Dreaming of a horse-friendly home in Black Forest but unsure how zoning, CC&Rs, and water rules affect your plans? You’re not alone. Between county codes, well permits, and wildfire standards, buying acreage for horses can feel complex. In this guide, you’ll learn the basics of equestrian zoning in Black Forest, what to verify before you buy, and a simple process to confirm that a parcel truly fits your goals. Let’s dive in.
Zoning basics in Black Forest
Black Forest sits in northern El Paso County and is largely rural and residential. County zoning sets the baseline for what you can do with a property, including whether you can keep horses and how you can use barns or arenas. Many rural and agricultural districts allow horses as an accessory use to a single-family home, subject to limits. The exact allowances depend on the parcel’s zoning designation and the standards tied to that district.
Zoning is only the start. Deed restrictions, CC&Rs, and property owners association rules can be stricter than the county. Easements, overlay districts, and wildfire mitigation requirements can also affect how much land you can practically use for pastures, arenas, or new outbuildings. Always verify parcel-specific details before moving forward.
Residential vs. commercial use
There is a key difference between keeping your own horses and running a business. Residential horse keeping is commonly permitted on rural residential or agricultural parcels, often as an accessory use to a home. In contrast, a commercial stable, boarding barn, training facility, or riding school typically triggers additional review or permits.
If you plan to board outside horses, host lessons, or operate a training program, expect to discuss a Conditional or Special Use process with county planning staff. These reviews look at site access, parking, manure handling, buffering from neighbors, and overall capacity to support the use.
Rules to verify before buying
Animal numbers and limits
Counties often use animal-unit concepts or per-acre guidance, and many subdivisions rely on CC&Rs for limits. Do not assume a specific horses-per-acre ratio. Confirm the allowable number of animals in both county code and any recorded covenants.
Setbacks and building envelopes
Barns, arenas, sheds, and manure storage areas must meet setbacks from property lines, wells, septic systems, and waterways. Recorded plats and CC&Rs may also establish building envelopes or architectural controls. Make sure your intended barn or arena can fit within these constraints.
Manure and wastewater
Odor, flies, and runoff issues can lead to enforcement if not managed well. Some jurisdictions define manure setbacks from streams, wells, or property lines and expect contained storage or composting practices. Wash water from stalls or tack rooms is regulated because of nutrient content and may affect septic sizing and placement.
Water supply and rights
Horses need reliable water. If a property uses a well, verify the well permit, capacity, and what uses are authorized. Irrigating pastures can require additional water rights or approvals under Colorado water law. If served by a district, confirm service details and whether irrigation is allowed.
Fire and access standards
Black Forest is a high-wildfire-risk area. The local fire district may require defensible space, driveway width and turnarounds suitable for emergency vehicles, and tree mitigation around structures. These standards can affect where you site barns and how you plan turnout areas.
Fencing, lighting, and noise
Fence type, height, and location can be regulated by county code or CC&Rs. Some subdivisions restrict barbed wire or mandate uniform styles. If you anticipate evening riding or lessons, check lighting rules and any noise limits.
Commercial equestrian operations
When permits are required
Boarding, training, riding schools, or hosting events typically require a special review process beyond standard residential use. Early conversations with county planning staff help determine whether your plan is allowed by right or needs a Conditional or Special Use Permit.
What reviewers consider
Expect to provide a site plan that shows trailer ingress and egress, parking, turnout areas, arena locations, and manure storage. You may be asked for details on the number of animals, staffing, hours of operation, and proof of adequate water and septic capacity. Buffers or screening from neighboring homes are often part of the discussion.
Timelines and neighborhood input
Commercial approvals can take months and may involve public notice and neighbor feedback. Plan for potential conditions of approval such as limits on the number of boarders, operating hours, lighting controls, or manure management upgrades.
Property features checklist
Use this buyer-focused checklist to connect on-the-ground features with practical and legal considerations:
- Usable vs. legal usable acreage
- Compare total acreage to what is actually usable once you account for slopes, wetlands, easements, and building envelopes.
- Topography and drainage
- Gentle slopes support turnout and arena siting. Poor drainage can lead to mud, erosion, and runoff concerns.
- Soil type and pasture condition
- Soils affect pasture recovery and arena base stability. Consider a soil evaluation before investing in an arena or new septic.
- Water availability and capacity
- Confirm the well permit and capacity, or district service. Verify whether existing water rights cover any planned irrigation.
- Septic system capacity and location
- Check permits, age, and size. Plan barn and wash areas with septic setbacks and capacity in mind.
- Fencing quality and layout
- Evaluate type, visibility, height, and condition. Consider safety and maintenance needs for horses.
- Barns, shelters, and outbuildings
- Review construction quality, roof condition, ventilation, drainage, and feed storage. Ensure power and water access.
- Handling and riding areas
- Inspect arenas, round pens, and trailer parking. Note footing type, dust control, and drainage.
- Pasture rotation and cross-fencing
- Cross-fencing supports pasture health and parasite control. Look for a sacrifice lot for wet seasons.
- Manure storage and composting
- Identify a contained location that meets setbacks from wells, waterways, and neighbors.
- Access and roads
- Confirm road maintenance responsibilities and seasonal access for trailers and deliveries.
- Proximity to services and trails
- Distance to veterinarians, farriers, feed suppliers, training facilities, and public riding options improves daily convenience.
- Wildfire exposure and mitigation
- Check defensible space, tree density, and any existing mitigation or district requirements.
- Utilities and costs
- Confirm power to outbuildings, potential for internet coverage, and costs to extend services if needed.
- Encumbrances and covenants
- Review easements, rights-of-way, and CC&Rs to ensure your plans align with recorded restrictions.
Confirming parcel fit
Follow this practical sequence to reduce surprises and set clear expectations:
- Identify governing documents
- Gather the deed, current title commitment, recorded plats, CC&Rs, and any conservation easements. These documents often decide animal limits and structure rules.
- Confirm zoning and uses
- Look up the parcel’s zoning designation and the county code section that applies. Verify whether residential horse keeping or your planned use is allowed.
- Talk to county planning staff
- Share specifics such as number of horses, proposed structures, and any commercial activity. Ask about setbacks, manure management expectations, and permit triggers.
- Check water and wastewater capacity
- Review well permit records and any pump test results. Confirm septic permits, locations, and sizing relative to your plans.
- Verify building permits
- Ensure existing barns and outbuildings were permitted and inspected. Unpermitted structures may require upgrades or removal.
- Obtain a site assessment
- Consider soil testing, topographic review for arena siting, and basic drainage checks. For commercial plans, prepare a simple site plan showing circulation and parking.
- Coordinate with the fire district
- Ask about defensible space, driveway standards, address signage, and tree mitigation around barns and homes.
- Confirm access and easements
- Verify road maintenance agreements and any limits on heavy vehicle access. Map utility or trail easements that reduce usable pasture.
- If commercial use is planned
- Discuss Conditional or Special Use requirements, timelines, public notice steps, and likely conditions of approval.
- Consult professionals
- Engage a local real estate attorney for CC&Rs, a surveyor for boundaries and envelopes, a geotechnical or soil consultant, a well contractor or hydrologist, and local equine pros for practical layout.
Local contacts and records
When researching a specific property in Black Forest, the most authoritative sources include:
- El Paso County Planning and Community Development for land use, zoning, and code guidance
- El Paso County GIS or parcel viewer for parcel lines, zoning lookups, and recorded documents
- Pikes Peak Regional Building Department or El Paso County Building Division for structure permits
- Colorado Division of Water Resources for well permits and water-right records
- Colorado Department of Public Health and Environment for onsite wastewater guidance
- Black Forest Fire/Rescue for wildfire mitigation and access standards
- Local special districts and metro districts for water or sanitation service
- Local POAs or HOAs for CC&Rs and enforcement details
- Colorado State University Extension for equine and pasture best practices
Key documents to request:
- Deed and current title commitment
- CC&Rs and HOA bylaws, if applicable
- Recorded plat and restrictive covenants
- County zoning designation and applicable code section
- Existing building permits and septic/well permits and inspections
- Well log and any pump test results
- Fire mitigation reports or inspection records, if available
- Any approved Conditional or Special Use permits or variances
- Road maintenance agreements or platted notes
Final takeaways
Zoning gives you a baseline in Black Forest, but CC&Rs, easements, water and septic capacity, and wildfire rules often shape what is truly possible on a horse property. If you want a smooth purchase and a property that works for your horses from day one, verify the details early, talk with county and fire officials, and plan your site improvements with both function and compliance in mind.
If you want local guidance that blends zoning know-how with practical horse-property experience, reach out to Janet Mall. Our team helps you confirm the right parcel, plan next steps, and move forward with confidence.
FAQs
Are horses allowed on residential property in Black Forest?
- In many rural residential and agricultural districts, keeping horses as an accessory use to a single-family home is commonly allowed, but you must confirm the parcel’s zoning and any CC&Rs.
How many horses per acre can I keep in El Paso County?
- There is no universal number; limits vary by zoning and subdivision covenants. Review county code and recorded CC&Rs for animal-unit or per-acre guidance tied to your specific parcel.
Do I need a permit to build a barn or arena?
- Structures above certain sizes typically require building permits and must meet setbacks and height limits. Check both county requirements and any subdivision architectural controls.
Can I run a boarding or lesson business from my Black Forest property?
- Commercial equestrian uses often require a Conditional or Special Use review that considers access, parking, manure handling, and capacity. Discuss your plan with county planning staff early.
What should I know about wells and water rights for horses?
- Verify your well permit and its authorized uses. Irrigating pastures may require additional water rights or approvals under Colorado water law, separate from household and livestock watering.
How does wildfire risk affect horse properties in Black Forest?
- The local fire district may require defensible space, driveway standards, and mitigation around structures. These standards influence where you place barns, fencing, and turnouts.
