The Insider’s Guide to Buying an Equestrian Property
There are some spectacular horse farms and ranches for sale at any given time, so you likely have a wide variety of properties to consider. You may be tempted to dive in and start touring the areas you are considering for your property, but we encourage you to be deliberate in your process, because we know that the time you spend up front will pay big dividends later on.
To help you, we’ve put together this quick read – a kind of introduction.
Then let’s get started. There is a lot to consider when looking for horse property. We’ll start with some general questions first and follow with a list of important considerations to keep in mind when looking for properties. Here we go:
1. What is your level of interest in horses?
Of course, you like horses, or you would not have made the decision to buy horse property.
But beyond that, the spectrum ranges from wanting a property that can accommodate one or two of your own horses, to a commercial horse facility that specializes in professional training, housing, breeding, or more.
And keep in mind too that your level of interest can progress, say from a beginner to becoming a fully involved professional, which may lead to a new property or property improvements.
2. Where do you want to be?
Naturally, there can be many variables that go into this decision, the basics being things like the desire to be close to friends and family, or to live in a particular school district or county, or near a particular city. But beyond that, keep in mind that your answer to Question # 1 will also bring up your own considerations, such as:
- You want to be near facilities that suit your horse-related interests, such as state open lands, trails, or particular training or display facilities for specific types of horses.
- You want to be close to the ‘center of the industry’ for your particular horse business. This is particularly important if you are a professional working in a market or if you aspire to achieve levels of achievement in the horse industry. The ability to easily relate to like-minded horse people may be a consideration.
3. Do you want to build a new one on vacant lot, buy an existing horse property, or buy an existing property that can be renovated to accommodate horses?
You can specify one or be open to all of these possibilities, and your preference may be influenced by some of the factors to consider as you read on.
For now, know that each of these options has its own advantages and disadvantages.
– Building new will allow you to have exactly what you want, but will also require more planning and lead time, and can be more expensive.
– Buying an existing property is likely to be faster and possibly less expensive, but you may not find exactly what you are looking for.
– And buying an existing property that can be renovated can bring some advantages of the first two options, but it requires planning, patience and vision that not all buyers have.
4. What is your price range or budget? Will it be a cash or financed purchase? Does it depend on the sale of another property?
Like the answers to Question # 3, each of these alternatives has its own advantages.
If you are paying cash, you should be able to close your purchase earlier and possibly negotiate a better price.
If you are financing your purchase, it is best to contact a lender in advance, to confirm your purchasing power and be the application process.
With those broader questions behind us, let’s get into more specific questions and important factors to consider:
How many acres are you looking for?
Think about the farm layout: residence, barn, barn, paddocks, round pen, and storage for equipment, hay, feed, tacks, bedding, etc., as well as pastures and hay fields ( unless you plan to buy all your hay), riding trails and trails on site.
Are there zoning restrictions or other restrictions that need to be considered in the areas where you want your farm?
If you intend to maintain grazing pastures, you will want to allocate two acres per horse. Be sure to select properties where horses are a permitted use or are permitted under a special use permit.
And be aware of border line setbacks, which can vary by unit of government.
Know your soils.
Know what the types of soil are before buying the property.
During wet seasons, poorly drained clay and clayey soils in high horse traffic areas are a nightmare to maintain and can be a health concern for horse hooves.
Ideally, barns and paddocks should be on well-drained sandy soils, or if they are on fine-textured soils, they should be graded to promote positive water drainage away from barns and high-traffic areas.
Many farms will have a variety of soil types, which should influence farm design based on the uses for which the soil types are best suited. High loam soils are ideal for hay fields and pastures to help resist drought. Marginal agricultural soils can be used for trail riding, training areas, and staking areas where horses are kept on hay rather than pasture.
How would you like the topography to be?
The layout of the land has both practical and aesthetic relevance. A picturesque horse farm in a rolling, wooded landscape has enormous aesthetic appeal.
However, from a practical standpoint, some level ground is desirable for construction and training areas. Additionally, hayfields and pastures do best on level arable land or gently undulating terrain.
Topography controls how well surface water drains from the property. Wetlands, bogs, and ‘pothole ponds’ characterize poorly drained areas, which contribute to ecological diversity, but have little practical use on a horse farm.
Access to water
A horse farm operation will use potable water in both the residence and the barn, and depending on the number of horses, the gallons used in the barn can far exceed the amount used in the residence.
Most rural areas do not have access to a public water supply, so it is important to have a good well (or wells) available, or that there is an aquifer, below the property, from which a good water supply.
The main uses of water on the farm are for watering and washing the horses, general cleaning, dust control in training areas and, in some cases, irrigation. If available, surface water, from a pond, lake or stream, can often be used for irrigation purposes.
Availability of other utilities and services
Other utilities and services cover sewage disposal, electrical connection, heating energy source (natural gas, LP gas, fuel oil), internet availability, cell phone coverage, and solid waste disposal. They are all important to consider.
In rural areas, septic tanks and drainage fields are the most practical way to treat and dispose of wastewater. However, not all soils are suitable for the use of these systems. Seepage testing may be necessary to determine if soils are suitable.
Natural gas is the preferred energy source for heating, but many rural areas will only have propane gas available. Horses generate a lot of body heat, so the need for heating may be limited. Heating the wash water and preventing the horse’s drinking water from freezing can generally be done best with electricity.
How is the coverage?
Having a good Internet connection and cell phone coverage is increasingly necessary. Some remote areas may still have connection problems.
How will you handle stinky things?
Horse farms generate a considerable amount of solid waste in the form of manure, and you will want to consider how the manure will be handled when planning a horse farm purchase. The options are to spread it on the ground, perhaps give it away or sell it to nearby farmers, or have a contracted hauler take it to a landfill.
Existing and planned structures
Whether you are purchasing an existing horse farm or one with existing structures that can be renovated for horse-related uses, closely inspect (1) the quality of the structures, including buildings and fences, (2) by the possibility of nuisance problems resulting from poor design or adoptive use, (3) to determine the cost of renovations necessary to accommodate the intended uses of the property.
Get help!
Find an Agent Who Really Understands Equestrian Property – If you don’t know what you’re talking about when you talk about “horse,” they can’t adequately represent your best interests. Do your own diligence to find one with the necessary knowledge.
And last but certainly not least, consider the neighbors
Horse people are generally quite friendly and easy to get along with. They generally like to hang out and socialize with people who have similar interests, such as horses and life in the country.
That said, there are people who enjoy outdoor activities without regard for environmental stewardship or the sensitivity of others, so before buying, it is wise to ask a few questions about the neighbors, or better yet, get to know them personally.
Wow, there it is.
Hopefully that list of questions and considerations was helpful and not too overwhelming. Yes, there is a lot to consider before buying horse property, or any property for that matter.
But, as the saying goes, it’s not rocket science either, but simply a matter of doing your homework and due diligence. And of course, in that regard, it is also important to work with a qualified and competent real estate agent.