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Putting the Horse Before the House

The essential amenities of equestrian estates make them a unique breed among high-end homes

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An available $1.3 million, 9,000 square foot home in Robertson County, Tenn. that features 56 acres of fenced pasture a, 20 stall barn arena and equipment barn.

Kim Blanton
An available $1.3 million, 9,000 square foot home in Robertson County, Tenn. that features 56 acres of fenced pasture a, 20 stall barn arena and equipment barn.
Kim Blanton

For some homebuyers there’s more to purchasing luxury properties than a spectacular looking home with fantastic amenities and remarkable views. These buyers place more emphasis on finding the right barn, the perfect stalls, Tack room, cross fence and wash rack. Buyers of equestrian property are a breed apart from the typical luxury investor. For many, the right accommodation for their horses is more important than the homes they purchase for themselves. “For most people who own horses, their horses come first,” said Kim Blanton, an equine real estate specialist based in Hendersonville, Tennessee, a Nashville suburb. “The land and the facilities for the horses is what’s most important and they look at the house as secondary. In most cases their horses are family members.” More: The Privileges of a Private Port There exists an entire class of realtors, many of them horse enthusiasts and owners such as Blanton, that focus on brokering these unique properties. Blanton estimates that about 50% of her business comes from equine property sales. Blanton herself is a horse owner who lives with her husband on a horse farm in the area. She’s found that having that equine expertise is something other horse owners appreciate. One of the biggest difficulties in being an equestrian broker, is finding available property, since homeowners rarely move. The kind of property a buyer wants depends on factors such as how many horses they own and if the horses are used for show or for breeding. . Many buyers are interested in turnkey properties with the amenities such as the barn, stalls and indoor run already onsite. Some will build those amenities if the land and trails are extremely desirable.

Anthony Cutugno, of Houlihan Lawrence’s Luxury Division, Houlihan Lawrence’s Luxury Division, an affiliate of Christie's International Real Estate, a brokerage firm in Westchester County, New York, said that sales of equestrian properties in Westchester, Putnam, Duchess and Columbia Counties, some of the state’s wealthiest, have been erratic in the years since the 2008 recession. But owning a horse property with proximity to Manhattan, still has its advantages, Cutugno said. Easy access to New York airports and to Saratoga, the upstate horse mecca, are chief among them. Bedford, New York, in Westchester county, is one of the most popular towns for equestrian property owners. “People come here for the environment,” Cutugno said. “The great thing about places like Bedford, are the riding lanes, which are some of the most important in the Northeast. Equestrians are very familiar with what Bedford represents. It’s kind of neat to be this close to Manhattan and have a place where you can still ride.” More: The Value of Stowing Valuables at Home Property value decreases the further a buyer is willing to go from Manhattan. Cutugno sold a 700-acre rustic horse farm in Hillsdale, New York (Approximately 123 miles from the city.) for around $6.5 million. The property has a converted barn, “beautiful equestrian facilities” and plentiful trails. Cutugno insisted that loving your horses and wanting luxury amenities are not mutually exclusive. “Luxury equestrian properties are very similar to normal luxury properties,” he said. “Just because you have a barn doesn’t mean you don’t have a pool and a tennis court.”