Granary in Johnstown, CO
Granary is part of the broader market for new construction homes in Johnstown — see how it compares to other new construction homes in Northern Colorado before you decide.
Community Overview
Granary is an active, multi-builder master plan on the west side of Johnstown, and it is well past the “coming soon” stage. The first two filings, roughly 287 lots, were finished in 2024, model homes are open, and four builders are selling at the same time: Hartford Homes (which is also the land developer), D.R. Horton, DRB Homes, and Baessler Homes. At full buildout the plan calls for roughly 920 to 970 single-family homes on about 295 acres, on a timeline the developer has described as eight years or more. That means buyers today are getting in early: good lot selection and real competition between builders, but also years of construction traffic and future phases going up around them. Expect a mix of quick move-in homes and to-be-built contracts, with each builder releasing lots and incentives on its own schedule.
About the Community
Granary sits off Colorado Highway 60 between I-25 and downtown Johnstown, near Weld County Roads 13, 15 and 46. It is a single-family master plan built on former farmland, which is where the name comes from, and why the streets carry names like Sorghum Way, Piedmontese Street and Ayrshire Road. The amenity plan centers on a community pool and pool building, three community parks with playgrounds, open space, and about 4.5 miles of trails planned to connect to Johnstown’s town trail system. Homes run from roughly 1,150 square feet on the smallest ranch plans to 2,500-plus on the larger two-stories, with 2 to 6 bedrooms and 2- to 3-car garages depending on the builder. Pricing currently starts in the low $400s at the entry end and climbs into the $500s for larger plans and Hartford’s Trailblazer Collection. Schools are in Weld RE-5J (Johnstown-Milliken), with Roosevelt High School close by. Centerra, the Promenade Shops and the I-25/Highway 34 retail corridor are roughly 10 to 15 minutes away, and I-25 puts Fort Collins, Greeley and the north Denver metro within commuting range. In the Northern Colorado new-build landscape, Granary fits the “attainable master plan” lane: more amenities and builder choice than a small Johnstown subdivision, at prices well below Fort Collins, Windsor or Timnath.
Mark's Insight
"The first thing I tell buyers about Granary is that four builders behind one entrance does not mean four versions of the same house. Baessler is building smaller, simpler plans at the entry price. D.R. Horton is in the value lane with a short list of plans and plenty of quick move-ins. DRB offers the widest range of floor plans. Hartford, who also developed the land, sits at the top of the price range with its Trailblazer Collection. Walk at least two of them before you decide, because the difference in included features, lot sizes and garage options can be bigger than the difference in price. The second thing is the metro district. Granary is financed through the Granary Metropolitan Districts, and when the town approved the district agreements in 2024, the reported levy was 40 mills for debt plus 10 mills for operations, along with a $750 annual fee per home for a reserve fund. On a home around $480,000, that levy alone can add roughly $1,500 to $1,700 a year in property tax, before HOA dues. That does not make Granary a bad buy, but it does mean you should compare the monthly payment, not the base price, against communities like Thompson River Ranch or The Ridge. Third, know where you are in the buildout. With a plan this size running eight-plus years, the lot you pick today may back to open space, a future phase, or a collector road that gets busier over time. Ask for the full plat, not just the current release map. Finally, builder incentives here are real and they change month to month. Rate buydowns and closing-cost help on quick move-in homes are often where the best value is, and having your own agent at the table is how you make sure you are comparing those offers apples to apples."
Mark Leavitt
Nixon Team at RE/MAX Alliance
Costs & Fees to Know
Many new construction communities in Northern Colorado use metro districts to finance infrastructure like roads, utilities, and amenities. This can add $150–$500+ per month to your housing costs depending on the mill levy. Understanding your true monthly payment—including metro district taxes, HOA dues, and property taxes—is essential before you buy.
HOA Information
Granary has an HOA in addition to its metro districts. Based on the town’s 2024 approvals, the operation and maintenance of the community pool and its locker rooms is set to be covered through HOA fees, so expect dues to reflect pool operations and common-area upkeep once the amenity is fully running. The builders don’t consistently publish the dues amount, so get the current figure and the HOA budget in writing before you sign. As with any master plan, read the covenants for fencing standards, parking and RV or boat storage rules, rental restrictions and architectural review, and ask what the HOA maintains versus the metro district versus you as the homeowner.
Metro/Tax District Info
Granary is inside the Granary Metropolitan Districts (Nos. 1–9), which fund the roads, utilities, parks, trails and pool that come with the community. Coverage of Johnstown Town Council’s August 2024 approvals reported a levy of 40 mills for public improvement debt and 10 mills for operations and maintenance, up to 50 mills total, plus a recurring $750 annual fee per homeowner to build a reserve fund for community projects. In October 2024 the council also approved an intergovernmental agreement with the districts covering the pool, locker rooms and nearby road improvements, with a $30 million cap. As a rough illustration, 50 mills on a home around $480,000 works out to about $1,500 to $1,700 a year in added property tax, depending on the state’s residential assessment rate that year. Levies, fees and assessment rates change, so treat these as a starting point: request the metro district disclosure for your specific lot and check the current levy with the Weld County Assessor before you finalize your budget.
Is This Community Right for You?
Great Fit If You...
Buyers who want a new single-family home with master-plan amenities (pool, parks, trails) at prices well below Fort Collins, Windsor or Timnath. Buyers who want to compare several builders and price points in one place, from entry-level ranch plans to larger two-stories. Commuters who need I-25 access to Fort Collins, Loveland, Greeley or the north Denver metro. Buyers comfortable budgeting for a metro district and reviewing the disclosures before signing. Buyers flexible on timing who can take advantage of quick move-in homes and builder incentives.
May Not Be Ideal If You...
Buyers chasing the absolute lowest monthly payment, because the metro district levy and annual fee add meaningfully to carrying costs. Buyers who want a finished, settled neighborhood, since Granary has years of construction and future phases still ahead. Buyers who want large lots, acreage or room for an RV or shop. Buyers who want walkable restaurants and shops outside their door; most daily errands mean a short drive to Centerra or downtown Johnstown. Buyers who want a townhome, condo or low-maintenance attached product, which Granary isn’t currently offering.
Common Buyer FAQs
Nearby Comparable Communities
Thompson River Ranch (Johnstown) — Buyers compare it as the other large amenity-driven master plan in Johnstown; the key difference is that Thompson River Ranch is further along in its buildout with established amenities, while Granary is earlier and offers more lot selection. The Ridge at Johnstown (Johnstown) — Compared for similar price points and D.R. Horton overlap; the key difference is The Ridge is a smaller neighborhood without Granary’s full pool, park and trail package. The Overlook at Johnstown Farms (Johnstown) — Compared by buyers who want straightforward new construction in Johnstown; the key difference is it is a focused production neighborhood rather than a multi-builder master plan.
Location
Loading map...
Near 724 Piedmontese Street, Johnstown, CO 80534
Considering Granary? Know the real costs first.
Get lot premiums, upgrade pricing, and monthly payment estimates before you commit
Neighborhood Context
Neighborhood imagery for Granary
Builders in Granary
DR Horton
DR Horton is one of the largest national production home builders in the country, with an established footprint across Northern Colorado in communities throughout Greeley, Evans, Johnstown, Severance, and other fast-growing areas. The builder specializes in entry-level to mid-range single-family homes designed around efficiency, affordability, and repeatable construction models. In most Northern Colorado communities, DR Horton operates with a limited menu of floor plans and pre-selected interior packages rather than full design customization. Buyers typically encounter DR Horton through planned subdivisions where homes are delivered as specs or near-completion inventory. Within the Northern Colorado new-build landscape, DR Horton is positioned as a value-driven builder focused on speed, consistency, and predictable pricing rather than architectural uniqueness or high-end finishes."
DRB Homes
DRB Homes builds new construction homes across Northern Colorado, offering a range of floorplans, price points, and community styles depending on location. Availability, pricing, and incentives can vary by community and market conditions.
Hartford Homes
Hartford Homes builds new construction homes across Northern Colorado, offering a range of floorplans, price points, and community styles depending on location. Availability, pricing, and incentives can vary by community and market conditions.
Baessler Homes
Baessler Homes builds new construction homes across Northern Colorado, offering a range of floorplans, price points, and community styles depending on location. Availability, pricing, and incentives can vary by community and market conditions.
Explore New Construction in Northern Colorado
Continue your research with these key Northern Colorado new construction resources.
Explore Top Northern Colorado Cities
Browse new construction homes in Northern Colorado's most active markets — each page lists current builders, communities, and pricing.
Keep exploring
Explore Next
Curated next steps so you can keep building your buyer knowledge.
Explore New Homes in Johnstown
Communities, builders, and pricing across Johnstown.
See Johnstown new homesSee Move-In Ready Homes
Where to find affordable new builds in Northern Colorado today.
See affordable homesUnderstanding Metro Districts
What metro district taxes mean for your monthly payment.
Read the metro guideBest For
- First-Time Buyers
Related Topics
More New Construction in Johnstown
Schedule a New-Build Strategy Call
Get personalized guidance on Granary and other new construction opportunities in Northern Colorado.
Why Work With Mark & The Nixon Team
Buying new construction is different. Here's how we protect your interests.
Builder Incentives Guidance
We track every builder's current promotions and know when they're most motivated to deal—so you get the best package without leaving money on the table.
Contract Pitfall Protection
Builder contracts favor the builder. We review every clause, negotiate protective addenda, and ensure timelines and specifications are clearly defined.
Warranty Walkthrough Support
Before your warranty expires, we help you document and submit repair requests so builders address issues while they're still covered.
Independent Inspections
We coordinate pre-drywall and final inspections with trusted independent inspectors who catch what builder QA teams often miss.
Your Interests First
The on-site sales agent works for the builder. We work exclusively for you—negotiating, advocating, and protecting your investment from contract to keys.
Get a Buyer Advocate in Your Corner
Interested in Granary? Talk to someone who represents you—not the builder. Get unbiased guidance on incentives, contracts, and what to watch for.
Free, no-pressure guidance from a local expert who's toured every community.