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Why invest in equestrian properties for sale in North Georgia

horses running on the field

Owning an equestrian property is a dream come true for any professional equestrian, trainer, investor, and anyone else who enjoys riding as a hobby. This unique lifestyle gives you the freedom to appreciate life with horses and take advantage of the many opportunities it offers. But before diving head first into purchasing equestrian property in Georgia, it’s important to learn as much as you can about engaging in this real estate transaction.

Here’s everything you need to know about the equestrian communities in North Georgia and how to buy a property here.


The equestrian industry makes a significant contribution to the nation’s economy, with billions of dollars generated annually. Georgia may not be one of the top equine-producing states but it is known for its thriving horse industry and high-quality horses. According to the Georgia Equine Commission, the Peach State has over 74,000 horses within its borders.

Equine properties are a niche market. Like new construction homes, luxury properties, and vacation homes, only a select set of people look forward to buying equestrian properties. The ones you’ll find in North Georgia offer Southern living at its best. With sprawling farmhouses, well-maintained barns, and extensive equestrian facilities, these exceptional properties are perfect for those who want to fully dive into the equestrian lifestyle.


woman excited holding a horse

For real estate investment, many people would usually put their money into rentals, whether for the short or long term. However, there are those who venture into equestrian properties, not only for the love of anything horse-related but also for the handsome profits that this type of investment generates.

Here are some of the reasons why it makes sense to invest in equestrian properties:

  1. The strong demand

    For as long as there is a strong bond between man and his horse, there will always be a demand for anything that caters to or relates to this mighty yet graceful creature. For one, there is a continued interest in horse-related sports and events, and this is bound to keep on for a long time. That said, horse enthusiasts will often be in search of properties equipped with trails, stables, and pastures – facilities and amenities that are typically found in equestrian properties.

    Another powerful draw of the equestrian property is the lifestyle benefits that it offers. Aside from providing the opportunity for owners to always be near their prized steeds and become members of the elite equestrian community in Georgia, the equestrian property also provides a private and peaceful environment.

  2. The chance to generate income

    As mentioned earlier, equestrian properties can be excellent sources of income. From boarding horses to providing riding lessons, the possibilities are endless. One of the most common ways equestrian property owners generate income is to offer full-service boarding. Horse boarding facilities have a strong market demand because of the need for space, facilities, and equine expertise. Aside from providing a suitable living environment, horse boarding facilities may also offer other services such as training programs and lessons.

  3. Tax benefits

    Depending on local, state, or federal laws, the expenses related to your income-producing activity can be subtracted from your taxable income. In Georgia, the state has several agriculture tax exemptions and conservation easement programs. Do note, however, that if your equestrian property is only used as a venue for your hobby, it won’t be tax-deductible.

  4. Asset portfolio diversification

    If you’re looking to diversify your asset portfolio, an equestrian property is a great option. Having a large assortment of assets in your investment portfolio lowers your investment risks, especially in events when upheavals occur in other markets. With farmland being a more stable and low-risk type of real estate investment, this can act as a hedge against other more volatile instruments in your portfolio like stocks or bonds.

  5. Lots of room for expansion

    When you are the proud owner of an equestrian property, the possibilities are endless. You can add more stables, build more facilities, or even purchase additional land. Whether you want to expand your equine business or add another means for profit on your land, you can do so as the amount of acreage in an equestrian property opens up a plethora of options for either income generation or even personal enjoyment.


North Georgia has a vibrant and thriving equestrian scene that welcomes horse enthusiasts of all levels. The area is home to riding schools, equestrian centers, and boarding facilities, along with a large network of trails and riding routes. You’ll also discover a plethora of equestrian communities in North Georgia, offering a unique lifestyle centered around equestrian activities.

The horse properties in North Georgia can only be described as one-of-a-kind. In this portion of Georgia, you’ll come across luxury estates, magnificent equestrian ranches, and picturesque farmhouse properties. These properties below are a glimpse of the amazing estates that you’ll find in North Georgia:

23 Maccarthy Farm

Built in 2011, the Maccarthy Farm property is an equestrian estate, a family compound, and a mini farm, all rolled into one. It covers around 13 acres of land and is surrounded by plenty of natural beauty. The views offered by 23 Maccarthy Farm are unmatched. You’ll be greeted by spectacular views at every turn, from magnificent sunrises to glorious sunsets.

On 23 Maccarthy Farm, you’ll find a 3-bedroom, 3-bathroom, and one-half bathroom Craftsman home. Among its indoor features are a formal dining room, a large recreation room, and a home office. While the indoors are thoughtfully-designed, it’s the outdoor features that really set this property apart. The property has a natural boulder fire pit and a “party porch,” making it the perfect place to relax and enjoy the outdoors.

Address: 23 MacCarthy Farm Road, Mineral Bluff

1507 Mobile Road

Covering more than 33 acres, 1507 Mobile Road is a North Georgia property with endless possibilities. This private estate is a hidden gem but one with complete utilities and access to paved roads: You have the option to turn it into either your dream farm or a secluded getaway. 1507 Mobile Road also has multiple outbuildings that can house your future projects.

The property may have been built in 1978 but it maintains its charm and allure even to this day. Enjoy panoramic natural landscapes and views of Fightingtown Creek, a scenic stream that flows into the Ocoee River.

Address: 1507 Mobile Road, McCaysville, Georgia 30555


brown house eating grass

Because of the unique considerations involved, buying an equestrian property entails an approach that’s different from any other real estate purchase. This requires specific knowledge such as knowing about soil quality, barn construction, and local zoning laws.

Below are some important factors to consider in an equestrian property.


No matter the kind of property involved in a purchase, location will always be the most important consideration. That’s because you can change the structures on the property but never the location.

When it comes to equestrian property, choose the one in an area that’s meant for raising and training horses. What’s the weather like? Horses thrive in mild climates with consistent weather patterns. Look at the availability and proximity of the local vets, too. In case of an emergency, you will want to be near a veterinary clinic or hospital that specializes in equine care.

If you plan on entering competitions, a location that’s close to competition venues or an airport is ideal. Not all airports permit horse transportation so it’s best to research if the airport nearest to your potential location allows it.

Land quality

A factor that is often overlooked when buying an equestrian property is the land quality. The quality of the soil, for example, will affect the health and strength of your horses. Good soil, especially one that is rich in nutrients, translates to a healthy and productive horse pasture.

To check the soil quality of a potential equestrian farm, get a soil test. The University of Georgia’s extension office in Fulton County offers soil, water, and plant testing services. Through this test, you can find out about the soil acidity, if lime is needed to raise it, and the status of other nutrients.


Amenities like horse stalls, barns, and storage areas are essential to your equestrian property. When looking at equestrian properties, evaluate the amenities present in them and check if they will meet the basic needs of the horses. The barn, for instance, must be well-built and properly insulated.

Since your horses need to graze throughout the day, you also need to assess the outdoor space. A good rule of thumb is to allot at least two acres of land per horse. But don’t zero in on the total number of acres – focus on the usable land. If the property you’re looking at has steep slopes or a forest, they should not be included in your acreage estimation.

These are the amenities that are commonly found in an equestrian property:

  • Barns and stables
  • Pastures and paddocks
  • Tack rooms
  • Storage areas
  • Wash racks
  • Riding arenas

Zoning regulations

Zoning laws are the local or municipal regulations that tell you how the property can and cannot be used. Some zoning laws have restrictions on the number of horses per property while others require a certain type of material or height for your farm fences. Since these zoning laws vary depending on location, check the local city, county, and HOA regulations regarding agriculture and livestock first. The property you are considering should be in line with regulations to avoid any legal or non-compliance issues in the future.

These are the zoning laws that you should be aware of:

  • The right to drill for water
  • The functional and aesthetic requirements for the fencing
  • The horse limit per property
  • Being able to tear down structures
  • Easements with other nearby properties
  • Requirements for waste management

Extra features

After focusing on the basics of equestrian property, you can start considering the extras. These additional features can add value to your property and make it look more appealing to horse owners, trainers, and potential renters. Having direct access to an extensive trail system is a great advantage. And if the property and location you choose has an active equestrian community like in North Georgia, the better.


It’s no secret that buying an equestrian property in North Georgia is both a challenging and rewarding process. As a first-time buyer, it can get overwhelming. To successfully navigate the process of buying an equestrian home, follow these useful tips and tricks:

Determine your goals for the property

The first step to buying an equestrian home is to figure out your goal for the property. What are your plans for it? Are you looking to start a horse-boarding business? Or is it just to simply enjoy the equestrian lifestyle? By identifying your goals, you can focus on the properties that will meet your needs and preferences.

It also helps to think long-term. Since your goal may change over time, your equestrian property should be flexible enough to adjust to these changes.

Know what kind of equestrian property you want

From modest-sized lots to enormous equestrian estates, there’s a wide selection of equestrian properties out there. Make a list of what you need and want in your equestrian property. What are the non-negotiables and what are the features that you are willing to compromise on? With your goals, needs, and preferences in mind, it will be easier to narrow down your search when looking for the right one.

Set a budget

With your goal/s in mind, the next step is to determine a realistic budget for your purchase. Aside from the seller’s asking price, your budget should also include the cost of maintaining an equestrian property (remember that regular maintenance of these kinds of properties requires quite a huge investment), taxes, and insurance.

Know your financing options

Loans are available for the purchase of equestrian properties, although they tend to be more complex than those for standard single-family homes due to the equestrian property’s unique nature. The purchase of an equestrian property in North Georgia can be financed through a conventional loan, an FHA (Federal Housing Administration) loan, a USDA loan, or an equine facility loan.

Look at the horse facilities and grounds

Once you’ve found a potential property, it’s time to evaluate the land. The ground should be firm and stable, the barn or stalls should have good drainage, and there should be additional structures to protect your horses from the weather. Remember that you don’t need an entire estate, you just need enough ground for your horses to graze on.

Prioritize properties that are move-in-ready

It can be daunting to manage a horse farm, especially if you are new to handling a property as unique and relatively large as this one. That’s why it makes sense to focus on equestrian properties that don’t require any major repairs or improvements. A move-in-ready property may also have the basic equipment and amenities in place, including horse stalls and stables that are in good condition.

Get a barn and stable inspection

Before committing to an equestrian property, have the barn and stable inspected first. Hiring a professional to check for any issues or potential problems will save you a lot of time and money down the road. During the inspection, the inspector will look at the flooring, walls, and roofing. The electrical, drainage, and ventilation systems will be checked, as well.

One of the biggest threats to any equestrian property is fire. Apart from taking preventive measures like placing fire extinguishers and installing fire alarms, another way to avoid any fire hazards is to have the buildings and structures on the property inspected by a qualified fire expert. Through this inspection, you can be sure that all standing structures that come with the equestrian property are safe for both humans and horses.

Be flexible

With any real estate purchase, it’s hard to find a property that has everything you’re looking for. That’s why you must be willing to compromise on certain aspects. Always remember that when it comes to buying equestrian property in North Georgia, the land is more important than the house itself. Even if the house isn’t exactly what you wanted, you still have the opportunity to transform the structure into an abode that meets your needs.


Buying an equestrian property in North Georgia involves plenty of moving parts. That’s why it’s best not to do it alone. With so many factors to consider, working with an experienced group of real estate agents like Nathan Fitts and his team can make all the difference.

Nathan Fitts & Team is committed to providing an exceptional and personalized real estate experience to equestrian property investors and first-time buyers. Let the team help you find the right equestrian community and property in North Georgia. Get in touch with Nathan Fitts today at 706.632.3000 or  contact them here.