Brandon Leuallen, The Business Times

WHITEWATER — After Grand Junction recently implemented stricter subdivision infrastructure regulations and began a study recommending significant increases in impact fees, developers have increasingly indicated development will shift to areas outside the city limits.

That includes building in areas served by the Clifton Sanitation District and Whitewater Public Improvement District to provide more attainable single-family housing for Mesa County residents.

Home builder Ron Abeloe of Chaparral West Inc., who has begun establishing Whitewater Village, the area’s first urban subdivision, has seen success. Despite initial market uncertainties, the development has exceeded his expectations, with homes selling at reasonable prices.

“This was an untested market,” Abeloe said. “It was kind of a roll of the dice, but so far, things have gone better than expected.”

Abeloe said he has been able to build new single-family homes in Whitewater Village for at least $40,000 less than he can in Grand Junction’s city limits. The most recent sale was a 3-bedroom, 2-bathroom, 1,451-square-foot home with a two-car garage on a 4,356-square-foot lot, listed for $354,900.

With construction under way on new streets within the subdivision, Abeloe said more homes will be started in the next four to six weeks as the first batch of more than 20 homes already sold out.

Abeloe added Whitewater offers larger lots and a more rural setting, appealing to some buyers.

“It’s a nice compromise,” he said. “Actually, this location is great for people who enjoy the outdoors. SpanishTrail isn’t too far away, and there’s a boat launch along the river where you can put in a raft or a boat.”

Rising Costs in Grand Junction

The cost of building in Grand Junction has risen more than in the county because of new standards that, according to Abeloe, also contribute to delays in the planning department process.

“Applications are down 70 percent, and they still can’t keep up,” Abeloe said, adding he currently has a permit overdue in town. 

Abeloe said the process involves a significant amount of review, which isn’t necessarily the fault of those conducting the review, but rather the extensive requirements they must check. He believes some of these requirements are unnecessarily redundant and burdensome.

For example, Abelo said mandating six-foot sidewalks in low-foot-traffic areas adds unnecessary costs to each home. He believes sidewalks should be widened only if there is clear evidence of high pedestrian traffic, adding, “I have no problem with that.”

Whitewater Plans

The Mesa County Geographic Information System (GIS) map shows the sewer line in the Whitewater Improvement District runs from the Clifton Sanitation Department, traveling up 32 Road and under U.S. 50. It continues to Coffman Road, heading south toward the Gunnison River. The line runs along Coffman Road, adjacent to the river, before bending south to the 141 (Gateway) exit off U.S. 50, ultimately extending past Whitewater Village and across Colorado 141.

Mesa County Community Development Director Greg Moberg said that while Whitewater Village is seeing some success, expanding the infrastructure and extending it across U.S. 50 will be challenging. He added the area’s buildout will be difficult because of Clifton Water’s inability to provide sufficient water beyond the Whitewater Village subdivision. Upgrades to several water lines are necessary.

While the development timeline is uncertain, the area is identified as a potential site for future growth in the county’s recently updated master plan.

With the start of new growth and despite these challenges, Whitewater Village has sparked interest from gas stations.

“We’ve had several calls from different convenience stores looking at the area,” Moberg said, adding no formal applications have been submitted.

A Growing Community

Savannah Foster, a recent homebuyer in Whitewater, cited the financial benefits as a primary reason for her move.

“They’re a lot more affordable out here,” she said. “To be able to buy a brand-new house and pick out all the colors, I would have never been able to pay in-town prices.”

She also qualified for a rural development loan because the house is in Whitewater, which allowed her to purchase with no money down. She noted living in the county also means she pays less in property taxes. 

Although the development’s location may seem distant to some, the commute is manageable.

“The drive isn’t too bad,” Foster said. “It’s all highway driving. I work at St. Mary’s (Hospital), and it’s so quick in the morning.”

Julie Lovato, another Whitewater resident, was drawn to the area’s tranquility and its potential for future growth. Having lived in Delta and commuting to her job at School District 51 in Grand Junction, she was already familiar with the area.

“Housing expanding out that way was really neat to me,” Lovato said, adding she hopes for more amenities, such as a gas station, in the future.

Catherine Patton, shared her positive experience with the area’s new housing development. Originally from Colorado Springs, Patton who now works in Grand Junction and was drawn to the Whitewater village for its affordability and well-designed homes.

“The price point is excellent, and the product is very well-built,” she said.

Patton, who works in insurance and is familiar with the housing market, purchased her home in April 2024. She expressed satisfaction with her decision, noting the development meets a strong need in the area.

“It’s quiet, and the builders have done a really good job,” she added.

With her background in the insurance industry, Patton also pointed out that insurance rates in the area are favorable.

She echoed the sentiment that the drive isn’t as far as some may perceive.

“It takes me 12 minutes to get to downtown and park. That’s not far at all,” she said.

Patton compared it to her previous commute in Colorado Springs, which took 25 minutes on a good day. Additionally, she said when she moved to the area, she found the drive from Fruita to Whitewater to be a shorter route.

As the neighborhood continues to grow, Patton remains optimistic about its future.

“I’m willing to wait for the neighborhood to establish its legs,” she said, expressing hope it can eventually become a vibrant community.