How Do I Buy Horse Property in Colorado Springs?
Buying horse property in Colorado Springs is unique. You aren't just buying a home; you're buying into a lifestyle that sits right on the edge of the foothills and the high plains.
You might picture riding through thick pine forests, or you might picture galloping across open grassy plains. In Colorado Springs, you can have either, but you have to know where to look.
From the specific soil types of the "Black Forest" to the wind patterns out east in Peyton, here is how to navigate the local market and find the perfect ranch or horse property in El Paso County.
Quick Summary: Your Colorado Springs Buying Guide
- Know Your Neighborhoods: Colorado Springs offers two distinct equestrian vibes. Black Forest offers Pikes Peak views, ponderosa pines, and privacy. Peyton/Calhan (out east) offers wide-open plains, more acreage for your money, and fewer trees.
- Check Zoning (RR-5): The most common zoning for horse property here is RR-5 (Rural Residential, 5 acres). This typically, but you must check specific HOA covenants which can be stricter than El Paso County rules.
- Water is Key: In the Springs, you rely on the Denver Basin aquifers. You must verify your well permit allows for watering livestock (Domestic vs. Household use).
- Fire Mitigation is Real: If you buy in the wooded areas like Black Forest or Monument, assessing the property for fire mitigation (tree thinning) is a critical safety and insurance step.
1. Pick Your "Vibe": The Trees vs. The Plains
The biggest decision you’ll make is geographic. Colorado Springs horse properties are generally divided by Highway 83.
- The Forest (Black Forest & Monument): Located north of the city, this area is famous for its dense Ponderosa pines and rolling hills.
- Pros: Stunning scenery, privacy, wind protection, and a true "mountain" feel just minutes from the city.
- Cons: Higher price per acre, fire mitigation is a must, and pasture grass is limited due to the shade (you will feed hay year-round).
- The Plains (Falcon, Peyton, Calhan): Located east of the city, the trees disappear and the sky opens up.
- Pros: significantly more affordable land, flat/usable acreage perfect for arenas and large barns, and easier access for big trailers.
- Cons: The wind can be intense, fewer natural windbreaks, and a longer commute to downtown Colorado Springs.
2. Understand El Paso County Zoning (RR-5)
You will see the term "RR-5" a lot. This stands for Rural Residential - 5 Acres, and it is the gold standard for zoning in El Paso County.
- The Rule: Generally, RR-5 zoning permits horses and livestock. However, the county has specific guidelines on manure management and "animal units" to prevent overgrazing on our dry land.
- The Catch (HOAs): Many parts of Black Forest and Monument have HOAs. Never assume zoning is the final word. An HOA can restrict you to 2 horses on 5 acres, or ban outdoor arenas entirely. We always demand the HOA covenants before we even view a home.
3. The Critical Check: Water & Wells
Most horse properties in Colorado Springs are on wells that draw from the Denver Basin aquifers (Dawson, Denver, Arapahoe, Laramie-Fox Hills).
- Permit Type: Just like the rest of the state, you must ensure you have a Domestic Well permit. This allows for household use plus watering livestock and usually 1 acre of irrigation. A "Household Use Only" permit means you cannot legally water your horse from the tap.
- Well Age & Depth: In some areas, older wells may need to be re-drilled deeper to hit reliable water. This is a costly expense ($30k+) that you need to investigate during inspection.
4. The Safety Factor: Fire Mitigation
This is specific to our region. If you buy in the treed areas (Black Forest, Monument, Woodmoor), you must look at the trees as a liability, not just scenery.
- Defensible Space: Has the seller performed fire mitigation? Look for limbed-up trees and cleared brush around the home and barn.
- Insurance: Some insurance companies will not write policies for properties that have not been properly mitigated. We can connect you with local agents who understand wildfire risk to verify the property is insurable before you make an offer.
Your Local Guide to the Springs
Buying a ranch in Peyton or an estate in Black Forest requires local knowledge. You need to know which neighborhoods have the best trail access (like near the Section 16 trails) and which ones have sandy soil that makes for perfect natural arena footing.
Our team specializes in El Paso County equestrian real estate. We know the wells, the winds, and the zoning. Contact Us Today to start your search. Let us know if you're a "forest" person or a "plains" person, and we'll find you the right property.
Frequently Asked Questions (FAQ) About Colorado Springs Horse Properties
Can I ride my horse off my property in Colorado Springs?
It depends heavily on the neighborhood. Black Forest is famous for its network of community trails and wide ditches that allow for riding. Areas like Falcon are more fenced-in, and you will likely need to trailer to a park like Palmer Park or Bear Creek Park for a long trail ride.
How much snow does Colorado Springs get compared to Denver?
The "Palmer Divide" (the ridge where Monument and Black Forest sit) gets significantly more snow than the city of Colorado Springs or the eastern plains. If you buy in Monument, you need a tractor or a serious plow truck. The eastern plains (Peyton) get less snow but suffer from drifting due to wind.
Is the soil good for horses?
Generally, yes. Black Forest and the eastern plains have sandy loam soil. This is excellent for drainage (no mud!) and makes for great natural footing in arenas. However, it drains too well for lush pasture grass, so plan on supplementing with hay.