If you are considering acreage or a rural‑residential property in Loma, irrigation water shares can shape value, usability, and resale. The Grand Valley relies on canal systems that move Colorado River water across the valley, and many Loma parcels include or depend on shares in local irrigation companies. With a clear plan and good documentation, you can buy or sell with confidence.
Why irrigation shares matter in Loma
Irrigation shares influence how you can use your land, how much you spend each season, and how attractive your property is to the next buyer. Shares affect everything from lawn and pasture health to small orchard or garden plans. They also show up in contracts, title work, and annual budgets. This guide gives you plain‑language steps to verify, transfer, and manage shares without surprises.
Irrigation water shares explained
Water rights vs shares
In the Grand Valley, two key organizations serve the Loma area: the Grand Valley Irrigation Company (GVIC) and the Grand Valley Water Users Association (GVWUA). They administer canal systems that carry direct‑flow irrigation water to laterals and headgates that serve individual properties according to GVIC and GVWUA.
With GVIC, a share is evidenced by a stock certificate. GVIC notes that shares are not permanently attached to the land. They can be bought, sold, rented, or moved within the system. That means you should never assume a property “comes with water” unless the seller transfers the stock to you and the company records the change per GVIC’s shareholder guidance.
How water delivery works
Irrigation water moves from the river through main canals, then into laterals or pipelines that serve groups of properties. Delivery to you occurs at a specific headgate or turnout designated on the company’s records. GVIC manages shares by headgate assignment, and once shares are turned out to a headgate for the season, they generally stay there until shutoff. You can view headgate assignments and rental status on GVIC’s Water Turn Outs Report as referenced by GVIC.
At the property line, maintenance and operation often fall to the users on that lateral. GVIC’s responsibility ends at the canal. Lateral users typically coordinate cleaning, repairs, and schedules together unless the lateral is formally incorporated with its own rules and assessments per GVIC’s lateral guidance.
Typical uses and limits
- Lawn and landscaping
- Garden beds and small orchards
- Pasture for hobby livestock
GVIC defines one share as about 4.6 gallons per minute of direct flow. That is a rate, not a storage allotment. A simple planning estimate: if 1 share ran continuously during a typical April 1 to October 31 season, it would equate to roughly 4.35 acre‑feet. Real‑world delivery varies based on schedules, actual hours of operation, and on‑farm efficiency, so treat that like a benchmark, not a promise per GVIC’s share definition and the acre‑foot conversion used by the Colorado River District.
Buyer due diligence checklist
Confirm what is included
- Ask the seller for copies of all stock certificates that will convey. GVIC requires the physical certificate to complete a transfer.
- Get written confirmation of the number of shares, the company name, and the headgate ID where the shares are currently turned out.
- If the listing mentions rented shares, clarify whether those seasonal rentals will continue and who will arrange them for the upcoming year per GVIC’s rules on ownership and rentals.
Review allocations and fees
- Verify the account status on the GVIC Water Turn Outs Report. Look for the headgate ID, rent status, and whether the account shows NTO (no turnout) for the last season via GVIC’s report.
- Request recent assessment bills and receipts. GVIC assesses an A share at a higher rate than B shares. As an example posted for the 2025 season, an A share was listed at 342.64 dollars and a B share at 16.39 dollars. Assessments change over time, so confirm the current year before closing per GVIC.
Inspect infrastructure and access
- Walk the lateral or pipeline that feeds your turnout. Confirm safe physical access for cleaning and repairs.
- Inspect on‑site components: headgate box, valves, gated pipe, pumps, filters, and discharge areas. Document condition and any needed upgrades.
- Identify who shares the lateral, how maintenance is handled, and whether there are written agreements. GVIC notes laterals are often unincorporated, which means neighbors coordinate responsibilities informally unless they choose to incorporate per GVIC.
Share transfer during a sale
Contract and title coordination
- Reference the exact number of shares, the issuing company, and the certificate numbers in the sales contract. State that certificates will be endorsed and delivered at closing.
- Ask escrow to require copies of paid assessments and the executed stock assignments as funding conditions.
- Include any rental agreements for the current season so expectations are clear if closing occurs mid‑season consistent with GVIC’s transfer requirements.
Company approval and timing
- Plan ahead. GVIC requires current assessments to be paid before processing transfers. Coordinate with the company early so paperwork and fees do not delay funding.
- If shares are moving to a different headgate within the GVIC system, work with the company on timing and rules. Significant changes to use, place, or accounting outside a company’s internal system can trigger Colorado water‑court processes under the state’s prior‑appropriation rules per the Colorado Division of Water Resources.
Post‑closing setup and records
- Open your account with the irrigation company immediately after closing and confirm contact details for notices and assessments.
- Save digital copies of stock certificates, assignments, paid assessment receipts, and any lateral agreements. Organized records make future resale simpler.
Operating and maintenance basics
Seasonal schedules and turn‑on
Irrigation is seasonal in the Grand Valley. Expect an April start and an October shutoff in a typical year, with exact dates set by the company and conditions. Confirm your headgate assignment, schedule, and any rotation practices before you open flows each spring per GVIC’s seasonal framework and headgate practices.
Equipment care and safety
- Before turn‑on: clear debris from ditches, check valves and gaskets, and inspect pump screens and electrical connections.
- During the season: monitor for leaks, erosion at outlets, and algae or weed growth that can restrict flow.
- Safety: headgates and canals can be hazardous. Follow company rules, post warning signs where appropriate, and keep children and animals away from fast‑moving water. For repairs near energized pumps or deep channels, hire a qualified pro.
Efficient watering practices
- Match application to soil type and crop or landscape needs. Avoid long, continuous runs that cause ponding or runoff.
- Use gated pipe, drip, or sprinklers to improve distribution efficiency where appropriate.
- Schedule irrigation during cooler periods to reduce evaporation. Track water time per set so you can repeat what works.
Common pitfalls to avoid
Assuming water is guaranteed
Shares represent a right to divert direct‑flow water, not a fixed storage allotment. Delivery depends on canal operations, system conditions, and your turnout status. Always verify active headgate assignments, account standing, and lateral functionality before closing per GVIC.
Mismatch of acreage and shares
Do not overestimate what a small number of shares can support. Use the GVIC share rate as a planning tool and confirm real flow at your turnout. If your goals include pasture or orchard expansion, consider renting additional shares in season and evaluate long‑term needs with an irrigation designer per GVIC’s share rate and rental framework.
Financing and insurance issues
Lenders and insurers may ask for proof of share ownership, paid assessments, and the condition of pumps or pipelines. Provide certificates, receipts, and inspection notes early to avoid delays. Keep in mind that complicated changes to water use or place of use can involve state processes and expert support per the Colorado Division of Water Resources.
Work with local experts
Legal and ditch contacts
- Irrigation company office: confirm shares, assessments, headgate IDs, and transfer steps GVIC.
- Colorado Division of Water Resources: research decrees, priority dates, and diversion records in HydroBase if your plans involve changes that may require legal steps DWR resources.
- Water attorney or water‑resources engineer: consult for changes to use, disputes, augmentation questions, or complex conveyances under Colorado’s prior‑appropriation system DWR overview.
Survey and irrigation pros
Bring in a surveyor to confirm easements and access for lateral maintenance. Hire an irrigation contractor to evaluate pump sizing, filtration, pressure, and options to improve efficiency.
How the team supports you
A coordinated real estate team will gather certificates, verify assessments, reference shares correctly in the contract, and align transfer timing with closing. We also help you document headgate assignments, lateral responsibilities, and any rentals so you can operate smoothly in your first season.
Plan your next steps in Loma
Irrigation shares are manageable when you verify early, document clearly, and partner with the right experts. Confirm what conveys, review assessments, inspect your lateral and equipment, and start transfer paperwork well before closing. If you want a property‑specific plan, we are here to help. Request a personalized consultation with Your 3A Team. We will walk you through the shares, paperwork, and timelines so you can move forward with clarity.
FAQs
What is a GVIC share and does it stay with the land?
- A GVIC share is company stock that represents a right to divert irrigation water. It is not automatically tied to the land and must be transferred by stock certificate to the buyer per GVIC.
How much water is in one share?
- GVIC defines one share as about 4.6 gpm of direct flow. Seasonal delivery varies by schedule and actual run time. Treat any volume conversions as planning estimates only per GVIC and the Colorado River District’s measurement guide.
Who maintains the lateral that serves my property?
- The irrigation company maintains main canals, but lateral maintenance is typically shared by the users served by that lateral unless the lateral is incorporated with its own governance per GVIC.
What paperwork is required to transfer shares at closing?
- You need the physical stock certificate, a properly executed assignment, and proof of paid assessments. Coordinate timing with the irrigation company so transfer does not delay funding per GVIC.
When should I involve a water attorney or engineer?
- Bring in specialists if you plan to change the type or place of use, alter diversion points, or if there are disputes over lateral rights. These changes may require state processes to avoid injury to other water rights per DWR.