Selling an Orangevale large-lot or animal property

Two kinds of buyers

Horse and hobby-farm buyers know what they’re looking for and will ask detailed questions about facilities and zoning. Other buyers like the idea of space but need help imagining it: a garden, a play area, a workshop or simply privacy. Your listing and showings should give each group what it needs.

• For animal-property buyers: a facilities list with dimensions, water and power to barns, fencing type and condition, and the parcel’s zoning.
• For space-seeking buyers: photos of how outdoor areas can be used, and honest information about upkeep, such as mowing, irrigation and fence maintenance.

Confirm zoning before you advertise

Don’t describe a property as a “horse property” unless the zoning supports it. Look up the parcel’s zoning with Sacramento County and understand what it allows, then describe your facilities factually and encourage buyers to verify the rules for their own plans. If past owners kept more animals than the zoning allows, or built structures without permits, disclose it.

Documenting barns, shops and outbuildings

1. 01Gather county permits and finals for barns, shops, covered arenas, second units and electrical service to outbuildings.
2. 02Note the age and condition of roofs, fencing, gates and water lines.
3. 03Clean and organize barns and shops before photos; buyers judge maintenance by what they see.
4. 04Remove debris, old equipment and manure piles before showings, and make sure animals are secured or off-site.

Septic, sewer, water and irrigation

Tell buyers whether the home is on public sewer or septic. For septic, gather the permit, location drawing and pumping records and consider an inspection; Sacramento County’s Environmental Management Department keeps septic records. Identify your water provider and provide recent bills, and if you use a private well for irrigation, have its records and any testing on hand. Note any irrigation system for pasture or landscaping and how it works.

If you’re weighing which repairs to make, our guide to preparing your home for sale can help.

Disclosures that come up on animal properties

• Manure storage and drainage, fly control, and any complaints or agreements with neighbors.
• Neighboring animals, agricultural activity or equipment that a buyer might notice.
• Private wells, abandoned wells or underground tanks, even if they predate your ownership.
• Easements for utilities or access across the parcel, and any shared driveway agreement.
• Fence lines or structures that don’t match the recorded boundary.

Specific, factual disclosures build trust with buyers and reduce the chance of disputes after closing.

Pricing land and improvements

Comparable sales for large-lot properties are fewer and more varied than for subdivision homes. Land size, usable area, outbuildings and the condition of the house all have to be weighed. A thoughtful comparative market analysis shows how each comparable sale was adjusted. Our guide to understanding a comparative market analysis explains the process, and the same logic applies to rural sales elsewhere, as in our Elk Grove rural property guide.

Timing and showings

Pastures and gardens show best in spring and early summer, but well-kept properties sell year-round. Plan extra time for buyer inspections of septic, wells and outbuildings, and for appraisers who may need to research comparables more widely. If you have animals, arrange where they will go during showings and after closing well before you list, so the move-out date doesn’t become a sticking point. Dan’s selling process covers marketing and negotiation. For background on the area, see the Orangevale guide, or contact Dan about your property.

Common questions

Can I call my home a horse property in the listing?

Only if the zoning allows horses and you describe the facilities accurately. Note the zoning, list what exists and encourage buyers to confirm the county’s rules for their plans.

Do I need a septic inspection before selling?

It isn’t always required, but most buyers will order one. Having a recent inspection and pumping record ready reduces surprises and can shorten escrow.

Will an unpermitted barn affect my sale?

It can affect appraisal, financing and a buyer’s plans. Disclose it, and consider whether legalizing it, offering a credit or pricing accordingly makes sense.

Official sources

Records and rules are parcel-specific, so look up the exact address with the responsible agency.

• Sacramento County Planning and Environmental ReviewZoning and land use for unincorporated communities.(opens in a new tab)
• Sacramento County Building Permits and InspectionPermit records and inspections for unincorporated addresses.(opens in a new tab)
• Sacramento County Environmental Management DepartmentWells, septic systems and other environmental health permits.(opens in a new tab)
• Orange Vale Water CompanyWater service for much of Orangevale.(opens in a new tab)
• Sacramento County AssessorParcel lookups, assessed values and property characteristics.(opens in a new tab)

Local rules, districts and fees change. This guide is general information, not legal, tax, insurance or lending advice, and it describes places by property, travel, costs and services, never by who lives there.