Horse Zoning In Las Vegas, Henderson, and NLV
Homes With Horse Zoning in Clark County, NV
Homes for sale with horse zoning in Las Vegas, 99% of the time will have a 1/2 acre gross lot size or larger. However, there are exceptions. Grandfathered ranch estates are one example, and there is one community where residents share equestrian facilities near the Airport. Recently a high-end equestrian estates community was built in Henderson, taking advantage of Sloan Canyon for riding.
In general, in 2021, rural property horse zoning allows 2 horses per 1/2 acre plus other various livestock in Las Vegas, Henderson, and NLV. There are always exceptions. You don’t have to be a part of a rural neighborhood preservation area to have horses or livestock at your house. Livestock must not be excluded in your CCR’s to have horses at your house.
Custom Homes Zoned For Horses
Custom homes zoned for horses are surrounding the outskirts of the Las Vegas Valley. Clark County zoning laws are basically the same so if you have 1/2 acre, you can have 2 horses without getting a variance.
Many sections of land with custom homes throughout the valley are horse-friendly. Homes for sale in Clark County can be zoned for horses but may not have horse equipment on the property. Some homes for sale with horse stalls, arenas, and tack buildings are just waiting for you to see them. Let’s look!
You do not need to have a horse to enjoy the wide-open spaces of Las Vegas. If horses are allowed, various livestock are also allowed at homes zoned for horses. If you’re looking for property zoned for horses, we look for homes for sale with stalls first. There may be a horse ranch for sale with existing stalls and a horse barn.
Many of our clients who cannot find a horse property for sale that works for them will buy vacant land and build a custom house on land with no CCR’s. In recent years, builders were putting restrictions on vacant land, so Clark County stepped in. With the newer zoning, a home zoned for houses is protected from many building requirements – like sidewalks and streetlights.
Clark County Rural Zoning Changes
Rural Estates Zoning became Rural Preservation Neighborhoods with special features allowed. The largest zoning changes stipulated that rural preservation areas can be softer lit, have dirt sidewalks, and cannot have high-density housing for neighbors. Riding in wide-open spaces may mean further distances away, but the neighborhoods are horse-friendly.
Until the late 1990s, there was a lot of vacant land available for custom homes to build on. Horse property was in every area of the valley with small and large pockets of horse property. As smaller parcels were purchased, a few developers assembled 10
acres or more to build a community.
The City of Las Vegas Zoning Department was not very concerned. However, as it became more prevalent, something had to be done. Clark County voted for rural conservation, and the plan for Rural Neighborhood Preservation was implemented.
Henderson and North Las Vegas Rural Estates Zoning Change
Following suit, the City of North Las Vegas, the City of Henderson, and the City of Las Vegas adopted the same plan. Zoning for these areas changed from RE – Rural Estates to RNP- Rural Neighborhood Preservation. We have included the Rural Neighborhood Preservation Guidelines on each of our Horse Property pages- link to them below.
In 2005, the Las Vegas Valley began removing and adding parcels zoned for horses and livestock to the proposed Rural Preservation Neighborhood map. Sections of property zoned for horses with no sidewalks or street lights is now preserved.
A minimum of 1/2 acre lots went on the proposed map, which was finally implemented in 2008. Most of the areas have remained the same, with the exception of allowing buffer zone homes to be built around the RNP area perimeters.
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
- Larger setbacks to allow substantially more physical separation between neighboring dwellings than is 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.
Rural Preservation Neighborhood District Map – City of Las Vegas
See the full report: 2020 Las Vegas Planning Land Use Report
Rural Neighborhood Conservation Areas Henderson, NV
Henderson horse zoned property in Rural Neighborhood Preservation neighborhoods is mainly located in 6 designated rural areas. Each community and lot size varies and can be in the middle of Henderson’s hustle and bustle as long as they have a 1/2 acre lot with no restrictions.
Communities with a minimum of 1-acre ranch estate lots are common in Henderson. Because of Henderson’s proximity to Lake Mead National Recreation Area and Sloan Canyon Preservation Area, there are many trails and wide-open spaces to ride in.
Additionally, Rural Neighborhood Preservation zones mainly have custom homes build on the lots. Wide roads with dirt sidewalks and reduced lighting give the feel of true country living while being only a mile or two away from city amenities. These are the neighborhoods where anything goes.
Las Vegas Property With No CCR’s
Las Vegas is the land of Master-Planned Communities. Master-planned communities are the land of CCR’s. Most CCR’s are extremely liveable for most people. However, there are people with hobbies that are restricted in a master plan. Rural estates and horse zoned property is also the place for people who want no CCR’s.
Depending on the original developer of a cul-de-sac or neighborhood, homes can have minimal CCR’s or no CCR’s. Many people who do not ride horses or have a cow or goat choose to buy homes with land in these rural areas too. People who love cars or drive commercial vehicles choose to buy homes for sale with land. Maybe someone wants a tennis court or maybe they’re a ham radio operator and want a tall antenna.
There are various reasons to buy a home with land. Even if you just want space from neighbors or room for a sparkling pool or sports court, rural estates are worth considering. RV parking is a big draw as well as homes with a casita. We wanted our kids to grow up with horseback riding kids so we bought land in an area that is now a rural preservation neighborhood.
Ride a Horse or Have a Large Lot- 1/2 Acre +
We inquire in advance if you have a special requirement. Properties may have CCRs meant to be respectful to neighbors. Sometimes streets were given a variance years before the current zoning came into existence.
Normal zoning regulations allow applying for variances two steps denser than the master plan allows. The Planning Department usually approved “Buffer Zones” close to busy streets. These homes are typically 1 story homes on a minimum of 10,000 square foot lots.
There can also be a community well where an association was formed to cover the water rights and equipment maintenance. Some streets have public water and sewer and some do not.
Every area is different, so if you’re looking for some specific reason other than horses, with 50 years of selling Real Estate in the Vegas Valley, we are a wealth of information. If we don’t know an answer, we will get it for you.
Large Lots Around The Valley
Let’s see some homes zoned for horses in Las Vegas. There are homes zoned for horses in the northwest, the east side of Las Vegas, and there’s a lot of horse property in the southwest part of Las Vegas.
Some builders built developments around existing North Las Vegas custom homes. Then in the 2000’s buying ranches and farms for development was happening. The City Zoning Department was pretty easy-going 20 to 30 years ago. Property zoned for horses in North Las Vegas can be anywhere!
If you’re looking for a home for sale on a large lot or on property zoned for horses, let’s open some doors. Investigate our links and give us a call when you’re ready or if you have any questions. Call or text us at 702-750-7599.
The links below will connect you with the RNP Areas in Henderson that are zoned for horses. You may also want to link to the City of Henderson’s Community Development and Services page to investigate further. Henderson’s specific areas for horses are listed below. Search any link that says Horse Property For Sale to see homes that might work for you- even if you don’t have a horse.
Henderson Rural Neighborhoods:
Henderson is simple since horses are allowed in only 6 areas zoned for horses. Homes without CCR’s were common before the 1990’s so homes for sale with no CCR’s are in some extremely nice neighborhoods. The 6 rural neighborhoods in Henderson are:
- Foothills Neighborhood
- Serene Country Estates Neighborhood
- Mission Neighborhood
- Sections 4, 9, and 16 Neighborhoods
North Las Vegas Zoning for Horses
The Zoning Department in North Las Vegas decided to be slightly different in the naming of their zoning change plan. Clark County retained RE as the zoning name. However, they changed to Ranch Estates instead of Rural Estates. North Las Vegas is old; however, it didn’t experience much growth until the late 1980s.
Therefore, there are many older sections with large lots and newer ranches. Many of these older ranch properties that were zoned for horses sat on prime “commercial development possible” corners and were bought up.
Developers are building throughout the area filling in vacant land that was privately held. Releasing and selling undeveloped land to developers from the city is cautious and zoning is granted with great care.
Zoning Changes In The Valley
When people didn’t want to sell or were trying to block an assemblage of land, tract housing would be built around them. Fortunately, this didn’t happen often. However, every now and then, we see a hidden gem with horses surrounded by block walls. Whether you want a custom home with land or a stable for horses with horse zoning, North Las Vegas has it all, and the land is less expensive than in Las Vegas. Let’s go out and see some.
When zoning changes were occurring, North Las Vegas was the exception for the area calling their zoning Ranch Estates Rural Preservation. Basically, North Las Vegas’ zoning designation is the same as the other cities calling it Rural Neighborhood Preservation.
For more information link to North Las Vegas Zoning Department. On the map below, the medium pale-colored squares are zoned RE.
Horse and Rural Estate Zoning Map – NLV
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