Horse property ... without the horses

Every few months, I get some buyers who tells me that they want a huge lot, technically horse property, but they don't actually want to have any horses or live next to neighbors with any hoofed animals (or chickens, for that matter). What they're looking for could be termed an "equestrian estate," which is a tract home on a lot large enough to accomodate a horse in addition to 3-6 cars in the attached garages.

When we first moved to Riverside, we saw a couple of horse properties, and that's when I learned that people who have horses spend so much time taking care of them that their houses tend to get less attention. This kind of property is still around, but it's become very expensive as land values have risen tremendously, and it tends to be too dusty for people who want the "equestrian estate."

What do the 2 types do have in common: they tend to be in unincorporated areas and there's a 50/50 chance that a home will be on septic instead of sewer (so ask!).

The differences: "equestrian estates" are often on paved roads while many improved horse properties (improved meaning they have stables, corrals, etc.) are on dirt roads or have a dirt drive between the road and the house; taxes are likely to be higher on the former as the roads and sewers were expensive to put in; the former tend to cost more than the latter (but not always depending on location).

Of course, if the buyers really don't want to live with horses, they need to keep in mind that their "equestrian estate" neighbors have the right (and occasionally act on it) to keep a horse. So if they truly dislike the smell of horses, they need to tell their agent from the start to search for a larger lot where the CCR's don't allow horses, and then they need to see if the prices and locations work for their budget and lifestyle.