I grew up in Castle Rock, where acreage and horses were part of the landscape, and I still love showing land. Buying it is different from buying a house in a subdivision. The value is tied to things you can’t see in photos: zoning, water, septic, access and the land itself. Here’s what I check with buyers.

Key takeaways

  • Zoning and covenants decide whether you can keep horses and how many. Check both, because covenants can be stricter.
  • Water is the big one. In Colorado, what a well can be used for depends on its permit, and lot size matters.
  • Most acreage uses a septic system, so plan for a septic inspection.
  • Check access, fencing, wildfire risk and financing before your deadlines pass.

Where to look around Denver

Acreage near Denver tends to cluster east of I-25 on the plains, in parts of Douglas County around Castle Rock, Parker and Franktown, in Elbert County around Elizabeth and Kiowa, and in the foothills of Jefferson County. Each has its own feel: open plains views, ponderosa-covered hills or foothills terrain. My Elizabeth luxury homes and Castle Rock luxury homes pages are good starting points.

Zoning, covenants and animal limits

Whether you can keep horses, and how many, comes from the county or city zoning and from any covenants on the property. Zoning usually ties the number of large animals to lot size. Covenants, if there are any, can be stricter, and some communities limit barns, arenas or outbuildings. I get the zoning from the county and read the covenants before we write, not after.

If you plan to build a barn, arena or second home, ask the county what permits apply and whether the setbacks leave room where you want to put it.

Wells and water rights

Water rights in Colorado are a big topic, and wells are where most acreage buyers run into them. Wells need a permit from the Colorado Division of Water Resources, and the permit says what the water can be used for.

  • On a parcel of 35 acres or more, the state generally allows an exempt well for domestic and livestock use that can serve up to three homes and irrigate up to one acre of lawn and garden.
  • On smaller parcels, many wells are permitted for household use only, which means indoor use only, with no watering livestock or outdoor irrigation.

The specific permit controls, so I pull the well permit from the Division of Water Resources records for every property. If you want horses on a smaller parcel with a household-use-only well, you’ll need another water source, so that’s worth knowing before you make an offer. I also recommend a well inspection with water quality and flow testing.

Source: Colorado Division of Water Resources, guidance on exempt residential wells. Checked November 2026.

Septic systems

Most acreage isn’t on city sewer. Septic systems, called onsite wastewater treatment systems in Colorado, are regulated by the state and permitted through county or local public health agencies, which may have their own rules when a home sells. I recommend a septic inspection by a qualified inspector, and I ask the county for the system’s permit so we know its size matches the home.

Fencing and livestock

Good fencing protects your animals and your neighbors. Colorado has longstanding livestock fencing laws, and counties and covenants may add their own rules. Walk the fence line, ask who maintains boundary fences, and get a survey if the fence and the legal boundary might not match.

Access, the land itself and wildfire

  • Access: confirm the road is public or that there’s a recorded easement, and find out who plows and maintains it.
  • Survey and boundaries: an improvement location certificate or full survey shows where the lines and structures really are.
  • Soils and drainage: check for floodplain, drainage paths and soils that affect barns and arenas.
  • Wildfire: many foothills and forested properties are in wildfire risk areas. Ask about defensible space and get insurance quotes early.
  • Utilities and internet: confirm electric, propane or natural gas, and the internet options at the address.
  • Mineral rights: the title commitment shows whether mineral rights have been separated from the surface.

Financing acreage

Some lenders limit how much acreage or how many outbuildings they’ll finance on a residential loan, and appraisals can be harder when there are few comparable sales nearby. Larger loans may also be jumbo loans. Talk to lenders who regularly finance rural and horse properties early in your search. My luxury buyer guide covers financing and due diligence in more detail.