Fix and Flip in Grand Junction

It is a hold-and-rehab market, not a fast-appreciating one. Grand Junction home values were rising about 2% to 3.5% a year as of July 2026, a grind, not a spike, so a flip here has to make its margin in the purchase price and the scope of work, not in riding comps upward. Clifton and older Orchard Mesa stock trade at the lowest basis in the county, which is where that margin is usually found. Underwrite the buy and the rehab budget, not appreciation.

About 0.456% of the property's value a year, and there is no owner-occupancy break to lose. Mesa County assesses residential property at 6.25% for local government levies and 7.05% for school levies for tax year 2025, applied against a countywide median mill levy of 68. On the assessor's own worked example, a $400,000 home carries a tax bill of $1,822.40. Those are the same rates an investor pays; Colorado's residential assessment rate carries no owner-occupancy discount for an investment property to lose.

No. The county revalues on its own two-year clock, not on your closing date. Colorado does not reset assessed value on a sale, and Mesa County runs a full revaluation every two years in odd years, off a sales-data window that closes well before the notices go out. A value-add rehab you finish this year will not show up in your tax bill until the county's next reassessment cycle catches up to it, which makes the holding-period tax line unusually predictable to underwrite.

Less than half what it costs in Denver, on the state's own numbers. The Colorado Division of Insurance put Mesa County's average homeowners premium at $1,369 a year in its February 2026 county analysis, against $3,040 in Denver, the lowest-cost county in the state's reported table. Hail still runs the largest share of that premium at $353, but wildfire runs a bigger slice here than on the Front Range at $138, concentrated around the Redlands and the benches near Colorado National Monument. Confirm which side of that line your property sits on before you budget the hold.

An 8.66% combined sales tax on everything you buy for the job. City of Grand Junction sales tax runs 3.39%, plus 2.90% state and 2.37% Mesa County, for a combined 8.66% on lumber, fixtures and materials purchased inside city limits. Build that into your rehab budget the same way you would a labor line; it is a real cash cost, not a closing-table fee.

The entry price, not the exit. With values grinding up only 2% to 3.5% a year, the deals that pencil are the ones bought at a low basis, Clifton at $335,887 and older Orchard Mesa stock among the lowest in the county, then rehabbed to a scope that earns the spread on its own. On the way out, Colorado's conveyance costs are close to nothing, a one-cent-per-$100 documentary fee and a flat $43 recording, so exiting does not eat into a margin you already made on the buy.

We fund up to 90% of the purchase price and up to 100% of your rehab budget, with the total capped against the after-repair value (ARV). Rehab money is released in draws as the work is completed.

Our fix and flip pricing starts around 9.99%, interest-only, with origination typically 1 to 3 points depending on your experience, leverage, and the deal, and every quote is subject to underwriting. Across the market most flip loans run roughly 9% to 12%. On most flip loans, including ours, interest is charged on the full loan amount, rehab budget included. Paying interest only on rehab funds as you draw them exists in the market, but it is the exception, not the rule.

No. We work with first-time flippers as well as full-time operators. Experience mainly affects your leverage and rate, since a longer track record earns higher loan-to-cost and better pricing. A newer investor can still get funded with a sound deal, a realistic budget, and a clear exit.

We can get you a term sheet the same day on a complete application, and we typically fund within 48 hours of clear title. The main variable is how fast title and insurance come together, which is why a full close usually runs 5 to 7 days. Because we are the lender and underwrite in house, there is no second layer of approval to wait on.

No. Our fix and flip loans have no prepayment penalty, so paying off early when the property sells costs you nothing extra. Terms run 6 months, and because there is no penalty, selling sooner never costs you extra.

We run credit, but this is an asset-based loan, so the property, your budget, and the ARV matter most. We do not ask for W-2s or tax returns to qualify a flip. We will want to confirm you have reserves to carry the project to its exit.