Horse Property For Sale In Las Vegas or
Homes With Land In Las Vegas
Are you looking for horse property for sale in Las Vegas or a 1/2 Acre Ranch-style home for sale? If you’d like a house zoned for horses, or maybe a Horse Farm, then you’re on the right page. Las Vegas horse property for sale is just land, a house, and many options for land use.
Perhaps you want a home for sale with horse equipment or a house near horse riding trails? You are also on the right page. Remember you do not need to have a horse to live in our Las Vegas horse properties for sale. These 1/2 acre lots are fabulous to build a custom home on, or even a self-sustained compound.
There are Rural Neighborhood Preservation areas located all over Las Vegas. Las Vegas horse zoned properties will mostly be found in a Rural Neighborhood Preservation Area that allows both horses and livestock. These areas also have no sidewalks or invasive streetlights. Best of all, the area will stay rural.
Horse Properties Las Vegas
The Clark County Zoning Department changed the zoning classification from RE (Rural Estates) to RNP (Rural Neighborhood Preservation) in 2005. It took a few months but soon the City of Las Vegas also adopted the new zoning classification. Seeing it was a good idea, the City of North Las Vegas, and the City of Henderson also adopted the zoning change.
A RNP Zoning map for Las Vegas started when the new zoning designation was first approved. Since then, sections of the valley could apply to join the Rural Neighborhood Preservation Zoning map – if they qualified.
After qualifying, RNP areas are exempt from an important zoning variance rule. That rule says that the zoning commission can approve zoning change requests within 2 levels of the current zoning designation.
This meant that RE zoned rural land could be zoned down to high-density housing zoning or even office professional zoned properties. Subdivisions could no longer invade the rural sections of town.
Why Were Rural Neighborhood Preservation Areas Created?
Builders were buying up lots in all of these Rural Areas because they could apply to put 10 houses on an acre. Property did not have to be zoned for horses anymore and houses could be up to 3 stories tall. The zoning commissions didn’t want to approve these neighborhoods, but guidelines are guidelines. Bureaucracy takes time and many rural areas of Las Vegas and especially rural areas in North Las Vegas were not saved.
Building around custom homes on 1/2 acre lots wasn’t very common in the early 1990s. As land got scarce, builders became rather brutal. When a homeowner or two refused to sell to a builder doing land assemblage, the builder would design and build around them. This sometimes left a lone house in the middle of high-density housing, lowering the property value – a lot.
Rural Neighborhood Preservation areas were created for just this reason. The only variance the Las Vegas Zoning Department now allows to connect with any rural area is a “Buffer Zone.” A Buffer Zone is a group of homes between the rural neighborhoods and a busy street.
The density of a buffer zone community can be 4 houses per acre and they must be ranch-style homes or one-story homes. Buffer zones are a great compromise that are a big win for preserving rural areas throughout the valley.
Homes For Sale Zoned For Horses
We made a list of what a Rural Neighborhood Preservation Area is below. Homes for sale in Las Vegas zoned for horses will mainly be in a RNP area. Link to our Horse Zoning Page to see the current Las Vegas Valley Rural Neighborhood Preservation area maps.
There are also links in our MLS homes for sale in Las Vegas boxes on this page. The bottom of the Homes ForSale links has links to formal city zoning documents.
Las Vegas homes for sale with horse property are a wonderful lifestyle. You can have a garden, pool, goats, Al Pacas, or even a cow as long as your lot is big enough. Even when you have a 1/2 acre lot in a master-planned community it will not be zoned for horses.
Realtors can not advertise every 1/2 acre custom house for sale with horse property. Las Vegas, NV has CCR’s that override horse zoning laws. In Clark County, if CCR’s say no horses or livestock it is strictly enforced. If you do a home search and see a tract-looking house, look a little closer.
The picture below is a perfect example of a home in a Rural Neighborhood Preservation area. There is a back gate for RV parking, a well, no sidewalk in the front cul-de-sac, and no sidewalk along the back wall.
Please note that there is room for horses, and the homeowner chose to not have livestock. There are many houses like this where the owners chose do something else with their land. The above picture is the front of the house.
Rural Neighborhood Preservation Zones
The requirements for a property to be zoned RNP are:
- Populated by residents with common interests in more open-space lifestyles than experienced in urban neighborhoods;
- Custom-built homes;
- No mandatory Conditions, Covenants, and Restrictions (CC&Rs) or homeowners’ associations;
- Suitable for keeping and riding horses in a rural residential setting;
- Trail access to mountainous areas surrounding the city;
- Residential lots large enough to park boats, horse trailers, and other recreational vehicles behind the front setback line. Having enough rear-yard area to construct accessory buildings, stables, tack houses, and other horse-related outbuildings;
- Residential densities low enough to allow substantially more physical separation between neighboring dwellings than typically found in urbanized areas;
- Modified pavement sections and few public streetlights and sidewalks;
- Less light pollution from fewer residential nighttime activities and house lighting in general.
Las Vegas is 1/2 County Land and 3 Cities
In case you don’t know, all of Las Vegas is in Clark County, NV. In the Las Vegas Valley, about 1/2 of the valley is unincorporated Clark County called Las Vegas. The Las Vegas Strip is in unincorporated Clark County.
The other half of the valley is 3 Cities. The City of Las Vegas, the City of Henderson, and the City of North Las Vegas. Every place in the valley is referenced as”Las Vegas” by non-residents, so residents mostly do the same.
It’s fairly common for one entity to decide on a zoning policy change, and it is also adopted if it’s to the benefit of the other 3 entities. That happened with Horse Zoning and Rural Neighborhood Preservation Areas. In 2005, as property started to appreciate, builders did a land grab and knew the loophole in the zoning laws.
A problem was becoming apparent, so the Clark County Zoning Department acted before the Vegas Valley cities, but they liked the change. If you are in an area with no CCR’s and have a minimum of 1/2 acre before the street was paved, you can have horses or livestock.
What Does Horse Property Mean In Real Estate?
Las Vegas horse property for sale is a broad term. In Las Vegas, horse property for sale can mean a horse farm with a barn, arena, stalls, and a house. In Las Vegas, horse property can also be a house with a dirt yard and no out-buildings.
The general rule is horses are allowed “on 1/2 acre or more” lots, but there are exceptions. A great example is “grandfathered” properties. There may or may not be any horse facilities on any of these houses for sale in Las Vegas zoned for horses.
If you want a house with land for any reason, you’re in the right place.
I searched for real estate listed as a horse farm or a home on approx 1/2 acre and designated horse properties for sale in Las Vegas today. In all of Clark County in Southern Nevada, there were 88 homes for sale marked as “Horse Property.” Prices started at over $500,000.
Keep in mind, these are homes marked as “Horse Property” by a Realtor. Mistakes are made in the MLS. Some Realtors don’t know to ask pertinent questions about the house deemed as horse property for sale. This category is tricky.
Horse Property For Sale With Stalls
When we have a horse property home client, we search horse properties for sale for them. If you are looking for Horse Property for sale in Las Vegas with or without equipment, let us find it for you. For accuracy, we go through each listing and use the map to find them for you.
If you are in a Rural Neighborhood Preservation area, all properties can have horses and/or livestock. They can have trailers, junk, dead cars, or 5 dogs in their yard. Check City and County links in the boxes to verify the exact quantity of “Large Animals” per square foot.
When RNP zoning came about, neighborhoods had to apply for acceptance. Years later, more apply each year. There are many custom home neighborhoods where the owners can have “horses” but choose to use the land for garages, sports courts, or even storage. Why do you want all this land?
Horse Property With A Runway and a Jet For Sale In Las Vegas
Currently, Wayne Newton’s former home, Shenandoah” is for sale. At one point, it was a working horse farm with over 100 horses and a horse hospital. The horse farm is intact and includes the hospital and water exercise pool.
If you are looking for a horse farm in Las Vegas for under $25 million, let’s look. This estate even comes with a private plane, hangar, and runway. Want to view this fabulous horse farm?
In addition to single-family homes with land that happen to be zoned as horses, there are designated estates. Several neighborhoods around the valley with custom homes, or land for sale to build your own home, offer equestrian options. Some neighborhoods have community horse facilities and equipment.
Mark Davis of the Raiders submitted plans for an estate on a 6 acre view lot. The community he chose is an exclusive brand new guard-gated designated equestrian estate community. These estates are all about horses but also about wide-open secure space. There’s another community near the airport that has smaller lots and community facilities and trails that we really like.
High-End Equestrian Estates For Sale
Furthermore, the Northwest has miles of custom homes on 1/2 acre or more without sidewalks. As an added plus, the area connects to Lone Mountain. Additionally, near Mt. Charleston, there are horse properties at Kyle Canyon and on Mt. Charleston.
North Las Vegas has quite a few RNP areas. Builders bought land before zoning changed so there are fewer RNP areas than there should have been. Sunrise Mountain has many parts in Rural Neighborhood Preservation areas.
East Las Vegas has some, Henderson has 5 areas. Many people have rural land without horse facilities. Let us know what you’re looking for, and we will find it for you.
Search properties below. You may want to check out the pages of other areas with homes for sale on horse property searches, that we’ve put together. They include areas of Henderson, Las Vegas, North Las Vegas, and Clark County and have very similar guidelines.
More About Buffer Zones In Las Vegas
Twenty years ago, every area of town had sections of 1/2 acre or larger lots. Homeowners and builders would develop a 2.5 acre cul-de-sac with a street and 4 houses. This is still an option! However, zoning needed to be revised to minimize high-density home take-overs.
RNP areas are near horse trails and mountains. Of course, any zoning change needs adjustments. It made no sense to put horses with only a wall separating them from a busy 4-6 lane street. The commissioners recognized this for what it was and started allowing smaller lots around the perimeter of the RNP areas.
Changes included that buffer zones were around the perimeter and not in the middle. Homes had to be on a minimum of 10,000 foot lots and could only be one-story. Community access had to be from a busy street. The commission called these neighborhoods “Buffer Zones.”
Other Search Terms For Horse Property, Las Vegas, NV
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- Houses with horse property for sale Las Vegas
- Custom homes for sale Las Vegas
- 1/2 acre custom homes for sale Las Vegas
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- Houses for sale with horse property
- Where can you have horses in Las Vegas NV?
- How many horses can you have at your house in Las Vegas?
- How many horses can you have on a 1/2 acre?
- Do all 1/2 acre lots have a well?
If you have any questions, we have answers. Give us a call and let’s talk. If you are selling a home zoned for horses, we’d like to talk with you too. Homes on large lots zoned for horses are becoming rare. These homes for sale in Las Vegas offer a fun lifestyle.
Growing Pains Of Horse Zoned Properties
I like the end result of RNP areas. Along busy streets, walled neighborhoods hide the rural horse properties giving them additional seclusion. Also, 1/4 acre rural new homes are really great. We really like the “buffer zone” option between large tracts of homes and the rural areas.
As the city grows, commissioners have had to make hard choices, but this one has turned out to be a good decision- in my opinion.
Let’s see if you agree. Call us today for an appointment to see some horse property homes for sale in Las Vegas, Henderson, or North Las Vegas. 702-750-7599.
Kurt’s goal with his buyers and sellers is to use his skills and knowledge to protect them in this ever-changing Las Vegas Real Estate Market. With how quickly homes are built in Southern Nevada, his skills are invaluable.
We Sell Las Vegas, Henderson, and North Las Vegas
Call or text us today with any questions or for an appointment to see some of these great homes- 702-750-7599
Links: Rural Estates Zoned Area Documents
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