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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. Updated September 27, 2026.
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 September 27, this area recorded 17 closed sales with 121 active listings. The median sold home spent 43 days on market, and the reported sale-to-list ratio was 98.31%. 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 121 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 43 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

September 2026 Market Snapshot

At a Glance

Residential market activity through September 27, 2026.

Active Listings121Homes currently offered for sale
Homes Sold17Closed sales reported this month
Median Sale Price$375,000Midpoint of reported closed sale prices
Median Days on Market43Median market time for sold homes
New Listings40Homes listed during the reporting period
Sale-to-List Ratio98.31%Sale price compared with 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 September 27, this area recorded 23 closed sales with 133 active listings. The median sold home spent 72 days on market, and the reported sale-to-list ratio was 98.38%. 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 133 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 72 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

September 2026 Market Snapshot

At a Glance

Residential market activity through September 27, 2026.

Active Listings133Homes currently offered for sale
Homes Sold23Closed sales reported this month
Median Sale Price$499,500Midpoint of reported closed sale prices
Median Days on Market72Median market time for sold homes
New Listings38Homes listed during the reporting period
Sale-to-List Ratio98.38%Sale price compared with 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 September 27, this area recorded 10 closed sales with 85 active listings. The median sold home spent 64 days on market, and the reported sale-to-list ratio was 99.46%. 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 85 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 64 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

September 2026 Market Snapshot

At a Glance

Residential market activity through September 27, 2026.

Active Listings85Homes currently offered for sale
Homes Sold10Closed sales reported this month
Median Sale Price$395,000Midpoint of reported closed sale prices
Median Days on Market64Median market time for sold homes
New Listings26Homes listed during the reporting period
Sale-to-List Ratio99.46%Sale price compared with 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 September 27, East Orchard Mesa had 13 active residential listings and 2 new listings reported for September, with no closed residential sales reported yet this month. Because there is no current-month closed-sale sample, a September median sold price, median sold days on market, and sale-to-list ratio are not meaningful. Individual acreage, irrigation, water, and property features remain especially important in this area.

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 13 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

No residential closings were reported for September through September 27, so there is not a meaningful current-month median market time. 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.

September 2026 Market Snapshot

At a Glance

Residential market activity through September 27, 2026.

Active Listings13Homes currently offered for sale
Homes Sold0Closed sales reported this month
Median Sale PriceN/AMidpoint of reported closed sale prices
Median Days on MarketN/AMedian market time for sold homes
New Listings2Homes listed during the reporting period
Sale-to-List RatioN/ASale price compared with 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 September 27, this area recorded 27 closed sales with 171 active listings. The median sold home spent 84 days on market, and the reported sale-to-list ratio was 98.16%. 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 171 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 84 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

September 2026 Market Snapshot

At a Glance

Residential market activity through September 27, 2026.

Active Listings171Homes currently offered for sale
Homes Sold27Closed sales reported this month
Median Sale Price$515,000Midpoint of reported closed sale prices
Median Days on Market84Median market time for sold homes
New Listings47Homes listed during the reporting period
Sale-to-List Ratio98.16%Sale price compared with 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 September 27, this area recorded 17 closed sales with 101 active listings. The median sold home spent 61 days on market, and the reported sale-to-list ratio was 98.42%. 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 101 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 61 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

September 2026 Market Snapshot

At a Glance

Residential market activity through September 27, 2026.

Active Listings101Homes currently offered for sale
Homes Sold17Closed sales reported this month
Median Sale Price$358,100Midpoint of reported closed sale prices
Median Days on Market61Median market time for sold homes
New Listings31Homes listed during the reporting period
Sale-to-List Ratio98.42%Sale price compared with 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 September 27, this area recorded 13 closed sales with 79 active listings. The median sold home spent 63 days on market, and the reported sale-to-list ratio was 99.48%. 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 79 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 63 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

September 2026 Market Snapshot

At a Glance

Residential market activity through September 27, 2026.

Active Listings79Homes currently offered for sale
Homes Sold13Closed sales reported this month
Median Sale Price$340,000Midpoint of reported closed sale prices
Median Days on Market63Median market time for sold homes
New Listings30Homes listed during the reporting period
Sale-to-List Ratio99.48%Sale price compared with 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 September 27, Northwest Grand Junction recorded 7 closed sales with 45 active listings. The median sold home spent 99 days on market, and the reported sale-to-list ratio was 96.46%. 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 45 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 99 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

September 2026 Market Snapshot

At a Glance

Residential market activity through September 27, 2026.

Active Listings45Homes currently offered for sale
Homes Sold7Closed sales reported this month
Median Sale Price$450,000Midpoint of reported closed sale prices
Median Days on Market99Median market time for sold homes
New Listings20Homes listed during the reporting period
Sale-to-List Ratio96.46%Sale price compared with 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 September 27, this area recorded 4 closed sales with 63 active listings. The median sold home spent 75 days on market, and the reported sale-to-list ratio was 98.59%. 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 63 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 75 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

September 2026 Market Snapshot

At a Glance

Residential market activity through September 27, 2026.

Active Listings63Homes currently offered for sale
Homes Sold4Closed sales reported this month
Median Sale Price$320,200Midpoint of reported closed sale prices
Median Days on Market75Median market time for sold homes
New Listings16Homes listed during the reporting period
Sale-to-List Ratio98.59%Sale price compared with 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 September 27, this area recorded 22 closed sales with 130 active listings. The median sold home spent 58 days on market, and the reported sale-to-list ratio was 96.95%. 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 58 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

September 2026 Market Snapshot

At a Glance

Residential market activity through September 27, 2026.

Active Listings130Homes currently offered for sale
Homes Sold22Closed sales reported this month
Median Sale Price$437,563Midpoint of reported closed sale prices
Median Days on Market58Median market time for sold homes
New Listings32Homes listed during the reporting period
Sale-to-List Ratio96.95%Sale price compared with 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 September 27, Palisade recorded 4 closed sales with 31 active listings. The median sold home spent 174 days on market, and the reported sale-to-list ratio was 96.22%. Because Palisade has a smaller monthly sales sample and a mix of in-town homes, acreage, and distinctive properties, individual sales can move the monthly median significantly.

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 31 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 174 days. Pricing close to current comparable sales, preparing the home carefully, and responding to early showing feedback can improve your position.

September 2026 Market Snapshot

At a Glance

Residential market activity through September 27, 2026.

Active Listings31Homes currently offered for sale
Homes Sold4Closed sales reported this month
Median Sale Price$315,000Midpoint of reported closed sale prices
Median Days on Market174Median market time for sold homes
New Listings3Homes listed during the reporting period
Sale-to-List Ratio96.22%Sale price compared with 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 September 27, the Whitewater / Gateway area recorded 1 closed sale with 17 active listings. That sale spent 55 days on market, and the reported sale-to-list ratio was 98.00%. 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.

September 2026 Market Snapshot

At a Glance

Residential market activity through September 27, 2026.

Active Listings17Homes currently offered for sale
Homes Sold1Closed sales reported this month
Median Sale Price$426,300Midpoint of reported closed sale prices
Median Days on Market55Median market time for sold homes
New Listings1Homes listed during the reporting period
Sale-to-List Ratio98.00%Sale price compared with 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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