Candace Taylor

This weekend, my husband and I seriously discussed selling our 7.3 acre ranchette in Rio Linda, CA and moving to a higher elevation (somewhere up 80 or 50) on smaller acreage. We have lived here since 1995 and have defiantly contributed our pound of flesh to this place over the years. Quite frankly, I'm tired of fixing fences in the heat!

Now, we're faced with what all sellers experience--panic, elation, fear, and "how can we do this and still keep our sanity?" issues. How long will this take? What if we can't find a replacement property? Where on earth will we put two Percheron mares who weight 1,800 lbs. each, 2 quarter horses, and one fat pony, if we can't find property after we sell this ranch?

Run Comps: The first thing I did today was run comps on "comparable properties" in the immediate area. Wow, land prices are all over the place around here-$31K-$71K per acre. Houses with land also run the gamut thanks to a plethora of REO's and Short Sales (60% in the Sacramento County area). After figuring in a reasonable list price, etc. we might be able to swing a smaller property in the El Dorado Hills area. Of course, that assumes (and we all know what happens when you ass-ume!) we can actually sell this place in this wacky market! Sadly, I haven't listed or sold anything for one year....got burnt out on trying to help buyers and sellers with the short sale nightmare...so I am a bit rusty right now and need to brush up on all paperwork too.

Take the Listing:The thought of going through the listing paperwork right now is daunting. I've done it hundreds of times, but not for myself! Listing, marketing, getting the property spruced up....do we need this stress right now? Would it be easier just to bite the bullet and stay in this area until Ron retires in five years? We like the Rio Linda/Elverta area, but not Sacramento. I was born and raised here, and believe me, it isn't the little quaint, sleepy "cow town" it once was. High crime, new gangs forming on a regular basis, over-population, a little too much diversity, bad roads, horribly hot summers and super wet winters, sandwiched in this bowl that traps smog, dust and allergens...all add up to my reasons for leaving.

Are we crazy? Probably. But I figure with home prices declining so rapidly all over the region, it makes sense to sell low and buy low...it will keep our taxes low, and maybe we can finally find that little place in the mountains I've been dreaming about since I was a kid. I've hired a buyer's agent (since I am not arrogant enough to think I know the Placer or Nevada County area codes, etc.) and am starting to take inventory of what I need to do to get this place on the market soon. Once our signatures are on the listing agreement, I'll swing into action just like I've always done for my clients. But, this time, the client will be me!

Wish us luck!

The best part about moving out to the country is moving out to the country...the worst part about moving to the country has a double edged sword....moving to the country! Sound confusing?

It can be unless you THINK AHEAD about your move. Here are some tips about planning your new lifestyle.

1.) Identify your goals first. Determine what you want, type of livestock you will be housing and other needs. Put it all down on paper (or Word). Think about your daily needs, try to anticipate what you and your family want out of this experience. Think big--imagine what you want your land to look like 3, 5, 10, and 20 years down the line! Buying acreage is always a "work in progress" type of proposition.

2.) Plan your facility layout--on paper first. Ask a local contractor if he or she knows an architect who will create a logical blueprint (at a good price) to work with.

3.) Create a budget of what you need and how much it is going to cost in both materials and labor.

4.) Consider the natural forces of the land, the weather patterns, conservation issues. Be a good neighbor and steward of your land! Don't think that just because you have a little property you can muck it up with beat up cars and garbage. Many areas now have active county patrols who fine deadbeats who have no pride of ownership.

5.) Write down the buildings already on the property. Facility components should include: a Barn, Runs, pens, pastures, Feed storage, Training areas-arena, wash rack, shoeing, lab, tack room, Driveways, walkways, Shelter--wind breaks, Water and other utilities.

6.) Find a good local builder! They are of tremdous help and will save you both time and money in the long run.

7.) Enjoy your property and be a good neighbor! This is an opportunity to live the rural lifestyle...in style.

I've owned horses (or rather they've owned me) since I was 10 years old. As an adult, I realized nobody was going to take care of my horses as well as me and my husband. And, after losing a horse due to a stable owner not realizing the horse was colicking, that was the "IT" moment for us.

Buying horse property is a lot harder than it sounds. I often hear people wistfully say they wish they had a little piece of land. So simple. NOT so simple! First, if you are going to represent buyers or sellers of land, ranch or hobby farms you'd better know what these folks want...because a farmer or rancher will not suffer fools gladly. Being a livestock owner helps tremendously. Don't fake it. If you need to bring in someone with land and ranch experience you'll be glad you did in the long run.

Buying Horse Property: The Wish List

Sit down with your buyers *after you pre-approve them, of course! And ask the following questions:

1.) Where do you want to live? and Why? Why do you want a ranch? What is your motivation? Do you know how gut-wrenching hard the work can be?

2.) Main House: # Beds/baths etc. (go over all the basics, from schools to shopping centers). Recommend houses with tile floors throughout. Livestock and carpets DON'T mix.

3.) Livestock: What type of animals are you planning on keeping on the property? How many?

4.) What will you do with your livestock? (example: showing, pasture ponies, breeding, cutting, etc.)

5.) How much acreage do you require? (USDA recommends 1/2 acre per horse if you supplement with feed, 1 acre per horse if mainly on pasture). I often see too many horses crammed into too small an area--horses need pasture and areas to graze and roam.

6.) Outbuildings: What type of outbuildings do you require--barn, runs, hay storage, indoor arena? Hotwalkers? Roundpen? Footing for arena?

7.) What type of fencing do you need? Cross fencing? T-Posts with 2x2 wire mesh? Vinyl? Wood?

8.) Do you need to live near trails?

9.) Water: Well on site? Public Water? Storage of water? If a well, it should be shocked, checked for potibility and checked for GPM (gallons per minute). Tank should be inspected by certified well inspector.

10.) Septic tank? Usually country properties have a septic on them and they should ALL be properly inspected, pumped and working before COE. This is as critical as the well working.

11.) Zoning: What is the zoning in this area? For example, AR2 in Sacramento county means you can have two units on the acreage and it is zoned for livestock.

12.) Is the zoning going to change in the near future? Check with the city or county.

13.) Get a soil sample analyzed.

14.) Check entire area for toxic or harmful plants. UC Davis has an onsite list.

15.) Check area for flooding.

16.) Go talk to the neighbors. They will tell you everything there is to know about the property and the people who are selling!

17.) What type of heating? Propane, electric, gas? It all adds up! Ask to see an energy bill from July and one from February. There's more...but I have to go out and feed the horses! More soon.