Dreaming of room to ride without giving up access to Colorado Springs? If you are drawn to open skies, quiet nights, and a place to keep your horses at home, Falcon in eastern El Paso County deserves a close look. The area’s semi‑arid climate, rural setting, and mix of ranchettes and larger acreages can be a great fit if you plan well. In this guide, you’ll learn what to check for zoning and covenants, how wells and septic systems work, which horse‑specific features matter most, and the due‑diligence steps that help you buy with confidence. Let’s dive in.
Why Falcon works for horse owners
Falcon sits on the Front Range and High Plains transition, so you get wide‑open views and room to spread out. You are still within commuting distance of Colorado Springs and its equine services like veterinarians, farriers, and feed stores, which makes day‑to‑day care more manageable.
The local climate is semi‑arid with hot summers, cold winters, and periodic high winds. These conditions influence forage growth, water demand, and shelter planning. Many properties support grass and scrub rather than lush pasture, so you should expect to supplement with hay, especially in winter. Lot size, water availability, barn quality, arena footing, and subdivision rules are the features that drive value and usability here.
Zoning, covenants, and permitted uses
Before you fall in love with a property, confirm two things: county zoning and any recorded covenants. El Paso County land use codes govern permitted uses, minimum lot sizes, setbacks, barn and accessory structure rules, and limits on livestock or commercial boarding. Many Falcon subdivisions also record covenants, conditions, and restrictions with the County Clerk & Recorder that can limit the number of animals, where you can place arenas, and whether lights or certain structures are allowed.
What to do next:
- Obtain the parcel’s zoning designation and review the current land‑use code for that zone.
- Request copies of recorded CC&Rs from the County Clerk & Recorder and read them for animal and structure restrictions.
- If you plan lessons, boarding, or clinics, verify whether your intended use is allowed under zoning and covenants.
Water and wells: what to verify
Colorado uses an appropriative water rights system, so water is property‑specific. Many rural Falcon properties rely on private domestic wells rather than surface irrigation. A domestic well usually requires a permit or registration and has limits on production and allowed uses.
Your goal is to confirm legal status and practical supply. Ask for well permits, well driller logs, pump depth, and any recent yield or flow tests. Request current water quality lab results for bacteria, nitrates, and other contaminants. If a property advertises irrigation rights or ditch shares, verify those with the Colorado Division of Water Resources and the applicable ditch company before you write an offer.
Septic systems and wastewater basics
Most horse properties in Falcon use on‑site sewage treatment. Septic systems must be properly permitted and sized for the home’s number of bedrooms or occupants. Ask for installation permits, prior inspection reports, and the location of all system components. If you plan to add a barn apartment or increase use, check whether the current system can support the added load or will require upgrades and a percolation test.
Environmental risks and site checks
Rural acreage comes with environmental considerations. Wildfire risk exists where grass and brush are present, and insurers may require mitigation work. Floodplains or wetlands can limit where you place barns, paddocks, or manure storage. Soil type and slope matter for septic performance, arena drainage, and erosion control.
Your checklist here includes reviewing local wildfire resources, FEMA flood maps, and soil surveys. Walk the land after a rain or during spring melt to observe drainage patterns before finalizing plans for arenas, paddocks, or access roads.
Horse‑focused features to evaluate
Acreage and forage
There is no one‑size‑fits‑all stocking rate in Falcon. Forage quality, irrigation availability, and management practices drive how many horses a property can comfortably support. Plan for significant hay supplementation in winter. Ask sellers about pasture rotation, reseeding, and any history of on‑site hay production.
Barns and shelters
Inspect barns for structural integrity, ventilation, and good drainage. Stalls should shed water and dry quickly, with safe electrical and lighting. Look for functional wash racks, secure tack and feed rooms, and thoughtful fire safety. In winter, heated waterers or a reliable water‑warming plan are essential so horses have continuous access to water.
Fencing and paddocks
Safe fencing is critical. Board rail, pipe, horse‑friendly woven wire with visibility, and some high‑tensile systems configured for horses are commonly used. Barbed wire and certain high‑tensile setups are unsafe for horses. Evaluate paddock size and count, shelter access, gate hardware, and cross‑fencing for rotational turnout. Check the survey for easements or utility corridors that might impact fencing layout.
Arenas and footing
Arena orientation, base, and footing determine how much you actually ride. Good drainage helps you avoid mud and freeze‑thaw issues. Confirm construction details, footing type, and whether lighting is allowed under CC&Rs. Think about your intended use, from basic training to hosting lessons.
Manure and biosecurity
Manure management affects neighbors, water quality, and day‑to‑day labor. Review storage location, containment, and removal schedule. If you plan to host outside horses, set up a sensible traffic flow and a quarantine area to reduce disease transmission.
Winter water and utilities
Falcon winters require a plan for water access. Verify hydrant locations, hose access, automatic waterers, and winterization. Check available power for tank heaters and the electrical capacity in barns and outbuildings.
Access and services
In rural settings, road maintenance and snow clearance vary. Ask who maintains access roads and how winter plowing is handled. Proximity to veterinarians, farriers, and feed stores in Colorado Springs can reduce operating stress and costs.
Financing, insurance, and operating costs
Lenders view horse properties differently depending on acreage and whether you plan a hobby setup or a boarding business. Some conventional lenders limit acreage or require larger down payments. Local banks, credit unions, farm credit organizations, and USDA Rural Development programs may offer options, but qualifications vary. Appraisals can be complex if there are few comparable equestrian sales.
Insurance also deserves early attention. Standard homeowner policies may not cover equine‑related liability or barn structures. You may need equine liability coverage, additional coverage for barns and tack, and hay or equipment protection. If wildfire risk is elevated, expect mitigation requirements and possibly higher premiums.
Budget for ongoing costs that include hay and feed, vet and farrier care, utilities for heated water, fence repairs, arena maintenance, insurance, property taxes, and any groundwater or water hauling expenses where applicable. If the seller has kept horses on site, request historical operating costs as a benchmark.
Due‑diligence checklist for Falcon horse properties
Use this checklist to gather documents and answers before you make an offer:
- Zoning designation and permitted uses for the parcel.
- Recorded covenants and CC&Rs from the County Clerk & Recorder.
- Well permits, driller logs, any recent yield tests, and water‑quality lab results.
- Septic permits, installation records, and the latest inspection report.
- Survey showing boundaries, easements, and rights‑of‑way.
- Property tax statements and any agricultural classification documentation.
- Barn and accessory structure permits and inspection records, if available.
- Arena construction details, drainage plan, and footing composition.
- List of included equipment like panels, waterers, feeders, and their condition.
- Historical operating costs for horse care and facility maintenance.
- Insurance claims history for the property, including any fire or structural claims.
- Evidence of road maintenance agreements or HOA road responsibilities.
- Local wildfire risk assessment and any recent mitigation work.
Key questions to ask the seller:
- How many horses have lived here, and how were they managed through winter?
- Does the property have irrigation rights or only a domestic well?
- What is the winter water plan for the barn and paddocks?
- Are there established paddocks with safe fencing and shelters?
- Are boarding or lessons currently permitted or restricted here?
- Who maintains the access roads and handles snow removal?
Smart next steps
- Confirm zoning, permitted uses, and CC&Rs with El Paso County offices.
- Verify well permits, water rights status, and water quality through the appropriate agencies.
- Review septic permits and capacity with county environmental health.
- Walk the land and assess wildfire, floodplain, soils, and drainage considerations.
- Line up specialized inspections for the well, septic, barns, fencing, arena, and boundaries.
- Discuss financing with multiple lenders, including farm‑oriented options, and get insurance quotes early.
- Connect with Colorado State University Extension resources for pasture and manure management guidance.
If you want local boots‑on‑the‑ground support and a smooth process from search through closing, reach out to Brent & Jen Patterson. We coordinate due diligence, connect you with vetted inspectors and lenders, and guide you on property fit so you can focus on the fun parts of horse ownership. Start your search and explore our premium tools with Brent & Jen Patterson.
FAQs
What zoning and covenants affect horse properties in Falcon?
- El Paso County zoning controls permitted uses, livestock limits, and setbacks, while recorded CC&Rs in many subdivisions can add rules on animal counts, arena placement, and lighting, so you should obtain both the zoning details and the recorded covenants for any parcel you consider.
How much acreage per horse is realistic in Falcon’s climate?
- Stocking rates vary by forage quality and management, but most owners plan on significant hay supplementation and use multiple acres per horse for turnout to prevent overgrazing, especially without irrigation.
How do domestic wells work for rural properties in El Paso County?
- Many properties rely on domestic wells that require permits and have usage limits, so you should verify the well’s legal status, obtain driller logs and yield tests, and review current water quality results before you make an offer.
What inspections are essential when buying a horse property?
- In addition to a standard home inspection, arrange inspections for the well and water quality, septic system, barns and arenas, fencing, environmental risks like floodplain or wildfire, soils for percolation and erosion, and a survey to confirm boundaries and easements.
Are arenas and arena lights allowed in Falcon subdivisions?
- It depends on the specific CC&Rs and county zoning for the parcel, so review recorded covenants for lighting and structure rules and verify permitted uses with the county before planning an arena or lessons.
Will standard homeowners insurance cover horses and barns?
- Coverage varies, and many policies exclude equine liability or have limited coverage for barns and tack, so discuss equine liability endorsements, barn structure coverage, and wildfire considerations with your insurer early in the process.
