Horse Properties for Sale in Fauquier County VA | Samantha Bard
Fauquier County is Northern Virginia's horse country. Board fences, stone walls, and open Piedmont pasture run from Upperville and The Plains down through Warrenton and south toward Remington. The county covers about 651 square miles, hosts the Virginia Gold Cup and the Upperville Colt & Horse Show, and was the first Virginia county to protect more than 100,000 acres under conservation easements. That makes a search for horse properties for sale in Fauquier County VA different from a typical home search. Acreage, barns, fencing, water, easements, and land use taxes all shape what a farm can do and what it costs to own. Samantha Bard, REALTOR® ABR|SRS with Coldwell Banker Realty, helps buyers sort through those details so they know where they stand before they write an offer. Here are 10 things to know as you start looking, plus answers to the questions horse buyers ask most.
10 Things to Know About Horse Properties in Fauquier County
1. Why Fauquier County Is Northern Virginia's Horse Country
Fauquier County was founded in 1759, and Warrenton is the county seat. More than half of residents live in rural areas, and much of the land is still in pasture, hay, and woodland. That open land is the reason the county's equestrian traditions have lasted for generations.
Today, Fauquier County equestrian real estate ranges from small horse farms near Warrenton to large estates in the northern part of the county with multiple barns, riding rings, and miles of fencing. Organized foxhunting, steeplechase racing, and some of the country's longest-running horse shows all take place here, so it's common to find properties already set up for horses.
2. Upperville and the Route 50 Corridor
Upperville sits along Route 50 in the northern part of the county, near the Loudoun County line. It's home to the Upperville Colt & Horse Show, founded in 1853 by Col. Richard Henry Dulany and widely described as the oldest horse show in America. The show has been held at Grafton Farm, about two miles east of the village, since it began.
Farms in this area tend to be larger, with rolling pasture and views toward the Blue Ridge. Many properties here are under conservation easement, so the size and layout of a farm today is often what it will stay. If you're looking at land along this corridor, ask for the deed of easement early in your search.
3. The Plains and Great Meadow
The Plains is a small town in central Fauquier and the home of Great Meadow, a roughly 500-acre events center. The Virginia Gold Cup, first run in 1922, is held there on the first Saturday in May. The International Gold Cup is the fall race, held in October.
Beyond race days, Great Meadow hosts other equestrian and community events through the year. Farms around The Plains often include run-in sheds, board fencing, and direct access to open country. If you plan to ride out from your property, ask the seller how neighboring land is used and whether any informal riding arrangements are in place.
4. Warrenton: Horse Farms Close to Town
Warrenton gives horse owners a mix of acreage and in-town conveniences, with shopping, dining, and county offices close by. The Warrenton Horse Show was chartered in 1899, and the association that runs it is described as the oldest continuously operating corporation in Virginia. The show holds USEF Heritage Competition status.
Around Warrenton you'll find smaller farmettes of five to 25 acres alongside larger farms. These can be a good fit if you want room for two or three horses without managing a large estate. Check whether a property is served by public utilities or by private well and septic, since that can change from one road to the next.
5. Delaplane, Marshall, and Trail Riding Access
Delaplane and Marshall sit in the northern half of the county along I-66 and Route 17. Sky Meadows State Park, near Delaplane and Paris, has trails open to horseback riding, and the surrounding countryside is still largely agricultural.
For many buyers, access to trails matters as much as the farm itself. Ask about public trail access, nearby trailer parking, and how far you'd need to haul to reach a show or clinic. Being close to I-66 can also make it easier to get to Northern Virginia for work or errands.
6. Southern Fauquier: Remington, Bealeton, Catlett, and Midland
The southern part of the county includes the town of Remington and communities such as Bealeton, Catlett, and Midland. The land here is generally flatter, and working farms are common. In 2015, the conservation of the Wainbur farm in southern Fauquier pushed the county past 100,000 acres under easement.
Horse properties in southern Fauquier often have open, usable acreage for pasture, hay, and arenas. Some buyers like the flatter ground for riding rings and easier mowing. As with any rural property, confirm road frontage, any shared driveway agreements, and how the land drains after heavy rain.
7. Conservation Easements and the PDR Program
Fauquier County leads Virginia in land protected through easements. According to the Piedmont Environmental Council, the county was the first in the state to preserve more than 100,000 acres with conservation easements. The county's own Purchase of Development Rights (PDR) program has approved about 13,469 acres since 2002, according to the county, and Fauquier reports it leads the Commonwealth in PDR-protected farmland.
Under the PDR program, landowners voluntarily sell development rights to the county and keep owning and using the land. The restrictions stay with the property when it sells. An easement can limit subdivision and new building, so read the deed of easement before you write an offer. Look for rules on new barns, arenas, additional dwellings, and how much land can be disturbed.
8. Land Use Assessment and Agricultural Districts
Fauquier County has 13 Agricultural and Forestal Districts, created under Virginia law to conserve farm and forest land. Participating properties qualify for Special Land Use Assessment, which lowers real estate taxes. Under the county's rules, parcels of 25 acres or more qualify. Parcels of 5 to 25 acres qualify only if they adjoin parcels in the same ownership totaling 25 acres or more, or if they are under a perpetual easement.
Before you buy, ask whether the property is in land use and what you'd need to do to keep it there. A change in use can trigger roll-back taxes. Whether keeping horses counts as a qualifying agricultural use depends on how the land is used, so confirm with the Fauquier County Commissioner of the Revenue.
9. Barns, Fencing, Pasture, and Water
A horse property inspection goes beyond the house. Look at barn framing, roof condition, stall size, electrical service, and ventilation. Walk the fence line and note gates, wire, and any sections that need repair. Ask how many horses the pasture has supported and how it has been managed. Many equine extension guides suggest planning for roughly 1.5 to 2 acres of well-managed pasture per horse.
Water is just as important. Order a well flow and water quality test, inspect the septic system, and check where frost-free hydrants and automatic waterers are located. The local soil and water conservation district can help new owners with pasture and manure management plans. Samantha Bard's blog shares more Northern Virginia real estate tips on inspections, rural properties, and the buying process.
10. Financing, Surveys, and Your Offer
Horse properties can be harder to appraise because there are fewer comparable sales. Talk with a lender who has rural and acreage experience early, since some loan programs limit how much value they give to outbuildings or land. Plan time for a current boundary survey, a title review for easements and rights of way, and confirmation of internet service if you work from home.
It also helps to write contingencies that cover the barn, well, septic, and any outbuildings. Samantha's Northern Virginia buyer's guide walks through each step, from getting pre-approved to closing day.
FAQs
Q: Where are most horse properties for sale in Fauquier County VA?
A: Horse properties are found throughout Fauquier County. The northern part of the county, around Upperville, The Plains, Delaplane, and Marshall, has many larger farms and estates. Warrenton offers smaller farmettes close to town. Southern Fauquier, including Remington, Bealeton, Catlett, and Midland, has flatter working farmland. The right area depends on your acreage needs, budget, and riding plans.
Q: How many acres do I need for a horse in Fauquier County?
A: Many equine extension guides suggest roughly 1.5 to 2 acres of well-managed pasture per horse, though the right amount depends on soil, grass quality, and how much hay you plan to feed. Also check the county zoning for the property. A local soil and water conservation district can help you plan rotational grazing.
Q: Can I buy a horse farm that is under a conservation easement?
A: Yes. Many Fauquier County farms are under conservation easements, and they can be bought and sold like other properties. The easement stays with the land, so it may limit subdivision, new dwellings, or building size. Read the deed of easement and ask the easement holder about any approvals you'd need for new barns or arenas before you make an offer.
Q: Does Fauquier County offer lower property taxes for horse farms?
A: It can. Properties in Fauquier's Agricultural and Forestal Districts can qualify for Special Land Use Assessment, which lowers real estate taxes. Parcels of 25 acres or more qualify, and some parcels of 5 to 25 acres qualify under specific conditions. Whether a horse operation counts as qualifying use depends on how the land is used, so confirm with the Commissioner of the Revenue.
Q: What should I inspect when buying a horse property?
A: Along with a standard home inspection, inspect the barn structure, roof, electrical, and ventilation, plus all fencing and gates. Order a well flow and water quality test and a septic inspection. Get a current survey, review title for easements and rights of way, and check pasture condition and drainage.
Ready to Find Your Fauquier County Horse Property?
Whether you're picturing a few acres near Warrenton or a larger farm with room to ride out, let's talk about what you need from your next property. Samantha Bard can walk you through current listings, help you review easements, land use status, and inspections, and help you move with confidence when the right farm comes up. Do you have time to talk this week?
Samantha Bard, REALTOR® | ABR | SRS
Coldwell Banker Realty
📞 (703) 298-2651 | ✉ samantha.bard@cbmove.com | 🌐 www.samanthabard.com
Virginia License #0225198344 | Equal Housing Opportunity