Tag Archive for: Realty ONE Group Western Slope

Your Grand Junction Relocation Guide

Rather than handing you a printed Grand Junction Relocation Guide to help decide if relocating to Grand Junction is right for you, I will personally provide you with an opportunity to ride along with me on a valley-wide tour.

I AM your Relocation Guide!

You will discover all the high points while getting ALL your questions answered. I arrange tours for clients any time of the year. Most visitors don’t even want to look at property, they want to understand what this valley has to offer. How can it get any better than having a new friend show you around for an afternoon?

I know that relocating isn’t just about moving boxes from one place to another. It’s about building a new life, in a new community, with confidence. If you’re considering a move to Western Colorado, allow me to be your Grand Junction Relocation Guide. I have real estate experience, along with corporate and personal relocation process experience! More importantly, when you choose me as your relocation partner, you’re not just getting a real estate agent, you’re getting the relocation expert for Grand Junction and the Grand Valley.

Partnering with a Grand Junction Relocation Guide starts with the biggest question: why move here in the first place?

Paul Aspelin in front of the Grand Valley in the Colorado National MonumentGrand Junction isn’t simply another stop on the map, it’s a destination. Nestled between the Colorado National Monument, the Book Cliffs, and the Grand Mesa, it’s a place where stunning landscapes, thriving communities, and opportunity come together. A place where many people who relocate here finally understand what it’s like to “live your vacation.”

Relocation requires more than just touring a list of homes for sale. It requires insight, connections, and someone who can show you exactly why you will love living here! Finding a home you’ll love is the easy part, deciding if this is the right place for you…. that takes insider knowledge and a personalized helping hand, which is where I come in.

With over 25 years in real estate and 18 years owning and running a boutique brokerage, I’ve guided countless families and professionals through successful relocations. You don’t have to worry if you’ve picked the right agent. Just book your travel plans and come for a visit!

I love to provide personalized Relocation Tours of the Grand Valley. I don’t just hand you a brochure. You hop in my vehicle, and I give you a guided tour of neighborhoods, schools, parks, local businesses, and hidden gems so you can truly understand what life here feels like. My role is bigger than helping you buy a house. I am here to help you discover if the Grand Junction lifestyle and community fits your goals and needs. Read my post called Why Move to Grand Junction to learn more about the area.

When you’re looking for the Grand Junction relocation guide who can make your move seamless, you’ll quickly see why people trust me.

What to Expect on a Relocation Tour

Paul Aspelin standing in front of the sign for the east entrance of the Colorado National MonumentI will pick you up at your hotel and coordinate certain stops to your interests. We will tour Grand Junction, Fruita and Palisade showing all each city has to offer. From the storybook downtown of Grand Junction to Fruita’s outdoor biking-focused community to Palisade’s Fruit and Wine Byway, you’ll see the personality of each area.

Depending on your goals, we will highlight what you’re hoping to learn more about.

School Insights: I’ll drive you by schools of your choice and help coordinate meetings with administrators if needed.

Lifestyle Stops: Craft Breweries, Distilleries, Cideries, Wineries, hiking/biking trailheads, bike/raft rental shops, the CMU campus, CMU Outdoor Program, the shops, and restaurants along the downtown main streets of Grand Junction, Fruita and Palisade, The Colorado National Monument, and the numerous farmers markets! Together, we’ll explore the places that define life here.

Housing Market Breakdown: You’ll get a clear picture of which areas will work in your budget while we discuss pricing, availability, and competitive trends so you can make informed decisions.

I love connecting newcomers with the resources and insider places that make them feel at home immediately. My clients often say working with me feels like they “skipped the learning curve” and plugged straight into the community and where to go and what to see first!

As a Grand Junction Relocation Guide who lives here, works here, and helps families like yours move to Grand Junction, I would love to offer you an afternoon of my time to show off this wonderful place I call home!

Relocating is one of the biggest moves you’ll ever make, and you deserve someone who is willing to give you the time to understand the community you will be living in. I’d love to be that guide for you. Whether you’re early in your search or ready to move now, I’ll show you everything the Grand Valley has to offer and help you find the right place to call home.

Ready to Explore?

Paul Aspelin is your Grand Junction Relocation Guide. Here he is standing in front of his Toyota Tacoma at the Colorado National Monument

Colorado National Monument Tour Stop

If you’re thinking about relocating, let’s schedule your Grand Junction Relocation Tour. Your move is more than a transaction to me. Let me be your guide.

Live Your Vacation in Grand Junction!
Follow us on Facebook: https://www.facebook.com/LiveYourVacationinGrandJunction

Text/Call 612-306-9558 with your questions.

Paul Aspelin, REALTOR®
GRI, SRES®, CNE
Learn more about Paul Aspelin
Serving Grand Junction, Fruita, Palisade and all of Mesa County Communities.
Licensed in Colorado.

© 2025 Paul Aspelin, REALTOR® MovetoGrandJunction.com.
Copyright protected. All Rights Reserved.

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Homes Sold for More™

Selling a Home in Grand Junction with the Homes Sold for More™ Team!

If you’ve been reading my Move to Grand Junction blog posts, you know that they are mostly about moving here and living in Grand Junction. But did you know I also list homes for sale in Grand Junction? In fact, I have a dedicated website for Grand Junction Home Sellers called Homes Sold for More™. HomesSoldforMore.com.

What is Homes Sold for More™?

Homes Sold for More™ is a listing process I created over the last 25 years that positions the sellers I work with to get MORE! More communication, more convenience, more pre-planning, more home staging, more services, and more expertise.

Traditional “Just Listed” tactics are outdated and ineffective. In fact, after moving to Grand Junction, I quickly realized that the listing preparation and marketing tactics used by even the top agents in the Grand Valley are 15+ years behind what agents are doing in the major metropolitan areas. I show my clients how their home can stand out from the competition!

For a comprehensive list of “Just Listed” pitfalls to avoid visit HomesSoldForMore.com. Find out more about my process and how the Sold for More™ team stands by the fact that “We Do Real Estate Right!” Some of the pitfalls to avoid are quite entertaining! Learn about showing feedback, radon testing, price reductions, photography, what color to paint your home, secure lockboxes vs combo lockboxes, professional brochures, and no open houses!

In this real estate market, a vast majority of people will be selling a home before buying their next one. Unfortunately, contingent offers are not the answer to avoiding a double move (see my article on contingent offers).  Whether you are selling a home in Grand Junction or relocating here with a home to sell out of state, here are five quick tips for seller success.

Five Tips for Seller Success

  1. Hire an experienced agent that understands how to help guide you in preparing a home to be listed. This includes professional staging, color consultation, decluttering, and pre-packing. Best to follow the phrase “The way you live in a home is different than the way you sell a home.”
  2. It’s better to go on the market when you’re ready than just fast. If your agent is pushing to get your home listed ASAP, they view your home as another “Just Listed” commodity and don’t fully understand how to take advantage of the first impression period.
  3. Photographs need to speak to buyers! Even though the latest smartphone has great clarity, the quality of a photo comes from the talent of the photographer. Great pictures speak a thousand words, don’t settle for less than the best. Always hire a professional.
  4. Don’t allow your agent to ignore virtual staging if you plan to sell your home vacant. The average person has a challenging time visualizing the layout of furniture in rooms. Virtual staging is your friend when selling a vacant home.
  5. Collaborate with your agent on pricing! Work together to come up with the best price based on the facts of what is selling in your area, not emotion or what you think it could sell for.

Trust me, I won’t be like this guy pressuring you to sign the contract the first time we meet.

Finding an Agent to Sell Your Home

If you’re interested in having me interview and recommend agents to sell your home in another location, just ask! I’d be happy to do the legwork for you to find the best agent for listing success! I understand what it takes to effectively prepare, list, and market homes.

Other articles you might enjoy:

Learn more about my experience and how I serve my clients!

Homes Sold for More sign over generic sold sign

Selling a Home in Grand Junction? Call me!

Paul Aspelin REALTORText/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.

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

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Comparing Taxes: CO, AZ, NV, TX, & FL

Comparing Taxes: Which State is the Most Tax-Friendly?

When choosing where to live, comparing taxes can play a significant role in the decision-making process. Some states offer tax advantages that can save residents thousands of dollars each year. In this article, I am comparing taxes and the differences between Colorado (with a specific look at Grand Junction), Arizona, Nevada, Texas, and Florida to determine which state is the most tax friendly.

State Income Tax

One of the biggest tax considerations is state income tax. Here’s how these five states compare:

  • Colorado: Flat income tax rate of 4.4%
  • Arizona: Flat income tax rate of 2.5% (one of the lowest in the nation)
  • Nevada: No state income tax
  • Texas: No state income tax
  • Florida: No state income tax

Property Taxes

Property taxes can vary significantly depending on the state and local government rates.

  • Colorado: Low property tax rate at 0.49% of home value (one of the lowest in the country)
    • Grand Junction, CO: Property tax rates are consistent with the state average, making it an attractive option for homeowners.
  • Arizona: Moderate property tax rate at 0.51%
  • Nevada: Moderate property tax rate at 0.55%
  • Texas: High property tax rate at 1.68% (one of the highest in the country)
  • Florida: Higher than average property tax rate at 0.83%

While Texas and Florida have no state income tax, their higher property taxes can offset some of the savings.

Sales Tax

Sales tax impacts everyday purchases and varies widely across these states:

  • Colorado: State base sales tax of 2.9%, but local taxes push the average to 7.8%
  • Arizona: State base sales tax of 5.6%, but local rates bring the average to 8.4%
  • Nevada: State base sales tax of 6.85%, with an average combined rate of 8.2%
  • Texas: State base sales tax of 6.25%, with local taxes leading to an average of 8.2%
  • Florida: State base sales tax of 6%, with local taxes pushing the average to 7.0%

Florida has the lowest average sales tax burden, while Arizona has the highest.

Other Taxes to Consider

  • Gas Tax:
    • Colorado: 23.9 cents per gallon
    • Arizona: 18 cents per gallon
    • Nevada: 33.78 cents per gallon
    • Texas: 20 cents per gallon
    • Florida: 43.5 cents per gallon (highest of the group)
  • Estate & Inheritance Taxes: None of these states impose an estate or inheritance tax, making them attractive for wealth transfer planning.

Insurance Costs: Auto & Home

Insurance rates can significantly impact cost of living, especially for homeowners and drivers. Here’s how these states compare:

  • Auto Insurance (Average Annual Premiums):
    • Colorado: $1,750
      • Grand Junction, CO: Auto insurance rates tend to be slightly lower than the state average due to smaller population density and lower accident rates.
    • Arizona: $1,480
    • Nevada: $1,900
    • Texas: $1,750
    • Florida: $2,560 (highest due to high accident rates and severe weather risks)
  • Home Insurance (Average Annual Premiums):
    • Colorado: $1,800
      • Grand Junction, CO: Home insurance costs are generally lower than Denver and other metro areas, averaging closer to $1,600-$1,700. You should also know that more rural mountain properties (far away from fire departments) can have increased premiums due to wildfire exposure.
    • Arizona: $1,250
    • Nevada: $950 (lowest due to fewer natural disaster risks)
    • Texas: $2,400 (high due to hurricane and tornado risks)
    • Florida: $4,000+ (highest in the nation due to hurricanes and flooding risks)

While Florida and Texas have favorable tax structures, their high insurance costs can impact affordability.

“Go West” my friend! Here’s an I-70 overhead sign as you leave Denver, CO. Michelle took this on our way back from a road trip to Michigan and Minnesota to see family. Move to Grand Junction! Let me show you around!

Overhead highway sign showing go west on I-70 to Grand Junction from Denver

A little known “non-tax” benefit of living in Grand Junction

Considering tax implications can be an important part of any financial plan, especially in retirement. But one thing no one talks about is utility costs. Utility costs overall in Grand Junction are well below what I was used to paying in my former home state of Minnesota. Here in Grand Junction, we enjoy ultra-low utility bills in the shoulder season months.

What is a shoulder season month? This is a period where you rarely need to heat or cool your home. With the low humidity and perfect overnight sleeping temps, we’ve experienced up to 2 months on either side of the change of seasons where our gas and electric bills are laughable, they are so low. Most Irrigation water is also charged annually not monthly, so there will be savings found on that bill as well. I would guess we are saving around $2400+ a year from what we were paying (obviously in a much colder climate and a larger home) on our combined utilities. Just one more thing people don’t always take into consideration, but they should. I have lots of energy saving tips you can implement in your new home, just ask me!

Colorado TABOR Surplus Refunds

TABOR stands for Taxpayer’s Bill of Rights. The Colorado Department of Revenue website shows which type of refunds have been issued to Colorado residents since 2018. Refunds can be for property taxes, income taxes, or sales taxes. Learn more about potential surplus refunds at https://tax.colorado.gov/TABOR

Bottom Line

For those prioritizing a low tax burden, Florida and Texas stand out as the most tax-friendly states. However, high home and auto insurance costs, particularly in Florida and Texas, can offset some of the tax benefits. Each state balances taxation and cost of living differently, so choosing the right one depends on personal financial circumstances, lifestyle, and risk tolerance for insurance expenses. Knowing these differences can help guide your decision when considering a move.

Always consult a tax professional for the most up to date information. The information above was current as of July 2025. Please check with each taxing authority or state government for additional information as tax rates can and do change.

Paul Aspelin working on his laptop at the kitchen tableLive Your Vacation in Grand Junction!

Get post updates and watch my short videos on my Facebook page called Live Your Vacation in Grand Junction.

Text/Call me at 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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55+ Communities in Grand Junction

55+ Communities in Grand Junction

House Hunting When You Are 55+

I was doing an Open House in a new construction single family home geared towards older adults. The neighborhood had a Homeowners Association (HOA) to take care of all the exterior maintenance like yard services. No community center or other facilities. The model I was in was a spacious one-level home with three bedrooms on the main level and a two-car garage.

I had a 62-year-old gentleman strike up a memorable conversation with me. He explained that he has a boat, a motorcycle, two cars, and he and his wife like to ride bikes. He wondered how he’d be able to all his toys in this narrow two-stall garage. He asked, “Why don’t these builders understand that just because we want a home with no exterior maintenance, that doesn’t mean we sit home all day. We need room for our “stuff” as well as a simpler lifestyle as we get older.”

I fully understood where he was coming from. There are national builders, like D.R. Horton that build 55+ communities where you own your own single-family home and they include amenities like a club house, pickleball courts, workout room, and community eating and entertaining spaces. Over my career I have helped several clients build homes in communities like these. Be warned though. These robust communities also come with high monthly fees. You may, or may not, want all of that. I haven’t found housing available in 55+ Communities in Grand Junction that are like this. Where you own a single-family home. Until now…

What if you just want a single-family home with low maintenance?

What if you envision your retirement years enjoying the active lifestyle that attracts so many to this region of Colorado?

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

Chipeta Hallows

Good news! BOA Builders is building a 55+ Community in Grand Junction! Technically it’s in Orchard Mesa just east of the Chipeta Golf Course. This new development broke ground in June 2025. It is an Epcon Community. You can learn more about this option by visiting the Epcon website.

Epcon describes it this way…

“Discover Chipeta Hollows, an exclusive neighborhood designed for those who seek a vibrant, active, and low-maintenance lifestyle. Built by BOA Builders, known for their commitment to quality craftsmanship, energy efficiency, and sustainable living, Chipeta Hollows redefines a lifestyle of living in Grand Junction, CO. Chipeta Hallows community offers resort-style amenities to enhance your daily life. Enjoy the beautifully designed clubhouse, perfect for social gatherings, fitness activities, and relaxation. Stay active with a pickleball court, a sparkling pool, and scenic walking trails, all set against the breathtaking backdrop of Western Colorado. For pet lovers, the dog park and dog wash station ensure that your furry companions feel just as at home as you do.”

Buyer Representation

55+ Communities in Grand Junction happy seniors sitting in front of their homeIf Chipeta Hallows (or any new development) sounds like a place you’d like to live, contact me before you call or go visit so I can explain to you your right to buyer representation before you contact the builder or developer. This is very important. If you contact them first, you may forfeit your right to be represented. The real estate agent or “sales rep” in open houses and builder models represent the seller or the builder, not the buyer. When I represent buyers, I always put their interests first. Agents representing the seller are obligated to put the seller’s interest first, not the buyers. Call/text me at 612-306-9558 if you have any questions about representation in Colorado. Real Estate Representation laws and rules vary by state.

Homeowner Association (HOA) Fees

Property Tax ValuesLet’s talk about low maintenance and HOA fees. In Minnesota, HOA fees were much higher than here in Grand Junction because they had to include snow removal and lawn maintenance services. In northern and eastern states there can be lots of grass to mow and shrubs to trim on a regular basis. Many snowfalls over 2” that require shoveling or plowing (again and again) and you have to treat the roads and sidewalks with salt or sand to get rid of the ice.

Luckily, here in sunny Grand Junction, there aren’t many plowable snow events, maybe a slight accumulation of snow 2-3 times a winter which is usually melted by the end of the day. And being in the desert, the landscaping is already drought tolerant and full of low maintenance plants like cactus and beautiful rose bushes that start blooming in late April or early May. Less maintenance means less fees. Plus, our property taxes are very low here. So don’t be too scared when you see monthly HOA fees, they aren’t that bad here.

Single-Family Homes

The Grand Valley is “the home of 3/2 housing” meaning three bedrooms and two-bathroom ramblers or ranch style homes are commonly called one-level living in other parts of the country. Hardly any homes have basements, and if they do, they aren’t musty because we have very low humidity and low rainfall in the Grand Valley.

Most properties have a two-car garage, sometimes a three-car. Many neighborhoods allow homeowners to add sheds and additional garages to their property. More rural properties have larger lot sizes and less restrictions and they are just 5-10 minutes from downtown.

Low maintenance single family homes are easy to find too. Metal roofs are very popular and last much longer than asphalt roofing materials. Plus, without a lot of snow, our roofs don’t experience a lot of freeze/thaw, so they last longer.

Because our water comes from the snowmelt and springs on the Grand Mesa, we don’t need extra equipment like water softeners and water treatment systems. Our water is delicious right out of the tap. It’s award winning actually. Read my post about the Grand Junction Water Supply to learn more.

And then there’s housing product like this…

55+ Communities in Grand Junction

You can easily Google “55+ Communities in Grand Junction CO” to get a list. There are zero in Palisade and one in Fruita called Village at Country Creek. Grand Junction lists about a dozen. Some offer both independent living and assisted living options for those that need care. Even though they say 55+, it feels like most of these communities are suited for those who are later in their retirement years or for anyone needing assistance.

  1. Village Cooperative of Grand Junction
  2. The Fountains of Hilltop
  3. The Cottages of Hilltop
  4. La Villa Grande Care Center
  5. The Retreat at Harbor Cove
  6. Larchwood Inns
  7. Ratekin Tower Apartments
  8. The Lodge at Grand Junction
  9. Aspen Ridge Alzheimer’s Special Care Center
  10. La Villa Grande Care Center
  11. Grand Villa Assisted Living
  12. The Commons of Hilltop
  13. Cappella of Grand Junction
  14. Solstice Senior Living at Mesa View

Moving to Grand Junction

So, what does all this mean? It means that Grand Junction has lots of options for 55+ housing that isn’t strictly classified for people in or nearing retirement. I haven’t even touched on the golf course communities. You can learn more about those by reading my post called More Than Redlands Mesa Golf Courses.

I have helped dozens of clients 55 and older find their next place to call home. What I’m saying is, the best place to live might not be in the state you live in now. Speaking of best place to live, Grand Junction won an award for that too being named the “Best Place to Retire” from Kiplinger Magazine. I reference it in my post called Why Choose to Retire in Grand Junction.

If you are looking for low maintenance living in a warmer climate without a lot of fuss, consider retiring or semi-retiring in Grand Junction.

Check out my related post called Retire in Grand Junction: Your Grandkids and Kids Will Thank You. It explains why living in an area that serves all ages can be critical to enticing your family to come visit you!

Call/text me at 612-306-9558 if you are coming into town and want to connect. I’d be happy to show you around Grand Junction, Fruita, and Palisade. Learn more on my Get Started page.

Paul Aspelin sitting on a bench in Crawford State Park in front of the Crawford Reservoir

Photo from our day trip to Crawford State Park

PAUL ASPELIN, your Grand Junction Relocation Expert
REALTOR®, GRI, SRES®, CNE
Connect with me on LinkedIn or send me an email.
Serving Mesa County and the Grand Valley in Colorado.

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

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

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Things to Do in Grand Junction CO: Easy Hikes

Guest post written by Michelle Aspelin

We could come up with a list of a hundred things to do in Grand Junction CO. Would a long list of ideas convince you to move to Grand Junction? Possibly. But we like to write about our own personal experiences while living in Grand Junction to provide you with a deeper perspective.

When the weekend comes, what do you want to do? I’ll share some of our favorite places. Of course, there are more things to do in Grand Junction CO, so read Paul’s posts for ideas. I put some links at the bottom of this post.

You can go on a scenic drive any day of the week for as long or short as you want. You can be warm in the valley yet ski up on the Grand Mesa. When exploring a new area, we love going for a short drive after dinner to see what we can discover.

I like to get books from the Mesa County Libraries or buy them from the Friends of the Mesa County Libraries book sales. A lot of what we do in Grand Junction is because I read about it in a book and wanted to see it in person.  I also follow a lot of local businesses tourism pages on Facebook and I see what events they are promoting.

Paul posts short videos and notifications of new website posts on our Facebook page called Live Your Vacation in Grand Junction.

Walk Around Town

Because of a Facebook post, one weekend we went to The Milky Way in Palisade.  They had a birthday promotion of 50% off and we had never been. Great food and drink, cute place with small indoor seating and more outdoor seating in the backyard. We ran into a friend while there! After that, we walked around town and went into local shops, art galleries, and the Palisade Library. We cruised through books for purchase (building in the back of the library) and ended up checking out a few books from the library.

See my post about our Divide Road and Unaweep Canyon Experience.  A special overlook I learned about by reading a book from the library!

During the summer we go to Palisade every Sunday for the fabulous farmer’s market. (Fruita and Grand Junction have farmers markets too.) Since it’s winter now, we’ve been missing it! When we go to Palisade, we always take the Scenic Fruit & Wine Byway as we make our way home. Sometimes stopping at a winery, distillery, or the pie shop for a slice of pie or ice cream.

The same goes for walking around downtown Fruita or Grand Junction. Always a fun activity with things to see, places to shop, and great food and beverages. We bought a sign about adventures to hang on our wall from a local shop in downtown GJ while we were waiting to be seated at a local restaurant next door.

Adventure Sign and USA map

Hiking for Beginners

Best Easy Day Hikes in Grand Junction and Moab book coverBefore we moved here, friends of ours in Minnesota gave us a book called Best Easy Day Hikes in Grand Junction and Fruita by Bill Haggerty, a Falcon Guide®. It has been very useful. If you are new to hiking, I highly recommend it. These easy/short hikes can be done in a morning or afternoon, or pack a picnic lunch and make it an all-day activity.

We are working our way through the list of short hikes in the book. Here are the ones we’ve done so far. We have enjoyed all of them for different reasons. I recommend you get the book for full details. We’ve done other great hikes too, like the Palisade Rim Trail and Miracle Rock in Glade Park to name a few.

  1. Mica Mine (BLM Bangs Canyon) – The trail is at the bottom of the canyon, so it’s cooler here in the summer. You cross the riverbed sometimes, so be aware it may have water in it. It was very low when we were there. Mica is a shiny, flaky mineral.
  2. Dominguez Canyon hike Michelle Aspelin dipping toes in Gunnison River

    Dominguez Canyon hike Gunnison River

    Dominguez Canyon (BLM Dominguez Canyon Wilderness) – This is south of Grand Junction near Whitewater off Hwy 50. A great drive and hike. We saw some old cow cabins and dipped our toes in the Gunnison River.

  3. Devils Kitchen (Colorado National Monument) – This hike prompted me to get the All Trails app on my phone because it wasn’t very well marked towards the end. Everyone says, “Stay on the trail.” but how do you do that when it’s not marked? The hike was great, steep at the end but we went inside the “devil’s kitchen” area. Not sure if that was ok, but others were there too. We saw a big horn sheep on that hike.
  4. Monument Canyon (Colorado National Monument) – We’ve done the first part of this one a couple of times. It’s a 5-mile loop. You are likely to see big horn sheep here, especially nearing dusk. It’s a steep trail but there are steps. Amazing views of the canyon and Independence Monument.
  5. Dinosaur Bones near Fruita

    Dinosaur Bones near Fruita

    Dinosaur Hill (near CNM entrance in Fruita) – It’s good to learn about the history of the area, dinosaurs include. This was good, no bones to see, just informative signs.

  6. Fruita Paleontological Area (McInnis Canyons National Conservation Area)– We saw dinosaur bones here, a great hike with many more trails in this area, like to an old cabin. Seeing the cabin is still on our list. There are lots of bones to see in nature in Moab too.
  7. Trail Through Time (BLM Rabbit Valley) – It was very windy the day we went but still great to see actual dinosaur bones “in the wild” still stuck in the rock. There’s a cool campground up high that overlooks Rabbit Valley, and you can see all the way to the La Sal Mountains in Utah. This trail is near the Utah border.
  8. Coal Canyon Trail (BLM Book Cliffs Wild Horse Range) – We drove this one during the time of year when driving is allowed. We didn’t get out and hike. This is where you can see wild horses. It was cool to see ribbons of coal in the rock as we drove by. The wall with coal is so close you can touch it as you slowly drive by. The gates into Coal Canyon Road are closed to vehicles from December 1 through May 31 during the foaling season and for wildlife protection.
  9. Mesa Lakes Lodge Lake Loop

    Mesa Lakes Lodge Lake Loop

    Mesa Lakes Area Trails (Grand Mesa National Forest) – We have done this a few times with friends and visitors. Trails go through the woods and around small lakes. Mesa Lakes Lodge is there, that’s where we park and get some appetizers inside when we are done. We went snowshoeing here in the winter. You can ice fish too. Bring bug spray in the summer months.

  10. Colorado Riverfront Trail (Colorado River) – This is one of our favorite walks. We usually park in Las Colonias near the bridge and Camp Eddy campground. We had family stay at Camp Eddy for a month, two thumbs up! We cross the Colorado River or just walk down the trail towards the boat launch, beach, and lazy river. The zipline is here too that goes over the river. This trail can take you all the way to Palisade or Fruita too! Good for walking or biking.

To wrap it up, there are a lot of great things to do in Grand Junction, Fruita, Palisade and the surrounding communities. These are just a few. You can read a post about each city to learn more. You might enjoy Paul’s post about which water bottles we have, why we chose them, and where to get them locally.

If you are considering a trip to the Grand Valley and maybe moving here, Paul would like to show you around the area and maybe schedule a few properties to show you in person while you are here. Connect with Paul.

Other posts you might enjoy as you find things to do in the Grand Valley.

Two-Day Itinerary in Grand Junction, Why Move to Grand Junction

Golf Courses in Grand Junction

Why Move to Fruita

Why Move to Palisade

Follow us on Facebook: Live Your Vacation in Grand Junction

Guest post written by Michelle Aspelin

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

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What are Some Cons of Living in Grand Junction CO?

Grand Junction Seems Perfect, What Am I Missing?

Are there cons of living in Grand Junction CO? Most of the posts on this website outline why we think moving to the Grand Junction area is a good idea. I have attracted home buyers from Pennsylvania, New Jersey, Arizona, Nevada, Florida, Oklahoma, and other states, plus, from within Colorado. Most of my buyer clients are moving to Colorado from another state. They ask a lot of questions about the area, and I try to share my personal perspective, experiences, and resources. My wife and I really enjoy living here, but there are a few cons of living in Grand Junction, and, in all fairness, we wanted to let you know about those too.

Grand Junction Airport Welcome Sign

When clients search for a new home, they typically make a list of the pros and cons of the property before they write an offer. It is rare for one property to “check all of the boxes”. That holds true for finding a new community to live in. While Grand Junction, Palisade and Fruita (collectively known as the Grand Valley) have a lot of great attributes, here are a few not so great facts. Here we go!

General Observations

It’s dusty here. 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 been to Moab, Utah and it is 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 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

Professional Resale Home Staging – 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. I don’t feel the market times here match those of a major metro area. Besides, 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. 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.

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 no national builders in the Grand Valley. Now that could be considered a pro and a con. No Lennar or DR Horton here. Most are custom home builders run by small businesses.

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 for more truths about living in Grand Junction, Palisade or Fruita.

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 that statement. I feel like I want to get a T-shirt like that now, for myself.

Although this post was about some of the negatives 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

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

Paul on 4 Wheeler in Moab Utah

Moab Trip

Text/Call 612-306-9558

PAUL ASPELIN, REALTOR®
GRI, SRES®, CNE
Serving Mesa County
Licensed in Colorado

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

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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.

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

I am truly excited to show off this valley and a few homes along the way. I am happy to give people an afternoon or entire day of my time for them to decide if Grand Junction is right for them. No strings attached. I understand that location, location, location is at the heart of every home purchase, but have you ever thought about the true meaning of repeating that word three times?

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? Do you have a need 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 and understanding an area before moving. I tell people all the time that there is no more obsessive Googler than someone looking to relocate. I know, I was one of them for two years before I moved which is also why I started this blog. Let me make the most of your time while you are here. Even an afternoon together can set you off in the right direction to explore 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/text me with confidence 612-306-9558. Want to move to Colorado now?

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 the one called 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/Call 612-306-9558

PAUL ASPELIN, 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 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 me at 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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Miracle Rock in Glade Park – Grand Junction

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.

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 are visiting or considering 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

Follow my Facebook page called Live Your Vacation in Grand Junction

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

© 2025 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 Offers with Contingencies

Buying a home is a monumental step in life, and 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 home.

Let’s take a look at the pros and cons of offers with contingencies. Keep in mind that as a buyer, you may choose a different strategy if there are no other offers on the house you like, especially if it’s been on the market for a while, versus when it’s new on the market and there are multiple offers on the house you want to buy.

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

What is a Contingent Offer?

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 attached to them, even 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 in an offer 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, such as selling their current home or securing a mortgage. For example, 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 this 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, making 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 a 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!

Less common contingencies include:

Home Sale Contingency: The 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.

Common Buyer Misconceptions of a home sale contingency 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, but 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 and if another non-contingent buyer submits an offer on the home, you will have “x” amount of time 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, the seller will only give you a few days after they call your contingency. This is referred to as a kick-out-clause. 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 and you don’t know where you will move to. Additionally, 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. 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 home sale contingent 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 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 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.

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 we can 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 RIGHT real estate agent to represent you.

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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

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