If you picture morning rides along open pastures with the Elk Mountains on the horizon, Old Snowmass may be exactly what you have in mind. You want privacy, usable acreage, and practical horse facilities without being far from Aspen and Basalt services. In this guide, you’ll learn how to evaluate equestrian properties in Old Snowmass, what to check in due diligence, and the costs to plan for in Pitkin County. Let’s dive in.
Why Old Snowmass for horses
Old Snowmass sits in unincorporated Pitkin County and is known for rural living, scenic land, and easy access to the Aspen and Snowmass Village area. You’ll find larger parcels and equine-focused improvements like barns, fenced pastures, and arenas. Buyers are typically seeking trail access or proximity to riding venues, privacy and views, and a manageable drive to services in Basalt and Aspen. Seasonal conditions matter here, so plan for winter access and pasture management.
What drives value here
Value depends on factors that make a property truly usable for horses. Key drivers include the number of usable acres, the quality of barns, fencing, and arenas, and reliable water rights and irrigation. Proximity to trails, views, privacy, and access to services also count. Higher wildfire risk or costly facility upgrades can reduce value, so weigh risk and remediation needs during negotiations.
Zoning and permits overview
Old Snowmass falls under Pitkin County Community Development for zoning, subdivision, and building permits. Each parcel has a zoning designation with defined uses, so pull the file early. Confirm whether your intended use is allowed, including barns and agricultural structures, accessory dwelling units, and any commercial activity like boarding or lessons. Also review any private covenants or HOA rules, which may limit livestock numbers, arena lighting, fencing types, and events.
Water rights and irrigation
Water is often the most important entitlement for equestrian properties in Colorado. Confirm whether the property includes surface water rights, irrigation ditch shares, or a permitted well. Request well permits and logs, ditch share certificates, diversion records, and any augmentation plans. If irrigation supports pastures, verify the season, quantity, conveyance infrastructure, and any ditch company assessments. Reliable water impacts pasture productivity, hay needs, dust control, and wash facilities.
Septic and utilities
Most rural properties rely on on-site septic systems. Verify permits, system size, drain-field location, and maintenance records. Adding staff housing or expanding a barn with showers can trigger upgrades or new approvals. Check electrical capacity for heated waterers, arena lights, and equipment, plus propane delivery logistics. Internet and cell coverage matter for vet telemedicine, cameras, and ordering supplies.
Facilities and turnout checks
Evaluate barns, stalls, fencing, and arenas with an equine lens. Barns should show sound structure, proper snow load capacity, safe wiring near hay storage, solid ventilation, and good fire safety. Stalls need appropriate dimensions and safe, secure doors. For fencing, look for visible, horse-safe systems such as post-and-board or high-tensile with visibility; barbed wire is usually unsuitable for turnout. Inspect arena base, drainage, footing, and orientation for wind and sun. Plan for snow removal and frozen footing in winter.
Pasture health and water systems
Check water sources, including well yield, pump age, and piping to troughs and wash racks. Consider water quality testing and a yield test if you expect high demand. Walk the pastures and assess soil, drainage, and forage species. Soil tests help plan fertilization and seeding. Look for subdivided paddocks and sacrifice areas that protect pasture during wet months.
Access and winter planning
Road quality is essential for horse trailers, hay deliveries, and emergency vehicles. Ask about grade, surface, and who handles plowing and maintenance. Confirm any private road agreements or HOA road funds. Inspect roof snow-load capacity, gate clearances, and waterline freeze protection so you can operate smoothly when temperatures drop.
Fire risk and mitigation
Wildfire risk is a reality across rural Colorado. Review defensible space, nearby vegetation fuels, and access for fire apparatus. Understand local Fire Protection District requirements and water supply for firefighting. These factors affect safety, insurance, and, in some cases, property value.
Financing, taxes, insurance
Lenders often take a careful approach to properties with specialized improvements. An appraisal should account for equestrian facilities and usable acreage. If you plan to run a boarding or training business, expect additional lender questions and documentation. Property taxes are assessed by the Pitkin County Assessor, and agricultural valuation may be available if the property meets production criteria. Verify recurring costs such as ditch assessments, HOA dues, and special district fees. For insurance, make sure coverage addresses barns, outbuildings, wildfire exposure, and, if applicable, equine liability for commercial use.
Operating costs to expect
Budget for hay purchase and storage, pasture care, manure removal or composting, utilities for barns and waterers, and routine maintenance. You will also need regular veterinary and farrier services, plus equipment for daily operations. In Colorado, hay is seasonal, so line up reliable producers and delivery well before winter.
Due diligence checklist
Use this list to keep your purchase on track:
- Ownership and rules
- Current deed and title report, including easements and rights-of-way
- Zoning designation and county land-use files
- Recorded covenants and any HOA rules
- Conservation easement documents, if any
- Water and septic
- Well permit, well log, pump records, and water quality test
- Irrigation ditch shares, diversion records, and assessments
- Septic permits, capacity, and maintenance records
- Improvements and operations
- Building permits and as-builts for barns, arenas, and outbuildings
- Manure management plan or contracts
- Pasture management records and soil tests
- Site conditions and access
- Drainage and erosion observations
- Floodplain status from FEMA maps
- Road maintenance, snow removal, and private road agreements
- Professionals to engage
- Home inspector, equine facilities expert, structural barn inspector
- Water rights attorney or hydrologist
- Appraiser experienced with rural and equestrian properties
How I help you buy
You need clear guidance and local insight to purchase confidently in Old Snowmass. I coordinate the right inspections, surface zoning and covenant limits early, and help you verify water and irrigation before you are committed. I also connect you with local equine vendors, from fence contractors to hay suppliers, to set you up for smooth ownership.
Ready to explore equestrian properties in Old Snowmass with a trusted local advisor? Reach out to Jessica Hughes to schedule a confidential consultation.
FAQs
How many acres per horse in Old Snowmass?
- A rough starting point in semi-arid Colorado is 1 to 3 acres of maintained pasture per horse plus sacrifice areas, with many owners relying on supplemental hay.
Why are water rights so important here?
- Reliable water supports pasture irrigation, dust control, and daily barn use, and it often commands a price premium. Always verify rights, seasonality, and conveyance.
Can I run a boarding or training business on my property?
- Possibly, but you must confirm county zoning, covenants, septic capacity, parking, access, and insurance. Commercial use usually requires additional permits.
What inspections should I order for a horse property?
- Along with a general inspection, hire an equine facilities expert, a barn structural inspector, and a water rights specialist or hydrologist. Order well yield and water quality tests.
How does winter affect ownership in Old Snowmass?
- Plan for plowing and road maintenance, snow load on roofs, frozen footing management, and freeze protection for water lines and troughs so daily care stays safe and efficient.
