Boutique Farms and Homesteads

Crop of red and green tomatoes up close

Boutique farms and homesteads: is it the right lifestyle for you?

Grand Junction and its surrounding areas have plenty of opportunity to have a farm, hobby farm, or homestead and plenty of elbow room away from close neighbors. There are a lot of great things about living in Grand Junction, and in my opinion, this could be one of the major benefits of exploring the different types of real estate opportunities in the area. 

Grand Junction has a long history of agriculture. Large swaths of land and crops roll out over the valley giving plenty of great development for cattle, sheep, llamas, chickens and other livestock. Not to mention that there is a great deal of pride and love in the community for horses, trail riding and equestrian therapy.

As parcels of land have been divided into smaller acreage, the chance to have a private boutique-style farm has attracted many home owners (including myself) to the thought of working a little land, raising your own food, having farm fresh eggs and growing sustainable, organic produce. Owning boutique farms and homesteads is a lifestyle.

When I first moved to Grand Junction, I lived in a “normal” house on a little over a quarter acre of mowable, manicured yard. The neighborhood had detailed HOA rules, regulations, and no shortage of neighbors checking in to make sure that the yards were ship-shape. After about a year of living in this quiet, controlled setting, Oliver and I decided it was time to spread our little wings and seek out a more flexible lifestyle. 

corn growing about three feet tall

Corn being watered as it grows through the summer

We began looking at houses that had a few acres of land, limited HOA, and irrigation water. Side note, ready my post about why irrigation water is a BIG DEAL in Grand Junction. 

Our real estate agent at the time was a wonderful woman with tons of experience, resources, and wisdom. After many months of hemming and hawing, we circled back around to a property that we had written off many months prior. 

She had some advice for me that I WISH I had listened to. She said when you buy a house with land, you’re not just buying a house, you’re buying a lifestyle. 

Grand Junction offers a great opportunity to develop boutique farms and homesteads along with sustainability. 

Oliver eating a peach right off the tree out in the orchard

Enjoying a late season peach from our home orchard

This may seem very attractive, especially if you’re getting away from larger urban centers where this might not be available. But before you don your coveralls and roll up your sleeves, it’s important to consider a few things about this type of lifestyle to help determine if it’s right for you.

  1. Farming and homesteading is a lifestyle– When you’re considering purchasing a property with a little (or a lot) or land, it’s worth considering that you’re not just buying a house. You’re buying a lifestyle. From Spring to Fall, working a plot of land and/or tending to livestock is like having another job. There’s early season tasks to do to ensure a successful growing season. There’s tending through the summer months, and then no shortage of work to ensure your harvest is picked, processed, and stored for the winter.
  2. Equipment– Oliver says that there’s a right tool for every job. I never appreciated that until I became a small acreage farmer. My advice, get a tractor as soon as you can. It can do so many things that a little human can’t. Western Implement tends to offer a 0% APR 5 year loan on tractors! It’s a great way to get behind the wheel of a slow-moving, strong-working, farm-necessary Kubota tractor. Check them out. https://www.westernimplement.com 
  3. Weeds– No, not weed (although we are Colorado). Giant kosha, goat heads, bind weed and so many more take lots of tending and time during the growing season. My free moments during the growing season are spent cursing at weeds as I sweat through the back breaking work of pulling them. It’s worth it, but it’s hard work.
  4. Pests– Between insects, birds, deer, and other things that like to get into crops, preventative pest control can be critical to your farming success. Organic farming and more holistic approaches are certainly desirable. There are lots of resources locally to help you design a strategy that aligns best with your farm, crops and philosophies.
  5. Harvesting– Having the manpower and hours to harvest the way you want can be an important part of feeling good about your farm. The harvest usually feels like it comes on like a river approaching a waterfall. As you paddle towards it, you know it’s coming and you feel prepared. But, then it hits and you’re swamped with fruit and vegetables that need to be processed before they rot. Dry, can, freeze or pickle as soon as possible to ensure that your hard work doesn’t go to waste.
empty plowed farm field with house in the background

Plowing the arena to help combat weed growth and level the ground

There is of course great benefit to having a sustainable farming lifestyle with your own food, eggs (if you want chickens), honey (bees anyone?), and plenty of sunshine while getting your hands dirty. 

For me, the bottom line is that you have to say no to other things if you want to say yes to a farming lifestyle. Sometimes, this is easier, and it’s a challenge. I would recommend taking some time to think about if this lifestyle is a good choice for you. It definitely has its benefits, and can be a fantastic way to tap into more holistic living. 

Ready to find out more about small boutique farms and homesteads in Grand Junction? 

Call or text me directly to see what’s out there.

Cheers,
Alanna 

Alanna Spees, REALTOR®
Text/Call: (408) 497-3774
Connect with me on LinkedIn
Learn more about me and my services
The best way to reach me is to text directly! 

Not quite ready to talk? No problem.
Check out my other articles on my blog.

*All content is human generated and AI edited (because spell check is my friend).
©2025 Alanna Spees, Swift Water Investments, LLC. All rights protected. 

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Water Rights and Irrigation Water in Grand Junction

Colorado River looking full with trees and riverbank. Water Rights and Irrigation Water start here in Grand Junction

Water Rights and Irrigation Water in Grand Junction are a Big Deal!

“The wars of this century…” (1900’s)… “were fought over oil.
The wars of the next century will be fought over water.”

– Ismail Serageldin, former World Bank Vice President

Here’s how water rights and irrigation water in Grand Junction can affect you as a homeowner, or should be considered if you’re thinking about becoming one.

I grew up in a 10 year long drought. Water, or lack thereof, was on everyone’s mind.

The big question that nobody could answer was when would the drought end?

What I remember from those years about water conservation was formative for me and how I still view water today. Water restrictions not only became law, but also was a daily practice of how we lived during that time.

The lawns turned brown and crispy. Nobody washed their cars. If there was some type of outside watering, it was with grey water from draining washing machines. Running the dishwasher was strictly out of the question. Bathing was done in a few inches in the tub, and everyone shared the water until it was used up (or so gross that we all agreed it was time to drain and refill). The phrase “If it’s yellow, let it mellow. If it’s brown, flush it down” was a common mantra that everyone subscribed to.

When we moved to Grand Junction, I was shocked at how much water was available.

Irrigation drainage field with irrigation pipe running along the surface

Sprinkler system set up running off of irrigation water

Often, I find myself thinking about the irony that I had to move to the desert to find water. The irrigation system in the Grand Valley is truly stupendous. When you fly in or out of the Grand Junction Regional Airport, you can see all the areas that the irrigation water flows to. Like a long, slender green oasis snaking its way through the dusty red surrounding hills, the Colorado River branches out through the established irrigation systems that feed different farms and neighborhoods.

Irrigation water doesn’t work the same throughout the valley, so it’s important to know the difference between the areas, neighborhoods and sometimes each individual house.

When I advise clients, one of the questions on my top 10 interview questions is how important are water rights and irrigation water in Grand Junction to you? This is a really important question when you’re thinking of owning real estate in the Grand Valley, and I’ll tell you why.

Irrigation water can save you a bundle if you’re trying to water a large yard, lots of grass, crops or other actively growing landscape. You can water with municipal water (from the city), but it can get spendy real quick.

If you’re thinking about how irrigation water might affect your home ownership, here’s a quick guide to how irrigation water across the Grand Valley works.

irrigation pond flooded shows boy and dogs swimming in it

Flooded irrigation pond during monsoon is a setback for somethings like drainage, but great for other things like kids and dogs.

Home Owners Associations (HOAs) and Irrigation Water– Many HOAs have been established in different subdivisions for the sole purpose of managing the irrigation water for that particular neighborhood. The HOA tends to be minimal with very little involvement. Fees for these types of HOAs also tend to be fairly minimal, in the range of a hundred to a couple hundred dollars annually for the irrigation system and access to the water. In this case, the HOA typically owns the water rights, and each individual home owner gets access to that water through their HOA fees.

Water stock certificates– There are some areas in the Grand Valley like the Redlands that issue water stock certificates as ownership of water rights. Importantly, these water stock certificates ARE NOT attached to the land, meaning they can be purchased or transferred separate from real estate. Each certificate has a certain amount of allotted water usage. Typically, you can purchase available certificates to gain more legal access to water use.

Irrigation water that runs with the land– Some areas of the Grand Valley like Orchard Mesa have irrigation water that runs with the land. In this case, the water cannot be separated from the land, and the rights to use that amount of water will transfer when a home is purchased or sold.

Wells– Wells are fairly common in some of the surrounding areas in the Grand Valley. There are various limitations and guidelines for well use, new well permits and number of wells per acre. If you’re thinking about buying a property with a well (or may want to put one in), the Colorado Division of Water Resources https://dwr.colorado.gov/ is a great place to start gathering information.

Additionally, here is a quick go-to list of some of the Grand Valleys major irrigation water suppliers:

Grand Valley Irrigation Company https://www.grandvalleyirrigation.com
Grand Valley Drainage District https://thedrainagedistrict.org
Grand Valley Water Users Association https://gvwua.com
Palisade Irrigation District https://palisadeirrigationdistrict.org
Orchard Mesa Irrigation District https://omirrigation.com
Redlands Water and Power https://www.redlandswaterandpower.com

Want to learn more about water rights and irrigation water and how that affects your homeownership?

Call or text to find out more. Read my post about Boutique Farms and Homesteads.

To our global conversation!
Alanna

Alanna Spees, REALTOR®
Text/Call: (408) 497-3774
The best way to reach me is to text directly!

Connect with me on LinkedIn
Learn more about me and my services

Not quite ready to talk? No problem.

*All content is human generated and AI edited (because spell check is my friend).
©2025 Alanna Spees, Swift Water Investments, LLC. All rights protected.

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Decoding the Mystery for First Time Home Buyers: Who’s on your team?

first time home buyers standing with signs after a successful closing

Who’s on your team?

If you are first time home buyers, or even if you’ve bought a home before but need a little refresher course on who will be helping you during the process, this article is for you. 

The home buying process and all the chit chat you might be hearing can be confusing if not completely overwhelming. 

But, don’t lose heart. Through some professional guidance, you can successfully buy your first home, and understand a lot more about the process and your professional team.

When I was growing up, my family lived in a small apartment, and when I would go to play at friends’ houses, they always lived in beautiful houses with yards. We’d run through sprinklers, catch toads in the grass, have outdoor picnics, and swing on their backyard playsets. Talk about the power of real estate. When I was around 8 years old, I made it a goal to own a house so I could live in a place that had a yard too. It’s one of the first goals I ever remember intentionally setting. 

So, when I was 22, I bought my first home about 5 miles east of Boulder. My Realtor® led me through the overwhelming, confusing and frustrating process. I felt like I had no idea what was going on most of the time. My lender was a severe looking woman who told me not to worry when people tried to dissuade me from signing up for the interest-only loan she was putting me on. 

I had no idea what I was getting myself into. 

A year or two into the interest-only loan, my payment went up significantly, and I called the lender to find out why. Interest rates had increased, and I was only starting to understand that I had not been paying into the principal of my house at all. So, a few months and many conversations later with a different lender, I refinanced at a higher but fixed interest rate. Again, I made a goal. I would never again be persuaded or pushed into a deal that I didn’t understand. 

This is what I want for all of my clients. To enter into a transaction with eyes wide open and a solid understanding of how it will impact their finances.

A home purchase is a big deal. That’s why there’s a whole team of professionals who will work with you during your purchase as first time home buyers. Each one of these professionals has their own area of expertise.

Your team of transaction specialists fall into three categories.

  1. Realtor® –  Yep, that’s me! When we’re working on a transaction together, I’ll be here to advise, guide and advocate for you on matters related to the real estate itself. We look for houses that meet your criteria until we find the right one. I manage all matters of contracts, negotiations and coordinating with the title company and the lender until you successfully have your house keys in hand. I’m also well networked with lenders, contractors, tradesmen, home inspectors, city and county advisors to make sure you get all your needs covered.
  2. Lender – Your financial support. The lender you chose can be critical to your transaction success. They help discuss your financial options, and organize the financial pathway for you on your purchase. Your lender is going to provide the expertise to get you into the best loan vehicle for you.
  3. Title – The title company has two primary responsibilities. First, they make sure the home is free and clear to be sold by the people who are selling it. Second, they insure their work and if there’s any problems after you’ve purchased the home, they help resolve those issues. Title also manages the closing process, paperwork and recording of documents.

Choosing a Realtor® and a lender is a good place to start when you’re in the early stages of buying your first home. Typically, the title company is chosen later in the process (and often by the seller).

When you’re interviewing Realtors®, especially as first time home buyers, make sure that you feel comfortable with the amount of time and effort taken to answer your questions and walk through the process.

Not sure where to start when choosing your transaction team? Want to interview local lenders to find one that is a good fit for you?

Call or text me and we can talk it over with no pressure and strings attached.

Just good information to get you on your way.

To your success,

Alanna Spees, REALTOR®
Text/Call: (408) 497-3774
The best way to reach me is to text directly! 

Send me an email
Connect with me on LinkedIn
Learn more about me and my services

Not quite ready to talk? No problem.
Check out my other articles on buying a home.

*All content is human generated and AI edited (because spell check is my friend).
©2025 Alanna Spees, Swift Water Investments, LLC. All rights protected.

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How do I choose the best lender?

In a dynamic market of lender choices, how do you know which one will be the right one for you? 

To choose the best lender for your investment purchase is one of the critical keys to success! 

When you’re looking to purchase a home, the extensive world of lending can quickly get overwhelming. There are lenders everywhere, and you may be wondering which one is best for you during this transaction. 

In a nutshell, I recommend choosing a local lender who knows your market, provides a competitive rate, and can stay on a contract timeline (usually this means acting quickly). Other factors to consider are the type of loan(s) the lender can offer and special incentives that will sweeten the deal.

We all work hard. 

We work hard for our money, how to balance our time, and how to make progress to give us an edge in the rat race. 

So, when a client comes to me to start a conversation about real estate investing, it is always SO exciting. They have financial goals, hopes, dreams and a twinkle in their eyes. And rightly so. They’re getting ready to level up, and they want to talk about houses.

The first question I ask: Have you chosen a lender yet?

The answer I often get: The distinctive chirping sound of crickets.

I don’t mean to catch my clients off guard, and it’s an easy step to miss when there’s shiny houses out there just waiting to be explored.

The best way to set yourself up for success when you’re getting ready to invest (or think about buying a home for yourself), is to start by choosing the best lender for you and your purchase.

Lenders have guidelines that they have to follow according to law, but depending on their financial institution, they may have different incentive programs for various types of purchases. If you’re looking for an investment property, you should focus on investment-related questions.

Here’s a quick guide to get you started on some questions to ask a lender when you’re looking for an investment property.

  • How much money do I need to put down for an investment property? Usually, this is somewhere between 25-35% of the purchase price, a sizable increase for a primary residence. But, this amount will vary per lender, so it’s important to know how much cash you’ll need to bring to the table.
  • What is the interest rate on investment properties? Unlike a primary residence (the home you’re going to live in), loans on investment properties usually come at a higher interest rate. 
  • Length of the loan- Does the lender offer different loan lengths that may offset cost or pay down principal sooner? Typically, the shorter the loan, the higher the monthly payment but the less you’ll pay in interest. 
  • DSCR or other non-standard loans– Debt Service Coverage Ratio loans (DSCR) loans are specific to investing. The skinny is that the loan is based on the income potential of the property being purchased instead of the qualifying capacity of the borrower. In other words, if the house looks like it will make money, it may qualify for a DSCR loan. 
  • Incentives– What else can the lender offer? Are they giving cash back, a percentage towards closing costs, an opportunity to refinance within a timeframe without closing costs, percentage buy downs? All of these incentives can really add up to keep money in your pocket from the get go. 

Need a list of local lenders to interview? 

I have a great list of trusted lender partners that I’m ready to share. 

Alanna Spees, REALTOR®
Text/Call: (408) 497-3774
The best way to reach me is to text directly! 

Send me an email
Connect with me on LinkedIn
Learn more about me and my services

Not quite ready to talk? No problem.
Check out my other articles on buying a home.

*All content is human generated and AI edited (because spell check is my friend).
©2025 Alanna Spees, Swift Water Investments, LLC. All rights protected.

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