Like any real estate, the better the location, the better the quality and opportunity for appreciation on your investment. Buy the best quality location your budget will allow.
Most country property in our area is on well water, with some areas of Penngrove, Cotati, and Santa Rosa on city water since they are within city limits but zoned Rural Residential.
For a small equestrian farm, you will need at least 3-4 gallons per minute of well output (more for a large training facility). This information will be included in a Well Inspection Report provided by the seller or ordered by you during a Property Investigation Contingency Period of an accepted contract. If a Water Potability Test is not included along with the Well Inspection, order one to confirm the water is safe for your animals and yourself.
Will your horse trailer and a hay truck have easy access during all seasons? If property access is off a private road, find out if there is a road maintenance agreement and who is responsible for maintaining that road. Is there a gate for equine safety? If not, are there any restrictions against adding one?
Flat or gently rolling land is best for horses. Look for areas where drainage or standing water during the rainy season would be a problem. Carefully review the Natural Hazard Disclosure Report, which the seller is required by law to provide you, so you are clear on whether or not a flood zone exists on the property.
Many areas of Petaluma, Penngrove, Cotati, Sebastopol, and West Santa Rosa have Sandy Loam soil. This light soil is perfect for vineyards as well as horse properties because it drains well and doesn’t compact. Adobe soil is heavier, doesn’t drain as well, and becomes sticky when very wet (capable of pulling the shoes off horses), but it is an excellent base for a covered arena.
Most country properties suitable for horses are on septic systems. Know where the system is and where the leach lines run, as that area must be protected from the horses and cannot be used for pasture or paddocks.
Fencing, barns, arenas, hay & storage sheds, paddocks, and pastures are the details that will matter most when considering convenience for you and safety for your horses. If they are present, are they in working condition or will improvements be needed? Some properties have no equestrian improvements but space to add them—this is an opportunity to build your dream and should also be considered when searching for a horse property.
There are many zoning classifications in Sonoma County that allow livestock, and each property should be researched to understand exactly what is allowed. At a minimum, rural residential or agriculturally zoned property allows 1 horse per 20,000 square feet of land (just under ½ acre per horse). Some zoning will allow more horses per 20,000 square feet of land on 2+ acre parcels.
Additionally, manure management, fly control, and groundwater protection are equestrian property management responsibilities regulated by County Ordinances. Before you begin making changes or adding equestrian improvements, visit PermitSonoma.org for a clear understanding of the rules.
At Wine Country Equestrian Real Estate, I am highly familiar with County Code regarding equestrian use and property, and will provide excellent guidance in the purchase or sale of yours.