Introduction

Investing in rental properties can be a lucrative venture, offering steady cash flow, potential property appreciation, and various tax benefits. However, not all rental properties are created equal. A good rental property combines several factors, including location, neighborhood amenities, property condition, and market demand. Location is a critical aspect of this equation, as it influences property values, rental demand, and potential return on investment (ROI).

Mesa County, Colorado, offers a diverse range of opportunities for rental property investors. Known for its scenic beauty, vibrant communities, and growing economy, Mesa County is an attractive destination for both residents and tourists. In this guide, we will explore the best neighborhoods and areas in Mesa County, grading each on convenience, tourist attractions, things to do, average home prices, ROI, proximity to work-related travel, and the unique 'x-factor' that makes each area desirable.

Best Neighborhoods and Areas in Mesa County, CO

1. Grand Junction

Grades:

• Convenience: A
• Tourist Attractions: A
• Things to Do: A
• Average Home Prices: B
• Return on Investment: A
• Proximity to Work-Related Travel: A
• X-Factor: A

Convenience: Grand Junction is the largest city in Mesa County, offering a wide range of amenities including shopping centers, schools, hospitals, and recreational facilities. The city’s infrastructure is well-developed, providing easy access to public transportation and major highways.

Tourist Attractions: Known as the "River City," Grand Junction boasts numerous attractions such as the Colorado National Monument, vineyards, and wineries. The Western Colorado Botanical Gardens and Museum of the West are also popular spots.

Things to Do: Outdoor enthusiasts will find plenty to do with hiking, biking, and river rafting opportunities. The city also hosts events like the Grand Junction Film Festival and the Colorado Mountain Winefest.

Average Home Prices: The median home price in Grand Junction is approximately $350,000, making it relatively affordable compared to other parts of Colorado.

Return on Investment: With a growing population and increasing rental demand, Grand Junction offers a strong ROI for rental property investors.

Proximity to Work-Related Travel: The city is home to major employers like St. Mary's Medical Center and Colorado Mesa University, ensuring a steady demand for rental properties from professionals and students.

X-Factor: Grand Junction's unique blend of urban amenities and natural beauty, combined with its reputation as a wine country, makes it a highly desirable place to live and invest in.

2. Fruita

Grades:

• Convenience: B
• Tourist Attractions: B
• Things to Do: A
• Average Home Prices: B
• Return on Investment: B
• Proximity to Work-Related Travel: B
• X-Factor: A

Convenience: Fruita offers essential amenities like grocery stores, schools, and healthcare facilities, though on a smaller scale compared to Grand Junction.

Tourist Attractions: The town is known for its proximity to the Colorado National Monument and Dinosaur Journey Museum, attracting tourists interested in natural history and outdoor activities.

Things to Do: Fruita is a hotspot for mountain biking and hosts the annual Fruita Fat Tire Festival. The Kokopelli Trail and nearby hiking areas provide ample recreational opportunities.

Average Home Prices: Median home prices in Fruita are around $340,000, offering affordable options for investors.

Return on Investment: Fruita's growing popularity as an outdoor adventure destination contributes to a solid ROI, with increasing rental demand from tourists and residents alike.

Proximity to Work-Related Travel: While smaller than Grand Junction, Fruita is close enough to benefit from the larger city's job market, making it convenient for commuters.

X-Factor: Fruita’s reputation as an outdoor adventure hub, combined with its small-town charm, makes it a unique and attractive investment location.

3. Palisade

Grades:

• Convenience: C
• Tourist Attractions: A
• Things to Do: B
• Average Home Prices: B
• Return on Investment: B
• Proximity to Work-Related Travel: C
• X-Factor: A

Convenience: Palisade offers basic amenities but lacks the extensive infrastructure of larger towns. However, it provides a peaceful and scenic living environment.

Tourist Attractions: Known for its vineyards and orchards, Palisade attracts tourists for wine tasting and fruit picking. The Palisade Peach Festival is a notable event.

Things to Do: Aside from wine-related activities, Palisade offers hiking, biking, and river activities. The scenic views and tranquil environment provide a relaxing lifestyle.

Average Home Prices: The median home price in Palisade is around $330,000, making it an affordable option for investors.

Return on Investment: The town’s niche appeal to tourists and wine enthusiasts provides a unique investment opportunity with a steady rental demand.

Proximity to Work-Related Travel: Palisade is a bit more remote, with fewer large employers nearby, making it less ideal for commuters.

X-Factor: Palisade’s unique appeal as Colorado’s wine country, coupled with its scenic beauty and agricultural charm, makes it a standout choice for investors.

4. Clifton

Grades:

• Convenience: B
• Tourist Attractions: C
• Things to Do: B
• Average Home Prices: A
• Return on Investment: B
• Proximity to Work-Related Travel: B
• X-Factor: B

Convenience: Clifton offers essential amenities and is located close to Grand Junction, providing residents with additional options for shopping, dining, and healthcare.

Tourist Attractions: Clifton itself has fewer tourist attractions but benefits from its proximity to Grand Junction and the Colorado National Monument.

Things to Do: Residents can enjoy nearby outdoor activities and events in Grand Junction while benefiting from Clifton’s lower cost of living.

Average Home Prices: Clifton’s median home price is around $280,000, making it one of the most affordable areas in Mesa County.

Return on Investment: The affordability of homes in Clifton provides a good ROI, especially for investors targeting lower-income tenants or those seeking more affordable rental options.

Proximity to Work-Related Travel: Proximity to Grand Junction’s job market makes Clifton a convenient location for commuters.

X-Factor: Clifton’s affordability and proximity to Grand Junction’s amenities and attractions make it a practical and appealing choice for both residents and investors.

5. Redlands

Grades:

• Convenience: B
• Tourist Attractions: B
• Things to Do: A
• Average Home Prices: B
• Return on Investment: B
• Proximity to Work-Related Travel: B
• X-Factor: A

Convenience: Redlands offers a suburban lifestyle with convenient access to schools, parks, and shopping centers, along with easy access to Grand Junction.

Tourist Attractions: Nearby attractions include the Colorado National Monument and various outdoor recreational areas.

Things to Do: Outdoor activities such as hiking, biking, and golfing are popular in Redlands, and the proximity to Grand Junction provides additional entertainment options.

Average Home Prices: The median home price in Redlands is around $400,000, which is higher than other areas but reflects the desirability of the location.

Return on Investment: Redlands’ attractive setting and higher property values offer a good ROI, especially for investors targeting higher-income tenants.

Proximity to Work-Related Travel: The area benefits from its proximity to Grand Junction’s job market and amenities, making it convenient for commuters.

X-Factor: Redlands’ scenic beauty, combined with its suburban charm and access to outdoor activities, makes it a unique and highly desirable investment location.

Conclusion

Mesa County, Colorado, presents a variety of opportunities for rental property investors, each with its own unique set of advantages. From the urban amenities and vibrant culture of Grand Junction to the outdoor adventure appeal of Fruita and the wine country charm of Palisade, there is something for every investor. By carefully considering factors such as convenience, tourist attractions, things to do, average home prices, ROI, and unique characteristics, investors can make informed decisions to unlock the full potential of rental properties in Mesa County.