Aurora, CO — Mobile Home Park Investments

Part of the Denver-Aurora-Lakewood Metro Area — Colorado’s third-largest city and a premier Denver suburb for manufactured housing investment

Aurora Market Overview

Aurora is Colorado’s third-largest city with a population of approximately 390,000 residents, spanning parts of Arapahoe, Adams, and Douglas counties. Aurora has been transformed over the past two decades from a predominantly residential suburb into a major employment hub. The Fitzsimons Life Science District — anchored by the Anschutz Medical Campus, University of Colorado Hospital, and Children’s Hospital Colorado — employs 30,000+ people directly and is one of the largest healthcare and biomedical research concentrations in the nation. Buckley Space Force Base provides 8,000+ military and defense contractor jobs. Denver International Airport, accessible via Aurora’s northern edge, generates tens of thousands of additional jobs. Aurora’s diverse population includes large Latino, African American, East African (particularly Somali and Ethiopian), and Asian American communities — demographics that have historically depended on manufactured housing as a pathway to affordable homeownership and stability.

Why Aurora for Manufactured Housing Investment

Aurora is one of the highest-conviction manufactured housing markets in the Mountain West. The city combines large-scale employment anchors (Anschutz, Buckley, DIA), a rapidly growing population, significant workforce housing demand, and a geographic footprint large enough to support diverse park inventory across multiple income submarkets. Aurora has a substantial inventory of manufactured home parks ranging from smaller family-operated communities (20-50 sites) to large institutional-grade parks (150-400+ sites). The city’s affordable housing shortage has become a priority issue for Aurora city leadership, and the municipality has generally been supportive of manufactured housing community preservation as a key affordable housing tool. This political environment reduces the redevelopment risk that affects some urban Colorado markets.

Local Lot Rent Data and Trends

Aurora mobile home park lot rents span from approximately $550 to $950 per month depending on location, park quality, and amenity levels. Parks adjacent to the Anschutz Medical Campus or in newer planned communities command higher premiums, while older parks in the city’s central and northern areas may have below-market rents representing value-add opportunities. Colorado’s Mobile Home Park Act governs rent increase procedures statewide — 90-day advance notice required, no local rent control ordinance in Aurora as of 2025. Aurora’s lot rent appreciation has tracked closely with Denver Metro housing inflation — averaging 4-7% annually in stabilized parks over the past five years.

Zoning and Permitting Landscape

Aurora’s Unified Development Code (UDC) includes specific manufactured home park zoning designations across the city. The Planning and Development Services Department handles permitting for park modifications and new unit installations. Aurora has actively pursued affordable housing goals in its Comprehensive Plan, which includes preservation policies for existing manufactured housing communities. Investors should review specific site proximity to designated redevelopment zones as part of acquisition due diligence.

Infrastructure: City Water and Sewer

Aurora Water is the city’s municipal utility — one of the largest and most progressive water utilities in Colorado, known for proactive long-range water planning including the Prairie Waters Project. Aurora Water provides water and wastewater service throughout the city. All established mobile home parks in Aurora operate on municipal utility connections. Long-term supply reliability is a key differentiator from more water-stressed Western markets.

Proximity to Denver Metro Employment Centers

• Anschutz Medical Campus / UCHealth: Within Aurora — 30,000+ jobs in healthcare and biomedical research
• Buckley Space Force Base: Within Aurora — 8,000+ military and defense contractor employees
• Denver International Airport: ~20 miles north — 35,000+ direct jobs
• Denver Tech Center: Adjacent southwest — telecommunications, financial services, corporate headquarters
• Downtown Denver: ~8 miles west — state/federal government, finance, professional services

FAQ: Mobile Home Park Investing in Aurora, CO

What size parks are available in Aurora, and what is the typical price per site?

Aurora has parks ranging from 20-site family-operated communities to 300+ site institutional parks. Per-site pricing has ranged broadly from $30,000 to $90,000 depending on park quality, location within Aurora, occupancy, and rent levels. Institutional parks near Anschutz or DTC command premium pricing; older parks in central Aurora offer more accessible entry points for smaller investors.

How does Aurora’s East African community affect manufactured housing operations?

Aurora’s large Somali and Ethiopian American communities value stable, affordable housing and have generally been strong, long-term residents in manufactured home parks. Operators who invest in culturally competent management practices — multilingual communication, community programming — see excellent outcomes in parks serving diverse populations.

Are Aurora mobile home parks at risk from transit development?

Parks near the Pena Boulevard / E-470 corridor should be evaluated for proximity to the Airport Rail Line and any planned TOD overlays. Most established residential park areas in Aurora are not directly in transit corridors, but site-specific research is always warranted.

How does Aurora compare to Lakewood or Thornton for manufactured housing investment?

Aurora offers larger absolute opportunity (more parks, larger city) and stronger employment anchors like Anschutz. Lakewood tends to have a wealthier demographic and lower cap rates. Thornton offers strong growth fundamentals in North Denver. All three are solid Denver Metro investment markets — the best choice depends on target cap rate, operational capacity, and geographic preference.

Related Pages: Denver, CO | Lakewood, CO | Thornton, CO