Horse properties in the foothills corridor are a specific category of transaction. They require a different set of questions than a standard residential purchase, and the answers to those questions can change the economics of a property significantly. This checklist covers the items we review on every equestrian property we represent.
Water: how much and from where ¶
Horses require roughly 10 to 12 gallons of water per day per animal, more in summer. Before making an offer on a horse property, verify the water source and its permitted capacity. A Household Use Only well permit in Douglas County is capped at one acre-foot per year, which is approximately 326,000 gallons. For a small number of horses and a household, that is typically sufficient. For a larger operation, you may need a stock watering permit or a water share from an irrigation ditch. We verify the permitted use of every water source on equestrian properties we represent.
Fencing: condition and type ¶
Fencing condition is one of the most expensive items to overlook on a horse property. A full perimeter fence on a 40-acre parcel can cost $40,000 to $80,000 to replace, depending on materials and terrain. We walk the fence line on every horse property we represent and note the condition, type (woven wire, board, electric, or combination), and any sections that need immediate repair. Cross-fencing for pasture rotation is also worth assessing, as it affects how many animals the property can support without overgrazing.
Barn and outbuilding condition ¶
A barn inspection is not the same as a home inspection, and most residential inspectors are not qualified to assess structural barn conditions. We recommend hiring a contractor with agricultural building experience to inspect any barn or outbuilding before closing. Key items to assess: roof condition and load capacity, stall flooring and drainage, electrical system (many older barns have outdated wiring that is a fire risk), and water supply to the barn. A barn with a frost-free hydrant and adequate drainage is worth meaningfully more than one without.
Zoning and livestock allowances ¶
Not all rural-zoned properties in the foothills allow horses. Some HOAs in the corridor prohibit livestock entirely, even on large parcels. Before making an offer, we verify the zoning designation, any HOA covenants, and the county's livestock density rules. In Douglas County, A-1 zoning generally allows horses at a density of one animal unit per two acres. In Teller County, the rules differ by parcel size and location. We contact the county planning department directly on every equestrian transaction to confirm current allowances.
Horse properties take longer to evaluate than standard residential purchases, and they should. The due diligence is worth the time. If you are looking at a specific property and want a second opinion before making an offer, reach out.