What to Look for in a Colorado Horse Property (A Buyer’s Checklist)
Falling in love with a Colorado horse property is easy. The views, the charming barn, the white fencing: it’s a powerful dream. But a successful purchase goes far beyond aesthetics. In Colorado, buying a horse property is a high-stakes land acquisition where the “invisible” details like water rights and zoning are far more important than the house. If you are serious about buying, you need a plan. This is the essential buyer’s checklist for performing due diligence on a Colorado horse property.
🐎 Quick Summary: Your Buyer’s Checklist
- Item 1: Legal & Water (The Deal-Breakers): This is the most critical check. You must verify the well permit allows for watering livestock, not just household use. You must also confirm that county zoning and any HOA covenants permit your number and type of horses.
- Item 2: Land Usability & Fencing: How much of the acreage is “usable”? Look for flat or gently rolling land, not steep, rocky hillsides. Check that all fencing is “horse-safe” (no barbed wire) and in good repair.
- Item 3: Facilities & Access: Is there a safe, well-ventilated barn or a solid 3-sided run-in shed? Is there a dry, protected area for hay storage? Crucially, can a large horse trailer and a hay delivery truck easily get in and out of the property?
- Item 4: Location & Services: The property might be perfect, but is it 10 minutes or 90 minutes from the nearest large-animal veterinarian? Check the distance to your feed store, farrier, and emergency equine hospital.
1. The Legal & Water Due Diligence
This is the most important part of your search. If a property fails these checks, you must be prepared to walk away.
- ✅ Check the Well Permit: This is the #1 deal-breaker in Colorado. Do not assume a well can be used for horses. Many permits, especially on parcels under 35 acres, are for “household-use only.” You must pull the well permit from the Colorado Division of Water Resources and verify it is a “Domestic” or “Livestock” well that explicitly allows for watering animals.
- ✅ Check the County Zoning: What is the property’s exact zoning? Is it A-1 (Agricultural), RR (Rural Residential), or something else? This will dictate the legal number of “animal units” you can have. A 5-acre property in Jefferson County may have different rules than a 5-acre property in Arapahoe County.
- ✅ Check for HOA Covenants: This is the second legal hurdle. Even if county zoning allows 4 horses, the neighborhood’s HOA covenants may restrict you to 1 or 2. The HOA rules always supersede county zoning if they are stricter.
- ✅ Check for “Ag Status”: Does the property currently have agricultural (“Ag”) status for taxes? If so, your property taxes will be significantly lower. If not, research what it would take to qualify for it (it often requires 35+ acres or proven income from agricultural activities).
2. The Land & Acreage Checklist
Not all acreage is created equal. A 10-acre property that is 90% steep hillside is far less useful than a flat 5-acre parcel.
- ✅ Assess “Usable” Acreage: Walk the entire property. How much of it is flat, usable pasture versus steep, rocky, or wooded land? Look for signs of overgrazing (bare dirt, weeds).
- ✅ Inspect Fencing & Gates: Is the perimeter fencing secure and “horse-safe”? Look for (and plan to remove) any old barbed wire. Are the gates in good condition and wide enough for trucks and trailers?
- ✅ Check for Hazards: Look for large prairie dog or gopher holes, which can be a leg-breaking hazard. Are there signs of poisonous weeds (like locoweed)?
- ✅ Evaluate Drainage: Where does water go when it snows or rains? Are the barn, paddocks, and arena in a low-lying area that will turn into a mud pit?
3. The Facilities & Access Checklist
A “turnkey” property means the facilities are safe and functional from day one.
- ✅ Barn & Shelter Inspection: Is the barn safe and well-ventilated? Are the stalls a safe size (12’x12’ is standard)? Is the electrical and plumbing work up to code? If there’s no barn, is there a solid 3-sided run-in shed that provides adequate shelter?
- ✅ Hay & Feed Storage: Is there a dedicated, dry, and rodent-proof area to store at least a few months’ worth of hay? Leaving hay outside, even on pallets and tarped, is a recipe for waste and fire risk.
- ✅ Trailer & Truck Access: This is a commonly overlooked item. Can you comfortably drive a large truck and horse trailer onto the property and turn it around? Where will you park it? Even more, can a semi-truck for hay delivery get to your barn? A narrow, winding driveway can be a logistical nightmare.
- ✅ Arena & Footing: If there is an arena, what is its condition? Does it have a proper base and footing, or is it just sand dumped on dirt? Check its drainage.
4. The Location & Services Checklist
Your property is an island, and you need a support network.
- ✅ Check the “Vet-Access” Time: This is a critical safety check. How far is the closest large-animal veterinarian that can come to you for an emergency? How far is the nearest full-service equine hospital for colic surgery? A 90-minute drive can be a life-or-death difference.
- ✅ Map Your Supply Lines: Where is the nearest feed store? Do they deliver? How far will your farrier have to travel to get to you?
- ✅ Check Trail Access: Is there “ride-out” access to trails, or does the community have private riding trails? If not, how far is the nearest public trailhead (like those in Douglas County or Jeffco) that has trailer parking?
Let Us Handle Your Buyer's Checklist Today
Overwhelmed? You should be. This is a complex process with serious financial and legal consequences. But you don’t have to do it alone.
Navigating this checklist is our specialty. Our team is made up of specialists who are fluent in Colorado water law, county-specific zoning, and the practical, on-the-ground needs of horse owners. Browse Active Colorado Horse Property Listings and let’s find your perfect, pre-vetted property.
Frequently Asked Questions (FAQ) About Buying Horse Property
What is the biggest mistake a buyer can make in Colorado?
The biggest mistake is assuming a property with a well can be used for horses. The #1 cause of “buyer’s remorse” on rural properties is discovering after closing that their well permit is for “household-use only,” and they are legally forbidden from watering their animals.
Why is “Ag Status” so important for property taxes?
If a property has “Ag Status,” it is taxed based on its (very low) agricultural production value, not its (very high) market value as a residential property. This can save you thousands of dollars every year in property taxes and is a key financial benefit of owning a larger working ranch or farm.
How much “usable acreage” do I really need per horse?
The legal minimum is set by county zoning. However, for rotational grazing to keep pastures healthy, most Colorado landowners recommend 2–3 acres of good pasture per horse, at minimum. On a smaller 5-acre “hobby farm,” you should expect to feed hay year-round, as the land is a “dry lot” or turnout, not a source of nutrition.