Local · Adams, Arapahoe & Douglas Counties
Mortgage Lender in Aurora, Colorado
One city, three counties, a Space Force base and the largest medical campus in the region. Aurora files are never generic.
Overview
Aurora spans three counties, and the address decides more than you would think.
Aurora crosses Adams, Arapahoe and a small piece of Douglas County. All three carry the same 2026 FHA limit of $862,500 and the same $832,750 conforming limit, so financing caps are consistent — but the mill levy, the school district and the county-level programs are not. Cherry Creek 5, Aurora Public Schools 28J and Adams 12 all serve parts of the city, which matters directly if you are using CHFA Schools to Home. Two employers shape more of my Aurora pipeline than anything else. Buckley Space Force Base makes this the strongest VA market in the north-east metro, and I waive my lender fees on every VA loan. The Anschutz Medical Campus brings residents, fellows and newly attending physicians whose income looks alarming on paper — heavy student debt, a contract that starts next month, and two years of training-level pay. Those files are entirely doable if the person structuring them has seen an employment contract used as qualifying income before.
Who I work with here
Aurora buyers I help most often
- Buckley Space Force Base families using VA entitlement
- Residents, fellows and new attendings at Anschutz
- First-time buyers comparing metroDPA against CHFA
- Cherry Creek, APS and Adams 12 employees
- Investors buying long-term rentals for cash flow
- ITIN and foreign national buyers building here
Programs
What works well in Aurora
VA for Buckley families
$0 down, no monthly mortgage insurance, no lender fees from me, and PCS timelines I have worked around before. See VA loans.
Residents and new attendings
A signed employment contract can qualify you before the first paycheck lands. Student loan treatment is the other half of the equation.
metroDPA and CHFA
Aurora buyers can generally use both programs. We compare them side by side rather than defaulting to one. See the options.
Three school districts
Cherry Creek 5, APS 28J and Adams 12 employees may qualify for Schools to Home assistance.
DSCR on rentals
Aurora’s rent-to-price ratios still work for investors. DSCR loans qualify the property, not you.
ITIN and foreign national
One of the most internationally diverse cities in Colorado. ITIN and foreign national financing are real paths to ownership here.
Buying in Aurora? Tell me which side of town.
County, district and program all follow from the address. Send it over. Call (303) 557-3846 or start online.
Common questions about buying in Aurora
Which county is my Aurora address in?
Aurora spans Adams, Arapahoe and a small portion of Douglas County. All three carry the same 2026 FHA limit of $862,500 and the same $832,750 conforming limit, so your financing ceiling does not change — but the mill levy and school district do, and the tax figure affects your qualifying payment.
Can I buy near Buckley Space Force Base with no money down?
Yes, if you have VA entitlement. A VA loan finances 100% of the purchase price with no monthly mortgage insurance, and with full entitlement there is no county loan limit. I also waive my lender fees on every VA loan. Aurora is one of the strongest VA markets in the metro, and listing agents here are used to seeing VA offers.
Can a medical resident at Anschutz qualify before starting the job?
Usually, yes. A signed employment contract with a defined start date can serve as qualifying income before your first paycheck arrives, and student loan payments in deferment or on an income-driven plan are treated differently across FHA, conventional and non-QM programs. Which program you use often matters more than your credit score on these files.
I also lend across the metro: Westminster · Denver · Arvada · Thornton · Brighton · Broomfield · VA loans in Colorado Springs