Virginia is for Horse Lovers
According to Julie A. Campbell, author of “The Horse in Virginia: An Illustrated History,” Virginia's horse tradition goes back 400 years, to when horses accompanied some of the first settlers in Jamestown. Ever since then, for horse lovers, the Commonwealth and the horse have been a marriage made in heaven.
You just have to look at some of Virginia’s notable figures to know that throughout its history, Virginia has been “the” place for horse lovers. Lucia “Cinder” Stanton, Shannon Senior Historian at Monticello, said that Thomas Jefferson's family remembered him as a . . . “bold and fearless rider.”
Thomas Jefferson Randolph called him a “master of his horse,” even though Jefferson had several riding accidents. When he was at Poplar Forest in 1781, his horse Caractacus threw him and he broke an arm. He had two accidents on his last horse, Eagle. The first was when Jefferson was in his 70s. The horse was frightened by a deer and down went Jefferson. Then when the Sage of Monticello was 80, Eagle fell when they were fording a stream. Jefferson went into the water and nearly drowned.
Stanton tells an amusing story about Jefferson and his enthusiasm for horse racing. “Jefferson did have a phase where he would go fox hunting and attend horse races. The only actual race that we've heard about that he was to take part in is a race that never took place. When he was at school here in Albemarle County, he was challenged to race his slow pony against Dabney Carr's fast horse. So Jefferson accepted the challenge and proposed the date of February 30. Everybody was taken in by this deception, and so they didn't make him actually race his horse. Otherwise, he loved horse racing, although he didn't participate himself. He attended races all the time, even as President. There was the annual meeting of the Washington Jockey Club. Jefferson would attend on all three days and apparently the halls of Congress would empty as well and everybody went to these races in the fall. There was all kinds of betting and fighting and misbehaving apparently along with it, but Jefferson was an avid attendee of these races."
George Washington, whom Jefferson called "the best horseman of his age" also was a fan of horse racing. Even Robert E. Lee’s well-known gray, Traveller, went down in the history books as the horse Lee rode into battle.
A 2002 PBS special about the history of the horse in Virginia quoted statistics about the state’s equestrian population. At that time, there were approximately 200,000 horse owners in Virginia, with a horse population of about 225,000. The agricultural segment of the horse industry generates about $231 million annually for Virginia.
The average horse owner in Virginia spends approximately $2,800 per year per horse, which equates to about $680 million annually to Virginia’s economy. Equine events attract around 650,000 participants and attendees, which in turn generates approximately $52 million for the Commonwealth.
At one point in Virginia’s history, the horse was everything—a work animal and a pleasure animal. People aspired to owning horses. It was part of the fabric of life.
Not much has changed. Virginia continues to a spectacular place to live, but for a horse lover, it’s a virtual paradise.
“It is so beautiful here and there are many places to ride and exhibit your equine friends,” said Gerri G. Russell, Sales Associate, Farms & Estates, for Roy Wheeler Realty Co. “We have many disciplines of riding as well, so there is something here for everyone.”
Donna Patton, Managing Broker of Real Estate III Zion Crossroads, understands why Virginia is a Mecca for equestrians. “Everything about the area makes it appealing. You have rolling pastures, places you can go and trail ride, numerous horse shows, lesson and training barns, and services that support all of those activities.”
“Virginia’s colonial history was by necessity steeped in equestrian dependency, and naturally it was second nature to appreciate those lands that were well-suited for horses,” said John Ince, President and Principal Broker of Charlottesville Country Properties Ltd. “The Piedmont’s outstanding soils, rich pasture, and gently rolling topography kept horses well-fed and fit. Few places in the world rival Virginia’s Piedmont for providing the ideal niche for a horse’s natural needs.”
Defining Horse Property
Exactly what is defined as equestrian property? According to Russell, “An equestrian property is one that is already set up for horses. It would include fencing, barns, shelter in the fields, and usually an arena of some type. In order to be considered a horse property, it really has to have adequate pasture already in place. In Virginia, we usually estimate two acres per horse. You need to be able to rotate them in the different pastures. There should already be fencing in place of some type. If it doesn’t have fencing, then we say it has horse property potential.”
Ince said the definition of horse property is very simple to anyone who owns or has owned horses. “The property needs to be able to contain horses safely, which means reasonably rock-free, well-drained, open land with a good, healthy stand of grass. Fencing and a horse barn do not make a property an equestrian property. The land is the key. The fencing and shelter can easily be added.”
Patton said that when she searches for horse properties, she looks for one that has more than five acres of open land. “That is enough for two horses by state standards, although I would prefer not under ten for myself.”
The Market
Ince believes the current market conditions have created “some outstanding opportunities for buyers of all types of properties, horse properties included.” Russell agrees, but adds, “There are still people interested in horse properties, but it seems like most people still have something to sell and aren’t in a position to buy quickly.” Patton said the current market is affecting horse properties just as it is all other properties. “It’s slower than it was in the past with prices having to adjust,” she said.
Marketing horse properties is a little different than marketing residential properties. Russell said when she markets equestrian property, she promotes them in horse industry venues. “I try to provide as much information about a property that I can for the consumer who is primarily looking on the Internet first.”
Patton markets horse property where she believes horse people will see it, on horse Web sites or magazines.
Ince said that as his company’s name implies, he specializes in country properties. “We’ve always targeted our marketing toward those buyers looking for a country lifestyle. Horses are often part of the picture and our listings typically have that potential. There are several publications we’ll utilize that cater to the horse crowd and our Web site has a section dedicated to horse properties.”
Many buyers search the Internet for the right property before contacting a REALTOR®. Ince said most of his buyers come from out of town. Demographics vary, but Ince said his clients are “typically in their late 50s to early 60s and might be thinking of a second career with less stress.”
Russell has found that the clients she sees include people who are retiring and looking for “their dream horse property,” to others who are just starting out. “Some have existing horse businesses and want to expand,” she stated.
Patton finds it difficult to assign a specific demographic to horse property buyers. “Some are moving professional operations from the north and west; some are hobby riders that are moving here for early retirement and riding opportunities; others have always liked the area and are moving back.”
Regardless of where they are coming from, Russell said buyers are looking for “a good value and possibly some seller incentives, such as closing cost assistance.”
Ince has found that his clients tend to have a vision of what they want. “These buyers are all looking for the same thing, an antebellum brick home on 40 gently rolling acres with a small brook meandering below and spectacular view of the Blue Ridge Mountains within 10 minutes of Charlottesville for under $500,000.”
Most buyers are looking for property they will use themselves, although Russell said some are interested in expanding into a boarding operation.
“For most of our buyers interested in horse properties, the horses will be a pleasant past time, not a business,” said Ince. “Anyone looking at a property with a 20-stall barn and imagining an enormous income based on boarding fees in the area will have a rude awakening. Trainers will generally lease a property or work out of a client’s barn. One of the hardest properties to sell is a working horse farm.”
Counties Offer Variety of Properties
While there are spectacular horse properties available in all of the surrounding counties, Patton said, “According to CAAR, Albemarle has the most horse properties right now, and the prices range from the mid-$300,000s to $17,000,000.”
Russell said there are quite a number of horse properties on the market in Louisa, and those range anywhere from $389,000 to over $2 million.
“All of the surrounding counties have a wonderful selection of properties suitable for horses,” said Ince. “Different areas are better suited for different disciplines. Those interested in fox hunting will appreciate those spectacular farms in Keswick and Free Union. Those who love trail or endurance riding would be thrilled to own property that adjoined the National Park. As one moves a half-an-hour or more outside of Charlottesville, it becomes much more likely to find a good horse property for under $500,000, so the surrounding counties tend to offer more for the money.”
Where there are horses, there are equestrian businesses, and Central Virginia has more than its share to keep up with the needs of horse owners throughout the area. While she does not mention local horse-related businesses in her marketing, Patton feels it is nonetheless an important factor that brings buyers to the area. “No one wants to have to drive a long way just to get everyday horse supplies.”
Russell said having a thriving equestrian community here is important because people want to know they have places to ride and that there are other people that share the same interests with them.
“It’s true that this area has phenomenal services for horse enthusiasts,” said Ince. “We have Olympic-level trainers in all disciplines, equine vets and farriers of the highest level, facilities for boarding, training, and lessons that would suit everyone from Prince Phillip to a third grader taking her first lesson. Still, it’s the quality of the land that will be the selling point and is the primary focus of our marketing efforts.”
The Future
Equestrian property has always been, and no doubt will always be, a tremendous asset in Virginia. Patton said she sees the area as continuing to be sought-after by horse owners.
Russell agrees. “As long as we continue to try and preserve the rural areas and have places that people can ride and share their love of horses with others, then we will continue to have a strong market. Once you have horses in your blood, you are hooked and you want to provide your equine friends with a safe and happy life.”
John Ince said horses may not be for everyone, “but for those who ‘get it’ they can be an immense pleasure to be around and to enjoy, both mounted and as companions. For every eye-catching, multi-million-dollar horse property you see, there are 50 smaller horse properties, like mine, where families are raised among horses, dogs and cats, and chickens. It’s a great lifestyle to come home to in the evening, and one that will endure for the ages.”
