Blogging Tulsa Real Estate: Horse Farms For Sale with a Pond and a Barn in Rogers County Oklahoma

Horse Farms For Sale with a Pond and a Barn in Rogers County Oklahoma

Horse farms for sale with a pond and a barn in Rogers County Oklahoma may be hard to find if you aren't working with the right REALTOR®. 

However, if you call Debbie Solano, you'll discover quickly that it's easy to find horse property in Northeast Oklahoma, because she has already thought about the problem and figured out exactly how to help you find all the horse farms for sale with a pond and a barn you could possibly want, whether you're looking in Rogers County, or in any other county around Tulsa in northeast Oklahoma.

5-stall horse barn with equipment shed on north side, three 12-foot x 12-foot stalls, one 12-foot x 24-foot foaling stall, 28-foot runs on south side, an indoor wash stall with hot water, a half bath, a large tack room, a feed room, an area for indoor hay storage, and an area for equipment or storageWhat's so special about finding horse farms for sale with a pond and a barn?  Most realtors sell houses in subdivisions and don't necessarily specialize in farm and ranch properties. A farm and ranch specialist can narrow the search to find exactly what you are looking for

A realtor specializing in horse properties not only knows the inventory, but he or she can show you how to find horse farms for sale with a pond and a barn if they have been properly coded in the Northeast Oklahoma multilist as having a barn, a pond, and are listed as either a farm and ranch property or as a property that has been zoned "Horse Permitted" in some way.

 

Farm and Ranch Properties:

There are currently 7 horse farms for sale with a pond and a barn in Rogers County, Oklahoma.  They range in price from $185,000 to $655,00.  These are all the current farm and ranch listings in Rogers County that have a pond and a barn. 

Now if you were to take away the requirement for a barn, you would find that there are currently 17 farm and ranch properties for sale with a pond (but without a barn) in Rogers County, Oklahoma.  These properties range in price from $115,000 to $1,100,000.

Let's try the other way around and you will find that there are 14 farm and ranch properties for sale with a barn (but without a pond) in Rogers County, Oklahoma.  These properties range in price from $179,500 to $655,000.

As you can see, there are all kinds of permutations that will change your property search. If no pond is available on a property, we can always look for farm and ranch properties for sale in Rogers County that have a creek instead.  (There are currently 8 farm and ranch properties in Rogers County Oklahoma that have a creek).  You can always dig a pond if one is not already available on the property.  Add a barn to the search for farm and ranch properties with a barn and a creek and you will find that there are currently 3 properties available.

Or, if there is no barn, then you can always build one later. 

So you can always add a pond and/or a barn, but a creek or a river is difficult to replace.

Oh, for those perfect horse properties that have all three features:  farm and ranch properties with a barn, a pond, and a creek.  Ooops!  There are now only two farm and ranch properties in Rogers County with a barn, a pond, and a creek and they are not the less expensive properties.

Are you beginning to understand why you need a REALTOR who specializes in farm and ranch properties?

 

Horse Permitted Properties:

"Horse Permitted" addresses a zoning question and has little to do with the description of the property being sold.  Horse farms for sale with a pond and a barn hopefully will be marked as "horse permitted," but when the realtor is filling out the paperwork, there are only a limited number of selections that can be checked on the listing forms.  So if "horse permitted" is missing, the buyer can usually make the assumption that if it is a farm, then it has agricultural zoning -- but not always.

And vice versa.  Perhaps there is a nice house on a lovely piece of land -- perhaps with quite a bit of acreage, that has never been set up as a farm or a ranch. There are many properties in Rogers County that have the potential to become horse farms for sale with a pond and a barn.  These properties may be zoned in such a way that horses are allowed or "permitted" to be there. 

In Rogers County "horse permitted" would mean Agricultural zoning or RS-60 (which is Residential zoning in rural subdivisions with a minimum of 2.5 acres where there is a limit on the number of horses or other livestock).

Currently there are 8 "horse permitted" properties for sale with a pond and a barn in Rogers County Oklahoma.  They may or may not necessarily be horse farms for sale with a pond and a barn; they simply have the correct zoning to be horse farms for sale with a pond and a barn. 

 

A barn does not a farm maketh.

Is the farm registered with the U.S. Department of Agriculture?  Is there a farm number?  Has the owner been filing a Schedule F?  Do the Sellers drive a truck with a Farm tag?  Do the Sellers pay sales tax on their horse feed?  All of these questions are valid, but irrelevant when a realtor is checking Farm and Ranch on the listing documentation.

 

What is a barn?

When you are looking for horse farms for sale with a pond and a barn you will find that your idea of a barn may be quite a bit different from the listing realtor's interpretation of a "barn."  In our Northeast Oklahoma multilist there are a few very nice garden sheds that are coded as barns. 

Then again, is there a distinction between "barn" and "stable?"  Not in our multilist.  A stable with horse stalls of any kind is a barn.  A large hay barn is a barn too. 

Run-in sheds and equipment sheds are usually classified as "sheds," but sometimes are labeled as "barns" by different realtors.

 

What is a pond?

Some farm ponds are small lakes, but in the looking across 2-acre pond toward the main houseNortheast Oklahoma multilist they are all ponds.  If they have a name on a map, then they are lakes.  Otherwise they are ponds.

A lagoon is not a pond.  It is a hole in the ground into which sewage is retained when the land does not "percolate" or "perk."  Lagoons have been largely superseded by aerobic septic systems.

 

Look at the pictures

Confused?  Join the club!  Just be sure when you are looking for horse farms for sale with a pond and a barn, that you search for farm and ranch properties separately from "horse permitted" properties.

In other words, do separate searches for both categories.

Then again, skip the searches for farm and ranch properties and "horse permitted" properties altogether, since many listing realtors do not check either box when they are filling out the paperwork on a particular property.

The broadest search would be to search for acres.  Well, scratch that too.  Some realtors don't even list the property size. 

Just look at the pictures and decide for yourself if what you are looking at are indeed horse farms for sale with a pond and a barn.

 

Debbie Solano, CRS, ABR, CDPE, CHMS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK  74135

Office:  918-712-4473

Cell:  918-724-8201

FAX:  918-712-4310

 

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Comment balloon 3 commentsDebbie Solano • March 16 2010 07:42PM

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Hi Debbie, I think you have it covered!  Great Job!

Posted by Captain Wayne - Rowlett Real Estate School, Rowlett Real Estate School / Owner and Instructor (REcampus Fully Accredited Florida ONLINE & Classroom Training in Destin, Pensacola Florida) over 8 years ago

Wow sounds like you are the go to person for Barns or all things horsie. Good luck and what a niche.

Posted by Charles Stallions Real Estate Services, Buyers Agent 800-309-3414 Pace and Gulf Breeze,Fl. (Charles Stallions Real Estate Services Inc) over 8 years ago

Wayne and Joyce,  I really am quite surprised you found my post.  I worked with Steve at Active Rain to build the blog using keyword phrases -- and so something is different.  Usually nobody comments on my posts.  I have never put pictures on before -- well maybe once.  I just never knew how to do it.

I actually woke up in the middle of the night "feeling a blog coming on" and sorting through all the permutations and keywords.  It's kind of a problem, but it is a local issue.

I went on a listing appointment yesterday in Tulsa County.  When the seller bought the property five years ago he was told by the real estate salesperson that horses were permitted -- which they weren't. Here is the problem:  He is within the city limits of the City of Tulsa.  His zoning is RS1 -- which in Tulsa means no animals.  Now, had horses been continuously on the property since it was zoned residential in 1971, then there would be no problem listing the house as "horse permitted" -- but the local zoning authority says we have to prove that there was never 36 months out of any four-year period when there were not animals on the property.  How does one prove that, even if it were true?  All I can think is to save feed receipts -- or take regular pictures.

The man has a lovely 10-acre property with an old dairy barn and a house built in the 1920's.  He has spent $20,000 putting a new roof on the barn. 

To pay $900 to ask for a zoning variance to switch the property back to Ag would not guarantee that his request would be granted.  So what is the poor guy to do?

I figure I could list it as Farm and Ranch -- which it obviously could be -- and skip the zoning issue in the multilist and just inform prospective buyers of the problem.

I really think the best thing to tell him is that it is easier to beg forgiveness than to ask for permission -- but that isn't really good business practice.

So what do you think?

Posted by Debbie Solano, ALC, CRS -- Land & Country Estates near Tulsa (Coldwell Banker Select, Realtors -- Tulsa, Oklahoma) over 8 years ago

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