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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 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.





Affordable Central Virginia Horse Farm – 348 Arrow Head LN

348 Arrow Head Ln, Palmyra, AV 22963
3 bedroom, 1 1/2 bath home on 7.43 acres, built 1978, $199,000

Horse ready property

If you think that affordable and horse farm can’t be in the same sentence, then you need to see this horse ready property at 348 Arrow Head Lane.  This farmette offer a stable for your horses with a tack room, electricity and water.  Plus there is a round pen and front and rear paddocks.  The darling ranch style home has an open floor plan, three bedrooms, and two decks from which to enjoy the private setting.  

Sweet ranch style home

If you and your horses are looking for a new home that won’t break the bank, don’t miss seeing this great property down a quiet country road.

Copyright 2012 by Pam Dent all rights reserved “Affordable Central Virginia Horse Farm – 348 Arrow Head LN“. 



Predicting The Weather On A Charlottesville Horse Farm
Anyone who lives on a Charlottesville horse farm is used to living close to nature. Our lives revolve around weather and temperature. Is there enough rain to grow a good hay crop or to grow a good stand of grass on the paddocks? Will there be some warm sunny days at the right time so that the hay can be baled and gotten into the barn without getting wet? How cold will it get and what weight blanket will we need to dress the horses in? What are the chances of storm and should the horses stay in. The pattern of our days are dictated by the weather.
All of us listen to the weather reports throughout the day or bring up the radar maps on our smart phones. At the same time we all have our own favorite ways to predict the weather. For instance, if we see the horses running in the paddocks for no reason, it can mean that a front is coming in within the next 24 hours. And if the horses start growing their winter coats earlier than usual of grow particularly thick coats, it may mean that the winter will be unusually cold.
You may be familiar with they saying that a ring round the moon means that it is going to rain. Or that if the smoke coming out of a chimney is going sideways instead of going straight up that it is going to snow. There are so many ways that people who live on Charlottesville horse farms have for predicting the weather. Many of these actually have a scientific basis behind our everyday observations. What are your favorites?

Copyright 2012 by Pam Dent all rights reserved “Predicting The Weather On A Charlottesville Horse Farm”.

Charlottesville Horse Farms – Summer Barn Design

When you are looking at a Charlottesville horse farm for sale, do you think about how your horses will handle the midsumer heat?  Not only should the barn be designed to that looks attractive and is convenient to work in, but it is very important that it provide comfortable housing for your horses in the middle of the summer.Horse sleeping on a Charlottesville horse farm

Ample ventilation is a key element in stable construction.  Many barns have a central aisle way.  Ventilation in these structures can be helped by a large exhaust fan located in the eaves.  It is even better is there is cross ventilation as well.  Windows or dutch doors in the back of the stalls is an easy way to accomplish this.  You will also want the ablility to have a fan for each horse.  Make sure that there are ample outlets to hook up all of the fans; a separate outlet for each stall is ideal.  

High ceilings over the stalls will also contribute to the airflow.  Barns with overhead hay storage can be hotter than stables that are open above the stalls.  In addition, adequate ventilation can prevent respiritory problems.

While we are considering hot weather comfort for our horses, lets look at the pastures.  If your horses are going to be spending time outside during the day in the summer, you will want to make sure that each of your pastures has a shady spot that is available all day or a runin shed that has good airflow.

Many times we are not looking at property during the summer heat, but when you are looking at Charlottesville horse farms for sale, don’t forget to consider your horses’ comfort during all four seasons.

Copyright 2012 by Pam Dent all rights reserved “Charlottesville Horse Farms – Summer Barn Design“.

Charlottesville Farms Real Estate Market Report – May 2012

This Charlottesville farms real estate market report will look at the sales of farms in Albemarle County.  For the purpose of this report any property over 15 acres will be considered a farm.

May 2011 average list price $891,450.
May 2012 average list price $585,000.

May 2011 average sale price $683,450.
May 2012 average sale price 655,000.

May 2011 median sold price $683,450.
May 2012 median sold price $655,000.

May 2011 %sold/list 76.66%.
May 2012 %sold/list 111.96%.

In May 2011, 2 Albemarle County farms sold.
In may 2012 only 1 farm sold on the Albemarle County real estate market.

1/1/2011 – 5/31/2011, 12 Albemarle County farms sold.
In the same time frame this year 12 farms sold on the  Albemarle County real estate market.

Graph of Albemarle Farm sales

In the last couple of years the market for Albemarle County farms and Charlottesville horse farms has been very slow.  The absorption rate for these type of properties remains at several years.  As a result if you have an Albemarle County farm for sale pricing correctly is crucial.  The buyers are in the drivers seat and your Virginia farm will also need to be in perfect condition.  At the same time, I think that calls and inquiries for properties with larger acreage has increased but many of the buyers lack urgency.  There is a lot of inventory and buyers definately feel that they can wait and the property that they like will still be there.

Charlottesville Farms Real Estate Market Report – April 2012

Copyright 2012 by Pam Dent all rights reserved “Charlottesville Farms Real Estate Market Report – May 2012“.