If we’re weighing commute ease against HUD home value, Aurora’s usually our sweet spot—there’s more affordable housing stock and light rail access, plus a good shot at jobs thanks to the hospitals and workforce centers. Lakewood has pricier homes but the W Line makes downtown trips simple, and Westminster’s a tougher haul unless you’re right by express routes. Every area has quirks, though, and which trade-off feels “worth it” depends on how we measure our daily priorities—stick around for a closer look.
HUD Home Inventory Snapshot by Suburb
HUD homes are a rare sight in Aurora these days. As of July 2025, we haven’t seen a single HUD-owned property hit the market—not one. The listings update constantly, but the inventory just isn’t there.
The last time HUD homes showed up, the median price was $465,000, which felt like a small window that shut fast. Instead, we’re seeing a handful of foreclosure listings—about eight right now—scattered in neighborhoods like Heather Gardens or Green Valley Ranch. These offer real variety, from condos to townhouses, and sometimes prices dip as low as $295,000.
Meanwhile, Lakewood’s market is much more active, with hundreds of homes on the market and prices climbing. It’s a different landscape in each suburb—inventory shapes the whole experience.
Aurora’s Transit Options and Commute Times
Even if you’ve lived in Aurora for years, it’s easy to get surprised by just how much our transit scene has changed—and how much is about to shift again.
We’re watching the Colfax Bus Rapid Transit (BRT) project gear up for construction, with new branded shelters and upgraded amenities coming to familiar stops. The R Line’s light rail already makes a huge difference, connecting us to downtown, the airport, and key spots like Anschutz Medical Campus.
Public bike lockers at Metro Center and Iliff make multi-modal commutes easier. RTD’s keeping existing 15/15L buses running during construction, so we’re not left stranded.
With all these improvements and future plans—including the Connecting Aurora master plan—our daily trips keep getting more convenient, sustainable, and connected.
Lakewood’s Connectivity and Travel Patterns
While Aurora’s transit upgrades keep grabbing headlines, Lakewood has quietly built a network that makes getting around surprisingly straightforward—especially if you know your routes.
We’ve got multiple bus lines—like Route 1 on West 1st and Route 3 on Alameda—that tie together key corners of the city. Stops at spots like W Colfax & Glen Moor or Kipling & 13th make it easy to hop on, whether you’re heading to work, school, or just running errands.
The W Line light rail at Lakewood-Wadsworth feels like a lifeline, running all the way downtown and back, even late at night. The fares are reasonable, with special rates for kids, seniors, and veterans, plus wheelchair and bike access on all buses and trains.
It’s genuinely practical.
Westminster’s Rail Links and Highway Access
A lot of folks don’t realize just how connected Westminster really is until they start commuting here. We’ve got the B Line zipping us straight into downtown Denver from Westminster Station—just six miles, and you’ll be standing at Union Station. That’s not all: Flatiron Flyer buses run through two big stops here, making Boulder feel closer than ever. And for those of us who drive, US 36 and I-25 meet right in our backyard, with quick on-ramps to Denver or Boulder.
Here’s what our commute options look like:
| Rail/Bus Stops | Highway Access Points |
|---|---|
| Westminster Station | US 36 |
| US 36 & Sheridan (BRT) | I-25 (Exit 217) |
| US 36 & Church Ranch | US 287 at Federal Blvd |
| Multiple RTD Bus Lines | 84th, 104th Ave ramps |
Comparing Public Transit Accessibility
Let’s talk about how getting around shapes our daily routines here.
Between Aurora’s light rail lines and Lakewood’s connections to the regional bus and rail network, we’ve got options that make commutes a lot simpler for many of us.
It’s worth comparing how these transit choices play out in real commute times, especially if you’re weighing where you want to plant roots.
Light Rail Connectivity
Plenty of us rely on light rail to get around, and it’s a real lifeline for connecting Aurora, Lakewood, and Westminster to the rest of the metro area.
Whether we’re headed to work, the airport, or just exploring new neighborhoods, each city brings something unique to the table when it comes to access and convenience.
Here’s how these communities stack up regarding light rail connectivity:
- Aurora: The R Line runs right through town, linking major spots like the Anschutz Medical Campus, Aurora City Center, and even reaching Denver International Airport via connections at Peoria Station.
- Lakewood: The W Line offers a straight shot to downtown Denver, making stops at key points like Lamar and Oak stations.
- Westminster: The B Line serves as a direct commuter route into Union Station, keeping things simple and efficient.
Commute Time Efficiency
Getting around isn’t just about which train lines run through our cities—it’s also about how the rest of the public transit puzzle fits together when we’re trying to get to work, school, or anywhere in between.
In Aurora, we can catch a direct bus to Westminster three times daily, with a trip that usually takes about 38 minutes and costs just $3—pretty reasonable, even if you’re counting every dollar.
Heading to Lakewood from Aurora takes longer, though, and options are less frequent, with trips sometimes stretching over 90 minutes.
We see most people here still driving, but a small, steady crowd rides public transit—2.8% in Aurora, a bit fewer in Lakewood.
These numbers tell you: convenience really depends on where you need to be.
Regional Commute Statistics and Traffic Trends
Anyone who’s spent time in the Denver metro area knows that commutes here come with their own set of quirks. We’ve all watched the clock tick during those morning and evening rush hours, and the numbers back us up—Lakewood’s average commute clocks in at 30.7 minutes, while Aurora isn’t far behind at 29.9 minutes. Denver proper gives us a bit of a break at 25.3 minutes.
Over the past year, these times barely budged, even as statewide commutes inched up. Here’s what stands out:
- Rush hour congestion is a constant, with major slowdowns between 7-9 a.m. and 4-6:30 p.m.
- Light rail access makes a big difference for those near stations, especially in Lakewood.
- Westminster offers surprisingly smoother commutes to select job centers.
Key Highways: I-25, I-70, and E-470 Explained
Let’s talk highways, since they shape our daily routines as much as our neighborhoods do.
If we’re braving I-25 during rush hour, eyeing the quick but costly E-470, or counting on I-70 to get us east or west, each route comes with its own quirks and trade-offs.
Understanding how these roads fit into our commutes helps us weigh what matters most—time, money, or just keeping our sanity.
I-25 Peak Congestion Patterns
Even if you’re not a regular commuter, you’ve probably felt the pulse of I-25 and I-70 during peak hours—there’s a rhythm to the way these highways fill up, slow down, and, sometimes, grind to a halt.
Living here, we’ve all learned to navigate the quirks of these major routes, especially I-25, which feels busy even outside rush hour. Downtown Denver’s stretch is infamous, and the “Mousetrap” (where I-25 and I-70 tangle) can snarl up any trip.
Here’s what stands out most:
- Morning jams peak from 7:00–8:30 AM, especially near downtown.
- Friday evenings and evenings from 5:00–6:30 PM are rough, with more accidents.
- Even on weekends, I-70 and I-25 can surprise you with congestion.
E-470 Tollway Advantages
While I-25 and I-70 get all the attention for their daily traffic jams and unpredictable slowdowns, folks who’ve lived here a while know that E-470 can be a real game-changer.
This 47-mile tollway wraps around the east side of the metro, linking up with I-25 at both ends and swinging right by DIA.
What’s great is how much lighter the traffic feels compared to the interstates—no more inching along behind brake lights.
With ExpressToll, we’re looking at up to 37% off the posted rates, making a full run about $14.25 for a regular car.
The all-electronic system means no stopping, just smooth sailing.
For many of us, the time and stress we save easily justify the tolls.
I-70 East-West Connectivity
Although I-25 gets plenty of attention as Denver’s north-south backbone, it’s I-70 that really ties our region together, stretching from Grand Junction all the way through the heart of the metro and out to the plains.
If you’ve lived here a while, you know I-70 isn’t just a highway—it’s our main east-west corridor, shaping daily commutes and weekend getaways alike.
From Lakewood’s quick access to the mountains to Aurora’s handy Picadilly Road interchange, each city finds its own rhythm along this route.
Here’s how I-70 matters day-to-day:
- Connects us to the Rockies, DIA, and beyond—no matter which suburb we call home.
- Gives us real-time traffic info and express lanes for smoother rides.
- Links neighborhoods with smart interchanges like Harlan Street and Chambers Road.
Home Price and Market Dynamics Overview
When you start looking at home prices around here, you’ll quickly see just how much they can vary from one neighborhood to the next.
In Aurora, we’ve got homes ranging from Expo Park’s $199K all the way up to Eagle Bend’s $649.5K.
Lakewood sits higher, with a typical spot in Central Lakewood going for about $593K.
Westminster’s even more of a jump—Legacy Ridge tops out at $825K, while Kings Mill is down at $516.5K.
Over the past year, we’ve seen Aurora dip a bit while Lakewood edges up.
Places are taking longer to sell everywhere, but folks in Lakewood and Westminster still seem ready to move fast when the right house comes along.
Competition’s cooled but hasn’t disappeared.
Walkability and Neighborhood Amenities
When we talk about walkability around here, we’re really looking at how easy it’s to get to our daily essentials—think groceries, parks, and a decent cup of coffee—without always hopping in the car.
Both Aurora and Lakewood have a Walk Score of 43, but the feel on the ground can shift a lot depending on the neighborhood.
Some spots, like The Aurora Highlands or Belmar Park, make it simple to stroll out your door and find what you need, whether that’s a trail, a corner store, or even a few eye-catching art installations along the way.
Walk Score Comparisons
Some neighborhoods in Colorado make it easy to leave your car parked for days, while others have you counting every mile on the odometer.
When we compare Aurora, Lakewood, and Westminster for walkability, the numbers tell an interesting story. Both Aurora and Lakewood hold Walk Scores of 43—solidly in the “Car-Dependent” category—so most errands still require wheels.
Meanwhile, Boulder and Denver top the state at 56, so you’ll feel the difference if you’re used to those cities’ vibes.
Here’s how it breaks down in our area:
- Aurora Highlands and Centretech offer some pedestrian-friendly streets, but most errands need a car.
- Lakewood’s North Alameda stands out with a Walk Score of 61.
- Westminster’s walkability isn’t well-documented, making it harder to compare directly.
Access to Daily Needs
Everyday living in Colorado’s Front Range suburbs is all about balance—especially when it comes to getting what you need close to home.
In Lakewood, the Belmar Shopping District draws us in with its shops, restaurants, and weekend events, making errands and evenings out a breeze.
Westminster features the Orchard Town Center and plenty of local eateries, so grabbing a bite or running out for essentials feels easy.
Aurora shines with major hospitals like University of Colorado and Children’s, plus the city’s more affordable housing gives many families room to breathe.
Parks and trails are everywhere—Westminster’s McKay Lake and Lakewood’s open spaces are local favorites.
And with light rail and airport access, we’re never far from what matters most.
Job Centers and Employment Hubs
Ever wondered where folks around Aurora and Westminster actually land their jobs, or where they go when it’s time to brush up a resume?
We see neighbors heading to workforce centers tucked into our own backyards—places most of us pass by on errands. Aurora’s got a handful, like the main Arapahoe/Douglas Works! office on 14th Place, and the CentrePoint Satellite where parents and young adults grab career advice.
Westminster has its own Adams County Workforce Center on Pecos Street, humming every weekday. Here’s what stands out:
- Multiple locations: Aurora and Westminster each have several workforce centers and satellite offices for easy job searching.
- Specialized programs: Aurora’s Ready to Work helps residents facing homelessness get back on their feet.
- Industry connections: Centers serve everything from logistics to hospitality, keeping options local and diverse.
Which Suburb Balances Value and Commute Best for HUD Buyers
Honestly, when we’re weighing where to put down roots with a HUD-backed loan, it all comes down to how much house we can actually get—and how long we’ll spend in traffic every day.
Aurora stands out for us, especially if we’re watching every dollar. The HUD purchase limit nearly matches Aurora’s median home price, so there’s real inventory in reach—unlike pricier Lakewood or Westminster.
Property taxes are lower here, and rent on a two-bedroom is friendlier to the wallet. Sure, we might drive a bit longer to downtown, but that $430 yearly tax savings and lower home prices add up.
Neighborhoods like Southshore or Heritage Eagle Bend give us options, and the vibe feels genuinely welcoming. For HUD buyers, Aurora just makes sense.
FAQ
Are There Special HUD Financing Programs for First-Time Buyers in These Suburbs?
Yes, we’ve got some great options for first-time buyers here.
The Metro Mortgage Assistance Plus Program is popular—you don’t have to be a first-timer, but it’s a big help for us just starting out. It covers down payment and closing costs, and all three cities participate.
Plus, each suburb has their own repair or rehab programs. You’ll need to take a HUD-approved class, but local agencies make the process straightforward.
What Schools Have the Highest Ratings in Aurora, Lakewood, and Westminster?
Let’s talk schools—around here, Aurora’s Aurora Quest K-8 and Grandview High get a lot of local praise.
In Lakewood, D’Evelyn Junior/Senior High and Dennison Elementary are the names parents drop most; both really stand out for academics.
Westminster’s school info isn’t as clear-cut, but families often look at Jefferson County options nearby.
If you want a sense of community and high-quality education, Lakewood schools seem to have the strongest reputation right now.
How Do Property Taxes Compare Between Aurora, Lakewood, and Westminster?
Property taxes run a bit lower in Aurora than Westminster, based on what we’ve seen with recent bills—Aurora’s Adams County portion helps with that.
Westminster and Lakewood share Jefferson County rates, so their base taxes are similar, but city-specific levies can nudge Lakewood’s a hair higher.
All three let’s pay in installments, but take it from us: always check your notice, since those city-specific extras can really add up year to year.
Are There Down Payment Assistance Programs Available for HUD Homes Locally?
Yes, we’ve got several down payment assistance options for HUD homes around here.
In Aurora, there’s a city-specific program just for first-time buyers, while CHFA and statewide programs like metroDPA cover the whole metro area—including Lakewood and Westminster.
We’ve seen neighbors use the Chenoa Fund and FHA-backed loans, too. Each program has its quirks, so it pays to check what fits your situation best before you start house hunting.
What Crime Rates Should HUD Buyers Consider in Each Suburb?
When we’re weighing crime rates in these suburbs, we always tell folks that Aurora tends to see more property and violent crime, especially near major intersections, but it’s a big city with plenty of quieter pockets.
Lakewood feels a bit steadier—police reports show fewer incidents, and neighbors really look out for each other.
Westminster’s data isn’t as clear, but most of us find it feels pretty safe, with well-lit streets and active community groups.
