Where in the US to live with horses?

[canterplease]

I know there are some threads on here already that discuss this topic, but curious if anyone has thoughts in light of the current economic climate & housing market.

My partner and I both work fully remote and currently live in the Northeast in a super HCOL city, where it’s pretty unsustainable to afford horses (full care board at a good facility is $1500/mo minimum and 2hrs round trip drive in traffic).

We make about $350K/year combined income, so we can afford a pretty good range of cities, but want to invest in a home in an area of the US that is horse-friendly (access to hunter/jumper shows) and that offers lower overall cost of living, while still giving us a good chance at making money on an eventual resale of said house.

We either want to buy a small farm, around 5 acres, with an existing barn on the property or good potential to build a barn… or be within a 20-min drive of a nice boarding facility with a decent H/J trainer that’s in the vicinity of $400/mo for a dry stall or under $1K for full board.

We can deal with very hot summers (I’ve lived/worked in Wellington and Ocala FL into late summer and it’s not ideal, but manageable). We can deal with cold winters. Priorities are:

• Lower cost of living
• Not in the absolute middle of nowhere, i.e. groceries are within a 15 min drive
• Area is a good real estate investment should we want to relocate again in 5 or so years
• Can get an updated 3BR/2BA home for under $600K, or a smaller/less updated home with 5 acres + barn at about the same price

So far we are leaning towards Ocala, but don’t want to rule out other options like Tryon, Aiken, Lexington, Middleburg, etc. We also have friends out in Colorado but not sure where there’s a H/J community out there besides Parker (and is it really any more affordable than New England?). Would love any recos and thoughts on how these communities compare/contrast.

[McGurk]

Aiken, SC
Camden, SC
Southern Pines, NC
Tyron, NC
Charlottesville, VA

It will be hard to meet all your requirements in Northern VA, but if you go a little outside the prime areas like Middleburg and Warrenton, for instance, Front Royal or Sperryville, you might be able to get all your priorities.

[Xanthoria]

@canterplease

We make about $350K/year combined income,

I’m guessing you’re one of the lucky ones whose company does NOT adjust your salary to reflect the COL of the place you’d move? Around here (very high COL) that was a big issue for a lot of people who went remote and moved away.

[mmeqcenter]

I will say that price-wise, Ocala really no longer fits the bill unless you’re okay with a mobile/manufactured home. Prices skyrocketed all over Florida with COVID and the fall-out of the housing market boom.

But if you’re down to board, Ocala really cannot be beat with horse services, at least IME. Not even talking about shows, but the sheer number of barns and trainers, large veterinary practices and hospitals, excellent farriers, chiros, dentists, availability of hay (it’s there, but it’s expensive!), feed stores. Looks like there’s still some barns with prices in your stated budget.

Just this year I was looking for property again and was trying to stay like anywhere in Florida that wasn’t BFE. Couldn’t find any reasonable property with 5+ acres and an actual house (i.e. not a double wide or single wide) under $750k. I guess I don’t have anything against mobile homes in general, but you sure won’t catch me living in one anywhere with hurricanes. There was some decent inventory up around Lake City, FL. But that was way too far from anything worthwhile for me. My husband is in pilot school, needs at least a flight school nearby if not a regional airport.

So then I looked around Augusta/Aiken, and of the five properties I had saved to look at, two dropped of the market because their owners “wanted to make improvements” and refused to let us look at them even though we insisted we were going to remodel anyway so don’t waste your money. The others were absolute trash and not at all what the pictures showed (turned out the photos were over a year old).

I like to take a look at Zillow now and again just for funsies. Other than the prices being insane all over the southeast, there just isn’t a lot of inventory coming on the market. Maybe three good properties came up in the Augusta/Aiken area since we visited in February. None with a barn or any horse facilities. Looks like there’s two in the Ocala area <600k, 5+ acres with a barn, that isn’t a mobile home. They’re in Anthony and Citra; I lived in Anthony, quiet and cute little town. Both are about 10-20 minutes to Publix, Tractor Supply, and Larsen’s hay and feed store.

I ended up in middle Georgia in a wee tiny town of 9000. But funny enough, I’m JUST outside city limits of this town so I’m closer to groceries and a hardware store than I was in Ocala, and the same distance to everything else - with far less traffic. But middle Georgia appears to be a bit of a black hole for horses. Some good farrier choices and vet choices. Hard to find decent hay, and the ones with good hay won’t often deliver it. The hay has surprised me, as I’d have thought the big rigs taking it to Florida would stop and drop some off here on the way. We’re only three hours to Ocala, for pete’s sake! I considered Conyers/east side of Atlanta as that’s supposed to be pretty horsey, but Atlanta-metro is just too busy for my taste. Too much traffic. But it looks like there’s a fair bit of inventory available up there. I also considered Athens area, which is also supposed to be decently horsey, but it was too hilly, I have panic attacks driving in mountains/hilly areas and on bridges.
I’m down just south of Macon. There’s a handful of nice-looking h/j barns and several dressage trainers in the area so I assume there’s some shows. I’m not planning to show any time soon so haven’t looked. But, there’s not a whole lot of farm inventory here either. After what was listed sold this summer, or just got removed, nothing else has really come on the market. It’s wild.

I’ve known of several people with large operations move from Florida to Tennessee.

[canterplease]

We are - I am full time freelance with clients in NYC and CA and my partner is full time remote but would only see a small adjustment in salary. Incredibly lucky to be in our position (though luck only goes so far with horses ).

[canterplease]

Wow, very interesting to hear - I can’t believe how much Ocala has gone up in price since WEC was built. But we are still seeing some brand new homes in the Rolling Hills neighborhood in the $350-450k range. Just not sure what the “catch” out there might be - traffic? Poor infrastructure? It’s about a 20 min drive to WEC as of current estimates.

[mmeqcenter]

Oh you can definitely find gorgeous houses well within your budget without acreage. The Rolling Hills is only one acre lots isn’t it?

Dunnellon is a bit out there IMO, super rural with not much going on, lots of farms. Everyone I knew out there did most of their errands in Ocala (about 40 min drive), but if you’re good with Walmart, Tractor Supply, and Winn Dixie, you’ll be alright for most stuff. I don’t see the appeal, though, if you’ll only be on an acre and thus won’t have your own farm.

Traffic up and down 75 through Ocala is a nightmare. Has been since about 2020, when the mass-migration from COVID started. But it’s not usually that bad off the highway. Except 200 and 40 going through downtown Ocala. They get pretty congested.

[poltroon]

In Florida, I’d also be pricing your homeowner’s insurance, which could drive your monthly cost up more than you’d like.

Might also look into southern Ohio - seems like that new World Equestrian Center facility will be attracting some nice shows, and you’re also in striking distance for Lexington, KY.

Anywhere in the West is going to be pricier, as you guessed.

As someone who has moved for the sake of horses and riding, I’d suggest that the biggest thing that improves your quality of life is less traffic, and with your jobs and income I think you’re better off boarding especially if what you want to do is train and show. Having to haul out for lessons and do your own feeding is doable but it does eat a lot of time that is precious to come by, and your facilities will not be as nice for riding (though possibly nicer for your horses… but then there will want to be horses plural… and… lol).

[clanter]

@canterplease

We are - I am full time freelance with clients in NYC and CA

similar to my son but add in Europe and elsewhere in the world. He moved out of NYC after he became established in his occupation. He and some friends at first looked at buying a small town upstate, they bought Kingston, but he bought 70 acres in northeast Penn,

His move was paid for by the reduction in cost of not having an office in Manhattan. He did have to pay to get highspeed internet to his property.

Distance commutes actually become fairly easy, for ten years I commuted from Fort Worth to Chatsworth CA flying into Burbank for DFW often weekly Also being centrally located I could get to any of the company’s offices without an issue.

Commuting was cheaper than moving my family and horses there.

[MorganMaresVT]

Not sure where you currently live, perhaps Boston-adjacent or CT? Sounds like you just want out of New England, which is obviously totally fine, but you can do what you’re describing throughout Vermont/NH/upstate NY.

[Texarkana]

@mmeqcenter

I’ve known of several people with large operations move from Florida to Tennessee.

Really?

Tennessee is a tough horse market. A lot of people relocate their operations there, but not that many stay.

No part of me thinks TN is what the OP is looking for.

Now, Lexington might fit the bill. But the tricky thing about KY is that the horse activity drops off sharply the further you get from Lexington/Louisville… and those are the priciest areas in the state.

[NancyM]

I can’t suggest locations in the USA, as I am strictly Canadian. But I can point out that where you move must be horse friendly, and take into consideration what is happening both in human “society”, AND with what we are doing to the planet (climate change). What once WAS considered “top quality” equine and human habitation has it’s issues now in these respects. Take this into consideration when making your decisions. Or pay the price later.

It’s easy keeping horses in “horse country”. That is… dry climate, with lots of water availability. This is not an impossibility, it exists. Cold winters are no problem for horses. The further you get away from large populations, the cleaner things are, and the cheaper land is to buy.

We made this move 16 years ago now. Moved away from civilization, to “horse country”. We no longer have mud problems. Horses live together, outdoors. Land WAS very cheap to buy, and it’s a large parcel. We built what we needed. Our farm now produces feed for both us, and our horses. In a dry climate, we have LOTS of water. We didn’t realize how much water we had until we drilled a well, and it was into an underground spring. Artesian well. We have irrigation too. Water comes out of the ground instead of out of the sky. This greatly changes what you need to keep horses happy and healthy.

I really think that civilization as we have known it is changing substantially. Being semi remote isn’t a bad thing. We can easily travel to competition, and shopping. But the quietness, the clean air and water, the milky way bright at night, the lack of humans… is all quite lovely and extremely valuable. Being at least semi self sufficient is extremely valuable. Look in “unlikely” places, cast your possibilities in a wide net. Look where others are NOT looking. JMHO.

[GraceLikeRain]

@canterplease

Can get an updated 3BR/2BA home for under $600K, or a smaller/less updated home with 5 acres + barn at about the same price

You’re priced out of Tryon unless you want to push closer to $800-950k unless you get an unlisted gem. Anything with horse structures on it isn’t going for less than $800k that I’ve seen in the past 5 years. One exception may be If you’re willing to look in the deader zone west of campobello over towards the glassy area but you’re probably going to have to build or go down to the gray court area about 45 minutes south.

Outside of Athens GA could be a good option for proximity to resources and horse culture but more affordable land within about 15-30 minutes in the bogart direction.

[pony_grandma]

@ Poltroon’s suggestion of the Southern Ohio triangle of Cincinnati, Dayton and Columbus with WEC in the middle bc you want to ‘affordably’ show H/J. And that is by extreme comparisons and this would be the easiest travel option cost wise if you lived local to the area.

[NoSuchPerson]

I’ve been struggling with this question for 10 years and I still don’t have a good answer.

I just came back to Florida after 6 years away and have been shocked at how much more expensive it has gotten in just that short amount of time. I love the area where I live and have found a fantastic boarding farm, but it has come at a staggering (to me) cost and some compromises on housing.

There used to be, and I think still is, a fair amount of H/J activity in southern Michigan. Also, as others have already mentioned, south-central Ohio, where you’ve got both Ohio WEC and Brave Horse for shows. If I didn’t loathe winter, I’d probably investigate the Columbus area.

I considered the Athens, GA area for a previous move, but ended up in NC instead. I should have chosen Athens.

The H/J scene seems to be growing in the Jacksonville area. River City Hunter Jumper Association is a new group running a show series in Green Cove Springs. Jacksonville is a really big (geographically speaking) city. A friend jokes that you’ve got to pick your quadrant and stay in it. I considered this area for my most recent move, but ended up farther south.

[Lost_Shoe]

Saratoga, NY. It is horse country with access to top veterinary facilities, farriers, etc. Property taxes are much lower than much of the rest of New York State, and there is readily available low cost high quality hay, both of which result in lower cost of board for horses, relatively speaking. Saratoga has rated and schooling shows all summer. In addition, HITS in Vermont and Saugerties are close by, and Lake Placid too. There is pretty much a rated show each week May-Sept in or within an hour or 2 of Saratoga, making it an excellent place to live if you like showing. There are many trainers and boarding barns to choose from. The soils drain well in general throughout the county making horse keeping easier (not so much mud, plus good footing for riding outside). Saratoga is a bustling and vibrant small city, with a ton of attractions, museums, concerts, etc.

[beowulf]

@Lost_Shoe

Saratoga, NY. It is horse country with access to top veterinary facilities, farriers, etc.

I love Saratoga and was thinking this myself if OP can tolerate horsekeeping in the cold. Me, I can’t, so I’d be looking south.

I just came back from visiting my MIL in upstate NY and on the drive back was admiring the hundreds of gorgeous farmettes I saw from the road. There was a little reminiscing too, as I used to live out there. I always forget how tired and cold upstate NY is until I visit it in the winter. There was a 20F difference and about 11 inches of snow from where I am in MA. If you have an indoor I’m sure that it’s all fine and good but if the goal’s a farmette somewhere cold probably won’t do it.

Not sure if an updated 3br/2ba under $600k is realistic in most parts of the US these days, but you could certainly find acreage and a house in upstate NY for those prices. Might need some work to make it what you want, though.

Something to consider is access to good hospitals and if children are on your horizon, good schools too. Those tend to exist in HCOL areas.

Since both you and your SO’s jobs are remote you will want to make sure pick a place that has the infrastructure for internet. When I lived in upstate NY there was barely phone reception, and no internet if you weren’t in the center of town. I used to drive down to town once a week and use a pay phone to call my parents and let them know I was still upright and ventilating.

My MIL is out in Otsego County (NY) which is gorgeous but remote. She finally got internet last year but it’s not capable of seamless streaming. Some parts of the US are decades behind others in terms of infrastructure, something we forget when we live in developed and bustling places of commerce.

I’ve been looking at some parts of FL as it’s possible we’re going to relocate in ~10 years. There were some decent houses with so-so acreage (3-5 acres) close to OP’s budget out by Southwest Ranches, which is a small town not so far from Ft Lauderdale.

[canterplease]

Do you know which areas/neighborhoods around Lexington are best for distance to good boarding places? Or are they pretty abundant in all directions? KY keeps coming up as a seemingly good option but I know absolutely no one who’s from there or lives there currently.

[canterplease]

I love Saratoga and have shown there a number of times. It does seem like a good option as far as price/quality of living ratio goes - though last I checked Zillow, inventory near to downtown was fairly pricey. We certainly don’t mind the cold and being somewhat close to skiing in winter is a bonus (ultimate goal, long term, is a place up north and a place in the south).

I do wonder how much of the horse population goes south to FL every winter. Do any of the A show trainers there stay through winter? I’d guess it’s similar to CT where I grew up, where they just keep an assistant and a small herd up north from Dec-April.

[canterplease]

No kids and no plans to have any, which simplifies things! The note about internet is a good reminder, though. I know parts of Ocala you have to have Starlink and forget about cell service.

I went to college in upstate NY, out towards Rochester, and while it’s lovely there through the summer I couldn’t stand it in the winter. Freezing, remote, gray, flat (not like the flat in FL, where the warmth somehow balances it out ). I know it’s gotten a bit more built up around the Finger Lakes but just not sure I could handle being that far removed from things.