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What To Look For When Buying Land or Horse Property

What To Look For When Buying Land or Horse Property

When looking to purchase land, ranch, or horse property for sale in the Colorado Springs area, there are several areas with their own, somewhat unique, climate and terrain. There are also areas with their own unique water issues.

Local Communities

To the south of Colorado Springs is the Fountain area and is known as the “banana belt” of El Paso County. Here you will find warmer weather, quite a bit of irrigation water, and lots of mature trees. This area is typically flatter than the land to the west.

To the west of Colorado Springs is the Ute Pass and Woodland Park area, which is mountain property. This area is mostly forested and can experience extreme weather conditions such as hail and snow.

To the east of Colorado Springs are the Peyton, Falcon, and Calhan communities, which typically include rolling grassy plains with forever views. Flatter than the mountain areas, these communities usually include large lots of acreage for sale.

To the north of Colorado Springs is the historic town of Monument, which sits on the Palmer Divide. Black Forest, to the northeast of Colorado Springs, has an abundance of evergreen trees. Both of these smaller communities sit above the Colorado Springs elevation, so these area tends to get more snowfall with cold temperatures.

Cautions When Buying Land, Ranch or Horse Property in Colorado Springs

Buyers must be aware of the water issues for Colorado Springs and surrounding areas. If you are going to water livestock on land that is less than 35 acres, you must ensure that you have a well permit that allows the watering of livestock. If you do not, it is possible that you will have to haul water to your livestock, but you must also check to make sure that the zoning and covenants do allow for livestock.

For information regarding water issues in Colorado or the Colorado Springs area, we suggest you go the Colorado Division of Water Resources for more information. You may also visit the website for the Colorado Foundation for Water Education.

Other issues to be aware of include:

  • Easements
  • Zoning
  • Covenants
  • Mineral rights
  • Wind rights
  • Water rights


Potential problems can include:

  • Easements that are attached to the property and their use
  • Not having the proper zoning for your particular use of the property
  • Your plan for the property does not abide by the covenants
  • If you want mineral or wind rights, do those transfer with the property?
  • If you want to irrigate or develop, does the property have water rights?
    • If so, are those water rights going to transfer with the property?
  • Is the property and area conducive to development?
  • If you want to develop property outside of city limits, there must be “water rights” which will transfer with the property, or an alternative water source which is usually purchased from a 3rd party. Water has recently sold as high as $15,000 per acre-foot.


There are many issues to consider when purchasing these types of properties, and working with a knowledgeable Realtor is extremely important to ensure the property that you purchase will fulfill your desired intent of use.

If you are looking for land, ranches or horse property for sale in Colorado Springs or one of other served communities, working with a reputable and knowledgeable realtor can save you much heartache (and dollars) down the road. Sign up for a free account to begin your search today!