What Does "A-1," "A-35," and "RR" Zoning Mean for Colorado Horse Owners?
When you are scrolling through listings, you will see a lot of confusing codes. You might see "Zoned A-1" or "RR-5" or references to "A-35."
To a regular home buyer, these letters and numbers are just noise. To a horse owner, they are the most important details in the listing.
Quick Summary: Decoding the Zoning Alphabet
- A-1 & A-2 (Agricultural): These are typically the most flexible zones for horse owners. They are designed for farming and ranching. They usually allow for more animals per acre and larger outbuildings (barns/arenas) than residential zones.
- A-35 (35+ Acres): In Colorado, owning 35 acres is a magic number. These parcels often fall under state statutes that exempt them from certain subdivision reviews. Crucially, 35+ acre parcels are generally entitled to a "Domestic" well permit, allowing for livestock watering.
- RR (Rural Residential): This is the "Hobby Farm" zone. Common codes like RR-5 (5 acres) or RR-2.5 usually allow horses, but with stricter limits. You might be restricted to a certain number of "animal units" per acre to prevent overgrazing and smell in denser neighborhoods.
- The Golden Rule: Zoning codes vary by county. "A-1" in Adams County has different rules than "A-1" in Jefferson County. Always verify the specific code for your specific county.
1. The "A" Zones: Agricultural (A-1, A-2, etc.)
When you see an "A," think "Agriculture." These zones are designed for working land.
- What it means: These properties are intended for farming, ranching, and livestock.
- For Horse Owners: This is usually the best-case scenario. Agricultural zoning typically allows for a higher density of animals (or sometimes no limit at all, as long as you manage manure). It also usually has friendlier setbacks for building large structures like indoor arenas or hay barns.
- The Tax Benefit: Just being zoned "A-1" does not guarantee low taxes, but it is the first step. If you use the land for a qualifying purpose (like hay production or grazing), you can apply for Agricultural Tax Status, which creates massive savings.
2. The Magic Number: "A-35" (35+ Acre Parcels)
You will often hear real estate agents talk about "35-acre parcels." In Colorado, this is a specific legal threshold.
- What it means: State law (Senate Bill 35) treats parcels of 35 acres or more differently than smaller lots. They are often exempt from complex county subdivision reviews.
- The Well Permit Advantage: This is the biggest perk. In most cases, a parcel of 35+ acres is automatically entitled to a Domestic Well permit. This permit allows you to water livestock, irrigate up to one acre of land, and supply two or three homes.
- For Horse Owners: It offers the most freedom. If you buy under 35 acres, you might be stuck with a "Household Use Only" well that bans horses. With 35 acres, you almost always have the water rights you need.
3. The "RR" Zones: Rural Residential
This is the most common zoning for "hobby farms" near the city, such as in Parker, Franktown, or Black Forest.
- What it means: This is a transition zone between the city and the farm. Common codes include RR-5 (5-acre lots) or RR-2.5 (2.5-acre lots).
- For Horse Owners: You can usually have horses, but you must count them. These zones typically use an "Animal Unit" system. For example, the county might allow "1 Animal Unit per acre." If a horse equals one unit, you can have 5 horses on 5 acres. However, if you also want goats or alpacas, you have to do the math.
- The Restrictions: Because these are residential areas, neighbors are closer. You will face stricter rules on where you can place your manure pile, how close your barn can be to the property line (setbacks), and you likely cannot run a commercial boarding business.
4. The Trap: Overlays and HOAs
Zoning is not the final word. This is where buyers get in trouble.
- HOAs: A property might be zoned A-1 (allowing 50 horses), but if it is part of a Homeowners Association, the HOA covenants might limit you to 2 horses. HOA rules always win if they are stricter than the county.
- County Overlays: Some areas have wildlife overlays or conservation easements that restrict fencing or building, regardless of the base zoning.
Don’t Guess — We Verify Zoning for You
Zoning codes are complex. "A-1" in Adams County allows different things than "A-1" in Jefferson County.
You need a team that knows the code. We don’t just read the listing; we verify the zoning regulations with the county to ensure your vision is legal.
Contact Us Today to verify the zoning on a property you are interested in.
Browse All Active Colorado Horse Property Listings to search for properties with the right zoning for your herd.
Frequently Asked Questions (FAQ) About Zoning
Can I change the zoning on a property?
Technically yes, but practically no. "Re-zoning" is a long, expensive, and public process that requires county hearings and neighbor approval. You should never buy a property assuming you can change the zoning later. Buy the zoning you need.
What is an "Animal Unit"?
It is a way counties measure the impact of livestock. Usually, one 1,000-lb horse equals 1 Animal Unit. A cow might also be 1 unit. Smaller animals like sheep or goats might be 0.5 or 0.2 units. If your zone allows 2 Animal Units per acre, you could technically have 2 horses or 10 goats per acre.
Does "Agricultural Zoning" mean I can build whatever I want?
No. You still have to follow building codes. However, agricultural zones often allow for "agricultural exempt" buildings in some counties, which means you might get a permit for a hay barn or loafing shed much faster and cheaper than a residential garage.