For many of us, the evolution of horse ownership goes something like this.
You start with riding lessons. When your lesson is over, you head home and take a shower. You spend all night dreaming about your next ride and looking forward to your next lesson.
You lease or buy a horse and board it at a nearby facility. Suddenly you're the one responsible for blankets, fly masks, caring for your saddle, clipping and paying the vet and farrier. And while you now spend most of your spare time thinking about your horse and looking forward to the next ride, someone else is up at 6am feeding, watering and mucking out their stall.
The notion of having your horse in the backyard becomes a romantic obsession. You know that your horse misses you desperately when you're not around. You know you would ride and train at least 5X as much if you just had more convenient access to your horse. You despair that the boarding facility just doesn't care about your mount as deeply as you do. You begin the process of shopping for your very own horse property.
If this progression describes your experience at all and you find that the next step in your life plan is to own a property where you can live and commune with horses, I want to offer some considerations regarding how to choose the perfect horse property.
My first bit of advice is obviously self-serving, but nonetheless true. The best thing you can do for yourself is engage a Realtor who specializes in equestrian properties. Not only will he or she prompt you to think about the considerations below -- a Realtor who is really engaged in the local horse community will already know most of the suitable properties in the area. As a "Riding Realtor" I've visited, ridden on or sold most of the best horse properties in Loudoun County and Northern Virginia.
Now that you have a knowledgeable expert in your corner, here are some of the most important issues you should be thinking about when evaluating a horse property.
Location, Location, Location
Like any real estate transaction, it's all about location. It's about proximity to quality equestrian amenities such as trails, show venues, and professional services like veterinarians and farriers.
Good questions include:
Where can we ride out? Do neighbors accommodate riders using or crossing their property?
Do you own a trailer?
Where will you buy supplies like hay, wood shavings, footing for arenas, etc.?
Land & Layout
The composition and layout of the land are crucial. Look for properties with ample, well-drained pastureland to ensure a healthy environment for your horses and ease of maintenance. Sloping hills are picturesque but watch for excessive gradients that could be challenging for building stables or riding arenas. The orientation of the property also matters for maximizing natural light and ensuring your stables and home are well positioned.
Good questions include:
How will un-grazed areas be mowed? Do you own a tractor or mower big enough to handle the property? Who will do the mowing?
What's currently growing in the pasture? Do you have fields of pure orchard grass or do your pastures include potentially poisonous plants like nightshade, ragwort, pokeweed, milkweed, black walnut and jimsonweed, all of which are extremely common all over Northern Virginia.
If your pastures are not in good condition, what will be the cost and level of effort to rehabilitate them?
Do you have too much grass for the number of animals you intend to keep on the property? Horses will gorge themselves on fresh green grass which can lead to foundering or laminitis.
If it rained for a week or a month straight how bad would the mud be? Could I walk or use a vehicle to get to my horse?
Is there a mud room in the barn, tack room or house? Horse people need a large functional mud room.
What else lives on this land? In Loudoun County, foxes, coyotes, bobcats, venomous snakes, groundhogs (their burrows can be a dangerous hazard to horses), hives of bald-faced hornets and swarms of mosquitoes are pretty much ubiquitous. Due to our proximity to the Blue Ridge mountains, sightings of black bears are also common. Even cougars have been reported in the area. Do you have a plan for dealing with each of these critters?
Horses commonly need grain and sweet feed. Grain attracts mice and rats. Loudoun County is home to Norway Rats (aka "Big rats) as well as smaller Roof Rats. Norway rats average 16 inches from the end of their tail to the tip of their nose, some are much larger. Mice and rats attract snakes.
A common and effective tactic in the war on rodents is "the barn cat". These semi-feral cats do a great job of controlling rodents -- but do come with some cost of ownership, like basic veterinary care and supplemental food.
Over the past few years in Loudoun, we've had mild winters and little or no snow whatsoever. Typically we get one or two storms a year with maybe 5-10 inches of snow. But as recently as 2016, we received about 42 inches of snow. You need to be mentally prepared for the possibility of a big storm. How will you handle snow removal? How will your horses fair in 3'-4' of snow?
Water Sources and Quality
A reliable and clean water source is vital for keeping horses healthy and hydrated. Check the property for natural streams or springs and ensure they are protected and sustainable. Additionally, investigate the quality and capacity of any wells to accommodate both residential and equestrian needs.
Good questions to ask include:
How will I get water to stalls in the barn?
How will I get water to each pasture?
How will I get water to my horses in the winter when hoses, pipes and ponds are frozen?
If I need to use heating elements to keep buckets or troughs from freezing, will it be possible to get electricity where I need it?
Have local water sources such as creeks, ponds, springs, etc. been tested for pollutants or bacteria?
Long periods of drought are not uncommon in Northern Virginia. If your horses depend on a natural water source, ask about that last time that source ran dry.
Facilities and Infrastructure
For those in the luxury market, existing facilities on an equestrian property often include more than just functional stables. Look for properties that offer state-of-the-art riding arenas, guest cottages, staff accommodations, and sophisticated barn designs that provide comfort and luxury. These features not only enhance your experience but significantly increase the property's value.
Good questions to ask include:
Is there a heated tack room?
Is there a washing machine and clothes dryer in the tack room? Where will horse blankets and saddle blankets be washed?
Where will I store hay, grain and other supplies?
Where will I park my trailer?
When friends come to visit, where will they park?
Local Regulations and Future Opportunities
Understanding local zoning laws is imperative. Northern Virginia has specific regulations that govern land use, especially in equestrian areas. Ensure the property complies with these regulations and has potential for modifications or expansions if needed. Future opportunities can include everything from constructing additional facilities to hosting equestrian events.
Community and Lifestyle
Finally, consider the community. Northern Virginia’s equestrian community is active and supportive, with numerous social events, hunts, and competitions. Being part of a community that shares your passion can immensely enhance your enjoyment and integration into the equestrian lifestyle.
Choosing the right equestrian property is a significant decision that requires careful thought and planning. For those looking to invest in Northern Virginia’s luxury equestrian market, the rewards are as substantial as the investment. Not only do you acquire a beautiful home and a facility for your horses, but you also buy into a lifestyle and a community that are truly unparalleled.
If you're ready to start your search or need further advice on securing the perfect equestrian property, feel free to contact me. Together, we can find a property that suits not just your needs, but your dreams.
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