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Andy Lee Realty

Grand Junction
Market Insights

Honest neighborhood guides, practical local knowledge, and market information for Grand Junction and communities throughout Mesa County.

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Know the Market. Know the Neighborhood.

Choose an area below to learn what makes it different and what buyers should understand. One neighborhood opens at a time, keeping the guide simple and easy to use.

Area Market Reports: open any neighborhood below to see its current market snapshot, including active inventory, closed sales, median sale price, days on market, new listings, and sale-to-list ratio.
SettingCity and suburban
HousingHistoric to new construction
LifestyleConvenient and varied
Best forBuyers wanting the broadest selection

Neighborhood Overview

The center of the Grand Valley offers the widest mix of homes, established neighborhoods, newer construction, parks, shopping, schools, and everyday services.

Andy’s Local Perspective

Through August 29, this area recorded 24 closed sales with 76 active listings. The median sold home spent 54 days on market, and the reported sale-to-list ratio was 96.43%. These figures suggest that pricing and property condition remain important, while results can still vary significantly by location and home type.

What I Tell My Clients

  • Compare several parts of town before narrowing your search.
  • Look beyond price and consider traffic, commute, and nearby services.
  • Review irrigation, HOA, and property condition individually.

What Buyers Can Expect

You have 93 active options to compare, but well-positioned homes can still attract attention. Review condition, neighborhood, and total ownership costs—not price alone—and be prepared when the right property appears.

What Sellers Can Expect

The current median market time for closed sales is 51 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

August 2026 Market Snapshot

At a Glance

Residential market activity through August 29, 2026.

Active Listings76Homes currently offered for sale
Homes Sold24Closed sales reported this month
Median Sale Price$326,250Midpoint of reported closed sale prices
Median Days on Market54Median market time for sold homes
New Listings36Homes listed during the reporting period
Sale-to-List Ratio96.43%Sale price compared with original list price

Still have questions about Grand Junction?

I’ll help you compare this area with other parts of Mesa County and understand what matters before you make a move.

Ask Andy
SettingScenic west side
HousingCustom and established homes
LifestyleRecreation and views
Best forBuyers prioritizing location and scenery

Neighborhood Overview

The Redlands is known for dramatic scenery, access to the Colorado National Monument, golf communities, established neighborhoods, and custom homes.

Andy’s Local Perspective

Through August 29, this area recorded 19 closed sales with 109 active listings. The median sold home spent 67 days on market, and the reported sale-to-list ratio was 95.08%. These figures suggest that pricing and property condition remain important, while results can still vary significantly by location and home type.

What I Tell My Clients

  • Check irrigation and landscaping responsibilities.
  • Consider road access and commute routes.
  • Compare golf-community rules with non-HOA properties.

What Buyers Can Expect

You have 122 active options to compare, but well-positioned homes can still attract attention. Review condition, neighborhood, and total ownership costs—not price alone—and be prepared when the right property appears.

What Sellers Can Expect

The current median market time for closed sales is 106 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

August 2026 Market Snapshot

At a Glance

Residential market activity through August 29, 2026.

Active Listings109Homes currently offered for sale
Homes Sold19Closed sales reported this month
Median Sale Price$730,000Midpoint of reported closed sale prices
Median Days on Market67Median market time for sold homes
New Listings33Homes listed during the reporting period
Sale-to-List Ratio95.08%Sale price compared with original list price

Still have questions about Redlands?

I’ll help you compare this area with other parts of Mesa County and understand what matters before you make a move.

Ask Andy
SettingMesa above the river
HousingEstablished and newer homes
LifestyleConvenient with mature landscaping
Best forBuyers who value location and irrigation

Neighborhood Overview

Orchard Mesa combines long-established neighborhoods, newer development, mature landscaping, and convenient access to downtown Grand Junction.

Andy’s Local Perspective

Through August 29, this area recorded 20 closed sales with 82 active listings. The median sold home spent 83 days on market, and the reported sale-to-list ratio was 99.54%. These figures suggest that pricing and property condition remain important, while results can still vary significantly by location and home type.

What I Tell My Clients

  • Verify whether irrigation is included and how it is delivered.
  • Ask about any shared ditches or maintenance duties.
  • Compare older-home condition with newer-development features.

What Buyers Can Expect

You have 68 active options to compare, but well-positioned homes can still attract attention. Review condition, neighborhood, and total ownership costs—not price alone—and be prepared when the right property appears.

What Sellers Can Expect

The current median market time for closed sales is 82 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

August 2026 Market Snapshot

At a Glance

Residential market activity through August 29, 2026.

Active Listings82Homes currently offered for sale
Homes Sold20Closed sales reported this month
Median Sale Price$432,450Midpoint of reported closed sale prices
Median Days on Market83Median market time for sold homes
New Listings37Homes listed during the reporting period
Sale-to-List Ratio99.54%Sale price compared with original list price

Still have questions about Orchard Mesa?

I’ll help you compare this area with other parts of Mesa County and understand what matters before you make a move.

Ask Andy
SettingElevated farmland and orchards
HousingLuxury homes and acreage
LifestyleQuiet, scenic, and agricultural
Best forBuyers seeking space, views, and privacy

Neighborhood Overview

East Orchard Mesa combines productive farmland, vineyards, orchards, acreage properties, and distinctive luxury homes with wide Grand Valley views. Properties can vary greatly in irrigation, water rights, outbuildings, access, and land use, so each one deserves an individual review.

Andy’s Local Perspective

Through August 29, East Orchard Mesa recorded 2 closed sales with 12 active listings. The median sold home spent 122 days on market, and the reported sale-to-list ratio was 99.41%. With limited sales volume and a wide range of acreage and higher-priced properties, individual property features can influence value more than broad averages.

What I Tell My Clients

  • Confirm irrigation water, water rights, well information, and maintenance responsibilities.
  • Review acreage, outbuildings, access, septic systems, and permitted land uses carefully.
  • Use property-specific comparable sales because luxury and rural homes can differ substantially.

What Buyers Can Expect

Buyers currently have 12 active choices, but the properties are not interchangeable. Allow time for inspections and due diligence involving irrigation, wells, septic systems, acreage, and improvements before making a final decision.

What Sellers Can Expect

The median market time for the limited closed sales was 155 days. Sellers benefit from detailed property documentation, strong photography, accurate descriptions of water and land features, and pricing based on truly comparable acreage or luxury properties.

August 2026 Market Snapshot

At a Glance

Residential market activity through August 29, 2026.

Active Listings12Homes currently offered for sale
Homes Sold2Closed sales reported this month
Median Sale Price$1,471,250Midpoint of reported closed sale prices
Median Days on Market122Median market time for sold homes
New Listings1Homes listed during the reporting period
Sale-to-List Ratio99.41%Sale price compared with original list price

Still have questions about East Orchard Mesa?

I’ll help you compare acreage, irrigation, luxury features, and location so you can understand what makes each East Orchard Mesa property different.

Ask Andy
SettingGrowing north side
HousingNewer and established subdivisions
LifestyleConvenient and connected
Best forBuyers wanting access to services

Neighborhood Overview

North Grand Junction includes growing residential areas with convenient access to shopping, schools, medical services, parks, and major roads.

Andy’s Local Perspective

Through August 29, this area recorded 15 closed sales with 101 active listings. The median sold home spent 56 days on market, and the reported sale-to-list ratio was 97.84%. These figures suggest that pricing and property condition remain important, while results can still vary significantly by location and home type.

What I Tell My Clients

  • Compare HOA rules and fees.
  • Look at planned development near the property.
  • Consider traffic patterns during busy hours.

What Buyers Can Expect

You have 128 active options to compare, but well-positioned homes can still attract attention. Review condition, neighborhood, and total ownership costs—not price alone—and be prepared when the right property appears.

What Sellers Can Expect

The current median market time for closed sales is 60 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

August 2026 Market Snapshot

At a Glance

Residential market activity through August 29, 2026.

Active Listings101Homes currently offered for sale
Homes Sold15Closed sales reported this month
Median Sale Price$477,000Midpoint of reported closed sale prices
Median Days on Market56Median market time for sold homes
New Listings45Homes listed during the reporting period
Sale-to-List Ratio97.84%Sale price compared with original list price

Still have questions about North Grand Junction?

I’ll help you compare this area with other parts of Mesa County and understand what matters before you make a move.

Ask Andy
SettingLarge residential area
HousingBroad mix of ages and styles
LifestyleEstablished and convenient
Best forBuyers seeking variety

Neighborhood Overview

Northeast Grand Junction is a large residential area with many established neighborhoods, mature landscaping, newer development, and a broad range of home styles.

Andy’s Local Perspective

Through August 29, this area recorded 22 closed sales with 91 active listings. The median sold home spent 58 days on market, and the reported sale-to-list ratio was 98.65%. These figures suggest that pricing and property condition remain important, while results can still vary significantly by location and home type.

What I Tell My Clients

  • Explore multiple neighborhoods before deciding.
  • Compare lot size, age, and condition—not just square footage.
  • Review irrigation and HOA details property by property.

What Buyers Can Expect

You have 82 active options to compare, but well-positioned homes can still attract attention. Review condition, neighborhood, and total ownership costs—not price alone—and be prepared when the right property appears.

What Sellers Can Expect

The current median market time for closed sales is 66 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

August 2026 Market Snapshot

At a Glance

Residential market activity through August 29, 2026.

Active Listings91Homes currently offered for sale
Homes Sold22Closed sales reported this month
Median Sale Price$430,950Midpoint of reported closed sale prices
Median Days on Market58Median market time for sold homes
New Listings33Homes listed during the reporting period
Sale-to-List Ratio98.65%Sale price compared with original list price

Still have questions about Northeast Grand Junction?

I’ll help you compare this area with other parts of Mesa County and understand what matters before you make a move.

Ask Andy
SettingSoutheast / Pear Park area
HousingEstablished with newer pockets
ValueOften more affordable than NE GJ
Best forBudget-conscious buyers seeking convenience

Neighborhood Overview

Southeast Grand Junction, including the broader Pear Park area, offers established neighborhoods, newer pockets of development, and convenient access throughout the Grand Valley.

Andy’s Local Perspective

Through August 29, this area recorded 19 closed sales with 73 active listings. The median sold home spent 50 days on market, and the reported sale-to-list ratio was 97.48%. These figures suggest that pricing and property condition remain important, while results can still vary significantly by location and home type.

What I Tell My Clients

  • Compare several neighborhoods because the area changes block by block.
  • Pay close attention to home condition and improvements.
  • Consider commute routes, schools, parks, and nearby services.

What Buyers Can Expect

You have 83 active options to compare, but well-positioned homes can still attract attention. Review condition, neighborhood, and total ownership costs—not price alone—and be prepared when the right property appears.

What Sellers Can Expect

The current median market time for closed sales is 62 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

August 2026 Market Snapshot

At a Glance

Residential market activity through August 29, 2026.

Active Listings73Homes currently offered for sale
Homes Sold19Closed sales reported this month
Median Sale Price$320,000Midpoint of reported closed sale prices
Median Days on Market50Median market time for sold homes
New Listings21Homes listed during the reporting period
Sale-to-List Ratio97.48%Sale price compared with original list price

Still have questions about Southeast Grand Junction?

I’ll help you compare this area with other parts of Mesa County and understand what matters before you make a move.

Ask Andy
SettingGrowing northwest side
HousingMostly newer development
LifestyleModern and neighborhood-focused
Best forBuyers wanting newer homes

Neighborhood Overview

Northwest Grand Junction includes newer residential development, parks, walking routes, and established pockets near the growing west and north sides of town.

Andy’s Local Perspective

Through August 29, Northwest Grand Junction recorded 7 closed sales with 26 active listings. The median sold home spent 80 days on market, and the reported sale-to-list ratio was 96.50%. The area includes a wide range of price points and property styles, so a smaller monthly sales sample can move the median significantly.

What I Tell My Clients

  • Review HOA documents carefully.
  • Ask about nearby planned construction.
  • Compare lot size and upgrades between similar-looking homes.

What Buyers Can Expect

You have 29 active options to compare, but well-positioned homes can still attract attention. Review condition, neighborhood, and total ownership costs—not price alone—and be prepared when the right property appears.

What Sellers Can Expect

The current median market time for closed sales is 102 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

August 2026 Market Snapshot

At a Glance

Residential market activity through August 29, 2026.

Active Listings26Homes currently offered for sale
Homes Sold7Closed sales reported this month
Median Sale Price$839,000Midpoint of reported closed sale prices
Median Days on Market80Median market time for sold homes
New Listings10Homes listed during the reporting period
Sale-to-List Ratio96.50%Sale price compared with original list price

Still have questions about Northwest Grand Junction?

I’ll help you compare this area with other parts of Mesa County and understand what matters before you make a move.

Ask Andy
SettingEast-side residential community
HousingSmaller homes and subdivisions
ValueOften among the more affordable areas
Best forFirst-time and value-focused buyers

Neighborhood Overview

Clifton offers many smaller and practical homes, established neighborhoods, and cookie-cutter subdivisions with convenient access to shopping, schools, and services.

Andy’s Local Perspective

Through August 29, this area recorded 11 closed sales with 54 active listings. The median sold home spent 58 days on market, and the reported sale-to-list ratio was 99.61%. These figures suggest that pricing and property condition remain important, while results can still vary significantly by location and home type.

What I Tell My Clients

  • Compare total condition, not just asking price.
  • Visit the neighborhood at different times of day.
  • Review any HOA, irrigation, and improvement history.

What Buyers Can Expect

You have 50 active options to compare, but well-positioned homes can still attract attention. Review condition, neighborhood, and total ownership costs—not price alone—and be prepared when the right property appears.

What Sellers Can Expect

The current median market time for closed sales is 54 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

August 2026 Market Snapshot

At a Glance

Residential market activity through August 29, 2026.

Active Listings54Homes currently offered for sale
Homes Sold11Closed sales reported this month
Median Sale Price$350,000Midpoint of reported closed sale prices
Median Days on Market58Median market time for sold homes
New Listings21Homes listed during the reporting period
Sale-to-List Ratio99.61%Sale price compared with original list price

Still have questions about Clifton?

I’ll help you compare this area with other parts of Mesa County and understand what matters before you make a move.

Ask Andy
SettingIndependent city west of GJ
HousingHistoric, established, and newer
LifestyleActive and community-oriented
Best forOutdoor enthusiasts and small-town living

Neighborhood Overview

Fruita combines a lively downtown, strong community identity, newer neighborhoods, established homes, and exceptional access to mountain biking and outdoor recreation.

Andy’s Local Perspective

Through August 29, this area recorded 23 closed sales with 119 active listings. The median sold home spent 74 days on market, and the reported sale-to-list ratio was 98.56%. These figures suggest that pricing and property condition remain important, while results can still vary significantly by location and home type.

What I Tell My Clients

  • Compare downtown walkability with newer subdivisions.
  • Consider event traffic and recreation access.
  • Check HOA and irrigation details on each property.

What Buyers Can Expect

You have 130 active options to compare, but well-positioned homes can still attract attention. Review condition, neighborhood, and total ownership costs—not price alone—and be prepared when the right property appears.

What Sellers Can Expect

The current median market time for closed sales is 60 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

August 2026 Market Snapshot

At a Glance

Residential market activity through August 29, 2026.

Active Listings119Homes currently offered for sale
Homes Sold23Closed sales reported this month
Median Sale Price$560,000Midpoint of reported closed sale prices
Median Days on Market74Median market time for sold homes
New Listings37Homes listed during the reporting period
Sale-to-List Ratio98.56%Sale price compared with original list price

Still have questions about Fruita?

I’ll help you compare this area with other parts of Mesa County and understand what matters before you make a move.

Ask Andy
SettingAgricultural small town
HousingHistoric homes, in-town homes, acreage
LifestyleAgriculture, wine, and community
Best forBuyers wanting a unique small-town setting

Neighborhood Overview

Palisade is a distinctive agricultural community known for orchards, vineyards, wineries, historic homes, and a close-knit downtown.

Andy’s Local Perspective

Through August 29, Palisade recorded 6 closed sales with 34 active listings. The median sold home spent 44 days on market, and the reported sale-to-list ratio was 98.40%. Because Palisade includes a mix of in-town homes, acreage, and distinctive properties, buyers and sellers should compare individual homes carefully rather than relying on one broad number.

What I Tell My Clients

  • Understand irrigation and water rights.
  • Expect normal agricultural activity and seasonal traffic.
  • Review zoning and intended land use before buying acreage.

What Buyers Can Expect

You have 40 active options to compare, but well-positioned homes can still attract attention. Review condition, neighborhood, and total ownership costs—not price alone—and be prepared when the right property appears.

What Sellers Can Expect

The current median market time for closed sales is 53 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

August 2026 Market Snapshot

At a Glance

Residential market activity through August 29, 2026.

Active Listings34Homes currently offered for sale
Homes Sold6Closed sales reported this month
Median Sale Price$307,500Midpoint of reported closed sale prices
Median Days on Market44Median market time for sold homes
New Listings6Homes listed during the reporting period
Sale-to-List Ratio98.40%Sale price compared with original list price

Still have questions about Palisade?

I’ll help you compare this area with other parts of Mesa County and understand what matters before you make a move.

Ask Andy
SettingRural and scenic
HousingHomes, ranches, and acreage
LifestylePrivate and outdoors-focused
Best forBuyers seeking space and scenery

Neighborhood Overview

This broad rural corridor offers larger parcels, dramatic scenery, open space, and access to Highway 141 and outdoor recreation.

Andy’s Local Perspective

Through August 29, the Whitewater / Gateway area recorded 3 closed sales with 17 active listings. The median sold home spent 54 days on market, and the reported sale-to-list ratio was 94.92%. This is a smaller, highly varied rural market, so acreage, access, utilities, and property type can have a major effect on value.

What I Tell My Clients

  • Verify water source and septic information.
  • Confirm road ownership and maintenance.
  • Measure commute time to everyday services.

What Buyers Can Expect

Expect fewer directly comparable choices and more property-by-property due diligence. Confirm water, septic, access, utilities, and financing early.

What Sellers Can Expect

Expect a smaller buyer pool and potentially longer marketing time. Accurate pricing, complete property information, and strong presentation are especially important.

August 2026 Market Snapshot

At a Glance

Residential market activity through August 29, 2026.

Active Listings17Homes currently offered for sale
Homes Sold3Closed sales reported this month
Median Sale Price$380,255Midpoint of reported closed sale prices
Median Days on Market54Median market time for sold homes
New Listings1Homes listed during the reporting period
Sale-to-List Ratio94.92%Sale price compared with original list price

Still have questions about Whitewater / Kannah Creek?

I’ll help you compare this area with other parts of Mesa County and understand what matters before you make a move.

Ask Andy
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