Thinking about selling your horse property in Rincon Valley Estates? Selling an equestrian home is different from selling a standard house. Buyers focus on function as much as finish, and they ask detailed questions about wells, septic, arenas, barns and fencing. In this guide, you’ll see our step-by-step plan to prepare, price and market your property so the right riders find it and move quickly. Let’s dive in.
Why this market is unique
Rincon Valley Estates sits in unincorporated Pima County near the Rincon Mountains, with rural lots that often rely on private wells and septic systems. Equestrian properties attract a smaller, niche buyer pool, so marketing times can be longer and details matter. Many buyers come from the Tucson metro and regional riding communities seeking training space, private turnout and scenic trail access.
Before listing, it helps to confirm zoning, permitted uses and any recorded easements. If your parcel has CC&Rs or neighborhood rules, pull them early. Buyers will ask about permitted uses for boarding or lessons, well registration, septic permits and the history of any outbuildings.
Buyer profile here
- Owner-riders who want private turnout and space to train at home.
- Trainers or small boarding operators who need multiple stalls, an arena and functional hay and tack storage.
- Hobby farm buyers or small-scale breeders.
- Relocating households who want a rural lifestyle within Tucson commute range.
These buyers care about safety, water access, stall layout, arena footing and drainage. They also look for operational clarity, like how many horses the property can comfortably support.
Pre-listing prep that sells
Safety and function first
A clean, safe, working facility shows value fast. Walk your property with an equine-focused checklist:
- Barn and stalls: inspect roofs, posts and doors for rot, leaks or termite issues. Confirm safe latches and secure hardware.
- Arena: note surface type, compaction, drainage, watering or irrigation lines and lighting. Consider a simple footing assessment if you want to justify a premium.
- Fencing and gates: confirm integrity of pipe, wood or electric lines. Repair sagging or damaged sections and test all gates.
- Turnouts and corrals: check footing, runoff control and shade or shelter.
- Water systems: schedule a well yield test and verify pump function. Map irrigation lines.
- Waste and septic: confirm permit status and recent service.
- Utilities and access: verify power service, gated or shared driveways and any access easements.
- Site hazards: walk flood-prone areas, arroyos and erosion points that could affect paddocks.
If your goal is a top-of-market price, consider professional inspections for barns, wells, septic and even arena footing. Document any repairs with invoices.
Documents buyers need
Put together a clear package before you go live:
- Arizona Seller’s Property Disclosure Statement (SPDS), plus local disclosure forms.
- Well records, including state registration, recent pump or yield tests and maintenance logs.
- Septic permit and the latest service or inspection records.
- Building permits and final inspections for barns, arena lighting, sheds, shops and any accessory structures.
- Maintenance history for arena footing, fencing, roofs, tractors or equipment that may convey.
- Any service contracts, plus boarding or lease agreements if they will transfer with the sale.
Having these ready reduces renegotiation risk and builds buyer confidence.
Presentation that speaks to riders
- Tidy stalls, swept aisles, cobwebs cleared and fresh paint where needed.
- Groom the arena and, if possible, show lighting and the watering system in action.
- Mow and clean turnout areas, fix or remove damaged fencing, and stage pastures for clear photos.
- Create a productized list of equine features: stall count and dimensions, wash racks, tack room size, hay storage capacity in tons, arena dimensions and surface, round pen size, paddock acreage and any irrigated pasture.
- Emphasize safety features, fire preparedness and emergency access.
For media, prioritize high-resolution barn and arena photos, drone shots that show pasture layout and access roads, short video clips of footing, and a scaled site plan or features map.
Pricing equestrian homes right
Value your improvements
Standard comps rarely capture the value of a well-built facility. We use a hybrid approach:
- Start with land and residence comps in Rincon Valley and greater Pima County.
- Add the value of equestrian improvements using replacement-cost estimates for barns, arenas and outbuildings. Contractor quotes help.
- Compare against recent horse-property sales with similar features.
- If the property operates boarding or training, consider documented income to support value.
This method sets a realistic range while highlighting the true worth of your infrastructure.
Smart pricing strategy
We tailor pricing to your timeline and condition:
- Market-launch price with full marketing push when condition and documentation support a premium.
- Slightly under the expected range to test demand and drive early showings if speed matters most.
- Pricing with a repair buffer when inspections may uncover items you plan to address. Communicate completed repairs clearly in marketing.
We also plan for structured adjustments if activity is light after two weeks. Clear pricing tiers help you make fast, informed decisions.
Targeted marketing that works
Equestrian buyers live in specialty networks. We build a multi-channel plan that meets them where they are.
MLS built for riders
- Use farm and ranch property types and every equine-specific field available.
- Detail stall count and sizes, arena dimensions and surface, paddock acreage, fencing type, well and septic status and all outbuildings.
- Attach an aerial site map, high-quality photos and a concise packet of permits and maintenance records.
Digital reach to riders
- Place the listing on regional ranch and equestrian classifieds where appropriate.
- Create social content that highlights barn flow, water and hay storage, and arena footage. Target riders and trainers in Arizona and nearby states.
- Produce a video tour that shows how horses move through the property and embed short clips that spotlight footing and drainage.
- Send direct emails to equestrian agents, local trainers, boarding barns and tack shops with a one-page spec sheet.
Community outreach
- Place flyers at local tack and feed stores and share materials with equine vets and farriers.
- Host a broker open for agents who work horse properties.
- Offer private showings for qualified equestrian buyers. Use clear safety rules, liability waivers and require appropriate footwear. Limit loose animals during tours unless pre-arranged.
From offer to close
Anticipate the due diligence equestrian buyers need, and get ahead of it:
- Well pump and yield testing, with current registration and records.
- Septic inspection and permit verification.
- Structural inspections for barns and outbuildings.
- Arena footing and drainage review if the buyer runs a training or boarding operation.
- Zoning confirmation for permitted uses, setbacks and any conditional use needs for commercial activities.
Required disclosures
Arizona requires the SPDS, and federal law requires a lead-based paint disclosure for structures built before 1978. Disclose known well issues, water supply details, easements, shared-drive agreements and any flood or wash history you know about. Clarity prevents disputes and keeps deals on track.
Smooth closing checklist
- Lock inspection windows and schedule well and septic tests immediately after contract.
- Pull permits and finals for barns and accessory structures.
- Provide maintenance records and vendor contacts to buyers early.
- If you host boarders, outline how contracts will transfer or terminate. Confirm plans for animals, staff and feed or equipment per the purchase contract.
Your 3–6 month plan
Use this simple roadmap to prepare with confidence.
Month 3 to 6
- Gather SPDS, well and septic records, permits, maintenance logs and any service contracts.
- Book inspections for barns, well, septic and arena footing.
- Get quotes for high-impact fixes like fencing, roof repair or arena grading.
- Start staging: declutter tack and hay storage, tidy stalls and repair obvious safety issues.
Month 1 to 3
- Complete agreed repairs and document them.
- Hire a photographer and licensed drone pilot. Create a labeled site and features map.
- Draft MLS data with detailed equine specs and attachments.
- Build a targeted outreach list of regional trainers, equestrian groups and local tack shops.
- Finalize pricing strategy and a plan for broker tours and private showings.
Launch to week 8
- Go live on MLS and niche channels. Push social and email outreach.
- Host a broker open and scheduled equestrian-focused showings.
- Review feedback after two weeks. Adjust presentation or price if needed.
Contract to close
- Schedule buyer due diligence quickly. Keep communication tight.
- Share records and vendor contacts promptly.
- Coordinate the transfer or removal of equipment and animals per contract.
Why list with Backus Realty
You deserve a team that understands barns, arenas and the realities of rural lots in southeast Tucson. Backus Realty and Development is a boutique, family-operated brokerage rooted in Vail and Coyote Creek. We pair hands-on development know-how with high-touch listing service, so your equestrian property is presented with precision and care.
Our approach is simple. We lead with local authority, highlight functional value and tell your property’s story with clarity. We also bring confidential, relationship-driven service and tailored marketing to reach serious riders and trainers who are ready to buy.
Ready to craft your selling plan and timeline? Connect with Debbie G. Backus for a private consultation.
FAQs
Do I need to disclose my well’s yield in Pima County?
- Yes. Water supply is material to use. Provide state well registration documents, any recent pump or yield tests and maintenance records.
Will my arena add value when I sell in Rincon Valley Estates?
- A well-built, well-maintained arena can add value for equestrian buyers. Document the surface type, drainage, lighting and maintenance to support pricing.
How do I price unique equestrian improvements like barns and round pens?
- Use a hybrid method: local land and residence comps, replacement-cost estimates for equine improvements and any documented income from boarding or training.
Are special permits needed for boarding or lessons on my property?
- Zoning may require a conditional use for commercial boarding or lessons. Confirm permitted uses, setbacks and conditions with local development services before marketing those uses.
Should buyers be allowed to ride during showings at my property?
- Manage liability carefully. Require pre-qualification, waivers and proof of insurance, and limit riding to supervised sessions. Short videos of the arena in use can reduce the need for test rides.
