“I’m used to doing about 30 or so stalls when I work at the place I board so I wouldn’t mind 5!”
Did you do this 7 days a week, 365 days a year? Rain, sleet or snow? No, ifs and or buts? Feeling bad or feeling good?
Sorry to be redundant but as 2dogs said and I will repeat.
Do you have a full time job that is very flexible about when you can show up in the morning? Most days go as planed especially with only 5 horses. But there can and will be days when when any numbers of things don’t go as planed. Water is out, frozen, pump failed, electric is out, a fence is broken, a horse has issues and you have to wait on the vet, etc.
the MD/PA line is a long one. How close and how readily available are service providers? Scheduling a farrier for a small farm is almost always set to their schedule and convenience not on one’s day off.
If it is 6.5 acres total I assume around 5 acres can be or is fenced. 5 horses on 5 acres is going to take a quite of bit of land management to keep it from turning into basically dirt and mud. You most likely will end up having to throw hay year round. A expensive fixed cost. You will want/need auto waterers with electric in the paddocks/s
DO NOT factor the possibility/rely on extra income to offset the cost of carrying the purchase price, the R&M and capital improvements of the property. Only buy if you make enough, have enough disposable income from your “real job” to carry the expenses and the work for just your own horse/s.
Do not expect to be able to find reliable part time help for $10 an hour. Expect to have to cancel a vacation at the last moment because that reliable help just quit. Or the swing person can’t swing it.
Finding boarders is not as easy as it sounds. At least not the kind that will pay realistic money that leaves enough “gravy” left over to justify the exercise. Especially with limited to no facilities.
With such a small property not having a ring will make it very challenging. You will have to dedicate at least 1± acre for on farm riding. We in the same retaliative area. Plenty of rain which will turn any grass riding area into a muddy mess. IMO a small property has to have a decent size ring that is made well enough to stand up to daily use in all kinds of weather. This is not cheap to have installed.
Running a boarding operation or just deciding to buy a place to “bring” ones horses “home” having always boarded is not something the majority of people are cut out to do. No matter how many years they have been “around”, working with horses at other people’s farms.