Considerations for Country Living

Water Supply – Either above ground from streams or from a well. If above ground, water rights must be conveyed by deed. For wells, a copy of the well permit gives depth of the well and pump at drilling. Tests assure adequate pumping capacity and recovery time. Water quality tests check for e-coli, possibly minerals, radiation and hardness. The well should be 140 feet from animal barnyards & corrals, or by County Health standards. In the house, there should be a filter before the holding pressure tank and it should not be clogged with sand.
Septic – The location of the septic manholes should be marked. Manholes must be opened for a competent inspection to ensure tank or tanks don’t need to be pumped, that the sludge level & internal parts are OK and that there is proper bacterial action.
Heat – Very often rural properties are heated by propane or electric, often more expensive than natural gas, and a factor in monthly expenses.
Fire Protection – There are no fire hydrants, so insurance rates & availability of service should be checked early in a transaction.
Phone, cable & internet service – Very often phone lines are too slow for dial-up. Broadband & cable are not always available. Satellite & wireless are the options. Cellphones may not work in the house so an antenna may be necessary.
Gasoline, medicine & food are not right around the corner, plan ahead.
Pets – Small pets could become prey to wild animals.
Livestock – They all need shelter from wind (a loafing shed is OK for horses if it blocks north & east, but you HAVE TO keep hay dry) and freeze-proof water. Water & electricity in the barn an automatic waterer is great but still needs to be checked daily.
- Manure must be stockpiled in a place that doesn’t offend neighbors and removed periodically; a dumpster is great!
- As of 2009, hay is approaching $10 a bale delivered and stacked; that adds up to over $2000 a year for hay for two horses. No matter how much you love your horse, he/she needs a companion. If you can’t afford two horses, try a mini-horse.
- On smaller acreages (less than 35, in Colorado it takes 28 acres to support a horse “off the land”), horses should be kept in a large corral and turned out on grass no more than 1-2 hours a day, possibly only 1-2 times a week in dry seasons. A normal year of rainfall in Colorado is 13”, bluegrass requires 16”. Most people do not irrigate their pastures, they want to conserve our aquifers.
- Well permits are issued with one of two levels of use: either household only OR allowing livestock. Many new homes are permitted for household use only though Colorado Dept of Natural Resources – Division of State Engineers, Water Resources accepts applications to upgrade the permit.
- County zoning or area covenants may control what type and how many animals may be kept.
Commuting – Weather & time in the car take a toll. A lot of people don’t stay more than 3 years.
Children – Properties are far apart & play buddies may be remote. If your kids are into sports, consider that commute too. If your child wants a horse, make sure they’re committed (riding lessons 1 yr., experience with barn work; minimum 4 hrs. a week feeding, manure clean-up, grooming before riding time).
Property Survey - If not a Lot & Block ranchette, get a real survey.
Ponderosa Pines – Shed needles copiously causing grass to disappear, and supplying wildfire fuel.
Gardening – There is an elevation difference; Parker is 6466, Denver is 5280, different plants thrive here.

ALL of the above is manageable and doesn’t compete with the advantages of country living!

Cleaner Air Open Space Sunshine Privacy Horses at Home

Pat Stoll
Broker Associate
Brokers Guild
303.619.8818
303.752.0007 x2260
info@horsehomes.biz