Dreaming of waking up to your horses right outside your window, with room to ride and space to breathe? In Loma, that vision is within reach, but rural property comes with extra due diligence. The biggest keys are water, septic, zoning, and the true usability of the land. This guide walks you through what to check, what it might cost, and how to buy with confidence in Mesa County. Let’s dive in.

Why Loma works for horse owners

Loma sits in western Mesa County near the Colorado River with quick I-70 access and an easy drive to Grand Junction. You get a rural feel, larger parcels, and often more value per acre than in-town neighborhoods. It is a semi-arid, high-desert climate with hot summers, cold winters, and low rainfall. That affects pasture productivity, building materials, and fencing.

Many parcels are former irrigated farms or dryland parcels converted into ranchettes. Some areas have HOAs or recorded covenants that limit livestock or outbuildings, while others do not. Always confirm zoning, covenants, and any water rights before you make an offer.

First checks that protect your purchase

Zoning and permits

Start with the property’s zoning and any recorded covenants to confirm horses and agricultural uses are allowed. In unincorporated areas, Mesa County Planning & Zoning oversees setbacks, building permits, and what you can build or add, such as barns, arenas, sheds, and fencing. Review requirements with Mesa County Community Development early to avoid surprises.

Water rights, wells, and irrigation

In Colorado, surface water rights are separate from the land deed. Irrigation ditch rights can be attached to a parcel, but they must be verified by title work or a water professional. If a well serves the property, confirm the well permit, use type, and historical records with the Colorado Division of Water Resources. Ask for well tests, pump performance, and water quality results. In a dry climate, the reliability and seniority of any irrigation rights matter a lot for pasture and hay.

Septic and wastewater

Most rural properties rely on an onsite wastewater system. Ask for the septic permit history, as-built diagrams, and a current inspection. Systems must meet state and county rules for setbacks and soil suitability. Review the CDPHE onsite wastewater rules and confirm any Mesa County requirements for repairs, replacement, or expansions.

Floodplain and wetlands

Some Loma parcels lie near the Colorado River or local tributaries. Check whether any part of the property is within a FEMA floodplain. If it is, you may face building restrictions, higher insurance costs, or elevation requirements. Use the FEMA Flood Map Service Center to confirm the current flood status.

Wildfire and emergency access

Rural living requires wildfire awareness, especially around barns and hay storage. Plan for defensible space, ember-resistant design, and clear access for emergency vehicles. The Colorado State Forest Service wildfire mitigation guidance outlines practical steps for structure hardening, vegetation management, and address signage.

Land and horse-readiness

Water delivery and freeze protection

Inventory every water source and delivery point. Confirm domestic water comes from a municipal connection, a permitted well, or hauled water. Inspect troughs, tanks, pumps, hydrants, and piping, and look for frost-free spigots and insulation for winter. In Loma’s climate, reliable storage and freeze protection keep chores manageable and horses healthy.

Pasture and hay planning

Pasture growth is limited without irrigation in a semi-arid climate. Walk the property to confirm how many acres are actually usable for grazing, considering soil, slope, weeds, and irrigation coverage. For seeding and management suited to Mesa County, use CSU Extension pasture management for horses. Plan a hay budget and identify local suppliers, since seasonal price swings are common.

Soils, drainage, and arenas

Soil type affects septic performance, arena footing, and pasture establishment. Check the USDA NRCS Web Soil Survey for soil classifications, drainage, and depth to limiting layers. On site, look for erosion, gullies, ponding, or signs of historical flooding. Good drainage under barns, paddocks, and arenas reduces mud, ice, and maintenance.

Fencing, barns, and safety

Inspect all equestrian structures with a critical eye. Review rooflines, foundations, ventilation, electrical, and drainage around barns and shelters. Evaluate manure storage and removal areas to control flies and odors. Fencing choice affects safety and upkeep. CSU provides pros and cons for common options in CSU Extension fencing for horses. Walk every fenceline for broken rails, loose wire, and weak posts.

Access, roads, and winter chores

Verify who maintains the access road and your driveway. County roads may be plowed, but private drives are usually your responsibility. Plan for gates, turnarounds for hay deliveries, and safe trailer access. In winter, traction and snow removal determine whether daily care and vet access are realistic.

Costs and smart budgeting

Upfront improvements to price out

Budget for projects that make the property horse-ready and lower risk. Typical line items include:

• Fencing repair or replacement
• Barn or stall drainage and ventilation upgrades
• Arena construction or resurfacing
• Water system improvements, such as pumps and frost-proof hydrants
• Septic repairs, permits, or system replacement
• Driveway surfacing, gates, and access improvements

Material choices, scale, and site conditions drive price, so get quotes from local contractors and factor in scheduling lead times.

Ongoing horse and property costs

Plan for feed and hay, bedding, supplements, farrier and veterinary care, vaccinations, and deworming. Add utilities, road maintenance, manure management, and insurance. For a practical overview, see the Penn State Extension overview of horse ownership costs. Your actual budget will depend on herd size, forage availability, and whether you board, train, or teach on site.

Insurance and liability

Discuss coverage for your dwelling, barns, and arenas, plus farm and ranch liability for equine risks. If you plan to board horses or teach lessons, ask about additional commercial liability and waivers. Work with an insurer familiar with rural and equine properties.

Financing and appraisals

Some lenders treat acreage and equestrian properties differently than in-town homes. Appraisers look at usable land, water rights, and improvements like barns and arenas. Choose a lender who understands rural underwriting and confirm any limits related to floodplain, septic, or water.

Due diligence checklist

Use this list while you evaluate properties and again before you remove contingencies.

• Confirm zoning designation and permitted uses with county planning
• Order a title search for easements, rights-of-way, and any conservation easements
• Obtain and review recorded covenants or HOA documents
• Verify irrigation water rights and ditch company records, if applicable
• Confirm well permit type, obtain well records, and schedule a pump test and water quality test
• Gather septic permit history and as-built diagrams, and order a current inspection
• Check FEMA flood maps and ask for any historical flood or insurance claims
• Review NRCS soil maps for septic suitability and arena placement
• Schedule a barn and structural inspection, including electrical and drainage
• Walk every fenceline and inspect gates, latches, and posts
• Clarify road jurisdiction and maintenance responsibilities, including winter plowing
• Identify local hay suppliers and typical seasonal pricing
• Confirm availability of local equine veterinarians, 24-7 emergency care, and farriers
• Obtain insurance quotes for dwelling, barns, arenas, and equine liability
• Build a 12-month operating budget for horses and property maintenance
• If planning to board or teach, confirm business licensing and zoning allowances

Local contacts and tools

• Mesa County Planning and Building: start here for zoning, permits, and setbacks. See Mesa County Community Development.
• Water and wells: confirm permits, use types, and records with the Colorado Division of Water Resources.
• Septic systems: review the CDPHE onsite wastewater rules and coordinate with Mesa County Public Health.
• Flood status: check your parcel on the FEMA Flood Map Service Center.
• Soils: map your site on the USDA NRCS Web Soil Survey.
• Pasture and fencing guidance: use CSU Extension pasture management for horses and CSU Extension fencing for horses.
• Wildfire mitigation: plan defensible space with Colorado State Forest Service wildfire mitigation guidance.

How Your 3A Team helps

Buying horse property is part real estate and part ranch planning. You deserve a local partner who understands both. Based in Grand Junction, we bring deep Mesa County knowledge, a detail-first approach to inspections and contingencies, and a network of local resources to help you verify water, septic, zoning, and equestrian infrastructure.

If you are considering acreage in Loma or across the Grand Valley, we will help you focus on properties that match your goals, budget, and timeline. From first tour to closing, we coordinate the moving parts so you can buy with confidence.

Ready to start your search or talk through a specific property? Connect with Your 3A Team to schedule a friendly, no-pressure consultation.

FAQs

How many horses can I keep on a few acres in Loma?

• It depends on zoning, covenants, water availability, pasture quality, and your management plan. Start with county planning and CSU Extension guidelines to size your herd responsibly.

Do I need a permit to build a barn or arena in Mesa County?

• Often yes. Confirm setbacks, allowable structures, and permit steps with Mesa County Planning and Building before you design or order materials.

How do I verify irrigation or ditch rights on a property?

• Ask your title company to pull recorded water rights and ditch company records, and confirm with the Colorado Division of Water Resources. Treat water rights as separate from the land deed.

Are private wells reliable in Loma’s climate?

• Reliability varies by location and well history. Review the well permit, run a pump test, and test water quality. Confirm use type and any limits with the State Engineer’s office.

What fencing stands up best to Loma’s wind?

• Pipe, no-climb woven wire with a top rail, or well-built post-and-rail can perform well. Choose based on safety, budget, and maintenance, and review CSU Extension fencing guidance.

What should I budget each year for horse care on acreage?

• Plan for hay and feed, farrier and veterinary care, vaccinations, deworming, bedding, utilities, road maintenance, and insurance. Costs vary by herd size and forage, so build a 12-month plan before you buy.