When helping clients purchase horse properties, I often see important details like fencing, arena footing, and stall construction get overlooked. While these may seem like minor concerns at first glance, they can quickly become major expenses—sometimes adding up to tens of thousands of dollars, depending on the materials and work required.
Take arenas, for example. Many amateur arenas are built without a proper base, which leads to poor drainage and limited usability during wetter months. Fixing this isn’t as simple as adding more footing. Often, the existing footing has to be completely removed, the ground excavated, and a proper base installed before new footing can go down. At that point, you’ve essentially done more work than starting from scratch—and you may still need to replace some lost footing material.
Fencing is another commonly underestimated cost. I’ve had many clients assume fencing is an easy or inexpensive fix. But even something as simple as four-strand smooth wire can run about $1.50 per linear foot--even when my husband and I install it ourselves. That may not sound like much until you're talking about fencing 20 acres.
While these upgrades are certainly doable, they should be carefully considered during both the buying and selling process. Understanding these costs upfront helps you make informed decisions and avoid costly surprises later on.

There are 2 main keys that are used to sell your home, appearance and price. With higher interest rates I have noticed a market that is leaning in the buyers favor. This means more inventory, more negotiating, and less waiving of terms for buyers. That being said, the homes that have more "move-in ready" aesthetics seem to be moving much faster than comparably priced homes. On the flip side, homes that are priced very aggressively have still been having multiple offers and occasionally going above asking. I recommend a blend of both good pricing and a clean, well kept, home to provide the most painless selling experience.