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Charlottesville Horse Farm

Here are the most beautiful Charlottesville VA horse farms and properties anywhere. These equestrian ranches and properties are the most sought after areas in Virginia. These are perfect homes for horses. Horse farms throughout Central Virginia, Albemarle County, Keswick, and Charlottesville. You’ll find top horse properties in these great communities.

Charlottesville horse farms and real estate are wonderful rural settings in one of the most adored places in Virginia for all outdoor, equestrian enthusiasts, horse lovers and history buffs alike. Charlottesville VA Horse Farms also remain at the top of the list for desirable locations for horse and outdoors enthusiasts. With activities such as hunting, horse shows, polo and even jousting, every horse related event can be found here in Charlottesville and Keswick, nestled in the heart of horse country.



How to maximize the riding space of your Charlottesville horse farm.

You are very lucky if you were able to purchase a Charlottesville horse farm with ideal riding space for your horses. But this is not always the case in all equestrian properties. Factors such as small land area, and building plan and construction can have huge effect on the riding space. Try these tips if you want to maximize the space of your horse farm.

How to Maximize the Riding Space of Your Charlottesville Horse Farm

  • If construction is still on it’s way, plan it well to expand the space

There’s much you can do in order to expand the riding space of your property, especially if you are still on the planning stage. Layout your farm in a such a way that the house and barn are close to the perimeter. By doing so, you can have more open space in the middle for riding or obstacle set up.

  • Keep the area clean, organized, and well maintained

Although residential and equestrian properties are very different, keeping them clean and organized will result to the same thing. Do your best to assign storage for everything. This is most useful on days when you have to mow the pasture. Maintenance is also key. For instance, manure must be regularly harrowed in order to eliminate flies and bad odor. This way, close neighbors in your Charlottesville VA home won’t be complaining.

  • Find ways to add training tools even if you have a small arena

It isn’t impossible to have enough training tools in a small horse farm. You can have a jump course, cavaletti work, flat work, and a round pen if you really plan it well.

Jump courses can be created with only two to four jumps. Although this will not make for a full jump course, it will be enough for horses to practice. Meanwhile, a cavaletti work requires only a small arena. This will help horses find balance and build their muscles and top line. You can also set up your flat work by having a gallop track on the outer area of your pasture. Lastly, it is also possible to have a round pen which is 60 feet in diameter, and that would be enough for riding.

  • Create a trail for riding

Having bridle trails in your horse farm is not that difficult, if you know what your horses need and if you are creative enough. Try your best to recreate a natural small county jump course. You can use old fallen logs as jump courses and take advantage of ditch or stream if they are present to add variety to the trail. Check out www.jumpintogreenerpastures.com to see some of the most amazing Charlottesville horse farms where these things are incorporated.

We all know that horses need to move a lot. They need various exercises and obstacles to build their muscles. Maximize whatever space your Charlottesville VA horse farm offers by following these tips and both you and your horses will surely benefit.

If you need help in buying or selling Charlottesville horse farms, call me, Pam Dent at 434 960-0161. As a native of Charlottesville VA who is both an expert in horses and equestrian properties, I have the knowledge and experience that make me the best agent to market your Charlottesville horse farms for sale.

10 Things to Consider Before Buying a Charlottesville Horse Farm (Part 1)

Shopping for Charlottesville horse farms for sale is very different from shopping for traditional homes for sale. There is a lot of points to consider, not just the property and amenities.

10 Things to Consider Before Buying a Charlottesville Horse Farm | Pam Dent

Here are a few important tips to consider when buying a Charlottesville VA horse farm for sale:

1. Begin with a wish list

Make a list of all the features you want in your dream Charlottesville equestrian property. This will give you parameters to begin with for your horse farm shopping and narrow down your search.

2. Location

Location affects everything, from access to land for trail riding, schools and proximity to the town. Tour the area around the Charlottesville horse farm first to get the bigger picture and get a feel of the community and the types of local activities going on. Learn more about what you can get from Charlottesville horse farms by visiting www.jumpintogreenerpastures.com

3. Property Size

When it comes to equestrian properties, bigger is not always better. Make sure you have at least one acre per horse to provide enough land for pasture time for your horses. With good management techniques, it is possible to successfully manage smaller horse pastures of one acre or less.

Tip: During winter, don’t allow your horses on pasture since grasses are dormant and the soil is soggy. Never graze grasses that are below 3 inches.

4. Soil

When considering a potential horse farm property features, start from the soil up. The type of soil is the most important but most overlooked consideration when shopping for a horse farm. If you want quality pasture, the type of soil affects the type and quality of grasses that your horse will graze on.

The best type of soil for pasture growth is the loamy organic soil. Avoid mud problems by making sure you use well-drained soil containing gravel. These are best for confinement areas and buildings since they do not cause too much muddy mess.

If there are existing buildings or enclosures on the equestrian property, check whether the current location is suitable by checking the state of the soil. The right type of soil makes horse management a lot easier.

5. Vegetation

Certain plants grow on certain areas only like sedges, hardhack, skunk cabbage, cattails, and rushes which grow in areas that are wet. If a certain horse farm pasture has any of these plants, the soil may be too wet for your horses.

These are just some of the things to check before buying an equestrian property. For more important points to consider in choosing the best Charlottesville horse farm, read the second part of this article.

If you need help in buying or selling Charlottesville horse farms, call me, Pam Dent, at 434 960-0161. As a native of Charlottesville VA who is both an expert in horses and equestrian properties, I have the knowledge and experience that make me the best agent to market your Charlottesville horse farms for sale.

Tips for feeding your horses in your Charlottesville horse farm this fall.

As the weather gets colder this fall, owners of Charlottesville horse farms should make necessary adjustments to their horses’ feeding program to prepare for the winter.

Tips for Feeding Your Horses in Your Charlottesville Horse Farm This Fall

What are the changes you need to do? Here are some tips to help you prepare to adjust your feeding program for your horses for the colder temperatures.


Horses usually decrease their water consumption as the temperatures get colder. Make sure that your horses have access to clean, fresh water, even when temperatures go below freezing. Make sure to check your water sources are not frozen. You may also want to consider providing your horses with warm water to encourage them to drink and/ or electrolytes to avoid dehydration. If you are adding electrolytes to the water and not giving an oral supplements, give your horses a second watch bucket in case they don’t like to drink flavored electrolyte water.

Monitor your Horse’s Body Condition

Make sure to monitor your horse’s weight regularly, at least every few weeks leading to the winter months. Don’t make the mistake of just relying on how long or thick the horse’s hair coat is since this is not truly indicative of the horse’s real condition. Additional feeding may be necessary to maintain your horse’s healthy weight during the winter months.

If your horse is overweight, reduce its calorie intake from grain before you reduce the amount of forage. If the horse is underweight, increase the amount of forage or change it to a more nutritious type. To maintain a horse’s weight, you may need to add calories from concentrates or fat sources.


The most common source of forage for the horses in your Virginia horse farm is hay. Hay can offer a significant amount of a horse’s daily nutritional needs, depending on the type of grass and harvest time. Hay also gives the horse the required amount of fiber for its hindgut health.

If you have a shortage of hay, consider using alternative sources of forage to help stretch your forage supply like beet pulp, hay cubes, and complete feeds. The heat created by digesting hay is greater than the heat created by digesting concentrates, meaning hay helps your horses save more energy to produce body heat and stay warmer during the cold winter months.

Owners of Charlottesville horse farms need to prepare not only their homes, but also their horses for winter. Monitoring a horse’s condition, checking its water and forage supply, and carefully adjusting your horse’s feeding program to meet its nutritional needs will ensure that your horses stay healthy even during the colder winter months. If you need help in adjusting your  horse’s feeding program for winter, consult a veterinarian or an equine nutritionist.

If you want more tips on caring for your Charlottesville equestrian property this fall and preparing it for winter, visit my website.

If you need help in buying or selling Charlottesville horse farms, call me, Pam Dent, at 434 960-0161. As a native of Charlottesville VA who is both an expert in horses and equestrian properties, I have the knowledge and experience that make me the best agent to market your Charlottesville horse farms for sale.

Winter water supply ideas for your Charlottesville horse farm.

Now is a great time to evaluate your Charlottesville horse farm’s watering system for your horses and check how it will work for you and your horses this coming winter, before the ground becomes too frozen to dig or make any changes.

Winter Water Supply Ideas for Your Charlottesville Horse Farm | Pam Dent - Jump Into Greener Pastures

Here are a few tips on how to set up your water supply for your horses this winter:

  1. Insulate pipes and faucets with insulation materials or heat tape.

    Horses drink 8-12 gallons of water a day at a temperature of about 45 to 65 degrees Fahrenheit. If the water is too cold, horses will drink less. Horses cannot get enough hydration by eating snow. Decreased water intake could lead to colic so make sure your horses drink the right amount of water by avoiding frozen or cold water supply. Your local hardware store will have what you need to insulate your pipes and faucets. If you are using a hose, make sure to drain it every night so it will not freeze.

  2. Get a stock tank heater or heated stall bucket.

    If your Charlottesville horse farm’s water supply is near an electric outlet, you can consider getting a stock tank heater or heated stall bucket. Other options are heated much buckets which you can find at your local horse feed store. Don’t use an electric heater with a plastic tank. It can be a hazard to your horses who might attempt to go bobbing for tank heaters.

  3. Get an insulated bucket with a lid.

    If you do not have access to electricity near your water supply, a non-electrical option would be to use an insulated bucket with a lid. However, you would have to fill it up daily with a hose. Horses can learn to push the lid to get a drink on their own.

  4. Heated automatic watering system.

    You can also use heated automatic waterers for your Charlottesville equestrian property. This is a rather expensive option that required more labor to be properly installed, but has a huge pay-off in terms of chore efficiency and the assurance that your horses have a steady supply of fresh clean water available during winter. Automatic watering systems also conserve water since they only use the amount of water that a horse drinks. Since the water coming from an automatic watering system is not stagnant, you could also avoid mosquitoes from breeding  in your horses’ water supply.

Choose from any of these ways to ensure that your horses in your Charlottesville horse farm have an adequate supply of fresh water that is not frozen this winter. For more tips about caring for your horse farm, visit www.jumpintogreenerpastures.com

If you need help in buying or selling Charlottesville horse farms, call me, Pam Dent, at 434 960-0161. As a native of Charlottesville VA who is both an expert in horses and equestrian properties, I have the knowledge and experience that make me the best agent to market your Charlottesville horse farms for sale.

How to prepare your Charlottesville horse farm for winter.

Winter is a time when horse farm owners experience different hazards and accidents, particularly with their horses. Now is the best time to prepare your Charlottesville VA horse farm for winter before severe weather conditions and frigid temperatures arrive.

Your horses’ health and safety should be a priority, especially during winter. Proper planning and careful preparation will help ensure that your horses will be protected from the elements and have an adequate supply of food and water during winter.

How to Prepare Your Charlottesville Horse Farm For Winter | Pam Dent | Jump Into Greener Pastures

Here are some precautions you can take on your Charlottesville equestrian property to prepare it for winter:

  1. Provide dry shelter to protect your horses from the heavy snow and wind.
  2. Make sure that your horses have access to water that is not frozen.
  3. Increase the horses’ feed to provide their bodies sufficient energy to stay warm.
  4. Exercise caution around icy areas to avoid slips, falls, and injuries.
  5. Keep your horses away from de-icing chemicals, which can cause skin irritation, and antifreeze, which tastes sweet to animals but could be extremely toxic.
  6. Prevent pets and horses from getting near electrical cords. Tree lights and outdoor lights can be a hazard to your horses. Keep them out of reach of animals.
  7. Exercise caution when using portable heaters around animals as heaters can be a potential burn hazard as well as a fire hazard.

These 7 tips will help you avoid winter hazards in your Charlottesville horse farm and ensure that your horses receive proper protection, health, and safety during winter.

If you need help in buying or selling Charlottesville horse farms, call me, Pam Dent, at 434 960-0161.

As a native of Charlottesville VA who is both an expert in horses and equestrian properties, I have the knowledge and experience that make me the best agent to market your Charlottesville horse farms for sale.

How to care for the gates and fences of your Charlottesville horse farm for sale.

One of the biggest investments you make for your Charlottesville equestrian property is its gates and fences. Your horse farm’s gates experience daily wear and tear from both horses and humans, causing them to age faster than normal and forcing you to spend money to repair or replace them.

How to Care for the Gates and Fences of Your Charlottesvillle Horse Farm

Here are some tips on how to care for your equestrian property’s gates and fences to keep them last longer and look fresh and attractive by the time you put up your Charlottesville horse farm for sale.

  1. Use quality materials.

    Using cheap materials or cheap construction will eventually cost you more in the long run with repairs or replacements than if you had spent a little more at the start with quality materials and installation.

  2. Inspect gates and fences regularly.

    Make sure to have a regular monthly inspection of your horse farm’s gates and fences for wear and tear. If there are any problems with any of the gates and fences, your employees and boarders should let you and your property manager know immediately. Make sure your gates and fences are maintained regularly, especially if you are about to put up your Charlottesville horse farm. Depending on the fence, this might mean replacing boards, stretching wire, hammering nails back in or repainting

    Always ride the fence after storms to check for any damages caused by downed tree limbs or strong winds.

  3. Repair sagging gates.

    Sagging gates are one of the most common problems with horse farms. A gate is sagging when it does not swing properly or sit level. Aside from being an eyesore, it could also pose potential problems as the opening between the the post where you latch the gate could widen and offer an escape for smaller horses, foals, or ponies.

    One more cause of sagging gates is when people climb over the gate when entering or leaving a pasture or paddock. Remind all your staff and guests that the few seconds it takes to open and latch the gate will keep the gate from sagging and that climbing on the gate is strictly prohibited.

    You can repair sagging gates by putting a block of wood under the open end where it latches to the gate to support it and take some strain off the hinges.

  4. Inspect your gate latches regularly.

    Inspect your latches regularly. Make sure your latches are working properly and the chains are still of sufficient length to latch to the gate securely. Any problems with the gate latch should be reported to you or the farm manager immediately. Make it a requirement for all employees to latch the gate each time they enter or leave a field.

  5. Make sure gates are securely fastened and locked.

    Make sure all perimeter fences with gates leading to other roads or properties are properly locked and securely fastened. You can ask your boarders to check the gates when they trail ride to ensure they are closed, latched, and locked.

  6. Your fence should suit the type of horse they contain.

    If the horses are pushing on the fences, you might need to add a strand or two of electric fence to prevent them from pushing on or chewing on fences.

  7. Prohibit people from climbing over fences.

    Climbing over fences can break the boards on your wooden fences, stretch wires, pull nails or staple wire from your fences and cause many more problems with your fences which are expensive to replace, install, and maintain. Insist that your employees and boarders use the gates rather than climbing over fences to access the fields or paddocks.

  8. If your fence is near road curves, put reflectors on posts to warn drivers.

    Talk to your county road department to check if they will install posts, reflectors, signs, guardrails, or any other warning signal to protect your fences. If not, then you may install reflectors on posts yourself. This may cost you a little extra, but it would save you money in the long run from having to repair or replace damaged fences run down by motorists.

Gates and fences are very important parts of your horse farm that will provide protection to your horses and other people on your equestrian property. Keep your gates and fences well-maintained, inspect them regularly, and use them with care so they will last long and add value to your horse farm in Charlottesville.

If you need help in buying or selling Charlottesville horse farms, call me, Pam Dent, at 434 960-0161.

As a native of Charlottesville VA who is both an expert in horses and equestrian properties, I have the knowledge and experience that make me the best agent to market your Charlottesville horse farms for sale.

Sell your Charlottesville horse farm fast with these 5 important tips.

Thinking of putting your Charlottesville horse farm for sale? Here are some great tips that will help you sell your property fast:

Sell Your Charlottesville Horse Farm Fast With These Great Tips

  1. Good condition

    Deep clean your equestrian property to make it fresh-looking. Add fresh paint where it is needed, including the fences since they could be seen from the road and the driveway. Pay close attention to cleaning the barns, fences, and roofs. Make your Charlottesville VA horse farm look good and fresh from the outside as well as the inside.

  2. Declutter

    Declutter your farm, barn, and entire property both inside and out. Tack up fence boards that are loosened and make sure to keep your horse farm organized and free of unnecessary clutter and personal items.

  3. Maintenance

    Keeping your Charlottesville horse farm looking fresh is critical in attracting buyers and keeping up with the competition. If you have two equestrian properties for sale that are similar, but one is well-maintained and the other one isn’t, the property that is cared for will sell first. If your property is overrun by weeds and has run down fences, the buyer will get the impression that the owners don’t care for their property and that the entire horse farm for sale is probably in need of repairs that would end up costing them more than what they expected.

  4. Hire a realtor with an equine background.

    Don’t just hire a regular residential realtor. Look for a farm real estate agent with a background in horses and selling Charlottesville equestrian properties. Interview more than one agent. Ask about their sales for the previous 2 years. Ask for a market analysis and a proposal of how they plan to market your horse farm for sale.

  5. Pricing.

    One of the most important aspects of selling a horse farm is proper pricing. Pricing your property too high will turn off potential buyers while pricing it too low will make you lose on potential profit. A realtor with experience in selling Charlottesville horse farms will be able to help you determine the best price for your equestrian property through analyzing current market conditions and comparable sales.

These are the 5 most important steps in selling your Charlottesville horse farm. Doing these tips will ensure that your property won’t be sitting long on the market and sell for the best price possible.

If you need help in selling your Virginia horse farms, call me, Pam Dent, at 434 960-0161. As a native of Charlottesville, Virginia who is both an expert in horses and equestrian properties, I have the knowledge and experience that make me the best agent to market your Virginia horse farm.

Charlottesville horse farms wish Happy Birthday to the horses!

In addition to a Happy New Years toast at midnight on New Years Eve it would be appropriate to raise our glasses to wish the horses Happy Birthday.Charlottesville Horse Farms Happy Birthday to the Horses

On all of the Charlottesville horse farms the horses have turned one year older today.  On New Years Day all of mine always got a bran mash loaded with cut up apples and carrots as a special birthday treat.

If you are a non horse owner you may be wondering how all of the horses could be a day older today.  Of course chronologically they were not all born on January 1, but there needs to be a way to determine their ages for competition purposes.  In racing and some horseshow divisions it is important that the horses are competing against others of roughly the same age and maturity.  Of course this can factor in when breeding, particularly for racing.  Breedings are timed so that the foals will be born early in the year without being foaled in December of the previous year, which would be disaster.  Particularly in the 2 and 3 year old races a couple of months older could result in an advantage of strength, endurance and perhaps speed.  For most of us the calendar age does not matter in what we do with our horses.

Lets wish Happy Birthday to all of the wonderful horses on our beautiful Central Virginia horse farms.


How much is a one carat diamond worth? Anyone who has shopped for one knows that the price could have a significantly wide range of value. It’s been said that purchasers  should consider the color, cut, clarity and carat size to compare stones but when it gets down to decision time, buyers still want to know “how much is it worth?”

Real estate valuation can be equally as confusing to the public. Sometimes people look at replacement value or what it would cost to rebuild the home new.  We also are able to get the county assessments, but that data can often be misleading since improvements may have been made that are not reflected in the assessment and the assessor probably has not actually been to the home for several years.  Sellers often equate the value with how much they  need to get out of the home.   Real estate agents talk about market value or what a ready, willing and able buyer is prepared to pay for the home.

There are three commonly used tools that today’s home buyers rely on to make decisions but they vary significantly in the methods used to make the determination as well as the possible final consideration.

Appraisals are an opinion or estimate of value based on specific guidelines made by individuals who are licensed and possibly certified. Buyers and sellers may be reluctant to engage an appraiser because there is a fee of several hundred dollars that must be paid in advance even if no sale is ever consummated.

A Broker’s Price Opinion (BPO) as defined by the National Association of REALTORS® is an “estimate of the probable selling price of a property.” The Dodd-Frank Act describes a BPO as “an estimate…that details the probably selling price of a particular piece of real estate property and provides a varying level of detail about the property’s condition, market, and neighborhood, and information on comparable sales, but does not include an automated valuation model.”

A Comparative Market Analysis (CMA) is a commonly used tool of salespeople to provide information to buyers and sellers to facilitate a sale. In most cases, it would be difficult to distinguish a CMA from a BPO because the steps considered are essentially the same and practitioners commonly use the terms interchangeably.

Another method called Automated Value Model (AVM) use software to search available data on the Internet to arrive at an approximation of value. Zestimates found on the Zillow site use this method. AVM’s may not consider all the market activity such as MLS sales and active listings. They can’t make adjustments based on human experience and market knowledge.

For what it’s worth, a buyer or seller might want to acquire as much current and factual information as possible from a trusted real estate professional familiar with the market before making a decision on the largest single asset most people acquire.



In today’s market place, there are many pit falls to buying a house. In order to ensure that you have a positive experience, it is imperative that you, the prospective buyer, work with a solid team of professionals. First, you must find a real estate agent. There is no question that this could be the difference between you finding the home of your dreams or settling for a lesser house. So, what should you look for in a real estate agent? First off, and maybe most important, you should feel instantly comfortable with your agent. They should make you feel as though you are truly a priority and that they want you to be in the house you want as much as you do. Second, you should look for an agent who has experience. This ensures that the agent knows how to deal with the complications that often arise when purchasing a home. Finally, find an agent that knows the ins and outs of the local market where you are purchasing. This leads us to the next step in finding a qualified team. A good sign of a solid realtor is that they know an experienced lender who does business in your area. So, once a realtor refers you to a lender, what should you look for? Like your first meeting with your realtor, the lender should immediately put you at ease. Since the mortgage process is often confusing and frustrating, your lender must communicate it to you in a way that you can understand. He or she must also clearly lay out what is needed from you so that you can move into your home as soon as possible. Also, look for a lender who has an experienced team of professionals- the loan process can be long and difficult and is best approached with a team of individuals specializing in their respective fields.
In summary, find people that you trust. Make sure that they place a priority on communication. Look to see if they have a good reputation in the local market and that they carry themselves with the utmost professionalism. Remember, buying a house should be fun. Finding the right people to work with will only ensure that the process is everything it should be!

I would like to thank our guest author Bill Bader with Greenwood Lending for sharing his expertise.
You can find learn more about Bill at his website http://www.cvillelending.com/Bader.