Question about owning a farm in Virginia hunt country

[tmo0hul]

Considering purchasing a farm in Va hunt country. However, we are not foxhunters ourselves and have some questions. First - many of the facilities we are looking at are in a VOF easement. There is a lot of information regarding how to donate land, but not so much on what the restrictions. The property is 100+ acres with a home and small stable. Has anyone had luck with being granted rights to build a covered arena and additional barns given the sq ft restrictions on buildings in these easements?

Also, it appears that there are coops set up for the hunts at the front of the property. Do the hunts (or do the easements) require that the hunt be allowed on private lands? Alternately, can you designate specific areas that are allowed so that the horses housed on the land are undisturbed?

Any information is much appreciated.

[Huntin_Pony]

At least in recent years, the easements are individualized to each property. You should ask to read the easement document for answers to your questions. It might be helpful to have an attorney look it over if it is not straightforward.

As for hunting over the land, if it is not mentioned in the easement, it would be a good idea to talk to the MFH of the local hunt club. He or she will almost certainly be happy to discuss it with you and answer your questions/concerns.

Good for you asking the questions now!

[Beverley]

Agreed, you should be able to know and understand the conditions of the easement. And easement or not- though you are not hunters yourselves, would you be okay with their crossing your land? The MFH would certainly want to know and respect your wishes, but bear in mind that even if the hunt does not have permission to cross your land, the hounds may do so in pursuit of their quarry. Also, easements aside, a hunt’s permission to cross your land, collectively, on a hunting day, does NOT extend to individual hunt members who might want to cross your land on a non-hunting day. That is the height of rudeness, unless they approach the landowner as individual citizens and obtain permission in their own right.

[JSwan]

You will find that many easements in this area either restrict or ban building in excess of a certain size. Some do not permit things like riding rings. It all depends on the easement; and why the easement holder and landowner worded the language in that way. An example might be an area of tremendous beauty; an overlook or other place where the country spreads out before you. The easement holder; trying to preserve the open space as it existed many years ago; might prohibit a riding ring. Or excessive lighting. Or a home or barn in excess of a certain square footage, clearcutting, mining, that sort of thing. Activities that would mar the area.

Or the easement holder might be trying to preserve species, soils, historic buildings, or permit agriculture (farming) but not commercial boarding… easement language is tailored.

Easements in this area are often very restrictive because of the tremendous history of the area. Restrictive in the sense that they limit commercial activities on the farm, gigantic buildings, subdividing, tearing down historic structures or stone walls, etc. You can farm it, hunt on it (with the exception of easements held by HSUS), enjoy it.

Before getting in too deep you’re going to want to consult a land use attorney and talk with the easement holder. Easements are monitored, so it’s important to make sure you comply with the terms. The easement has nothing to do with foxhunting.

If you do decide to buy the property, please consider continuing to allow the hunt to pass through. They won’t bother you. You will find yourself itching to join them, and I’m sure you’ll be warmly welcomed. It’s a wonderful region and foxhunting is still central to many of the rural communities.

[gothedistance]

The restrictions on the Virginia Outdoors Foundation (VOF) lands are part of the deed. Your realtor should tell you what the restrictions are BEFORE you even look at the property. The sole reason for protecting the land is to keep it from being developed, and most VOF land comes with very little, if no, building rights. And these are NOT negotiable.

Ask first, look at the restrictions first, then look at the land.

The hunts hunt across private land by virtue of the generosity of the landowner. Most hunts (if not all) are very respectful of the landowner’s requests not to go in certain pastures, or near certain buildings, with their Fields. That doesn’t mean the fox or hounds can be controlled to only go certain places, so if the fox runs across a field or front yard or even down the center aisle of your barn, the hounds, in full cry, will follow. Seriously, there is NO way horses in a field, a barn, a paddock, or anywhere else that a fox is going to run past with the hounds hard on are going to be left “undisturbed”. Plus foxes run in a circle, so if they are around your property, they will keep circling it. And so will the hounds in screaming cry.

I’m not going to sugarcoat this for you - best you come into any hunt territory property understanding this, and know foxhunting will last from September to March every year. And that horses can hear, and react to, a hunt MILES away! Ask me how I know! :lol:

If you don’t want all the issues a hunt can bring - the early morning (6am-7am) noise, the roaring cries of the hounds causing the horses to stand on tiptoe, the fuss of having to put frantic horses inside the barn, all that stuff - best don’t buy in hunt territory. Buy outside, or on the fringe, and then you don’t have to worry.

[Groro]

We have put several properties in Virginia Hunt country into VOF easements. On one we did stipulate that an indoor could be built, but it’s location would have to be acceptable to VOF and unobtrusive. The more restrictive the easement the better the tax advantage is. My feeing is if one is not into the spirit of easements that for most part have been primarily donated by fox hunting folk, one shouldn’t try to move into hunt country starting out with negative thoughts.

Conservationists are rabid about the open lands around them. I’ve seen this happen many times; people buy land in conservation easements, liking the idea that it’s beautiful, then the first thing they want to do is break the easement. VOF (Virginia Outdoors Foundation) is a state agency. Between them and the Piedmont Environmental Council you want to mind your P’s and Q’s when it comes to those properties.

[rustbreeches]

Everyone else has touched on the legal aspect of the easements, but I just wanted to let you know that most VA hunts, if not all, are extremely grateful to landowners. There are sometimes members that don’t follow the true spirit of foxhunting, but they are outnumbered by amazing people who know the land and the neighbors like no other. Late summer work parties of hunt members clearing trails and maintaining coops and walls are a boon and landowner parties are a great way to meet the neighbors. You can ask that the field not come into certain areas, but that won’t stop the hounds, and depending on how close to your borders your barn, ring, paddocks are, your horses may still be affected by the hunt coming through. Often, it is easiest to keep horses up on days when you know the fixture is nearby, but IME, many horses, even though they may get keyed up, seem to enjoy the sight and sounds of the hunt coming through the property.
Please do consider allowing the hunt to continue to have use of your property. Any specific questions or requests can be brought up to the secretary to alleviate any concerns

[Chall]

Keep in mind that there can be advantages to sharing your land. Where I board they allow deer hunters to hunt on their property. In return the hunters trim the tractor and bridle paths and bush hog the front line of hedges. It is a great deal for both the owners and the hunters. I think the hunters also provide the emergency calls to put a horse down by gun.

[Trakehner]

A lot depends on how much money you have…as Salamandar has proven getting whatever zoning she wished in Middleburg. Sandy Lerner who owns Ayrshire Farm bought the farm and immediately forbid hunts from having access to her property. She didn’t make a lot of friends that way and zoning for her restaurant was contentious.

It is good to be part of the community. Invite neighbors who are safe hunters and not the “Bubba’s” you can’t trust. Let Boy Scout troops camp on your land…you get the idea. You’ll make a lot more friends. Hunts can be great neighbors.

[wateryglen]

jmho

As a general rule; hunts won’t go into fields where horses are. The jumps were likely built by the hunt and are maintained by them for the landowner. Also a lot of bush hogging and trail clearing gets done by them for the owners.
But leaving horses “undisturbed” is the hard part. Define “disturbed” and you can get differing versions. Horses WILL trot around or canter around when they hear hounds/horns/ see the riding fields. This can be heard for up to a mile away or so. So it’s not just your property but neighbors too. Mine can hear the hounds sometimes from kennels 3 miles away sometimes.

BUT…once horses have heard it before, get used to it, know what it is…most don’t get excited but just stand and look in it’s direction. Mine go to the highest vantage point and stand like statues. First year they’d trot around, bucking and farting and playing. Rarely are there problems. Just excitement. Second year= grazing 3rd year-ain’t no big thing. Take the horses hunting and it really exposes them and they learn it ain’t no big thing. Like many things; it’s exposure, exposure, exposure!!

Please do check w/the local hunt masters for info. It might be your best sources of information. They know that area really well, trust me. Good luck!