Seeking Advice: Opening a Horse Hotel w/Human Cabins too? Airbnb?

[TheMountainsAreCalli]

Hi all,
I’m wondering if anyone has experience renting our their place via Airbnb or another operation and renting horse accommodations as well? Or catering to destination riders? We are considering opening up our place to AirBnb, and wondering how to attract the horse community. What do you like to see for your horses when you travel? Or is it too complicated/difficult to attempt? What problems have you faced when traveling, or when renting your place to horses?

Background: We caretake a small working ranch entirely surrounded by national forest. You can literally ride out the door and onto thousands of miles of motorized and non-motorized use trails in the mountains. We have cattle and horses, but can offer wood-fenced corrals to visitors. We have several rustic log cabins (the place was once operated as a dude ranch) and also have two riding arenas and a round pen. The owner loves the Air Bnb idea and is now thinking he wants to push this to riders as well. I’m concerned about liability, personally. I have traveled some with my own horses, and am comfortable with the health requirements and the safety of our facility, but I’m not sure what people outside the ranching community would be expecting. I only have one area that’s not accessible to touching noses over the fence with our own horses, for example. So if someone brought four horses and didn’t want them all in the same corral (generously sized corral with grass and water, plenty big enough for four) they’d HAVE to be in a corral that adjoins another pasture where my horses might be. Is that kosher? Thanks for your experience and advice!

[Garythesquirrel]

I can’t give you any help on the business aspect of it, but as a trail/mountain rider and a person who prefers not to rough it too much, I think it’s a great idea!

Sign me up! :yes:

[Palm_Beach]

They would fight over the fence.

Why not look around Airbnb for similar places and check availability? If they seem like they are getting lots of bookings, there is probably a demand.

[Foxglove]

You might reach out to Outback Lodge in Stanwood MI --that’s exactly what they do. There are other places along the Shore to Shore trail . . .these cater to horse and riders and hikers and bikers. Michigan Trail Riders Association might be able to give you names of places.

[IronwoodFarm]

I have seen motels out West with horse housing as well. My neighbor ran a B&B that catered to the hunt crowd. The guests would bring their horses with them and foxhunt for the weekend. She was always full. They have since retired, but the business was successful.

As for what you offer – I would expect it would be a dry stall and paddock. The owner can bring the feed and hay the horse needed. You can provide the shavings/straw. You can offer mucking if you want. I would not mix paddocks. Horses have to sort out a pecking order every time a new horse joins the herd. Keep the guest horses together. Don’t mix them with your horses or anyone else’s horse. That may mean making some smaller corrals for the separate groups. I would require a Coggins and evidence of prior vaccinations.

This is doable. The property owner will need to get proper commercial insurance for the business, but it is available. As other have said, it is worth researching further.

[Scribbler]

I would love this in my region. Indeed we have folks doing this but just not via the air b & b application.

I would suggest also advertising on the various trail riders FB pages, and directing them to your air b & b site.

I have also been to a horse campgound (just for the day en route but my friends have gone overnight). It’s a rough “foresty service” campground, with places to tent and RV, no hookups. And then nicely built sand footing pipe corrals you can put your horse in (built by the Back Country Horsemen association). You supply all feed and water (there is a lake).

Trail riders and back country riders attracted to that model generally have horses used to the drill. And have figured out how to pack feed and hay (compressed bales are one possibility). Back country riding out of campsites or cabins is definitely a thing, there are definitely lots of people doing it and looking for great new sites. Lots of us want to get out in the wilderness but don’t want to actually do a pack trip, but be based somewhere with good trails in different directions.

I would suggest keeping them separated from your horses, and if Coggins test is a thing in your area (it isn’t where I live) then requiring proof of that when booking the reservation.

Other than that, regular insurance for a boarding barn, and a waiver (signed when you book the reservation).

I would build some nice sturdy pipe corrals, at a distance from your horses, and in proximity to the cabin or bunkhouse. You want enough corrals that there is room for a horse for each person who is visiting. Pipe corrals should have dry footing, could be maybe twice the size of a stall, could have overhead shelter but that’s not a big deal in the summer. You could then charge a set rate per corral per night, plus a set rate for the human accomodation.

supply a wheelbarrow and make it clear where the compost pile is.

Something to consider is how much support you want to offer riders. Will you do a guided trail ride for first timers, will you rent dude horses or give basic lessons on your own horses if a family with just one horse between three or four people wants to come? Cattle penning lessons for more experienced riders? That might however be more bother than it is worth.

Otherwise you can just offer it as suitable to confident trail riders who want to give themselves and their horses a holiday, and make it clear that they are on their own.

I would also love it if I went to a place like this, and it had pasture access even for just a few hours a day. I keep my horse in the suburbs and grazing free is such a huge treat for her. Again, this might be more bother than it is worth.

[trubandloki]

Look at what the Horse Camps At Otter Creek (in the Adirondacks in NY) do. They have it all figured out.
Horses have individual paddocks with some form of shelter (rough stall in some cases, in others just a roof). The price of renting includes the general stuff you need like the wheel barrow and hose for filling water buckets. The horse owner brings their own hay or buys it (ahead of time) from them (or a source they know).

A group turn out would totally limit the people who would be able to use your facility.

[TMares]

There is a large FB group you might join and look around:

https://www.facebook.com/groups/Hors…AcrossAmerica/

There are nearly 70K members. Ask about horse camping in your area, and see what interest there is, and what’s already available in your area. Horse camping is quite popular with weekenders, tent campers, cabin renters, and LQ owners. Everyone interested in such is always looking for more fun and new places to go ride.

As for bio-security- honestly- horse camps are just that- camps. Panel stalls with nothing to stop horses from touching noses or the like, paddocks with shared fence lines, etc. If you are concerned, then yes- you’d be looking at constructing separate housing for visiting horses to keep your horses away from them. Strategically placed hot wire will keep them off of the more sturdy fences, not kicking, etc, but sneezes travel- if that is a worry, then it is what it is. “One corral” for visitors won’t cut it- visiting horses need their own small paddocks or pens, one per critter. I have four that live together here, but when we camp if I take two of them, I have to separate them, as one will harass the other endlessly once the boss horse isn’t there to tell him to knock it off.

[ecpolo]

Frequent horse hotel goer here. If you’re near a major interstate then it’s nice if there’s a large pasture for lunatics like me who travel with a herd of 8-12 horses at a time.

[walkinthewalk]

@Stonewall

Have you taken a look at Horsemotel.com?

^^^This.

i moved my horses cross-country twice — 2,200 miles both ways.

i used horsemotel.com the second time.

I only stayed at horse B&B’s a few times. One place had even converted a couple of big stalls in their main barn into bedrooms, complete with Ac, bathroom/shower. It was my favorite place - sleeping in a converted stall, listening to horses peacefully munching hay, was the best sleep I had on that move:)

what I appreciated most:

1. How absolutely clean each layup was for my horses – from water to stalls or roundpens, and clean hay.

2. (Yes two number ones:). Their sincere empathy for me, after having been on the road six hours or more and wore out. ALL of the layovers folks helped get the horses settled.

The B&B folks were happy to have a my dogs as well - big dogs:). A Rottweiler, Lab/Sharpei, Beagle/mix.

2. All of the layover folks treated my backyard trail horses like they were royalty and the most precious cargo to ever grace their barnyards:)

[Texarkana]

HorseMotel.com has an entire page devoted to owning a horse motel:

https://www.horsemotel.com/ZA-OwningAHorseMotel.html

A good summary of expectations;

“Cleanliness is next to Godliness”

One of the most common complaints from travelers is unclean or unsafe facilities. Just like when we look for a motel for ourselves, travelers want stalls to be well built, clean, and and the stalls and facilities should be secure. Most travelers prefer covered stalls for protection from the elements, if possible, although, depending on the traveler’s tastes, that is not always a necessity. If you can offer such things as a wash rack, turnout arena, barn stalls, hay for sale, etc., it will help but isn’t necessarily a requirement. Some travelers like to camp out in their trailers so some empty space might be used to accommodate trailers. Campers are usually self contained but electric hookup and/or a garden hose might be appreciated. Whatever you have to offer, advertise it accurately. Don’t embellish! Be honest. You may lose some business to travelers who need more than what you can offer but you won’t lose as much as if you aren’t forthright in your representation of your facilities and the traveler relays their disappointment to others. Shavings, while appreciated, are not always expected, but a clean stall with no manure in it is. Property should be free of hazards to horses such as boards, nails, wire, sharp objects, etc. Stalls should be large enough to accommodate full size horses (12’ x 12’ or larger is preferrable). Prices charged vary and range from as low as $5.00 per horse per night to $30.00 per horse per night. That is a personal matter and just as with people motels, generally the more lavish the place, the higher the price. If you feel you offer a “Motel 6” place, it probably would not be a good idea to charge Hilton prices. (Both places are nice, just different for different tastes and budgets).

[RedHorses]

I have (with others) twice rented a cottage with horse accommodation. The paddock was divided in two (small sand, large grass) each with a shelter, and four 16x16 pens along one side of the small paddock. There was a tin garden shed for storage, and the cottage itself.

I was very happy with the setup. My horses live outside and I prefer that when traveling even if that means a smaller paddock than at home. I figure all the extra riding makes up for that.

I would not be really happy with sharing a fence line with other horses, though I have done it with electric lines on top. Would it be a huge issue to run a second fence line?

I have also gone somewhere that had a small, sand paddock for mine and my friend’s horses. They lived together at home and were fine together. That time we had to stay in a hotel.

Important stuff for me:

For my horse: water, a defined muck heap/area, good fencing.

For me: kitchen, bathroom (shower!), bed, parking for the truck and trailer (fairly close if I’m going to have to keep my horse gear and supplies in them). A nice place to sit out at the end of the day, a firepit, a BBQ are nice extras. Basically realizing that there will be non riding time activities.

[betsyk]

We stayed at a cabin and paddock place once that had small pipe pens, maybe 16 feet square, separated from each other by about an 8 foot lane. The horses could see each other but not touch, and the gates were cleverly done so if a gate got pushed open the horse didn’t really escape, it got into the lane with a gate at the end. Great place for z trail riding weekend with a bunch of horse friends . Good location a couple hours from a lot of places.

[TheMountainsAreCalli]

Thanks everyone! Gives me lots to think about, especially how we can adapt our facility to meet guest needs. And the resources are appreciated: I have some links to study.

To clarify, I was NOT thinking of mixing horses. My ranch horses live in pastures and won’t ever mix with guest horses, but could potentially touch noses over (wooden, five rail) fences. But as far as guests traveling, I have four LARGE paddocks/corrals where I could put guest horses (three with grass, one dirt). We’re talking 35’ by 70’ as the smallest space. It doesn’t make financial sense to me to build small individual stalls or runs for guest horses until I knew if this was going to work out financially. We’re 20 miles from the freeway, so this isn’t a great stopover place. BUT it is a wonderful riding destination-- hundreds of miles of trails out the gate, ready to go. So I’m wondering how comfortable people generally are at keeping their horses together in a large paddock/small pasture type situation. When I used to travel, I preferred my two to be in a pen together, but I don’t know how most people feel. Secondly, I would never have multiple horse groups here at once. We only have a few cabins available, so it’s unlikely we’d ever have the demand for that anyway.

[walkinthewalk]

@TheMountainsAreCalling

We’re 20 miles from the freeway, so this isn’t a great stopover place. BUT it is a wonderful riding destination-- hundreds of miles of trails out the gate, ready to go. So I’m wondering how comfortable people generally are at keeping their horses together in a large paddock/small pasture type situation. When I used to travel, I preferred my two to be in a pen together, but I don’t know how most people feel. Secondly, I would never have multiple horse groups here at once. We only have a few cabins available, so it’s unlikely we’d ever have the demand for that anyway.

If I were “on the move” again, it would depend how difficult that 20 miles is, as to whether or not I would consider your facility for a layover:)

If it’s an easy 20 miles, no problem. If it’s a difficult 20 miles, I would probably try to find something closer to the interstate. For example I now only live 1.8 miles from the county road below but it takes 8-12 minutes to get down there, then a hard 23 miles to the interstate or a rough, approximately 50 minute drive (in the car) on a good day:)

Far as keeping my horses together in a pen or corral, that is my preference — or have them side-by-side where they could touch noses but not where they could get physical in any way with unfamiliar horses:)

i am now retired and not coming off this hill until they carry me off. However, I never was a “glamper”.

As long as I would have a bathroom with a hot shower and either breakfast fed to me at the main house (my preference,lol) or a cook stove, I’d be happy. We had camps up in the Allegheny National forest for years — I spent more than one weekend bathing in the big pond across the road, until we could afford running water in the camps, or swimming the horses in the Tionesta River & declaring that was a good enough bath for us — but we were only there 3-4 days tops and a lot younger:)

[trubandloki]

When I have taken a riding vacation with my horse I have traveled with friends, so it is four horses who do not live together, heck they do not even live at the same facilities.
It would not work if we had to put horses together. Touching over the fence is fine, as long as the shape of the spaces allowed everyone to have a space not at the fence (in case the horse on the other side of the fence was being a pest).

[Corbyville283]

We camped with our horses last fall that offered individual paddocks either 10x10 or 12x12. Campsites had water and hydro and either 2 or 4 paddocks. Some sites came with a covered wagon which gave primitive covered sleeping space. Some had covered paddocks. No cabins. Had firepit but not bbq. Did have picnic tables. Access to super trails for riding. This was also part of a larger campground so we also benefitted from a pool, and a general store. Great experience.

[TMares]

OP, it wouldn’t take much to put in 2-3 LQ hook ups with just power and water. If there’s a way they can dump their tanks in your sewer/septic, there isn’t a compelling need to put in septic at the sites. Any serious camper has a tow-behind portable honey pot

Again- do your research via determining interest and that will inform what- if any- changes you might make. Talk to real campers who do this all the time- just a panel pen for a stall is fine and often all you get.

[Guilherme]

The farthest I’ve ever gone off the interstate to an overnight stop was 8 miles. If had to go farther I would, but I’d also look for a more convenient location. A 15 mile run on rural roads (often at night) is not fun when you’re already tired from a day of driving. It’s also going to be a 30 min. trip, more or less, as I would not be familiar with the road and would not be pushing the speed.

As a destination, the OP’s facility sounds like it has some promise. I have a friend who has her “guest house” listed with Air B&B and has had mostly good experiences with both the company and guests. I don’t know of anyone who is trying to do an exclusively equine type of service. Or if Air has sports listings that include equine facilities. That would be an inserting thing to know.

G.

[findeight]

How on board with this is the owner? Don’t get in too deep with research and expectations of what owner will actually be willing to do.

Suggest maybe starting to operate as just a B&B or RV Park for a bit before offering horse accommodations. That’s the way couple of operators I know have started up. There are many details that don’t reveal themselves until you start taking guests, adding the horses right off the bat might overtake your learning curve.