive about this.

Pretty countertops are nice.

I still want to know what the house is actually going to cost you.

Aurora Is Huge—Choose the Location Before You Choose the House

This may be the most important thing I can tell someone moving to Aurora.

Don’t choose the house first.

A listing can look perfect online and still be in the wrong location for what you actually need.

Before we start touring homes, I want to know where you’ll regularly need to go.

For example:

Downtown Denver
Denver International Airport
Anschutz Medical Campus
Buckley Space Force Base
Denver Tech Center
Northern Colorado
Another employment center
Medical appointments
Recreation
Shopping and services

Then we can look at Aurora locations that make logistical sense.

Because saving $25,000 on a house doesn’t necessarily feel like a bargain after you’ve spent a year making a commute you hate.

Moving to Aurora for the Anschutz Medical Campus

If you’re relocating for a position connected to the University of Colorado Anschutz Medical Campus, Children’s Hospital Colorado, UCHealth University of Colorado Hospital, the VA Eastern Colorado Health Care System, or the Fitzsimons Innovation Community, Aurora is an obvious place to include in your home search.

But don’t assume you need to live directly beside the campus.

Your budget, preferred housing type and acceptable commute can substantially expand your options.

That’s where I would start:

How close do you actually need to be?

Someone who wants a very short commute may make a completely different housing decision from someone who’s comfortable driving farther for a newer or larger home.

Moving to Aurora for Buckley Space Force Base

Aurora is also home to Buckley Space Force Base, making the city relevant to military and civilian personnel relocating to the area.

Again, location within Aurora matters.

If Buckley is your destination, we’ll look at your commute alongside the type of property and price range you’re targeting rather than treating every Aurora listing as equally convenient.

And if you’re using VA financing, tell me that early.

VA buyers have some fantastic financing advantages, but the property and transaction still need to work with the loan.

How Close Is Aurora to Denver International Airport?

If you travel frequently, DIA access can be one of Aurora’s biggest practical advantages.

But “close to the airport” is relative.

Aurora covers a huge geographic area, and drive times can vary significantly depending on where you live, traffic, construction, weather and the route you’re taking.

Aurora also has access to public transportation.

RTD’s R Line runs through Aurora and provides connections to the A Line, which serves Denver International Airport.

If airport access is important to you, tell me.

We can make it an actual search criterion rather than something you discover after you’ve already fallen in love with a house.

What Is the Commute From Aurora to Denver Like?

The answer depends heavily on where in Aurora you’re starting, where in Denver you’re going and when you’re traveling.

Major transportation routes serving Aurora include I-225, I-70 and E-470, along with major east-west and north-south arterial roads.

Aurora is also served by RTD rail and bus options.

But please don’t look at a map at 10 p.m. and decide that your future commute is “only 25 minutes.”

Check it during the hours you’ll actually travel.

Colorado traffic has opinions.

A house should work at 8 a.m. on Tuesday—not just Sunday afternoon.

New Construction in Aurora, Colorado

If you’re looking for new construction in Aurora, you’re going to find options, particularly as development continues farther east and southeast.

New construction can be attractive because of:

Modern floor plans
New systems and appliances
Builder warranties
Energy-efficient features
Quick move-in inventory
Builder financing incentives
Interest-rate incentives
Closing-cost incentives

But don’t shop new construction based only on the advertised base price.

I want to know:

What’s included in that price?
Which features in the model home are upgrades?
Is there a lot premium?
What are the property taxes?
Is the property within a metro district?
What are the HOA fees?
What will the estimated monthly payment look like?
What financing incentive is being offered?
Does using the builder’s preferred lender actually make financial sense?
What inspections are permitted?
What is planned around the community?

And remember:

The builder’s salesperson represents the builder—not you.

You can have your own real estate brokerage representing your interests when purchasing new construction.

If you’re considering an Aurora builder, contact me before you start registering or touring communities on your own so we can discuss representation and the builder’s procedures.

Aurora Metro Districts: What Buyers Need to Know

If you’re considering newer construction in Aurora, you need to understand metro districts.

A metropolitan district is a governmental entity that can provide and finance infrastructure and services within its boundaries.

The City of Aurora explains that metro districts may issue bonds to finance infrastructure and impose property taxes to repay those bonds.

That means two Aurora homes with similar purchase prices can potentially have different property-tax obligations.

This is why I don’t want buyers comparing houses based solely on:

House A: $600,000
House B: $600,000

Those houses aren’t necessarily financially equivalent.

We need to look at the actual tax information and total ownership costs for each property.

Metro districts aren’t automatically “good” or “bad.”

They’re simply something you need to understand before buying.

Property Taxes in Aurora Can Vary

Remember that Aurora extends into three different counties and contains numerous taxing jurisdictions and special districts.

So don’t assume every Aurora property has the same tax structure.

When you’re seriously considering a home, look at the specific property’s tax information, not a generic online estimate of “Aurora property taxes.”

And if you’re comparing established homes with new construction, pay particularly close attention.

Your monthly payment cares about the tax bill even if the listing photos don’t.

What Types of Homes Can You Find in Aurora?

One reason Aurora works for such a broad range of home searches is the variety of housing.

Depending on your location and price range, you may find:

Condos
Townhomes
Attached homes
Established single-family homes
Homes with basements
Newer suburban homes
New construction
Quick move-in builder homes
Larger homes
Higher-end and luxury properties

This is another reason I like starting with your criteria instead of somebody else’s list of “best Aurora neighborhoods.”

Tell me what you actually want.

Then we’ll determine where those homes exist.

Colorado Home Inspections: Don’t Forget About Radon

If you’re moving to Aurora from another state, radon may not be something you’ve dealt with before.

It matters in Colorado.

According to the Colorado Department of Public Health and Environment, approximately half of Colorado homes have radon levels exceeding the EPA action level of 4.0 picocuries per liter (pCi/L).

Elevated radon isn’t something you can identify by looking at a house.

A newer home can have radon.

A home without a basement can have radon.

That’s why testing matters.

Don’t guess. Test it.

Hail, Roofs and Homeowners Insurance in Aurora

Here’s another Colorado reality:

We get hail.

When buying an Aurora home, roof age and condition can matter for more than the inspection.

They can also affect homeowners insurance.

I recommend talking with an insurance professional during your due-diligence period and obtaining information for the specific property you’re considering.

Don’t assume the insurance cost for one Aurora house will automatically be the same for another.

The property itself matters.

Do Aurora Buyers Have to Pay Their Buyer Brokerage Fee Out of Pocket?

This is something I’m hearing from relocation buyers who have received confusing information about the changes in real estate compensation.

Some buyers think that if they want their own brokerage representing them, they automatically have to pay the entire buyer brokerage fee out of pocket.

That’s not necessarily the case in Colorado.

Buyer-broker compensation is negotiable.

In Colorado, we can write an offer requesting that the seller pay the buyer brokerage compensation, and in my experience, it is very common for sellers to agree to pay buyer brokerage compensation as part of the transaction.

A seller is not required to agree, and seller payment is never guaranteed.

It is a negotiated term of the transaction.

But I don’t want you giving up buyer representation because someone told you:

“Buyers have to pay their own agent now.”

You still have the ability to obtain buyer representation and ask the seller to pay your buyer brokerage compensation.

Colorado’s Real Estate Commission-approved contracts provide mechanisms for brokerage compensation, and brokerage compensation is not set by law and is negotiable.

We’ll discuss how buyer representation and compensation work, your financing, the property and the particular transaction so you understand the numbers before you decide whether to make an offer.

Does the Aurora Listing Broker Represent You as the Buyer?

Not necessarily.

This is particularly important if you’re moving from a state where brokerage relationships work differently.

Colorado does not permit dual agency.

A real estate broker cannot simultaneously act as an agent for both buyer and seller in the same transaction.

If a broker is acting as the seller’s agent, the seller is the client receiving agency representation. That means the seller’s agent is working on behalf of the seller and owes agency duties to the seller—not the buyer. Their role is to represent and promote the seller’s interests within the duties and requirements established by Colorado law.

A buyer may still interact and work with that broker as a customer rather than as a represented client.

Colorado also recognizes transaction-brokerage.

A transaction-broker can assist one or both parties with a transaction without acting as an agent or advocate for either party.

Those are important distinctions.

There is a difference between:

Having your own buyer agency representation
Receiving assistance as a customer while the broker represents the seller
Working with a transaction-broker who does not act as an agent for either party

So if you call the phone number on an Aurora listing, don’t automatically assume the person answering the phone represents your interests.

Ask:

“Who do you represent in this transaction?”

If you want your own buyer agency representation, understand and establish that relationship before you begin touring homes or are ready to make an offer. That way, you know from the beginning who is representing your interests and what that representation means.

Can You Buy an Aurora Home From Out of State?

Yes.

Depending on the particular transaction and services available, significant portions of a Colorado home purchase can often be handled remotely.

For my relocation buyers, that can include things like:

Virtual consultations
Customized home searches
Electronic documents
Video property tours
Reviewing neighborhoods and locations remotely
Coordinating inspections and other transaction steps

But being able to buy remotely doesn’t mean you should buy blindly.

If I’m showing you a house by video, I’m not interested in only giving you a 30-minute tour of the gorgeous kitchen you already saw in the listing photos.

I want to show you the things you can’t see online.

What’s behind the house?

How close are the neighboring homes?

What’s the street like?

What does the lot look like?

Is there visible traffic nearby?

What does the surrounding area look like?

You’re moving to Colorado. You deserve to see the Colorado you’re actually buying—not just the listing photos.

Should You Rent Before Buying in Aurora?

Maybe.

But don’t assume renting first is automatically the safer—or less expensive—choice.

Some relocation buyers prefer renting because they want time to explore Aurora and the surrounding communities in person. Others already know their work location, budget, housing requirements and long-term plans and would rather purchase when they relocate.

There is another factor worth considering: the potential cost of waiting to buy.

Home prices don’t move in a straight line, and they can decline during certain periods. But historically, housing values have tended to rise over longer periods. Federal Housing Finance Agency data shows just how much Colorado home prices can change over time, even though shorter-term markets can move up or down.

So renting for a year isn’t necessarily a financially neutral decision.

If home prices rise while you’re renting, the same type of house could cost more when you’re ready to buy. Interest rates can also change, and during that year you’re paying rent rather than building equity in a home you own.

On the other hand, buying a home that doesn’t fit your needs simply because you’re afraid prices might rise isn’t a good strategy either.

That’s why I wouldn’t automatically tell every relocation buyer:

“Rent for a year first.”

Let’s look at your situation.

How long do you expect to stay? How well do you know your commute? What can you comfortably afford? What would renting cost you? What homes could you purchase now? And how comfortable are you with the location you’re considering?

Sometimes buying makes sense.

Sometimes renting makes sense.

Sometimes we discover that you like Aurora—but a nearby community fits your housing criteria better.

The important thing is to understand that waiting has a potential cost too, and compare both options before you decide.

Aurora vs. Other Denver-Area Communities

If you’re considering Aurora, I don’t think you should look at Aurora in a vacuum.

Depending on your budget, commute and housing preferences, it may make sense to compare Aurora with places such as Parker, Centennial, Commerce City, Thornton, Denver or Castle Rock.

You may discover that Aurora gives you exactly what you’re looking for.

Or you may discover that another community works better.

I’m not interested in selling you on a city.

I’m interested in helping you figure out which location makes sense for the way you actually plan to live.

Moving to Aurora, Colorado? Start Before You Get Here

You don’t have to wait until your moving truck is pointed toward Colorado to start figuring this out.

In fact, I’d rather talk to you earlier.

If you’re planning to move to Aurora in the next 3, 6 or even 12 months, we can start narrowing down:

Your realistic price range
Your preferred housing type
New construction vs. resale
Your commute
Airport access
Areas of Aurora worth exploring
Property taxes
Metro districts
HOA costs
Financing questions
Buyer representation
Homes currently available within your criteria

I can also set up a customized Aurora home search so you can start watching the market before you move.

That gives you something much more useful than staring at a national website and wondering why two houses five miles apart seem so different.

Moving to Aurora, Colorado? Let’s Talk

Moving to another state comes with enough decisions.

You shouldn’t also have to become an expert on Aurora geography, Colorado brokerage relationships, metro districts, builder contracts, radon, property taxes and every other real estate issue before you’re allowed to buy a house.

That’s my job.

I’m Tina Biunno, Broker Associate and REALTOR® with eXp Realty, helping buyers and sellers throughout the Denver metro area, Northern Colorado and surrounding Colorado communities.

I’ve spent nearly 30 years in real estate and mortgage lending, including working as a loan originator, senior underwriter, manager, auditor and trainer.

I’ve made the final yes-or-no decision on thousands of loans and appraisals.

So when we’re looking at an Aurora home, I’m not just asking whether you like it.

I’m looking at the transaction from several angles because I want you to understand what you’re buying before you buy it.

Planning a Move to Aurora?

You don’t need to have everything figured out before you call me.

Tell me:

Where are you moving from?
When are you moving?
What’s your approximate budget?
Where do you need to commute?
And what are you hoping to find?

We’ll start there.

Book your Colorado relocation call:
meetwithtina.com

Tina Biunno
Broker Associate | REALTOR®
eXp Realty
970-308-9860
cohomeexpertwithtina@gmail.com

No pressure. No 47-email sales funnel.

Colorado real estate without all the fluff.

Sources & References

U.S. Census Bureau — QuickFacts: Aurora city, Colorado
2025 population estimate and Aurora population data.

City of Aurora — About Aurora
City geography, counties, community information and general Aurora information.

City of Aurora — Metropolitan Districts
Information regarding Aurora metropolitan districts, infrastructure financing, bonds, property taxes and service plans.

City of Aurora — Transportation Planning and Projects
Information regarding I-70, I-225, E-470, Denver International Airport, rail transportation, Anschutz Medical Campus and other Aurora infrastructure.

Regional Transportation District (RTD) — R Linehttps://www.rtd-denver.com/open-records/reports-and-policies/facts-and-figures/r-line?utm_source=chatgpt.com
Aurora light-rail stations and connections to other RTD rail service.

Regional Transportation District (RTD) — A Line
Rail service and stations connecting the Denver metro area with Denver International Airport.

Colorado Department of Public Health and Environment — Understanding Radon / 2026 Colorado Radon Data
Colorado radon prevalence and EPA action-level information.

Colorado Division of Real Estate — Working With Licensed Real Estate Professionals
Colorado brokerage relationships and consumer information.

Colorado Division of Real Estate — The Home Buying Process in Colorado
Buyer agreements, broker duties, brokerage relationships and Colorado home-buying information.

Colorado Division of Real Estate — 2026 Real Estate Broker Contracts and Forms
Current Colorado Real Estate Commission-approved contracts and forms, including the Exclusive Right-to-Buy Listing Contract, Contract to Buy and Sell Real Estate (Residential), Brokerage Disclosure to Buyer and Definitions of Working Relationships.

Colorado Division of Real Estate — Listing Contract: Understanding the Real Estate Transaction Process
Colorado agency duties and brokerage relationship information.

Colorado Revised Statutes, Title 12, Article 10, Part 4 — Brokerage Relationships
Colorado statutory provisions governing agency, transaction-brokerage, customers and brokerage relationships.

Federal Housing Finance Agency — House Price Index (FHFA HPI®)
Historical and current house-price index data for Colorado and U.S. housing markets.

Disclaimer

This article is provided for general informational and educational purposes only and is not intended as legal, tax, lending, insurance or financial advice. Real estate laws, Commission-approved contracts, market conditions, builder offerings and incentives, lending requirements, insurance availability, property taxes, HOA obligations, metropolitan-district assessments, transportation services and other property-specific information can change. Information should be independently verified with the appropriate governmental agencies and qualified professionals.

Brokerage relationships and duties depend on the applicable facts, disclosures and agreements. Colorado does not permit dual agency. Colorado law recognizes agency and transaction-brokerage relationships, and a consumer may also receive certain brokerage services as a customer without being represented as a client.

Brokerage compensation is not set by law and is negotiable. A seller is not required to pay buyer brokerage compensation, and seller payment is not guaranteed. Any request for seller-paid buyer brokerage compensation or concessions is subject to negotiation, agreement of the parties, applicable contracts and financing requirements.

Equal Housing Opportunity. eXp Realty. This article is not intended to solicit buyers or sellers currently subject to an exclusive brokerage agreement.

Moving to Aurora Colorado: What You Need to Know