Palisade Cottonwood

Executive Summary

Palisade's orchards, vineyards, and agricultural traditions have long attracted visitors seeking a slower pace of life and a closer connection to the land. Situated on the edge of town, 724 Elberta Avenue presents an opportunity to establish a presence within one of Palisade's most distinctive zoning districts. Whether your plans include a residential dwelling, agricultural production, hospitality, agritourism, or another compatible use, the property places you within a setting that celebrates the community's farming heritage while supporting carefully considered growth.

The 0.95-acre parcel is located within the Town of Palisade's Hospitality Agriculture (HA) zoning district. The HA zoning allows for single family residential, dual family residential, and a variety of commercial uses related to agriculture, retail, and hospitality. Domestic water, irrigation water, sewer, and natural gas are already on site. Elberta Avenue serves as one of the primary routes connecting Interstate 70 with downtown Palisade and Highway 6, providing excellent visibility and consistent traffic flow. McLean Farms lies directly across the street, placing the property in the heart of one of western Colorado's most productive agricultural regions. Be sure to check out the full property description for additional zoning details, interactive maps and a short video of the property.

Property Highlights

• Approximately 0.95 acres

• Water, sewer, and natural gas on-site

• Irrigation Water on-site

• Located within the Town of Palisade, Colorado

• Hospitality Agriculture (HA) zoning designation (allows for single family residential, dual family residential, and a variety of commercial uses related to agriculture, retail, and hospitality)

• Excellent visibility along Elberta Avenue, a road that links two major highways and downtown Palisade

• Convenient access to Interstate 70, Highway 6 and downtown Palisade

• McLean Farms located directly across the street

• Positioned within one of Palisade's established agricultural corridors

Hospitality Agriculture Zoning

The Town of Palisade established the Hospitality Agriculture district as a transition between the town's developed areas and the surrounding agricultural landscape. The district is intended to preserve the area's agrarian character while encouraging complementary agricultural and hospitality uses.

According to the Town of Palisade, the district supports agritourism and hospitality uses that complement working agriculture, including vineyards, orchards, retail, and farm-related visitor uses. Allowed residential uses include single-family and two-family dwellings in keeping with the area's rural character.

The following commercial uses are allowed in addition to single family and dual family residential (Source: Town of Palisade 2023 Land Use Code & Town Ordinance 2026-07):

• Child Care Center

• Civic Club

• Museum, Library

• Park, Open area (Tot lot and playgrounds; mini-parks; plazas; squares; greens; neighborhood parks; botanical gardens; nature preserves and recreation trails; areas suitable for concerts, festivals, and special events or any similar use.)

• Place of Worship

• Utility, Minor (Pump stations, telephone exchanges, lift stations, electric substation or any similar use.)

• Agriculture, Limited (Orchard, vineyard, row and field crops, floriculture, pasturage, viticulture, tree or sod farm, silviculture; packing house for fruits or vegetables, produce stand; processing of fruits or vegetables or any similar use.)

• Amusement Center, Indoor

• Bed and Breakfast

• Brewpub

• Gas Station with Convenience Retail

• Hotel Motel

• Microbrewery

• Restaurant

• Retail General (Antiques; art; art supplies; bicycles; building supplies; cameras; carpet and floor coverings; crafts; clothing; computers; dry goods; electronic equipment; fabric; furniture; garden supplies; hardware; household products; jewelry; medical supplies; musical instruments; music; pets; pet supplies; printed materials; sporting goods auto parts (no service repair); plant nursery; plant nursery with landscape supply or any similar use)

• Retail Neighborhood (Selling, leasing or renting of the following goods: books; health and beauty products; photo finishing; crafts; flowers; gifts or souvenirs; groceries; plants; picture frames; produce; stationery; tobacco; videos or any similar use. Also includes preparation and sale of baked goods, coffee, ice cream, fountain drinks, confections and similar products whose preparation does not require installation of an exhaust hood)

• Service Neighborhood (Personal care services such as hair, nail, tanning, massage therapy or any similar use)

• Tasting Room

• Winery

• Conditional Use: Retail, drive through

Prospective buyers should consult the Town of Palisade to verify all permitted, conditional, and accessory uses.

Business and Development Potential

The combination of existing utilities, commercial visibility, and a distinctive zoning designation creates opportunities that are increasingly difficult to find within the town limits. Vineyards, orchards, tasting rooms, farm stands, retail, event spaces, lodging concepts, and other complementary uses may all warrant consideration, subject to applicable approvals and regulations.

The property's location offers convenient access to Interstate 70 & Highway 6 while maintaining a strong connection to the farms, orchards, wineries, and businesses that have helped establish Palisade as one of Colorado's most recognizable agricultural communities.

Location and Visibility

Successful agricultural and hospitality businesses depend upon access, exposure, and a connection to the surrounding community. This location offers all three. The property's position along Elberta Avenue provides convenient access for both local residents and visitors arriving from Interstate 70 and Highway 6, while nearby farms and orchards reinforce the area's strong agricultural identity.

The railroad that runs alongside the property is a familiar feature of the Palisade landscape and an enduring reminder of the transportation networks that helped establish the region's orchards, vineyards, and farming traditions. Together with neighboring agricultural properties, including McLean Farms across the street, the setting reflects the character that has defined Palisade for generations.

Price

$550,000