Tag Archive for: Paul Aspelin REALTOR®

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Divide Road and Unaweep Canyon Experience

Scenic Routes & Byways Colorado by Stewart M. Green

Scenic Routes & Byways Colorado by Stewart M. Green from the Palisade Library

Divide Road and Unaweep Canyon Experience

Guest post written by Michelle Aspelin, Grand Junction resident

I’m excited to tell you about our Divide Road and Unaweep Canyon experience. It was very cool, like a treasure hunt for us. A great idea on a long list of things to do in Grand Junction and the surrounding area.

I like to read books about Colorado. I check them out from the Mesa County Libraries or buy them from the Friends of the Mesa County Libraries book sales. I have purchased a few from our local Barnes & Noble too. A lot of what we do in Grand Junction is because I read about it in a book and want to see it in person.

Get notifications about new posts and watch Paul’s short videos on our Facebook page called Live Your Vacation in Grand Junction.

Divide Road on the Uncompahgre Plateau Inspiration

One of the books I discovered while browsing through the Mesa County Library in Palisade is called Scenic Routes & Byways Colorado by Stewart M. Green. It’s so good I may purchase it. My version is from 2013 and there’s an updated version.

In the section about Unaweep Canyon the author talks about Divide Road. I have seen it on maps before and am aware of where it is on the high plateau. But when I read this passage, I said, “Let’s go!” Unaweep Canyon is supposedly the only canyon in the world drained by two creeks. A divide in the mid-canyon separates the East Creek and West Creek drainages. The Ute Indian name Unaweep means “Canyon with Two Mouths.”

Big Horn Sheep

Big Horn Sheep on CR-141

To get there, drive south out of Grand Junction on Hwy 50. In Whitewater, turn right onto CR-141 towards Gateway. Go about 25 minutes and turn left onto Divide Road, it’s well marked. CR-141 is a beautiful drive through the Unaweep Canyon. We saw bighorn sheep along the side of the road before we turned onto Divide Road.

If you get a chance, drive all the way to Gateway near the Utah border. You will see some of the most incredible 2-billion-year-old granite walls and lush green valleys. Just beyond Divide Road, you can stop in a small parking area to see rock climbers on the 500’ steel grey cliffs of Mothers Buttress, Television Wall, and Quarry Wall. We saw people stopped with binoculars watching climbers on the sheer cliff walls. The land they climb is owned by The Access Fund, a national advocacy organization that leads and inspires the climbing community. Along CR-141 is some of the most impressive granite we’ve seen since the Black Canyon of the Gunnison National Park.

Here’s the passage in the book that inspired us to go there in March.

“Divide Road begins just past a ranch. This gravel road twists more than 100 miles down the spine of the Uncompahgre Plateau, giving access to a vast swath of remote backcountry. Take a left turn here for a short drive up Divide Road to a stunning viewpoint above Unaweep Canyon. The gravel road climbs a couple of miles up to the site of the abandoned Taylor Granite Quarry, a rock quarry that operated in 1928. Park before a cattle guard and walk down to the cliff edge for one of western Colorado’s most spectacular overlooks, Unaweep Canyon stretches westward. The highway below uncoils like a long snake up the sagebrush valley floor. Gentle slopes, forested with scrub oak, pinon pine, and juniper, slant upward to abrupt, towering granite cliffs. Above, steep slopes lean back to the valley’s sandstone rim high above the floor.”

Divide Road and Unaweep Canyon switchbacks along the way showing steep elevation

Switchbacks on Divide Road near CR-141

We left about 11am and packed our hiking backpack with hats, gloves, snacks, water, and the bear spray, you never know.

Divide Road is beautiful, lots of switchbacks and elevation gain right away. There was some recent snow still on the road in some parts. Other parts were muddy or dry gravel. We are used to driving in snow being from Minnesota, but when the road is narrow, and you look down over 1000’ feet with no guard rail, it can be a bit intimidating! We went slow. See the photo.

I read the passage again once we were past the steep part. We saw the cattle guard and a little parking lot off to the left at the trailhead of BLM Trail #23. We thought, “That could be it.”  We weren’t sure and decided to go further on Divide Road. We got to a spot with a lot more snow and decided to turn around. We headed back to the first spot to see if that was it. This area is called Cactus Park in the Dominguez-Escalante National Conservation Area.

BLM trail 23 sign post with icons for walking, horses, bikes, motor bikes, ATVs and vehicles

We later learned that the last icon on the post that looks like a jeep or ranger is actually for full size vehicles. Now we know!

There was another 4×4 truck in the tiny lot. We ate a quick snack. We weren’t sure how to read the signpost (see right) that marked the trail, wondering if we could drive it or if it was only for motorized bikes and UTVs, so we walked. I hadn’t looked up the trail before we left so we weren’t sure how far we had to walk to find the overlook. The book didn’t mention a BLM trail, but this was right next to the cattle guard. After about a half mile uphill all the way, we came to an opening and walked to the edge. We saw spectacular views of the Grand Mesa, West Elk Mountains, and the San Juan Mountains. It was amazing! Definitely a great view of western Colorado!

After that, we turned around to walk back and realized we were walking on the granite of the Taylor Granite Quarry! That was cool too. We had never been right on top of a quarry like that, they skimmed the surface, it wasn’t a big hole. We took more pictures.

Taylor Granite Quarry showing granite being skimmed off the surface

Taylor Granite Quarry

But the book said the view would be of the Unaweep Canyon. We realized this wasn’t it. Just then, a guy on a dirt bike stopped for a break near us. We explained what we were looking for and determined that the place we wanted to go might be further up Divide Road. He told us about another cattle guard and a road that veered right to a popular overlook. Since we had already gone further on Divide Road and saw the snow, we said we’d have to come back in April or May and try again.

The biker shared that there are a lot of elk in the area, trophy bull elk. We heard something in the thickets while on the trail, but we think it was just a mule deer. We never saw it. He said there are bears in the area, but they are small and they leave you alone. Ha! Small but they leave you alone. We had our spray just in case. We’ve never encountered a bear in Colorado. There are several BLM campsites along Trail 23. Camping on BLM land is free. We got in the truck and headed back.

Still wondering where the overlook was, we passed over the first cattle guard again and right next to it was a small pull-off we hadn’t noticed before. We could see the canyon in the distance. Maybe this was it? We parked and got out of the Tacoma. Sure enough, we walked about 50 feet over rocks and sand, past bushes, to the opening and boy, it was stunning! Huge drop-off beyond the boulder outcroppings. We walked up to the edge, like the book said, near the fence of the property owner. We were giddy. We found it!

We looked out onto the ledge, and someone had built a fire ring from stones in the area at the very edge of the overlook. You can see it in the photo below. What a way to watch the sun set over the canyon.

Divide Road and Unaweep Canyon Overlook View

We soaked it all in, took more pictures and said, “We need to put this one on ‘the list’ and bring our guests here.” It was so amazing and only about 30 miles from our place. Yet being in the wilderness like that, up so high, we felt like we were in another world. So thankful to see it.

If you’d like to live near trails and adventures like this, Get Started!

Paul Aspelin in the Tacoma at the Unaweep Canyon Overlook

Paul Aspelin in the Tacoma at the Unaweep Canyon Overlook

We had such a good time on our hike and happy we found the overlook. When we got back into GJ we went to REI to get a book on the Dominguez-Escalante National Conservation Area. This would be a very cool place to rent an ATV and go four-wheeling, and maybe camp in the future. They didn’t have a book or map with that much detail about each of the BLM trails.

Later, after we got the mud washed off the taco (what the locals call a Toyota Tacoma), I looked it up online and was able to print out an 11”x17” map of the conservation area trail system, see below. We will definitely go back. Going in March was great, no bugs, but a bit of snow. The guy at REI didn’t know the road we were on was open again after winter. Oops, we didn’t realize it ever closed. Always learning!

We left with great memories, photos and stories of our experience, and the desire to explore more. If you are looking for things to do in Grand Junction, we highly recommend Divide Road and Unaweep Canyon. There are many pull-offs along Hwy 141 to stop and take in the beauty.

See Paul’s posts about our trip to Crawford State Park and the North Rim of the Black Canyon of the Gunnison National Park. We did both of those as one day trip from Grand Junction. Top Day Trips from Grand Junction is another great post.

Guest post written by Michelle Aspelin

© 2025 Paul Aspelin, REALTOR®. MovetoGrandJunction.com and Michelle Aspelin Copyright protected. All rights reserved.

Dominguez Canyon Wilderness BLM Map

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What are Some Cons of Living in Grand Junction Colorado?

Grand Junction Colorado Seems Perfect… But What Am I Missing?

Are there some Cons to living in Grand Junction Colorado? Yes, there are a few, but most are easy to work around. The majority of the posts on this site focus on why moving to the Grand Junction area is a great idea—but as someone who has helped home buyers from Pennsylvania, New Jersey, Arizona, Nevada, Florida, Texas, Oklahoma, Michigan, and many other states, I know it’s important to share the full picture.

As I help clients relocating to Grand Junction from Denver or out of state, they ask a lot of questions about the area. My wife and I love life here, but, in fairness, there are a few cons to living in Grand Junction.

When people search for a new home, they usually make a pros-and-cons list before writing an offer. Finding the perfect community works the same way—rarely does one place “check all the boxes.” While Grand Junction, Palisade, and Fruita (collectively the Grand Valley) have many great attributes, here are a few things to keep in mind.

👉 Get expert guidance for your Grand Junction move—Schedule Your Free Consultation Now

General Observations

One of the first Cons of Living in Grand Junction Colorado is the dust. You may want an unlimited car wash pass. You are in the high plains desert after all, but I have not seen dust storms like you would see in Arizona. However, dusty homes and dusty cars seem more common. Why wash it if it’s just going to get dusty again the next day? Plus, less washing conserves water. You may just have to get used to driving around in a dusty vehicle and dusting your home more often. We have a portable air purifier we like to use that we bought which really seems to help.

The nearest Costco is 2 hours away in Eagle/Gypsum on I-70. If you are a Costco fan, that is a bummer. We try and time our trips to Costco with other adventures. We do have a Sam’s club to tide over the bulk shopper cravings. Sorry Costco lovers, I understand your struggle. We almost got one in 2024 so ya never know.

There are jacked up trucks everywhere. There must be a bunch of rednecks in GJ! No, it’s because we are one of the greatest off-roading destination basecamps in the world. If you haven’t tried it, don’t knock it. I’ve experienced Moab, Utah and it should be a bucket list item whether you are into that sort of thing or not.

The greatest sites around are many times down a 4×4 trail in the desert or the mountains. Back in MN, we called these Stump Jumper trucks. Around here it would be more like rock crawler trucks. Warning – don’t take your “stock Jeep” out on the trails in Moab. Those Jeeps have special equipment to handle crawling the beautiful rocky trails. Rent an ATV, those are so fun! Ask me about the times I have rented ATVs in Moab! There are a few photos on my post called Day Trips from Grand Junction.

If you like to travel by air, you can add about $250 to each trip for the puddle jumper that gets you to a larger city for connecting flights. You can also drive to Denver or Salt Lake City and fly from there. Montrose Regional Airport is another consideration for your departure airport and can be less expensive. We like to fly out of GJT even though it’s more expensive because it’s so darn convenient. Just 15 minutes away, no long lines, no traffic to worry about. Ready my post about our Grand Junction Airport Experience to learn more.

Although we are a medical hub, there is a shortage of medical professionals. For routine visits like a physical you may have to wait 30 days for an appointment. So, plan ahead. Maybe get all of your routine medical visits done in your current state before you move here.

Those darn goat heads! My relative came to stay at Camp Eddy for three weeks and was excited to ride his bike on the paved Colorado Riverfront Trail each morning. It didn’t take long before he got a flat tire from a goat’s head. Luckily, he got his tire repaired nearby. He was told you need inserts in your bike tires, even on pavement, especially if you ride along the river where these plants are. Do this up front so you don’t get stranded.

What’s a goat’s head? It’s a weed who’s spiky, sharp thorn resembles the head of a goat. On a positive note, while his wife was stranded on the trail with his bike, waiting for him to go back and get the car, several people stopped and asked, “Do you have a rescue squad on the way?”. That was nice. Goat’s Head on Wikipedia

Housing Related Observations

Another of the Cons of Living in Grand Junction Colorado is the lack of Professional Resale Home Staging – It’s Nonexistent. This was the first thing I noticed when starting my real estate practice in the Grand Valley. I walk into homes all the time that I wouldn’t deem ready for market. Some things in the real estate industry here are decades behind major metropolitan areas. This can lead to increased market times. Don’t let the pictures sway you, I am able to help look through the clutter and help paint a picture of a great house.

I don’t feel the market times here quite match those of a major metro area. Besides, Grand Junction area market times are calculated on the days from hitting the market to the closing versus the days it took to secure an offer. Most people request 30-60 days from the offer to close so an 88-day average market time as advertised here is actually much less. It’s just calculated differently.

Sewer line issues in older homes can be an issue because years ago they were made of clay. You’ll want to have the sewer line from the property to the street scoped during your inspection period. It’s cheap insurance. The cost can be around $150.

Homeowner’s Insurance in more remote areas, like up on the Grand Mesa or in Glade Park, can be expensive depending on how close you are to a fire station or fire hydrant. Are you looking for more elbow room? That could come at a cost when it comes to insuring your remote property.

Certain neighborhoods with existing homes and even new construction developments have a history of foundation concerns. The water table is so close to the surface in some areas that piers or pilings need to be installed because soil is moving. About 25-30 years ago when Grand Junction started to take off, the builders were not aware of these soil conditions in certain areas. Some existing homes have had foundation repairs or are still dealing with issues. Soil testing is an absolute necessity in building new construction. This could cost you $1500 up-front depending on the lot size and number of soil borings needed.

The lot price may not be the lot price. Because of the soil conditions in some areas, your new home may require a pier system under your concrete foundation. Pilings are expensive and could add $20- $100k to your costs just to make the lot you buy buildable.

I represented new construction buyers in the Redlands 360 Easter Hill neighborhood.

There are limited national builders in the Grand Valley. Now that could be considered a pro and a con. Most are custom home builders run by small businesses. In 2026, Lennar is starting to build in Grand Junction.

New construction builders do not have the same level of cooperation with Realtors® that I was used to back in a major metro area. If you are going to build new, make sure to talk to your agent about builder/Realtor® cooperation hurdles. Even more of a reason to hire an agent who represents YOUR best interests!

There are some areas to be more cautious about. We’ve got some neighborhoods that were built 40-50 years ago to create affordable workforce housing for the oil and mining industry employees. Sometimes low-cost housing is in areas with higher crime, but not always.

Are the unhoused an issue? I’ve witnessed homelessness but never had any issues or concerns. There are certain parts of town where they gather more often, but it’s nothing like the major metropolitan areas.

Land use and Zoning seem odd compared to where we lived in a western suburb of Minneapolis. This town was not planned out like the suburbs of a major city when it comes to zoning and land use. You may drive through an industrial park of commercial buildings to get to your neighborhood. Some people get turned off by that, but it’s just the way GJ is. We also have many small farms or ranches that have accumulated unwanted items over the years in their yards. You can literally have a gorgeous neighborhood next to a yard that looks unkept. They did do a good job laying out the streets in grid format. That makes it easy to get around town.

The month of October can be tricky for scheduling contractors and even professionals. Hunting is a major part of life in and around the Grand Valley and October is elk hunting season. People literally take weeks off at a time to attend elk camp with their family and friends. Traditions are an important part of living out west.

Many stucco homes. Coming from MN, buying a stucco home was a huge NO NO! In Minnesota I saw so many stucco issues with mold and even mushrooms growing on the interior walls. It wasn’t worth the risk. In this dry climate, however, it doesn’t seem to be an issue. I remain cautiously optimistic about stucco homes in the Grand Valley.

Home prices seem to be high. I hear clients say this all the time, “I don’t want to buy at the top of the market.” With any home purchase decision, I recommend this be a 10-year purchase, if possible. Our prices are going up because the demand is going up. Like most other communities, we also have a shortage of homes. The driver behind that is the high number of people moving to the Grand Valley from other states. The inventory is low, but the demand is growing stronger than most cities.

Connect with me to learn more about the Pros and Cons of Living in Grand Junction Colorado

While this post has highlighted several of the Cons of living in Grand Junction, we feel the positives far outweigh those. Some of the best things about living here are the geographic proximity to so many wonderful areas and a great sense of community. To end on a high note, consider reading some of these popular (and funny) posts.

Retire in Grand Junction: Your grandkids and kids will thank you

What it’s Really Like to Drive I-70 from Denver to Grand Junction

Accolades for the Grand Valley

About ten years ago while on vacation in Whitefish, Montana (Glacier National Park area), we went into a local shop to buy some souvenirs. The clerk behind the counter was wearing a T-shirt that said, “My life is your vacation.” We laughed, but now Live our Vacation in Grand Junction!

Move to Grand Junction. We’ve been waiting for you!

Paul on 4 Wheeler in Moab Utah

Moab Trip

👉 Get expert guidance for your Grand Junction move—Schedule Your Free Consultation Now

Text/Call (612) 306-9558 (locally based)

PAUL ASPELIN, REALTOR®
GRI, SRES®, CNE
Serving Grand Junction, Fruita, Palisade and all of Mesa County
Licensed in Colorado

Connect with me on LinkedIn or send me an email.

I was recently featured in The Grand Junction Sentinel for my work helping people relocate to Western Colorado. 📖 Read my Agent Spotlight in The Grand Junction Sentinel

 

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Relocating to Grand Junction is all about Location

It’s All About LOCATION, LOCATION, LOCATION

I am amazed at the number of unrepresented home buyers that are relocating to Grand Junction who attend open houses. These buyers come into town for a long weekend to get a feel for the area. They casually attend open houses to gauge the real estate market.

It’s no secret that thousands of people each year are considering relocating to Grand Junction with all the recent national press and accolades the Grand Valley has received. Grand Junction has become a hotbed for attracting home buyers and retirees from all over the country. What’s not to like? A mild climate with four seasons and unlimited access to outdoor activities. Plus, views that will continue to amaze you for years to come. Moving to Grand Junction isn’t about buying a home, it’s about experiencing a new lifestyle.

I AM Your Grand Junction Relocation Guide

Your Grand Junction Relocation Guide is Paul Aspelin. Here he is standing in front of his Toyota TacomaIf you are going to take the time to plan an exploration trip to see if relocating to Grand Junction is in your future, just call me! Whether by plane or car, allow me to make the most of your time while you visit. I understand many of you are early in your decision-making process. Still, “thinking about it” is all part of the natural process. I get it.

Sharing this valley and a few homes along the way is one of my favorite parts of the job. I happily spend an afternoon—or even a whole day—helping people see if Grand Junction is the right fit. No strings attached. Location, location, location is often cited as the heart of every home purchase, but have you ever considered the deeper meaning of repeating that word three times?

👉 Read my post about being your personal Grand Junction Relocation Guide!

The True Meaning of Location, Location, Location

Grand Junction Airport

Flying over Grand Junction – read about our Grand Junction Airport Experience

The first “location” refers to the city itself, or in our case, the entire Grand Valley. Does the city have the amenities you need? Where is the nearest grocery store? How about a Target, Best Buy, or local farm to table dining options? How far away is the nearest airport? Does it have a quaint downtown area? Is there a sense of community? Do I feel safe? The questions differ for everyone, but the process remains the same. Everyone starts from a 10,000 ft point of view.

The second location is filtered down one more segment to which part of the broader area interests you?

Will you end up relocating to Grand Junction, Fruita, Palisade, Whitewater, Glade Park or up on the Mesa? Some of this will be dependent on the price range you are considering, but not always.

Do you want to be able to walk to downtown? Are certain schools important to you? Is there a desire for some elbow room and acreage? Is a view important? Would you like to walk out your back door and be on world class trails within minutes? Is the distance to your work something to take into consideration? Where are the new construction developments in the area? Everyone has different wants and needs.

Finally, the third location narrows things down to neighborhoods and the actual home location within those neighborhoods. How does it feel when you first drive down the street? Are yards well taken care of or do they look like everyone is having a year-round yard sale? Is there a large undeveloped parcel behind the neighborhood that offers space now, but in the future is designated to be a rock quarry? Are you looking for newer homes or one with a more historic feel?

These are just some of things people relocating to Grand Junction take into consideration while they process if a move is right for them.

Why choose to Retire in Grand Junction post by Paul Aspelin

Your Grand Junction Relocation Guide

Now, imagine if you had a guide to help narrow things down. A guide who could also give you insight into what people do in their free time? From farmers markets to summer concerts in Los Colonias, or best day trips from Grand Junction or tips on where your best chance to see bighorn sheep might be? There is so much more to understanding an area than aimlessly driving around and attending a few open houses.

I understand the thirst for knowledge about a new area is essential before making a move. Many people become obsessive Googlers when researching relocation—something I can relate to, having spent two years doing the same before moving. That experience inspired the creation of this blog. With a little guidance, your visit can be maximized, even if it’s just an afternoon together, setting you on the right path to explore the Grand Valley on your own the next day.

You may have wished you had a friend in the area to show you around, now you do. Call or text me with confidence (612) 306-9558. Get started with your move to Grand Junction!

You might also enjoy my post called Retire in Grand Junction – your kids and grandkids will thank you and What I Learned After Living Here for 3 Months. Things to do in Grand Junction: Easy Hikes, oh, and everyone’s favorite, What It’s Really Like Driving I-70!

MOVE2GJ with Paul Aspelin

Check out my custom license plate!

Move to Grand Junction… we’ve been waiting for you!

Text or Call (612) 306-9558 or schedule a Discovery Session to get all your questions answered

PAUL ASPELIN, Relocation & Listing Expert
REALTOR®, GRI, SRES®, CNE

I am your personal Grand Junction Relocation Guide
Connect with me on LinkedIn or send me an email.
Learn more about my experience and how I serve my clients 

© 2025 Paul Aspelin, REALTOR® MovetoGrandJunction.com Copyright protected. All rights reserved.

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Redlands 360 Master Plan Map | Easter Hill

Redlands 360 Master Plan Map

This map outlines the planned community for Redlands 360. The 600 acres of land encompassing this spectacular master planned community has long been renowned as a Grand Junction community gem. The 360-degree views of everything the Grand Valley offers are on full display.

This post is meant to accompany my previous post about Redlands 360 and the Easter Hill and Canyon Rim new home developments.  That post includes more details and history about the Redlands 360 planned community and the new construction opportunities.

I have helped buyers build a beautiful home in Easter Hill and I would love to walk you through the new construction process too. I’ve been helping buyers with new construction since 2001. This is an amazing new area to build your dream home. Please drive out here to see it in person! Learn about the future development from the Redlands 360 Master Plan Map below.

A second option you might consider when building a new home is the Soaring Eagle neighborhood. It’s also near the Colorado National Monument and offers spectacular views of Independence Monument. It’s close to more popular trailheads like the Monument Canyon Trail where you are likely to see Bighorn Sheep! Ask me about the club house for residents in Soaring Eagle!

Redlands 360 Master Plan Map

Redlands 360 Master Plan Map

Easter Hill Trailhead

Here’s a view from on top of a trail looking down to the Easter Hill trailhead parking lot and the Easter Hill neighborhood.

Easter Hill Trailhead Parking Lot and neighborhood

If you have the All Trails app, look up Water Towers Mountain Bike Loop. All Trails describes the trail by saying it “incorporates a couple of clear, open hillsides which are ribboned with crisscrossing paths carved into the rock and earth, perfect for mountain biking.” And I would add hiking too. We saw many people walking their dogs while we were on the trail near Easter Hill. Crisscrossing is an excellent description. Look at this map from All Trails.

Water Towers Mountain Bike Loop Map from All Trails

If you’d like to learn more about Redland 360, Easter Hill, Canyon Rim, or Soaring Eagle new home developments, text or call (612) 306-9558. I’d like to show you around!

Two other posts you might enjoy Grand Junction Golf Courses and Buying a Home in Grand Junction.

Text/Call 612-306-9558

PAUL ASPELIN, REALTOR®
GRI, SRES®, CNE

Grand Junction Real Estate Expert
Connect with me on LinkedIn or send me an email.
Learn more about my experience and how I serve my clients 

© 2025 Paul Aspelin, REALTOR®
MovetoGrandJunction.com
Copyright protected. All rights reserved.

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Las Colonias Little Free Library

The Las Colonias Little Free Library in Grand Junction

I took a leap toward promoting literacy and community engagement in the Grand Valley. I was instrumental in getting a Little Free Library in Las Colonias in late 2023. Take a book. Share a book. This exciting initiative stems from a passion for supporting local and a commitment to making a positive impact on the Grand Valley community.

The Little Free Library is located in the Las Colonias Park area near the Butterfly Pond, overlooking the zipline that crosses the Colorado River. A great place for a Little Free Library because it’s where people gather. Look for it by the parking area near the pond.

My wife, Michelle, and I have a connection with local libraries that started with our real estate brokerage in Minnesota. We established a strong relationship with local libraries and their respective friends’ groups. Michelle served on the Board of the Carver County Library Foundation and used her skills to volunteer to make a website for each Friends Group in Carver County, Minnesota.

Las Colonias Little Free Library

Inspired by our library experiences, I knew we had to continue our partnership mentality with the Mesa County Libraries Foundation.

I approached my team at the time with the idea of partnering with the Mesa County Libraries foundation and requested we install a Little Free Library. The response was overwhelmingly positive, and thus, our Little Free Library found its new home in the park. A new partnership was formed. Read my post about Mesa County Libraries and be sure to get your Library Card!

As real estate professionals, we understand the significance of helping individuals with their housing needs. That often involves packing up, decluttering, and donating items. I wanted to become a book drop-off site, encouraging residents in the Grand Valley to donate their books during the process of selling their homes. I had one past client donate a collection of over 1,000 books to our local library. The Friends group was so thankful!

I can come to pick up books from your location. This ensures that the Little Free Library remains stocked and ready for readers to explore new literary adventures.

What sets this initiative apart is the commitment to recycling and promoting sustainability. Recognizing that many home sellers may overlook the value of donating books, the Little Free Library ensures that these books don’t end up in landfills. I will donate any extra books I get to the Friends of Mesa County Libraries. This helps support their weekend book sales that, in turn, generate funds to support local library cultural programming and equipment. It’s truly a win-win for everyone involved!

Over the course of my real estate career, I’ve witnessed the impact of a library partnership, emphasizing the importance of encouraging individuals to donate books. This not only preserves literary treasures but also aligns with my commitment to making a positive difference in the community.

Whether you have a handful of books or an extensive library, we welcome your contribution. (Please NO encyclopedias, textbooks or magazines.) Residents are encouraged to fill our Little Free Library with their favorite reads while discovering new gems to take home and enjoy. “Take a Book. Share a Book.”

If you’re already living in Grand Junction or planning a visit, make sure to swing by the Las Colonias Little Free Library to find your next adventure. Find us on the Little Free Library app!

For those looking to arrange a book pick-up, reach out to me directly at 612-306-9558.

I couldn’t be prouder to initiate the Las Colonias Little Free Library in Grand Junction to help foster community engagement, literacy promotion, and sustainability. By joining forces with the Mesa County Libraries Foundation, we have created a platform for residents to contribute to a more vibrant and connected community, one book at a time.

Little Free Library in Grand Junction

Find us on the Little Free Library App on your mobile device!

Las Colonias Park
1601 Riverfront Dr
Grand Junction, CO 81501

Connect with me on LinkedIn

PAUL ASPELIN, REALTOR®
GRI, SRES®, CNE
Text/Call 612-306-9558

© 2024 Paul Aspelin, REALTOR®. MovetoGrandJunction.com Copyright protected. All rights reserved.

 

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Miracle Rock in Glade Park – Grand Junction

Miracle Rock in Glade Park

I Googled “Miracle Rock in Glade Park” after learning about it from an email I received from the Visit Grand Junction website. I researched Miracle Rock in Glade Park and the Potholes on the Little Delores River near the falls. We like to investigate new trails ahead of time to see what challenges we might be in for. This one was better than expected.

From Grand Junction, Miracle Rock in Glade Park is accessible from Monument Road. Basically, you enter the Colorado National Monument at the east entrance in Grand Junction and follow that a few miles into the park and then turn left when you see the sign for the Glade Park Store.

Get notifications about new posts and watch my short videos on my Facebook page called Live Your Vacation in Grand Junction.

Driving up the Colorado National Monument to Glade Park

Living in Glade Park

Glade Park is a popular place to live for ranchers and farmers, people looking for a little privacy and space for themselves. Many are off-the-grid types who value independence. The Glade Park Store is an icon because I think it’s the only commercial building in Glade Park, besides the Post Office. There are many homesteads of all shapes and sizes with astounding views and natural beauty in every direction.

Glade Park sits at about 6,700’ elevation, so 2,000’ above the Grand Valley. That additional elevation makes a difference. We did our hike in the last week of December. The temps were in the mid-40’s for our hike (very comfortable) and there was about 3-6” of snow on the ground. Grand Junction didn’t have any snow because it melts pretty much the same day it snows. Read more about Grand Junction weather.

Learn more about living in Glade Park at https://glade-park.com

Miracle Rock Hike

Cairns rock piles along the trail to mark the way

Once you leave the Colorado National Monument you travel on a gravel road that eventually turns into soft red dirt. There’s a small parking lot and pit toilets at the entrance to the Miracle Rock trailhead as well as a picnic area with several tables. The All Trails hiking app we use called it a moderate trail, but we thought it was pretty easy. It’s about 1 mile out and back. Uphill to Miracle Rock, then downhill the whole way back.

There are cairns (pronounced CARE-Ns), which are piles of rocks, to mark the trails. Reviews said it was easy to miss them and get off the trail. Luckily when we went, there was snow on the ground so the tracks from the people before us led the way. We did see one other hiker during our one-hour hike. We sat at the base of the rock to soak it all in and have a snack before heading back.

Miracle Rock in Glade Park is amazing. The massive rock looks like it’s teetering and could tumble anytime. It’s on the edge of a cliff and we looked out into a beautiful canyon. We were so high up we looked over the Colorado National Monument and could clearly see the Book Cliff Mountains that surround the Grand Valley.

Miracle Rock in Glade Park

Grand Junction Hiking Tip

Here’s a hiking tip for you. Plan some of your hikes for late afternoon into dusk or sunset instead of midday. Because of heavy fog, we didn’t set out until about 2pm. On our way back the sky was pink, and the views were amazing as you can see from our photos.

Little Delores Falls and Potholes

Little Delores Falls at dusk

After the Miracle Rock hike, we went a little further down the same road to the Little Delores Falls area.  The Little Dolores Falls comprise of two tumbling waterfalls with large pools between them that locals call “the Potholes.” Because the water flows pretty much year-round through this stunning gorge, we thought it was worth checking out in December. The potholes were frozen, but the falls were running.

There was a little more snow in this area, so we were glad to have our 4×4 Toyota Tacoma (the locals call them “tacos”) so we didn’t get stuck.  Evidently, people swim here in the summer, but it was a cliff down to the water, so not sure how they get in the river. And there’s a warning sign about dangerous swift currents. Personally, I wouldn’t risk it.  Seeing it from above was just fine for us!

The hike was an easy half-mile round trip with a very wide trail. It was snow covered but we could see it was a gravel trail and slickrock in some places. Very easy and beautiful. It’s so peaceful to hear the water falling over the rocky edge of the river. We didn’t see anyone else during this hike.

If you’d like to live near trails and adventures like this in Glade Park, Get Started!

What we learned during our afternoon hike

  1. We packed enough water and snacks, but that’s all we took. We have a small hiking backpack with essentials like toilet paper, mini first-aid kit, matches and bear spray. We realized that even though it was a short hike, we should plan for things to not go according plan. We should have brought the backpack with supplies, hoping we wouldn’t need them.
  2. Another reason to have the backpack is because it will hold our water bottles, therefore, we can use both hands to steady ourselves as we climb up narrow rocky areas. See my post about water bottles, which ones we like, and where we got them.
  3. Because we went in the late afternoon, next time we will add our headlamp or a flashlight to our hiking backpack. I wouldn’t want to hold my phone out with the flashlight app if it got dark because I wouldn’t want to drop it and it might run out of batteries if we were really lost.
  4. We should plan more hikes where we come home at dusk. The sky was so beautiful. It was an unexpected treat on our way home.
  5. I was thankful that Michelle downloaded the trail map from the All Trails app before we left because there wasn’t any cell service up there. We knew we were on the trail because we could use the download of the trail. It really came in handy at the trailhead as it wasn’t obvious where the trail actually started because the ground was covered in snow and the trail was very narrow through trees and rocks. You can download sections of Google Maps too so you’ll have it when you don’t have cell service.

Book Cliff Mountains lit up by the setting sun

Friends Visiting the Grand Valley

Overall, I recommend going on afternoon hikes and we will definitely add these two to our list of places to show our friends and family when they come to visit. We are accumulating quite a list of places to see and things to do. Since most of our visitors come from lower elevations, we like sticking to short hikes without too much elevation gain. I want them to enjoy their visit, not get worn out! We have various activities to keep visitors happy while here. Ask me about my experience with whiskey tasting, winery tours and tastings and local breweries!

Because we tell stories to our friends about our numerous adventures, and the proximity to diverse options, we think some of them are actually considering moving to Grand Junction too!

If you’re planning a visit or thinking about a move to Grand Junction, reach out to me. I’d be happy to give you a tour of the area and explain the different areas and housing options. And if you are serious about moving to the area, I can schedule a few property showings so you can experience what it might feel like to live here in the Grand Valley.

Read my post where I explain what I learned after the first three months of living in Grand Junction. Hint, the post has a photo of toilet paper in our car, which is helpful information to know when hiking anywhere in Colorado!

Live Your Vacation in Grand Junction!

Miracle Rock in Glade Park with Paul Aspelin

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PAUL ASPELIN, REALTOR®
GRI, SRES®, CNE

Connect with me on LinkedIn or send me an email.
Learn more about my experience and how I serve my clients

© 2025 Paul Aspelin, REALTOR®. MovetoGrandJunction.com Copyright protected. All rights reserved.

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More Than Redlands Mesa Golf Course in Grand Junction CO

More to Visit Than Redlands Mesa Golf Course in Grand Junction

I know that “Redlands Mesa Golf Course” is the second most popular search term on the Internet for golf courses in Grand Junction CO. But there are several more that deserve exploration and a tee time reservation.

Redlands Mesa Golf Course

Redlands Mesa Golf Course

Redlands Mesa Golf Course photo taken from above on a trail from Redlands 360 neighborhood

While it’s commonly called Redlands Mesa Golf Course its official name is the Golf Club at Redlands Mesa. Either way, it was voted the #1 Golf Course in Colorado by several sources. It’s located in the area commonly known as “the Redlands” by the locals. You can read my post about the Redlands community that sits at the base of the Colorado National Monument and offers the new Redlands 360 planned community development. Mesa County Residents (with ID) will receive a 30% Discount on greens fee rates!

Course description from their website…

“Perhaps Golf Digest sums up the course best, ‘Positioned beneath the slopes of jagged buttes south of Grand Junction, Colorado, in the shadow of the towering pink and red sandstone face of the Colorado National Monument, Redlands Mesa is like playing golf along the bottom of the Grand Canyon, with a couple of sojourns to the Garden of the Gods thrown in.’ The Golf Club at Redlands Mesa is a spectacular course that occasionally overwhelms the senses in its grandeur. Over one-third of our 500 acres is part of our sprawling, world-class golf course. You’ll discover stunning, dramatic vistas throughout, as well as 11 elevated tees and 37 bunkers. Our unique hole shaping ensures challenges for all skill levels on this championship-grade course.”

Even if you don’t golf, from experience I recommend you go to the club house Ocotillo Restaurant + Bar that’s perched over the course for a delicious iced tea, lemonade, cocktail or ice cold brew. The views are outstanding as well as the food. Schedule a meetup there just for fun! Of course, the course is top-notch as well. Watch for golf carts as you drive through this beautiful golf community. Golfweek and USA Today readers voted Redlands Mesa as the BEST Golf Course in Colorado! World-class golf that’s scenic, fun, and challenging. They offer clinics and lessons, multiple leagues, tournaments and offer a great venue for weddings and parties of all kinds. You can learn about membership, rates, book a tee time and more on their website https://redlandsmesa.com.

Tiara Rado Golf Course

The city of Grand Junction operates two local golf courses, 18-hole Tiara Rado and the 9-hole Lincoln Park Golf Course. Tiara Rado is in the Redlands area as well, right at the base of the Monument.

“The Tiara Rado golf course is challenging for golfers at all levels, with four tee locations, numerous water hazards, and a short but naughty moat hole. It has an 18-acre practice area, golf cars, pull carts, lessons, rental clubs, and a full-service pro shop. Tee times may be made seven days in advance by calling (970) 254-3830.”

Visit this joint website to book a tee time and learn more about both city golf courses.

Lincoln Park Golf Course

The most searched for golf course in Grand Junction is the Lincoln Park Golf Course just off North Ave. near the Grand Junction VA Medical Center and Stocker Stadium. This city golf course location offers a wonderful walkable 9-hole course to test your golf skills, with smooth-rolling, subtle breaking greens. Lincoln Park Golf Course has six sets of tees. They have a full-service pro shop as well as a snack bar. Lincoln Park also offers golf carts and pull carts for rent. Appointments are available for PGA Professional lessons. You can book your tee time online at the website above. Carts may not be allowed during winter months.

Golf Courses in Grand Junction

Chipeta Golf Course

The Chipeta Golf Course encourages golfers to “enjoy golf again.” On their website they describe it as “an 18-hole, executive course (par 59) with picturesque views of the Grand Mesa, Bookcliffs, Uncompahgre Plateau and the Colorado National Monument in Grand Junction, Colorado.” It’s a well-maintained course that welcomes golfers of all skill levels. They have leagues and lots of golf events throughout the year. They have season passes and a rewards program. You can book a lesson and your tee time on their website https://www.chipetagolf.com.

Bookcliff Country Club

Yes, there is a Grand Junction golf country club, Bookcliff Country Club, a country club with casual character. And where “Bookcliff” is spelled as one word, unlike the series of desert mountains and cliffs that make up the mountain range itself, that name appears as two words, Book Cliffs, on official maps. Strange, I know. But not as strange as our fractional street names, don’t get me started on that!

Bookcliff Country Club is the only full-service private club on the Western Slope. They provide outstanding facilities, programs, services and family-oriented activities of a typical country club. You can golf, play pickleball or tennis, workout in the fitness center and then relax in the spa or swimming complex before you enjoy a meal on one of their clubhouse decks.

“Bookcliff Country Club offers an 18-hole championship, par 71 golf course, originally designed by Henry Hughes, that wanders through a parkland setting with beautiful views of Western Slope’s Bookcliff Mountain Range and Colorado’s largest flat top mountain, The Mesa; also home to our closest ski resort. Thanks to our multiple neighboring mountain ranges the Grand Valley and Bookcliff Country Club are blessed with a minimal annual snow fall and on average we can offer golf amenities year round.” Woohoo, golf year-round!

The average play time for a round of 18 holes for a foursome is around 3.5 to 4 hours. Pull and electric golf carts are available for rent, but the use of a cart is not mandatory as the course’s parkland design appeals to the golfer who enjoys walking. The country club is near the Grand Junction Airport off Horizon Drive near G Road. Learn more about tournaments, leagues and membership on their website https://www.bookcliffcc.com/Home

Last, but certainly not least…

Adobe Creek National Golf Course in Fruita

Adobe Creek National is on 18 ½ Road near I-70 between Grand Junction and Fruita, technically in Fruita. Described on their website as “Three Nines set among breathtaking views! The Grand Valley’s only 27 Holes Golf Course with the Colorado National Monument in the backdrop.” They offer lessons, leagues, and events and “encourage you to enjoy the game of golf – with friends, over a beverage, with laughs and stories.” Adobe Creek National Golf Course offers year-round golf on three different nine-hole courses – The Mesa, The Monument, and The Desert.

Their website offers Daily Deals when you book your tee time online at https://www.adobecreekgolf.com. You can also join their Green Bucks Club to earn money back when you pay to golf. The course is a wonderful venue for weddings and all sorts of events and parties.

Adobe Creek National Golf Course specializes in creating fun golf outings of any size. They can create outing packages with various challenges like longest putt, longest drive, etc.

Golf in Palisade

No, I didn’t leave out Palisade. The closest regulation golf course to Palisade is the Chipeta Golf Course, it’s also near Orchard Mesa. If you want to golf in Palisade, you can try out the Riverbend Disc Golf Course located along the scenic Colorado River in Riverbend Park. Grand Junction has multiple disc golf courses to discover and enjoy.

Year-Round Golfing in Grand Junction

In case you haven’t heard the common phrase marketers use when describing the Grand Valley, it’s this… “You can ski in the morning and golf in the afternoon.” And I can tell you, that’s a true statement. Granted golfing in January can be chilly, but the strength of the sun here warms you as you hit the links on our mostly sunny days. Some area golf courses require you to walk during the months of December-February vs riding in a cart. I have a post about the Grand Junction weather with average monthly temperatures that you might also find interesting to read.

So, if you like to golf, or you have friends who might visit that like to golf, take your pick from these fine golf courses in Grand Junction and Fruita. The views and the experiences are spectacular. And if you’d like to live in a golf course community like the Redlands or others, let me know and I can set up a search of MLS listings in that area that meets your criteria. I focus on Grand Junction Real Estate as well as properties in Fruita, Palisade, Loma, Mack, Orchard Mesa, and even on the Grand Mesa!

Why you might want to Retire in Grand Junction – Your Grandkids Will Thank You!

Move to Grand Junction, we are waiting for you!

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Text/Call 612-306-9558

PAUL ASPELIN, REALTOR®
GRI, SRES®, CNE

Connect with me on LinkedIn or send me an email.
Learn more about my experience and how I serve my clients

© 2024 Paul Aspelin, REALTOR®. MovetoGrandJunction.com Copyright protected. All rights reserved.

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Grand Junction Train Station

Grand Junction Train Station

When someone says Grand Junction Train Station, they could be talking about the Amtrak Train Station where you can hop on the California Zephyr line. Or they could be thinking about the Grand Junction Union Depot. The Union Station Depot was built in 1906 by the Denver & Rio Grande Western Railroad, just one year after Grand Junction became a town. First, I’ll share with you about the functionality of riding the train, then what’s happening at the historical depot in town.

This post about the Grand Junction Train Station and the Grand Junction Union Depot was a suggestion from some wonderful relocation clients I met from St. George, Utah. If you have an idea for a post, please send a text to 612-306-9558 or send me an email.

The Revival of Rail Travel from Grand Junction

Grand Junction Train Station

Grand Junction Amtrak Train Station next to Pufferbelly Station Restaurant

In recent years, Grand Junction has seen a resurgence in train travel, thanks to the Amtrak California Zephyr line, which runs from Chicago to Emeryville (near San Francisco). The train stops at the Grand Junction Train Station, providing a reliable and scenic way to travel through our picturesque Rocky Mountains. The Grand Junction Amtrak Train Station is located right next to the scrumptious Pufferbelly Station Restaurant on 1st Street near Pitkin Ave in Grand Junction. Convenient access to local shops, restaurants, and somewhat close to the Museum of the West on Ute Ave., a popular place to visit to learn about the history of this area, including mining and train travel.

You can board the California Zephyr in Grand Junction and head west to Salt Lake City, Reno, and ultimately San Francisco. The westbound train leaves once a day in the late afternoon. Heading east, you can explore destinations like Glenwood Springs, Winter Park, Denver, Omaha, and Chicago. The eastbound train leaves mid-morning. The train ride offers comfort, stunning views, and a more leisurely pace of travel compared to flying, making it an attractive option for residents and visitors alike. We have friends who took the train to Denver from Grand Junction and thought it was spectacular! Bring snacks if you don’t get a ticket with dining access. Visit the Amtrak California Zephyr website for the route map, dining options and train schedule.

Fruita and Palisade

Grand Junction serves as the main train hub for the region. Fruita and Palisade do not have their own active train depots. Historically, both towns were served by rail lines, but these depots are no longer in use for commercial passenger travel today. If you are in Palisade, you can see the train whizzing by at a rather fast clip. When we stayed in Fruita for a month, it was the train whistles that we heard frequently and remember fondly.

Fruita and Palisade are a short drive from Grand Junction, making the Grand Junction Train Station easily accessible for those looking to travel by rail. Both towns are known for their local charm, including Fruita’s outdoor recreation opportunities and Palisade’s renowned wineries and orchards. Visitors and residents in the Grand Valley can enjoy the convenience of the Grand Junction Train Station while also benefiting from the quiet, scenic beauty of smaller towns.

You can learn more about living in Fruita and Palisade on this website.

Tips for Traveling from Grand Junction by Train

Grand Junction Train Station lobby for Amtrak

Amtrak Train Station Lobby

  1. Booking Tickets: Amtrak offers easy online booking for the California Zephyr. You should book tickets in advance, especially during peak travel seasons.
  2. Onboard Dining: There are several options for food like traditional dining and café options. Check the Amtrak website for details.
  3. Planning Your Journey: If you’re traveling to nearby cities like Denver or Salt Lake City, check the Amtrak schedule for stops and timings. It takes longer to travel by train than by car, so plan accordingly.
  4. Enjoy the Scenery: The train ride from Grand Junction is famous for its incredible views, including the Rocky Mountains, lush valleys, and expansive deserts. You’ll want to capture the breathtaking landscapes as you travel leisurely to your final destination.
  5. Local Transportation: The Grand Junction Train Station is centrally located near downtown, making it easy to access a Grand Valley Transit bus or rideshare services to get to and from the depot.
Grand Junction Union Depot

Grand Junction Union Depot and the building next to it that was used for offices now houses local businesses and a nonprofit.

Grand Junction Union Depot: A Historical Hub of the Western Slope under Renovation

GJ Union Depot window artwork

GJ Union Depot window artwork during renovations

The Grand Junction Union Depot stands as a historic gem on the Western Slope. The station served as a key transportation hub for over a century, bringing the town much needed supplies in the early days. Not only is it an architectural landmark, but it has also played a pivotal role in connecting the region to the rest of the country through rail travel. Let’s not forget that some mining towns in Colorado were first served by rail before roads were built.

The Grand Junction Union Depot is a large, impressive brick structure with elegant arches and intricate detailing. I can only image what it will look like when it’s fully renovated. Even though it’s no longer a major rail terminal, the GJ Union Depot is important to our community because it reflects our rich history and Western heritage. When you drive by, you can see the numerous murals by local artists that are on the plywood covering the window openings.

To see some amazing photos of the interior and exterior of the building, and read about the full history, visit the GJ Union Depot website or their Facebook page. According to the website,

“After 85 years of continuous service as a passenger and freight depot, the Grand Junction Union Depot had fallen into disrepair. In 1991, Amtrak vacated the grand depot and moved next door. GJ Union Depot was added to the National Register of Historic Places in 1992 and was recognized as one of Colorado’s Most Endangered Places in 2010 by Colorado Preservation, Inc. In 2016, the station was purchased by real estate developer and Grand Junction native, Veronica Sanchez and her husband Dustin Anzures. An adaptive re-use project is currently in design and seeking tenants.”

Another source of information is the Friends of GJ Union Depot whose mission is to support the preservation and rehabilitation of the historic GJ Union Depot. AmeriCorps NCCC has sent 9 young adult volunteers to work on the renovation for a full year!

Why Choose Grand Junction for Your Next Home?

If you are considering moving to Grand Junction, it’s an ideal choice due to the rich history, outdoor lifestyle, and the added convenience of train travel. Whether you’re commuting for work, traveling for leisure, or just wanting to explore the beauty of the Western United States, the Grand Junction Train Station is a gateway to adventure and exploration. By car we are just 4 hours from Salt Lake City or Denver. The Grand Valley offers an affordable cost of living, access to healthcare, and proximity to incredible nature and outdoor recreation. To learn more, read my posts about Things to Do in Grand Junction and reasons to Live in Grand Junction.

By choosing Grand Junction, you’re not just investing in a home – you’re gaining access to a unique and historic way to travel and explore the region. And you can become a part of the volunteer network that’s restoring the Grand Junction Union Depot!

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PAUL ASPELIN, REALTOR®
GRI, SRES®, CNE
Serving Grand Junction, Palisade, Fruita and all of Mesa County
Text/Call 612-306-9558

© 2024 Paul Aspelin, REALTOR®. MovetoGrandJunction.com Copyright protected. All rights reserved.

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Pros and Cons of Offers with Contingencies

Pros and Cons of Submitting a Contingent Offer

Pros and Cons of Offers with Contingencies are something every buyer should understand before shopping for a home. Buying a home in Grand Junction or anywhere in Mesa County is a monumental step in life. Crafting the right offer can mean the difference between sealing the deal or losing out. One tactic that buyers often consider is writing an offer contingent on the sale of their current home. This type of contingent offer to purchase a home includes specific conditions regarding the sale, and ultimately the closing, of your existing home.

Let’s take a closer look at the intricacies of contingencies. What they really mean, how they can help protect you as a buyer, how they are perceived by a seller, and the strategies to make your offer stand out in a competitive market.

Keep in mind that as a buyer, this type of offer will work best if the home you like has been on the market for a while with no other offers, versus a new listing, or one with multiple competing offers.

Be sure to read through to the end where I have some bonus tips!

What is a Contingent Offer?

Home Sale Contingency: This is when a buyer must sell (close) their current home before purchasing the new one. This type of contingency is less common in a seller’s market or price points where competition among buyers is strong regardless of the overall market conditions.

Submitting a contingent offer means that the buyer is only obligated to proceed with the purchase if certain conditions (contingencies) are satisfied. These conditions typically protect the buyer and ensure that they can back out of the deal without penalty if their circumstances change or the conditions aren’t met. The majority of home purchases have some type of contingency (think inspection) attached to them, including cash offers. But not all contingencies in real estate are viewed the same.

Common Contingencies Include:

Financing Contingency: The offer is contingent on the buyer securing a mortgage loan.

Inspection Contingency: The home must pass a professional home inspection and/or testing for things like Radon, mold etc.

Appraisal Contingency: The property must appraise for at least the agreed upon purchase price.

Successful Home Closing Contingency: As a buyer, the home you are selling already has an offer on it and you are waiting for it to successfully close.

Pros of Writing Offers with Contingencies

Protects the buyer’s interests

  • The primary advantage of including contingencies is that it provides a safety net for the buyer. If unforeseen issues arise, such as difficulty in obtaining financing or problems uncovered during a home inspection, the buyer can withdraw without losing their earnest money deposit. This protection ensures that buyers aren’t forced into a deal that could jeopardize their financial stability.

Allows time for necessary steps

  • A contingent offer gives buyers time to resolve critical issues. For example, selling their current home or securing a mortgage. If a buyer’s funds are tied up in their existing property, a home sale contingency allows them to align the timing of the sale and purchase without financial strain.

Certain contingencies can provide leverage in negotiations

  • If the inspection reveals minor issues, the buyer can request repairs or a reduction in price or threaten to walk away. Sellers may be willing to make concessions to keep the deal alive, especially in a buyer’s market, or at higher price points where demand is lower.

Minimizes financial risk

  • Without contingencies, buyers might be legally obligated to complete the purchase, even if circumstances change. For instance, if a buyer fails to secure financing and lacks a financing contingency, they could forfeit their earnest money or face legal action.

Contingencies significantly reduce risk

  • First-time buyers often rely on contingencies to navigate the complex home-buying process. With contingencies in place, they can proceed with confidence, knowing they have room to address unforeseen challenges without severe consequences.

Cons of Writing Contingencies in Offers

Reduces Appeal to Sellers

  • From the seller’s perspective, contingencies add uncertainty to the transaction. Any type of contingency signals that the deal may fall through if the conditions aren’t met. That makes it less attractive than a non-contingent or cash offer. In competitive markets, where multiple offers are common, sellers are likely to favor offers with fewer strings (contingencies) attached. I’ve got plenty of stories I can share about this!

Risk of Losing the Property

  • In hot real estate markets, contingent offers often lose out to stronger, more straightforward offers. If a seller receives multiple bids, they may bypass a contingent offer in favor of one with fewer potential roadblocks, even if the contingent offer is higher in price.

Time Sensitivity and Deadlines

  • Contingencies often come with strict deadlines. For instance, a financing contingency might require the buyer to secure a loan within 30 days. Or, a home sale contingency might have a specific timeline for selling the buyer’s existing property. Failing to meet these deadlines can void the offer or lead to penalties.

Weaker Negotiating Position

  • Buyers with numerous or out-of-the-ordinary contingencies may have less leverage when negotiating terms such as price, closing costs, closing dates, or repairs. Sellers might be less willing to accommodate requests if they perceive the deal as uncertain or overly complicated.

Potential for Double Costs

  • A home sale contingency can leave buyers in limbo. Particularly if they move forward without selling after their contingency gets called. In such cases, buyers may face overlapping costs, such as paying for two mortgages, insurance, and property taxes, until their existing property sells.

Tips for Writing a Strong Contingent Offer

Please note there is a big difference between an offer including common contingencies (think inspection, financing, appraisal) and an offer contingent on the sale of a home. If you decide to write a contingent offer, consider these strategies to make it more appealing to sellers:

Limit the Number of Contingencies

  • Include only the contingencies you truly need or that your agent communicates are common with most offers. A simpler offer is often more attractive to sellers.

Set Realistic and Short Timelines

  • Tight deadlines for resolving contingencies can reassure sellers that you’re committed to closing the deal quickly.

Provide Evidence of Financial Stability

  • Offer a larger earnest money deposit or include a pre-approval letter from a lender to demonstrate your seriousness and financial readiness.
  • A higher offer price can offset the perceived risk of a contingent offer, making it more enticing for sellers.

Negotiate the Kick-Out Clause

  • A kick-out clause allows the seller to continue marketing their home while your contingencies are resolved. If another buyer makes an offer, you’ll have a set period to remove your contingencies or step aside and withdraw/cancel your offer.

If this sounds like a lot, don’t worry. I have been successfully negotiating home sales for sellers and buyers since 2001. Let me put my years of knowledge to work for you!

Common Buyer Misconceptions of a Home Sale Contingent Offer

You think you are submitting a strong offer, but you’re not.

A home sale contingency offer is the least desirable of all offers to a home seller. A seller accepting this type of offer is doing so in hopes that your home actually sells. Once a home seller accepts this type of offer, the showings generally slow considerably as they are basically taking their home off the market waiting for your home to sell. Because of the unknown, sellers demand a premium from the buyer.

You think you are actually securing the purchase of the home.

You may have an accepted offer if the seller agrees to this type of contingency. However, you have no type of guarantee that the home you just fell in love with will actually be the one you buy. With an accepted offer of this type, sellers continue to market their home for sale. If another non-contingent buyer submits an offer on the home you may only have “x” amount of time. You’ll need to prove that the home you are selling has an accepted offer on it or that you qualify to purchase the new home without selling first.

Generally speaking, most sellers require a “kick-out-clause” where the seller will only give you a few days after they call your contingency.  If you do not have an accepted offer on your home within that kick-out-clause timeframe the sellers can move on to the other offer and you’re back to square one. However, now you have your home on the market. You don’t know where you will move to. Additionally, with a kick-out-clause, sellers can call your contingency at any time, whether they have received another offer or not. They get tired of waiting.

You think you have the upper hand in negotiating.

You could have an 850-credit score and a 50% down payment, but most sellers still want list price or higher to even consider this type of offer. They weigh the risks and require additional incentives for accepting your offer. Even if your offer was accepted by the seller, many homebuyers become afraid of losing their dream home and end up selling their current home, in a panic, for less than they could have. You might overpay by $10,000 or more on the purchase and sell for $10,000 less than you could have. Is a potential $20,000 swing worth the convenience? It adds up quickly.

Why Do Sellers Require a Premium When Accepting Home Sale Contingent Offers?

  1. They have no idea if your home is priced correctly.
  2. They have no idea how motivated you are to actually sell your home.
  3. They have no say in the qualifications of the agent you hire to sell your home.
  4. They would be accepting double the normal amount of contingencies to get their home sold. If an average buyer generally submits an offer on a home with an inspection, appraisal and financing contingency, adding one more home sale to the mix essentially doubles the hurdles needed to successfully close.

Alternatives to Writing a Home Sale Contingent Offer

If you’re wary of writing a contingent home sale offer, consider these alternatives:

  1. Bridge Loan: A short-term loan that allows you to buy a new home before selling your current one.
  2. HELOC (Home Equity Line of Credit): Use the equity in your current home to fund the down payment or outright purchase of your new home.
  3. Secure an offer on your home, then write the offer on your next purchase before your current home closes. Obviously temporary housing may be needed if you have ultra specific requirements for your next home and nothing comes on the market before you close your home sale or you are unable to time the closing dates.

The New Contingent Home Sale Offer

Ever since I started my career in real estate, offers to purchase a home contingent on the successful sale of a buyer’s home have not been a common occurrence. Years ago they were. Prior to the housing bubble it seemed like everyone could easily secure a bridge loan or qualify to purchase their next home without selling first. If you weren’t willing to take on that type of risk (buying before selling), contingent offers were more common.

Times have changed. Lending requirements have tightened, and many people just aren’t willing to take on the risk of double payments even if they qualify to do so. So, what are people doing to navigate the home sale then purchase process?

I recommend people start by getting their home ready to put on the market. Bring on the home stagers, pre-inspections, painters, and plenty of moving boxes for de-cluttering and pre-packing. When the home is ready for the market, we immediately start shopping! Once we find a few homes that pique your interest, we immediately put your home on the market. When an offer is secured on your home, we turn around and write an offer on the home of your choice that is contingent on the successful closing of the home you are selling. This is different than writing an offer contingent on the sale of a home. Your home already has an accepted offer on it and is simply waiting to close.

Bottom line

Writing a home sale contingent offer on a home can be both a safety net and a potential hurdle. While it protects buyers from financial risks and unforeseen issues, it can also reduce the offer’s attractiveness to sellers, especially in competitive markets. By understanding the pros and cons of offers with contingencies and tailoring your offer to the circumstances, you can strike a balance between safeguarding your interests and appealing to the seller.

Ultimately, whether or not to write a home sale contingent offer depends on your financial situation, the market conditions, and the specific property you’re pursuing. With careful planning and the right strategy, you can navigate the home-buying process with confidence and success. Just know that home sale contingency offers can be very emotional for people.

If you feel like a contingent offer is the only way you’ll ever get into your next home, please contact me to dicuss the right way to submit a contingent offer that gets a seller’s attention! Simply submitting a list price contingent offer, then promising to list your home within a week is no longer enough to get you into the home of your dreams.

It can work well, under the right circumstances

Every year thousands of homes sell with home sale contingent offers. It is important to understand the situation when this type of offer has the highest likelihood of getting accepted. In fact, I usually call sellers before writing the offer to see if they would even consider this type of offer. Not every seller will. Every seller’s motivation is different, but their market time and conditions in the area you are buying and selling give a lot of weight to a seller deciding to accept this type of offer. Expecting sellers of a new listing on the market to consider this type of offer without weeks of market time exposure will let you down more times than not. While home sale contingent offers aren’t often a seller’s first choice, they can work perfectly under the right circumstances.

Give me a call to discuss your unique situation to find out how best to move forward in securing your next home!

Read my post called Buyer Strategy for buying a home in Grand Junction for more tips or Buying a Home in Grand Junction that highlights the importance of hiring the BEST real estate agent to represent you.

Buying a home in Grand Junction - young buyers with Paul Aspelin REALTOR

My happy buyer clients!

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PAUL ASPELIN, REALTOR®
GRI, SRES®, CNE
Serving Grand Junction, Palisade, Fruita and all of Mesa County
Text or Call (612) 306-9558 (locally based)

© 2024 Paul Aspelin, REALTOR®. MovetoGrandJunction.com Copyright protected. All rights reserved.

Photo Credit for Featured Image at top of page: © rawpixel, 123RF Free Images

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Strategy for Buying a House in Grand Junction

Grand Junction recognized by the Media as a Great Place to Retire!

Strategy for Buying a House in Grand Junction

You shouldn’t have to wonder about the services offered by a Grand Junction buyer’s agent when searching for a home. I have a very focused, customized buyer strategy for Buying a House in Grand Junction, Fruita, Palisade and all-around Mesa County. Whether you are looking for one-level living with low maintenance or a larger property with plenty of options to store your RV and toys. Do you want an association to help maintain your property or do you want a place without so many rules and restrictions?

Many people researching a move also find value in understanding why people are moving to Grand Junction.

People tell me that I “do real estate differently” than traditional real estate agents. That goes for listing and selling a property as well as representing buyers in Mesa County, Colorado. Now, I don’t want to give away all of my “secret sauce” but here are a few ways I serve my clients that not every agent offers their clients… up front…to every client.

I offer the same high level of personalized service to EVERY Client, EVERY Time.

It’s important that you know that I don’t have one level of service for this price range, and a higher level of service for that price range. EVERY client gets my full attention. When we are together, I am not checking my phone, responding to text messages or taking a call. I am focused on you so I can learn more about your specific needs and provide you my opinion of the homes we view.

I’ve got a unique skill set not found with the traditional agents serving Grand Junction, Fruita and Palisade and Mesa County.  That skill set is noticing things in the homes we view that inspectors will flag. Working in the real estate market in Minnesota for over 2 decades and assisting hundreds of buyer clients, I attended EVERY inspection on EVERY home my buyers purchased. Surprisingly, that is not something traditional agents do in the Grand Valley. In fact, one inspector told me there would be an additional charge of $150 if anyone attended the inspection. What!!?? You’ve got to be kidding me?

I found a reputable inspector that welcomes agents and buyers alike so they can educate my clients on what they are buying, not just a 15 minute “go over” session at the end. After personally attending and learning from hundreds of inspections over the years, I have a different “eye” when it comes to home shopping than traditional agents. This helps my clients make better and more informed decisions before they submit an offer. You deserve a custom buyer strategy for buying a house in Grand Junction, Fruita, Palisade or elsewhere in Mesa County.

I ask a lot of questions.

I need to fully understand your property search criteria. By having a deep conversation, I often uncover nuggets of information that I can use for your specific property search and for when we put together an offer on a property. Of course, I ask about your timeline, if you have a property to sell, and your options regarding financing the purchase or paying cash. But there is so much more information I gather to help us make the best decisions. And when we talk, I listen, take notes, and hone a buyer strategy that’s right for your specific purchase.

I use my experience and knowledge.

Not only have I been creating a buyer strategy for buying a house in Grand Junction, but I have been creating some very impressive buyer offers since 2001. That’s when I started my real estate career in Minnesota. I have learned so much along the way that I have a huge toolbox from which to pull out ideas, incentives, and language. I have successfully negotiated with some of the “top real estate agents” and let me tell you, they aren’t “all that”. Because of my experience, I understand how to write and present offers that protect your best interests. Offers that are also attractive to sellers.  My clients are always extremely happy with my services. You can learn more about my real estate history by reading my About Paul Aspelin page.

You will understand the paperwork you sign.

Every single time! Period!

About 10 years ago, the industry went through the adoption of digital signing on real estate contracts. What a time-saver for everyone involved. Unfortunately, this product has allowed agents to simply email contracts over to clients without explanation. Without the repetition of going over these contracts in front of clients and answering questions along the way, traditional agents never truly understand what they are presenting and fail to thoroughly explain the ramifications of some of the language used.

I often hear agents tell their clients “I’m not an attorney so I am going to send you the contract to read over”. A licensed Realtor® is not a licensed attorney in any way, but that is no excuse not to explain a contract YOU put together.

Let me explain.

So, I was recently contacted by a customer that was having a horrible experience with the agent they were working with. I asked if they were under any type of exclusive contract with the agent and they responded, “I don’t know”. Humm, I then requested to see a copy of their representation paperwork. They didn’t have it. Their agent never sent the signed document to them! They contacted their agent to get a copy. I was dumbfounded by what I read.

I took a few minutes to explain the contract, as it was written, to the customer and they knew right away this agent had no idea what they were doing.  They actually didn’t even have a legally binding contract in place to represent their interests. The contract also failed to accurately include language outlining how compensation was paid, which is a huge mistake in light of the 2024 NAR changes. This agent has been conducting business for five years in the Grand Valley and is considered to be an agent that does a good bit of business in the luxury market. Wow! People deserve better.

When I started my career, it was a requirement to present all offers and agreements in person. You had to understand what the contracts meant, or you would be perceived as completely incompetent. This “old school” training is something that every agent should practice, regardless of the technology used in our industry, but the majority don’t.  Don’t settle for a traditional agent when it comes to representation for the biggest transaction of your life.

I put MY CLIENT’S best interests first.

Paul Aspelin Reviews and RecommendationsSome agents claim they do this, and I hope they do. However, I can tell you from my years of experience that not all agents follow the strict code of ethics that I do. Some agents are desperate to “close the deal” to “put numbers up on the board”. Not me. I have never been interested in winning a blue ribbon in any sales contest. That doesn’t motivate me. I don’t measure success that way.

I always, always put my client’s best interest first because that’s what comes naturally to me. It’s how I was taught to service my clients. Do my very best for every client, every time. I want you to have the best possible experience working with me, so you feel confident to refer me to your friends, co-workers and family. I earn referrals by making YOU happy, not my broker.

You can read the reviews and recommendations I get from past clients. So many hand-written thank you notes. They mean so much to me.

Selective buyer service.

Let me start by saying that I am at that point in my career where I can be patient, and selective, with the clients I work with. It’s important to put a lot of effort into learning about my buyer’s needs. I search the MLS for the best properties that meet their criteria, but I go beyond that by networking with other agents to find off-market properties too. Because I make such a huge commitment to my clients, up-front, I ask that they commit to me too. I want to build a relationship with my buyers. This isn’t just a “transaction” and I’m onto the next. I want to know that my buyers are serious about finding a property, not just wanting to look at properties for design ideas.

I work with a lot of buyers relocating to the Grand Valley from out of state. Many times, I am a tour guide for your first visit here. Aand I love offering this experience. Not all agents are willing to give this level of service. I have heard stories that buyers pick out 10-12 properties to look at while they are in town and the agent says, I’ll show you 5, which ones do you want to see? Hello? Are they too busy for you or just not willing to put in the effort?

Putting together the best offer.

Here’s where I really shine for my buyer clients. I believe in strong communication throughout the process. Because I have spent the time to fully understand you and the criteria for your purchase my excitement builds. Because of my years of experience, I understand seller motivation, seller concessions, incentives, and how to put together the best offer for my clients. I have different techniques for different circumstances. Every offer has my client’s best interests in mind. Sometimes my clients don’t like to hear my advice, but I always tell them the truth and let them decide how to proceed.

I’d love the opportunity to learn about you and your buyer needs.

Call or text me at (612) 306-9558. You can read my post called Choosing the Best Real Estate Agent for more information like this. I can set up an MLS search to get your feet wet.

You might want to read about my experience of moving to Grand Junction. Start with the posts about Moving Preparation and what I learned in the first three months of living here. And for a good laugh, read the post called What It’s Really Like to Drive I-70 from Denver to Grand Junction!

Buyer Strategy for Buying a House in Grand Junction

Moose in the pond behind us just south of Breckenridge CO

Buyer Strategy for Buying a House in Grand Junction, Palisade, Fruita and all of Mesa County.

Connect with me on LinkedIn

PAUL ASPELIN, REALTOR®
GRI, SRES®, CNE
Serving Grand Junction, Palisade, Fruita and all of Mesa County
Text/Call 612-306-9558

© 2024 Paul Aspelin, REALTOR®. MovetoGrandJunction.com Copyright protected. All rights reserved.

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