FIND A HOME TEAM · FIND LAND IN TENNESSEE · eXp LAND & RANCH

Horse people first. Land people always.

Equestrian farms, ranches, and horse properties across Middle Tennessee and beyond, represented by a team that knows fence lines, footing, and fescue as well as contracts.

Partner with our teamMeet the team
  • Licensed since 2014
  • eXp Land & Ranch
  • REALTORS® Land Institute
  • Veterans Overwatch

The Trail

How we work a farm, start to finish

We start with the horses, then read the place the way a farm manager would: water, septic, soils, fence and footing, then the paper. Cattle and hay ground, hunting tracts and conservation land get the same walk.

  1. Before we search

    The horses first

    Before we pull a single listing, we want the program: how many head, what you ride, show or breed, stalled or living out, and whether you will have barn help. Cattle, hay and hunting clients get the same first conversation about what their ground has to carry.

    The Fit Builder below takes it one question at a time: discipline, herd size, stalls, arena, trail access, acres, counties, budget and timeline.

    Start the Fit Builder

  2. Defining the fit

    The job the ground has to do

    A layup farm, a broodmare operation, a show barn and a trail base want different ground, so we agree on the job before we search. Then we read every parcel the way land specialists do, starting with its highest and best use.

    Highest and best use is tested four ways: legally permissible, physically possible, financially feasible and maximally productive. Source: boe.ca.gov

  3. Location

    Haul times, not miles

    Every farm we list gets an equestrian feature sheet with haul times to the Tennessee Miller Coliseum, the Williamson County AgEXPO Park and the nearest equine vet.

    The Natchez Trace National Scenic Trail's Highland Rim Section, its only horse section in Tennessee, runs about 25 miles from the Garrison Creek staging area south to TN 50. Every horse needs a negative Coggins from the previous 12 months. Source: nps.gov

    See the horse country map

  4. Due diligence

    Water and septic come first

    For most rural Tennessee land, two questions decide everything: where will water come from, and will the ground take a septic system. Our reports answer both before you fall for the barn.

    TDEC states that information about private water wells is public record, and a driller's report can be requested using the well's Driller Tag number. Source: tn.gov

  5. Due diligence

    The ground under the barn

    Our reports screen the soils, the karst and the FEMA flood zone, then map where to build. The barn, the paddocks and the run-in belong on ground that drains, not in the creek bottom.

    The USGS notes that soluble carbonate rock underlies most of Middle Tennessee, with sinkholes, closed depressions and sinking streams. Source: data.usgs.gov

  6. On the ground

    Fence line to footing

    Twelve points on every farm, from the paddocks to the paperwork: grass and fescue, fence, water, barn, arena, soils, flood, access for your rig, septic, greenbelt, zoning and liability. It is how we read a farm for a buyer, and how we get one ready to sell.

    The Equestrian Property Addendum inventories the fence paddock by paddock, by type, condition and linear feet, and flags every run of barbed wire.

    Open the Property Lens

  7. On paper

    The due diligence report

    Jason Galaz prepares a Find Land in TN Buyer Due Diligence Report on the parcel: the septic permit file, TDEC well records, soils and where‑to‑build zones, flood and karst, an ordered buyer checklist and every source. Equal Housing Opportunity is printed on every page.

    See four pages from a sample

  8. The fine print

    Greenbelt, title and access

    When a farm changes hands as of January 1, the new owner must file a new greenbelt application with the county assessor, or rollback taxes are assessed. We flag that deadline at contract, not after closing, and coordinate with your CPA and attorney.

    Rollback taxes are a first lien on the disqualified property until paid. Source: ctas.tennessee.edu

  9. Selling

    Marketed to its discipline, shown safely

    A Walking Horse barn, a hunter/jumper property and a cattle-and-horse farm sell to different people, so each one is marketed to its own discipline on top of national reach through the eXp Land & Ranch network. Every showing follows our horse-safe protocol, with the owner or barn manager present.

    eXp Land & Ranch's site lists Horse as its own property category. Source: landandranch.exprealty.com

    How we sell a horse farm

  10. Closing, and after

    The work after closing day

    Closing day starts a short list of deadlines: the new owner's greenbelt filing, the USDA farm records at the county FSA office, and for sellers buying again, a possible 1031 exchange. We flag them and coordinate with your CPA and attorney.

    When farmland is bought or sold, its USDA farm records usually need updating, and the county FSA office handles the change on form FSA‑155. Source: fsa.usda.gov

  11. Our circle

    Greg Eliel and Veterans Overwatch

    Gabbie counts horseman Greg Eliel among her close friends and past clients. She serves as Director of Marketing & Advertising for Veterans Overwatch, whose horsemanship programs Greg and Donna Eliel started in 2016.

    Greg Eliel studied firsthand with Tom Dorrance, Bill Dorrance, Ray Hunt and Buck Brannaman. Source: gregeliel.com

    Meet Greg Eliel and Veterans Overwatch

Buy land. They're not making it anymore.

An old saying, often credited to Mark Twain

The Map

Horse country, mapped

The Middle Tennessee horse year: Brownland Farm's hunter/jumper weeks from April to October, Mule Day in Columbia in April, the Iroquois Steeplechase at Percy Warner in May, the Celebration in Shelbyville in late summer, and the Middle Tennessee Pony Club Horse Trials at Percy Warner in the fall. The map marks show grounds, equine hospitals and Natchez Trace trailheads. Pins are approximate, so call ahead before you haul.

Map key

  • Show grounds
  • Equine hospitals
  • Horse trailheads
  • Counties we serve

The map is loading. Every place on it is also listed below with its link.

The map needs JavaScript. Every place is listed below.

Show grounds

Equine hospitals

Horse trailheads

The Equestrian Property Lens

How we read a horse farm.

Twelve points, each tied to the public record or Extension publication we check it against. Tap a marker on the plan to open one.

We check each of these ourselves, or we connect you with the professional who does: inspectors, surveyors, soil and septic professionals, well drillers, fence contractors, equine veterinarians, attorneys and CPAs.

  • Property line
  • Board fence and gate
  • Creek and flood band
  • Tree line
  • Well
  • Sinkhole
  • Septic drain field
  • Setback line

Drawn to show how we read a farm. It is not a survey of any listed property.

  1. Pasture and forage

    The questions

    • How many head will this grass carry?
    • Is it KY-31, and has it been tested for endophyte? I foal out mares.
    • Rotated and rested, or grazed down to the dirt?

    What we check

    • Stocking rate: UT Extension figures about two to three acres per mature horse (1,000 to 1,200 lbs) when pasture carries most of the diet. Source: solutions.tennessee.edu
    • Fescue: tall fescue is the predominant grass in Tennessee pastures, and its common KY-31 variety carries an endophyte you cannot see from the outside. Source: solutions.tennessee.edu
    • Broodmares: UT Extension says to take mares off infected fescue, pasture and hay, two months before foaling. Source: solutions.tennessee.edu
    • Forage cover, weeds, bare ground and mud at gates and waterers, paddock by paddock.

    Checked against

  2. Fencing

    The questions

    • Built for horses, or built for cattle?
    • Any barbed wire left on the place?
    • How many linear feet need boards or wire?

    What we check

    • Visibility and barbed wire: UT Extension says horse fence must be visible, and barbed wire should be avoided because horses can tear their hide on the barbs. Source: solutions.tennessee.edu
    • Fence type: board fence is ideal for horses, woven wire works well with a board on top, and wide polytape is easier to see than polywire. Source: solutions.tennessee.edu
    • Height and clearance: Penn State Extension recommends 54 to 60 inches, with about 8 inches of bottom clearance so a hoof is not trapped. Source: extension.psu.edu
    • Fence type, condition and approximate linear feet, paddock by paddock.

    Checked against

  3. Water

    The questions

    • Well or county water, and what does the driller's log say?
    • Will every hydrant and waterer work through a January freeze?
    • Will the well keep up with the herd in August?

    What we check

    • Well records: TDEC's Water Well Map Viewer can produce a well report for an area of interest. Source: tn.gov
    • TDEC cautions that location data for some records in its well database is unreliable. Source: tn.gov
    • Testing: Tennessee does not require private well testing, but TDEC strongly recommends testing annually for bacteria. Source: tn.gov
    • Daily demand: a 1,000-pound horse at maintenance typically drinks 6 to 10 gallons a day, and more in heat, work or lactation. Source: solutions.tennessee.edu
    • Hydrants, ponds, springs and waterers located, and how each one is kept from freezing.

    Checked against

  4. Barn

    The questions

    • Will my biggest horse fit these stalls?
    • Can the tractor run the aisle when we strip stalls?
    • Does the barn breathe, or hold ammonia?
    • When was the wiring last looked at?

    What we check

    • Stall size: UT Extension says a 12 by 12 foot stall is usually enough for all but the largest horses or a foaling stall. Source: solutions.tennessee.edu
    • Aisle width: University of Kentucky Extension recommends at least a 12-foot aisle, depending on how the barn is used. Source: publications.mgcafe.uky.edu
    • Ventilation: Penn State Extension calls for 4 to 8 air changes an hour and at least 1 square foot of permanent opening per stall, best at the eave. Source: extension.psu.edu
    • Wash rack, tack and feed rooms, hay storage, lighting and the electrical panel, with a licensed inspector for wiring and fire safety.

    Checked against

  5. Arena

    The questions

    • What's under the footing, and how deep is it?
    • Does it hold water after a hard rain?
    • Big enough for a full course, a standard dressage ring or a barrel pattern?

    What we check

    • Layers: a riding surface often 2 to 6 inches deep, over a compacted base usually 6 to 8 inches thick, on a sub-base that promotes drainage. Source: publications.mgcafe.uky.edu
    • Drainage: outdoor arenas need a crown or a raised, well-drained surface, and UK Extension suggests a 1 to 2 percent crown. Source: publications.mgcafe.uky.edu
    • Sand depth: Penn State Extension warns that sand deeper than 6 inches is stressful to horse tendons. Source: extension.psu.edu
    • Size: University of Kentucky Extension lists competition sizes of 66 by 198 feet (20 by 60 meters) for dressage, 150 by 200 feet for barrel racing and 150 by 300 feet for roping. Source: publications.mgcafe.uky.edu
    • Dimensions, lighting and cover measured, and the footing's build and upkeep history asked of the owner.

    Checked against

  6. Soils, drainage and karst

    The questions

    • Any sinkholes or closed depressions on the place?
    • Where does the water go after a storm?
    • Is there a wet-weather spring in the back pasture?

    What we check

    • Karst: the USGS notes that soluble carbonate rock underlies most of Middle Tennessee, with sinkholes, closed depressions and sinking streams. Source: data.usgs.gov
    • Sinkholes: TEMA advises against building on a filled sinkhole and recommends a professional geologist experienced with karst. Source: tn.gov
    • Build zones: our due diligence reports map where to build from soil units, slope and the septic record. Source: tennessee.findahome.com
    • Low spots, drainages and wet-weather springs walked on the ground.

    Checked against

  7. Flood zones

    The questions

    • Is the barn or the run-in in the mapped floodplain?
    • Will my lender require flood insurance?
    • Which map panel, and is it the effective one?

    What we check

    • Flood maps: FEMA's Flood Insurance Rate Maps show Special Flood Hazard Areas, where the mandatory purchase of flood insurance applies. Source: fema.gov
    • Our reports: the FEMA flood zone and map panel, and how to confirm it at the Map Service Center. Source: tennessee.findahome.com
    • Barn, paddock and run-in placement checked against the mapped flood zone.

    Checked against

  8. Access and trailers

    The questions

    • Can a loaded gooseneck pull in and turn without backing?
    • Will the gate take a hay truck?
    • Public road frontage, or an easement?

    What we check

    • Gates: Penn State Extension recommends vehicle gates of at least 12 feet, set 40 to 60 feet back from the road so you can pull off while the gate opens. Source: extension.psu.edu
    • Hay equipment: if hay is cut on the place, UK Extension recommends 16-foot gates, with 12 feet the minimum for most hay equipment. Source: publications.mgcafe.uky.edu
    • Turning room: no land-grant publication gives a truck-and-trailer turning figure, so we check the drive and turnaround against your rig's length and turning needs.
    • Frontage and easements: our reports flag road frontage, road maintenance status and recorded easements for the survey and title work. Source: tennessee.findahome.com

    Checked against

  9. Septic and utilities

    The questions

    • Permitted, and for how many bedrooms?
    • Could it carry a barn apartment?
    • TDEC or the county: who permits septic here?

    What we check

    • Permits: Tennessee requires a permit to build, modify or repair a septic system. Outside the contract counties, TDEC issues it after an environmental scientist evaluates the site. Source: tn.gov
    • Contract counties: Blount, Davidson, Hamilton, Jefferson, Knox, Madison, Sevier, Shelby and Williamson run their own septic permitting. Source: tn.gov
    • Permit history: our reports lay out what was approved, for how many bedrooms, and whether the permit has expired. Source: tennessee.findahome.com
    • In our reports, more bedrooms than the permit allows, or a second dwelling, means asking for a new septic evaluation. Source: tennessee.findahome.com

    Checked against

  10. Greenbelt and taxes

    The questions

    • Does the greenbelt carry over to me?
    • Who owes the rollback if it comes out?
    • Enough acres to qualify?

    What we check

    • Minimum: agricultural greenbelt requires at least 15 acres, including woodlands and wastelands. Source: comptroller.tn.gov
    • Rollback: land that leaves greenbelt generally owes rollback taxes for the prior 3 years (agricultural and forest) or 5 years (open space). Source: comptroller.tn.gov
    • Transfer: when ownership changes as of January 1, the new owner must file a new greenbelt application with the county assessor. Source: comptroller.tn.gov
    • At sale: if the sale takes the land out of greenbelt, the seller owes the rollback unless a written contract says otherwise. If the buyer declares in writing at the sale that greenbelt will continue but misses the 90-day filing, the rollback falls on the buyer alone. We flag it and coordinate with your CPA and attorney. Source: ctas.tennessee.edu

    Checked against

  11. Zoning and use

    The questions

    • Can I board, teach or host a clinic here?
    • Will shows or events need county approval?
    • County, or inside city limits?

    What we check

    • Rutherford example: in the unincorporated county, an Equestrian Facility is allowed by special exception in the AR and RL districts. Source: rutherfordcountytn.gov
    • Standards there include a 5-acre minimum lot, 100-foot setbacks for outdoor riding areas, manure, feed and bedding, and 150 feet for roofed structures. Source: rutherfordcountytn.gov
    • Other counties and cities set their own rules, so we confirm the parcel's zoning with the local planning office before you commit.

    Checked against

  12. Liability and signage

    The questions

    • If I teach or rent out horses, what has to be posted?
    • Does the warning go in my contracts?

    What we check

    • Signs: Tennessee's Equine Activity Liability law (T.C.A. Title 44, Chapter 20) requires equine professionals to post warning signs near the stables, corrals or arenas they control, in black letters at least one inch tall. Source: animallaw.info
    • Contracts: the same warning must appear in every written contract for professional services, instruction, or the rental of equipment, tack or a horse. Source: animallaw.info
    • Scope: the sign and contract rules apply to equine professionals, meaning people paid to give instruction or to rent out horses, equipment or tack. Source: animallaw.info
    • We flag it for any farm used for lessons, boarding or riding services, and coordinate with your attorney and insurance agent. It is not legal advice.

    Checked against

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The Team

The team on the farm with you

Gabbie McIntosh leads the equestrian work and has been licensed since 2014. Jason Galaz leads the team from Murfreesboro, is a member of 11 MLS across Tennessee, and prepares the Find Land in TN due diligence reports.

Portrait of Gabbie McIntosh

Equestrian & Land Specialist

Gabrielle “Gabbie” McIntosh

Franklin, Tennessee

Horses were part of my life long before they were part of my business. I learned to ride in the North Dakota Badlands, barrel raced in high school on my first Arabian, and helped run a summer horse camp for kids. Today I serve with Veterans Overwatch, an equine program for veterans, and I bring REALTORS® Land Institute and eXp Land & Ranch training to every equestrian property our team represents.

  • Licensed since 2014
  • eXp Land & Ranch
  • REALTORS® Land Institute
  • Certified eXp Mentor
  • Veterans Overwatch
Portrait of Jason Galaz

Team Lead

Jason Galaz

Murfreesboro

Member of 11 MLS across Tennessee

Prepares the team's Find Land in TN Buyer Due Diligence Reports

Our Circle

The horse people around us.

Greg Eliel teaches horsemanship clinics across the country from Iron City, Tennessee. Veterans Overwatch is the program he and Donna Eliel built for veterans, military members, first responders and their families. Client names appear here only with permission.

Close friend and past client

Greg Eliel

Greg Eliel in a black hat and a blue shirt, smiling under summer trees

Studied firsthand with

  • Tom Dorrance
  • Bill Dorrance
  • Ray Hunt
  • Buck Brannaman

Studied firsthand with Tom Dorrance, Bill Dorrance, Ray Hunt and Buck Brannaman Source: gregeliel.com

gregeliel.com (opens in a new tab)

gregeliel.com (opens in a new tab)

Our first experience with Gabrielle gave us great reason to work with her further. Gabrielle spent a great deal of time investigating many aspects of our initial request for property information. In fact, it was the very first time we received great insight and detail regarding the property we were looking at as well as all the surrounding elements that would normally have been overlooked. Gabrielle is a very impressive REALTOR®.

Dave Welles, recommendation of Gabrielle McIntosh, Find a Home in Tennessee Team / eXp Realty, July 10, 2024.Land buyer, properties of 100+ acres.
Veterans Overwatch emblem

Where Gabbie serves

Veterans Overwatch

Dedicated To Healing Our Nations Heroes

Support Veterans Overwatch (opens in a new tab)

Gabbie's role
Director of Marketing & Advertising

Support Veterans Overwatch (opens in a new tab)

The Report

Before you fall in love with the barn, we check the ground under it.

The team builds Find Land in TN Buyer Due Diligence Reports on rural Tennessee parcels: water, septic, soils, hazards and the paper trail, in plain English, with every source listed. Here are four pages from a public sample.

  1. Cover of the sample Find Land in TN Buyer Due Diligence Report, prepared by Jason Galaz for the Find a Home & Find Land in Tennessee Team, brokered by eXp Realty, with Equal Housing Opportunity at the foot.
    Cover
  2. Executive summary page. It introduces the parcel, sets out the two questions that decide most rural Tennessee land, water and septic, and closes with a boxed bottom line for buyers.
    Executive summary
  3. Utility package page: a table listing each utility, its reported status, the source of the claim, and the step a buyer takes to verify it.
    Utility table
  4. Buyer Checklist, in Order: eleven numbered steps, from walking the homesite and ordering a boundary survey to reissuing the septic permit, checking utilities, title work and insurance quotes.
    Buyer checklist

For most rural Tennessee land, two questions decide everything: where will water come from, and will the ground take a septic system.

From the sample report's executive summary Source: tennessee.findahome.com
Request a sample reportHave a report prepared

What's inside the report

  • An executive summary built around the two questions that decide the land, water and septic, with a plain bottom line for buyers
  • A property snapshot: parcel, acreage by source, road access, zoning, utilities, septic status, taxes and last transfer
  • Soils and septic, with the permit file laid out: what was approved, what expired, and the path back
  • Where-to-build zone maps (Zones A, B and X), checked against a suitability model and the septic record
  • Water, including TDEC well records with nearby wells' depths, water strikes and yields
  • Hazards stated plainly, from the FEMA flood zone to the karst screening in the septic file
  • Highest and best use, ranked, then an ordered buyer checklist and a full list of sources and records
  • Equal Housing Opportunity printed on every page

Jason Galaz prepares the team's Find Land in TN Buyer Due Diligence Reports.

Add-on

Equestrian Property Addendum

An add-on for horse farms in the same format as the report: stocking rate, barn and arena inventory, fence by type and linear feet, and every water point.

  • Pasture capacity
  • Barn and arena inventory
  • Fencing
  • Water points
Ask for the Equestrian Property Addendum

Request a sample report

Leave your name and email, and we'll share the public sample: a real Find Land in TN report on a rural Tennessee parcel.

Which best describes you? Required

Have a report prepared

Tell us the parcel and the county, and we'll follow up about scope and timing before any work begins.

Address, parcel ID or a map link

How many reports? Required

For Agents and Brokers

Agent to agent, on farm and horse property.

Many agents who work horse property keep horses themselves, so we skip the basics. We walk the fence lines, pull the well log and the septic file, answer the barn questions, and keep you posted at every step through closing.

  • Refer a client

    Send us your farm buyer or seller. Referral fees go broker to broker, and you hear from us from the first call to the closing table.

    Your client is Required

    Horses, acreage, area and timing

    Commissions and fees are not set by law and are fully negotiable.

  • Co-list a large property

    A large farm or ranch in your market? Co-list it with us, with eXp Land & Ranch reach, a due diligence report and an equestrian feature sheet behind it, on terms agreed between our brokerages.

    County and nearest town

    Commissions and fees are not set by law and are fully negotiable.

  • Join the team at eXp

    If farm and land work is where you want to build, talk with us about joining the Find a Home Team at eXp Realty, home of eXp Land & Ranch.

    Read about eXp Land & Ranch (opens in a new tab)

    Where you work today

  • Order our land reports

    Put a Find Land in TN Buyer Due Diligence Report in your client's hands before they write an offer. The online store isn't open yet, so request one here.

Selling Your Horse Property

Priced on comparable farm sales. Marketed to the discipline that wants it.

We price the farm against comparable farm sales and on its land, water and improvements, put the well log, the septic file and the plat or survey in a buyer's hands up front, and market it nationally through the eXp Land & Ranch network and to the discipline it suits: Walking Horse, hunter/jumper, western performance or trail.

From valuation to the closing table

  1. Valuation

    We price the farm on what it is: land, water, improvements and use.

    • Highest and best use, tested four ways: legally permissible, physically possible, financially feasible and maximally productive. Source: boe.ca.gov
    • Sales comparison, the primary way land itself is valued, adjusted for differences and often compared per acre. Source: justice.gov
    • Contributory value: what an improvement such as a barn adds to market value, which can be less than it cost to build. Source: justice.gov

  2. Preparation

    We answer the barn questions before a buyer's agent asks them.

    • A Property Lens walk of all twelve points: pasture, fencing, water, barn, arena, soils, flood, access, septic, greenbelt, zoning and liability.
    • A Find Land in TN Buyer Due Diligence Report, so buyers see the water, septic and soils record up front.
    • The seller's document file gathered and reviewed: deed, plat or survey, permits and inspections, tax notices and the septic file. Source: tennessee.findahome.com

  3. Marketing

    National reach, aimed at the right discipline.

    • Listed across the eXp Land & Ranch network.
    • eXp Land & Ranch's site lists Horse as its own property category. Source: landandranch.exprealty.com
    • National exposure through the MLS and the leading land and horse-property sites.
    • Outreach to discipline communities: Walking Horse, hunter/jumper, western performance and trail.
    • Drone and ground video and an equestrian feature sheet on every farm listing: stalls, fence, water, footing and haul times to the Miller Coliseum, the AgEXPO Park and the nearest equine vet.

  4. Showing and closing

    Horse-safe showings, then a clean path to the closing table.

    • Every showing follows the horse-safe protocol below.
    • Rollback taxes are a first lien on the land until paid, so we flag greenbelt status early and coordinate with your CPA and attorney. Source: ctas.tennessee.edu
    • Selling farm or investment land and buying again? We flag a possible 1031 exchange early. It applies only to property held for business or investment, not your home, and the deadlines are tight: identify the replacement within 45 days and receive it within 180 days or by your tax return due date, if earlier. We coordinate with your CPA and attorney. Source: irs.gov

The horse-safe showing protocol

Horses come first at every showing. Buyers and their agents agree to these rules before they set foot on the farm.

  1. The owner or barn manager is present for every showing.
  2. Gates are left exactly as we found them, and no one enters a paddock without the owner's say-so.
  3. No unannounced vehicles near turnout. Cars park where the owner asks.
  4. Biosecurity courtesy: clean boots and clothes, especially when coming from another barn.

Value my horse property

Tell us about the farm. Gabbie will follow up to talk through value, timing and next steps.

Street address, or the road and nearest town

Your best estimate is fine

Leave blank if there is no barn

Arena on the property? Required
How is the farm used today? Required

Choose all that apply

For example hunter/jumper, dressage, western, gaited or trail

Water, outbuildings, fencing, anything special

Rather talk it through first?Call or text the team(615) 894-6970

Buying a Horse Property

Tell us about your horses first. We'll find the land second.

Start with the horses: how many head, what you ride or breed, and how you keep them. We search the seven counties we serve, and farther when the right farm is farther.

Horse Property Fit Builder

Ten short questions, one at a time.

What do you ride, show or breed?

Choose every discipline that applies.

Disciplines Required
How many head now, and how many down the road?

Count every horse that will live on the farm, layups and youngstock included.

Including any you plan to add

How many stalls?

Leave it blank if they'll live out, or if you're not sure.

What kind of arena do you need?
Arena Required
How much does trail access matter?
Trail access Required
How many acres are you looking for?

Not sure? The stocking-rate calculator below gives a planning estimate.

Acres Required
Which counties should we search?

Choose any that work.

Counties Required
What budget range are you working with?

A range helps us focus the search.

Budget range Required
When would you like to be settled?
Timeline Required
How should we reach you?

We use this only to follow up about your search.

Stocking-rate calculator

Enter your usable pasture acres to see a planning range for mature horses.

UT Extension guidance: for a pasture to provide a majority of the diet, approximately two to three acres are needed for each mature horse (1,000 to 1,200 lbs). Source: solutions.tennessee.edu

Planning estimate only. Forage, soils, and management change the answer.

Find a Home | Find Land in TN

(615) 894-6970

Equal Housing Opportunity. Committed to Fair Housing and equal opportunity for all.

Farm Offer Checklist

Work through it before you write an offer. Your checkmarks save on this device, and the list prints cleanly.

Land

  • UT Extension: about two to three acres per mature horse when pasture supplies most of the diet. Source: solutions.tennessee.edu

  • UT Extension: mares need to move off infected fescue two months before foaling. Source: solutions.tennessee.edu

  • TEMA advises against building on a filled sinkhole. Source: tn.gov

  • FEMA's Flood Map Service Center returns the effective flood map for an address. Source: msc.fema.gov

Water

  • TDEC states that information about private water wells is public record. Source: tn.gov

  • TDEC strongly recommends testing private water supplies annually for bacteria. Source: tn.gov

  • UT Extension: a 1,000-pound horse at maintenance typically drinks 6 to 10 gallons a day. Source: solutions.tennessee.edu

Structures

  • UT Extension: a 12 by 12 foot stall is usually enough for all but the largest horses. Source: solutions.tennessee.edu

  • UK Extension recommends at least a 12-foot barn aisle, depending on use. Source: publications.mgcafe.uky.edu

  • Penn State Extension: 4 to 8 air changes per hour in a horse stable. Source: extension.psu.edu

  • UK Extension: footing sits on a compacted base and a sub-base that promotes drainage. Source: publications.mgcafe.uky.edu

  • UT Extension: barbed wire should be avoided for horses. Source: solutions.tennessee.edu

Paperwork

  • Existing septic permit records can be searched through TDEC's septic permit search. Source: tn.gov

  • A new owner as of January 1 must file a new greenbelt application with the county assessor. Source: comptroller.tn.gov

  • Tennessee's Equine Activity Liability law sets sign and contract requirements for equine professionals. Source: animallaw.info

Horses

  • UT Extension: start at 12 by 20 feet for two horses, plus 10 by 6 feet for each additional horse. Source: solutions.tennessee.edu

Land & Ranch Roots

The rest of the land practice.

Cattle and hay ground, hunting and recreational tracts, rural homesites, development and conservation land: the team works all of it, with the same approach to valuation and due diligence.

  • Farm and ranch
  • Recreational
  • Rural residential
  • Commercial
  • Development
  • Conservation

What land specialists weigh

Highest and best use
The reasonable and probable use that supports the highest value, tested four ways: legally permissible, physically possible, financially feasible and maximally productive. Source: boe.ca.gov
Metes and bounds
Tennessee was not laid out under the federal rectangular survey, so land here is generally described by metes and bounds. Source: sos.tn.gov
Three approaches to value
Sales comparison, cost and income. Under federal land appraisal standards, sales comparison is normally the preferred approach and the primary way land itself is valued. Source: justice.gov
1031 exchange
Section 1031 lets an owner postpone tax on gain when business or investment real property is exchanged for like-kind real property. The replacement must be identified within 45 days and received within 180 days or by the tax return due date, if earlier. We coordinate with your CPA and attorney. Source: irs.gov
1033 condemnation
If a road, utility or public project takes part of your land, Section 1033 may let you postpone gain by buying similar replacement property in time. We coordinate with your CPA and attorney. Source: irs.gov
FSA farm loans
USDA's Farm Service Agency offers farm ownership loans, including a Down Payment Program for beginning farmers, through the local FSA office. Source: fsa.usda.gov
Conservation easements
An easement that limits non-agricultural uses of a working farm or ranch. USDA's Agricultural Conservation Easement Program helps landowners and land trusts protect working lands this way. Tax effects vary, so we coordinate with your CPA and attorney. Source: nrcs.usda.gov
Transitional land
Farm or timber land in the path of development, often priced on its future use rather than farm income. Source: ww3.fca.gov

Explore Land & Ranch

FAQ

Questions worth asking before you buy or sell

How many acres for two horses?

UT Extension guidance is about two to three acres of pasture per mature horse when pasture supplies most of the diet, so plan on roughly 4 to 6 acres of well-managed pasture for two. Treat it as a planning estimate: forage, soils and management change the answer. Source: solutions.tennessee.edu

With limited acreage, UT Extension says exercise may become the pasture's primary use, with management to prevent weeds, manure buildup and mud. Source: solutions.tennessee.edu

Does greenbelt transfer when I buy?

Not automatically. When ownership changes as of the January 1 assessment date, the new owner must file a new greenbelt application with the county assessor. If no new application is filed, the land is disqualified and rollback taxes are assessed. Source: comptroller.tn.gov

If a sale takes the land out of greenbelt, the seller is generally liable for rollback taxes unless a written contract says otherwise. But if the buyer declares in writing at the sale an intent to keep greenbelt and then does not file within 90 days, the rollback becomes the buyer's alone, and unpaid rollback is a lien on the land. We flag it early and coordinate with your CPA and attorney. Source: ctas.tennessee.edu

What does due diligence on a horse farm cover?

The whole operation, not just the house: pasture and fescue, fencing, water and wells, barn and arena, soils and karst, flood zone, access for your rig, septic, greenbelt, zoning and liability signage.

Our due diligence reports add the public record: TDEC well records, the septic permit file, soil mapping and the FEMA flood zone. Source: tennessee.findahome.com

We check each of these ourselves, or we connect you with the professional who does: inspectors, surveyors, soil and septic professionals, well drillers, fence contractors, equine veterinarians, attorneys and CPAs.

Can I board horses on my property?

It depends on the county, and on whether the parcel is inside city limits. Boarding, lessons and events can raise commercial-use questions, so we confirm zoning with the local planning office before you commit.

For example, in unincorporated Rutherford County an Equestrian Facility is allowed by special exception in the AR and RL districts, with standards that include a 5-acre minimum lot and 100-foot setbacks for outdoor riding areas. Source: rutherfordcountytn.gov

If you are paid to give lessons or to rent out horses or tack, Tennessee's Equine Activity Liability law requires posted warning signs and the warning in your written contracts. If you board, ask your attorney whether it applies to you. We flag it and coordinate with your attorney and insurance agent. Source: animallaw.info

How do you show a farm with horses on it?

With our horse-safe showing protocol: the owner or barn manager is present, gates and paddocks are respected, no unannounced vehicles go near turnout, and visitors follow biosecurity courtesy.

Is tall fescue a problem for broodmares?

It can be. Tall fescue is the predominant grass in Tennessee pastures, and its common KY-31 variety carries an endophyte you cannot see. Source: solutions.tennessee.edu

UT Extension says pregnant mares are the only class of horse with problems from the KY-31 endophyte, and that mares need to come off infected fescue two months before foaling. We flag fescue for broodmare buyers; your veterinarian advises on the mares. Source: solutions.tennessee.edu

How do you check for flood zones and sinkholes?

Our reports state the FEMA flood zone and map panel and show how to confirm it at FEMA's Flood Map Service Center. Source: tennessee.findahome.com

The USGS notes that soluble carbonate rocks underlie most of Middle Tennessee, with sinkholes and sinking streams. We flag sinkhole review on Middle Tennessee land. Source: data.usgs.gov

TEMA advises against building on a filled sinkhole and recommends consulting a professional geologist experienced with karst. Source: tn.gov

Who issues septic permits, and can I find the old one?

Outside the contract counties, TDEC's Division of Water Resources issues septic permits, and existing permit records can be searched online through TDEC's septic permit search. Source: tn.gov

Contract counties, including Williamson, run their own septic permitting, so permit packages go directly to the county. Source: tn.gov

How will you find a buyer for my horse farm?

Listed across the eXp Land & Ranch network.

eXp Land & Ranch's site lists Horse as its own property category. Source: landandranch.exprealty.com

National exposure through the MLS and the leading land and horse-property sites.

Outreach to discipline communities: Walking Horse, hunter/jumper, western performance and trail.

Drone and ground video and an equestrian feature sheet on every farm listing: stalls, fence, water, footing and haul times to the Miller Coliseum, the AgEXPO Park and the nearest equine vet.

I'm an agent. How do I bring a client to your team?

The For Agents and Brokers section has a door for each path: refer a client, partner on a large listing, join the team at eXp, or request a land report.

Referral fees go broker to broker: Tennessee law bars a broker from paying anyone who is not a licensed broker or affiliate broker for regulated acts. Source: law.justia.com

Commissions and fees are not set by law and are fully negotiable.

Buying, selling or bringing us a client: it all starts with the horses.