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Heather Gardens

Aurora, CO

Neighborhood Market Analysis

Q3 2025 Report
$354,823–$371,901[1][2]
Median Home Price
Moderate; most errands require a car but amenities are accessible within the community.
Walkability Score
Not applicable; Heather Gardens is age-restricted and not oriented toward families with school-age children.
School Rating

Location Overview

Neighborhood Boundaries

Generally bounded by Yale Ave (north), Peoria St (west), Iliff Ave (south), and I-225 (east).

Zip Codes

80014

Market Data Summary

Price RangeCondos and townhomes typically range from $300,000 to $425,000 depending on size, updates, and views.
Price per Sq FtApproximately $250–$300 per sq ft (2024–2025 estimates, varies by unit condition and location).
Inventory LevelsLow to moderate; turnover is steady due to retiree moves but limited new construction.

Property Characteristics

Home Types & Architecture

Home Types

CondominiumsTownhomes

Architectural Styles

1970s–1980s modernTraditional brick facadesSome updated contemporary interiors

Property Details

Typical Lot SizesMulti-unit buildings; no private yards, but shared green spaces and golf course views.
Home Age RangeBuilt primarily between 1973–1985; many units have been updated.
Construction QualitySolid mid-century construction; many units renovated with modern finishes.

Community Profile

Demographics & Lifestyle

Demographics

Predominantly 55+ active adult community; population 5,888. Lower-middle income, high diversity, 0% childhood poverty rate[1][2].

Community Vibe

Quiet, social, and community-focused with a strong emphasis on active retirement living.

Typical Residents

  • Retirees
  • Empty nesters
  • Older professionals

Family Friendly

Primarily adult-oriented; not designed for families with children.

Amenities & Lifestyle

Parks & Recreation

  • • 18-hole golf course
  • • Indoor/outdoor pools
  • • Tennis courts
  • • Clubhouse with fitness center

Dining Options

  • • On-site restaurant
  • • Nearby casual dining along Iliff Ave and Peoria St

Shopping Centers

  • • The Gardens on Havana
  • • King Soopers
  • • Target (within 2 miles)

Local Businesses

  • • On-site restaurant
  • • Salon
  • • Convenience store

Education & Schools

Not applicable; Heather Gardens is age-restricted and not oriented toward families with school-age children.
Overall School Rating

Elementary Schools

    Middle Schools

      High Schools

        Private Schools

          Transportation & Accessibility

          Transit & Roads

          Public Transit

          • • RTD Light Rail (Nine Mile Station nearby)
          • • RTD bus routes along Yale and Iliff

          Major Roads

          • • I-225
          • • Yale Ave
          • • Iliff Ave
          • • Peoria St

          Commute & Walkability

          Commute Times15–25 minutes to downtown Denver; 20 minutes to DIA; 10 minutes to DTC.
          WalkabilityModerate within the community; low outside for errands.
          ParkingAmple surface and covered parking; guest parking available.

          Marketing Intelligence

          Target Buyer Types

          • Active retirees (55+)
          • Empty nesters
          • Investors in senior housing

          Key Selling Points

          • Resort-style amenities
          • Golf course living
          • Strong community culture
          • Low-maintenance lifestyle

          Pricing Considerations

          Price competitively based on recent sales and unit updates; premium for golf course or top-floor views.

          Common Objections & Response Strategies

          Objection: Age restriction (55+) limits resale options.

          Response Strategy:

          Emphasize strong demand among retirees and stable resale values.

          Objection: HOA fees are high.

          Response Strategy:

          Detail what is included (amenities, maintenance, security) and compare to similar communities.

          Objection: Limited options for families or younger buyers.

          Response Strategy:

          Position as a specialized, vibrant community for active adults.

          Investment Insights

          Investment Potential

          Appreciation Potential

          Moderate, steady appreciation due to limited supply and strong retiree demand.

          Rental Demand

          Consistent, especially for furnished short-term rentals for snowbirds or visiting family.

          Buyer Competition

          Moderate; homes move quickly but bidding wars are rare.

          Best For

          • Retirees
          • Empty nesters
          • Investors seeking stable rental income

          Potential Concerns

          • Age restrictions limit resale pool
          • HOA fees can be high
          • Limited appeal for families

          Professional Recommendations

          1

          Network with local senior centers and retirement planners.

          2

          Host open houses during community events.

          3

          Highlight HOA inclusions and lifestyle benefits in marketing.

          4

          Prepare detailed cost breakdowns (HOA, utilities, taxes) for buyers.

          5

          Stage units to appeal to active adults (accessibility, comfort, social spaces).

          Competitive Analysis

          Comparable Markets

          • Windsor Gardens (Denver)
          • Heritage Eagle Bend (Aurora)
          • Centennial Villas

          Market Positioning

          Premier active adult community in Aurora with mid-range pricing.

          Competitive Advantages

          • Central location
          • Extensive amenities
          • Strong community engagement

          Price Comparison

          Less expensive than Heritage Eagle Bend; similar to Windsor Gardens but with newer amenities.

          Investment Metrics

          4.5%–5.5% (2025 estimates, varies by unit and rental strategy)
          Cap Rates
          4%–5% annual gross yield for long-term rentals
          Rental Yields
          Approximately 17–19
          Price-to-Rent
          Positive cash flow possible with furnished or short-term rentals; break-even or modest cash flow for long-term rentals after HOA fees.
          Cash Flow
          2%–4% annual appreciation expected over next 3 years.
          Appreciation

          Buyer Journey Insights

          First-Time Buyers

          Rare; most buyers are downsizing or relocating for retirement.

          Move-Up Buyers

          Uncommon; more likely to be downsizers.

          Downsizers

          Primary buyer group; value low-maintenance and amenities.

          Investors

          Attracted by stable rental demand and low vacancy.

          Relocators

          Often retirees moving from out of state or downsizing within Denver metro.

          This neighborhood analysis was generated using hyperlocal data and AI intelligence.

          Neighborhood conditions change - consult with local real estate professionals for the most current information.

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