Real EstateBuying Horse Property In Charleston – More Than Just Price Per Acre””

By Terri Seignious, Guest Contributor 

Many times when showing equestrian or horse appropriate properties in and around Charleston, SC I am asked by potential buyers, “What is your price per acre around here?”  As much as I would love to provide a simple answer the realities are there is NO simple answer.  In truth, the value of land, even grazing land, is affected by multiple factors.

 Here are some important things to consider: 

1)    It’s proximity to the historic city of Charleston.  Land within about a 30 minute drive to historic downtown has become quite valuable due to short drive times to get into the city and enjoy all that Charleston has to offer. If farms or land are that close it is going to command a certain premium.

2)    Types of trees.  Charleston is known for its beautiful and majestic live oaks. If land has an abundance of old growth trees vs just scrub pines or “clear cut” it may be more expensive than land without as much charm. It also depends on whether you want a property that includes a residence or just land for animals.

3)    Is the land all “ high and dry” or is it partially covered with wetlands? This is especially important as Charleston sits at sea level and knowing the elevation is critical. If you are buying a large tract many times we will have a wetlands engineering study performed to locate and map the wet areas.

4)    Zoning.  To have animals or,  in order to get permitting to build a barn, you must have the correct zoning for that county. Property must be zoned agricultural or residential/agricultural to have livestock. Not all acreage can accommodate large animals so checking the zoning is critical.

5)    Drainage.   Horse owners know it is important to not have your grazing animals standing in water due to heavy rains. While previewing or showing property to equestrian buyers I am constantly looking for where the water from fields and pastures will drain. The ideal is to have “sheet draining” to an area lower than the grazing areas. Even small acreage can be set up or have natural topography for good drainage.

All of these points are critical to observe and evaluate when shopping for agricultural land in our area. So, when you ask, “What’s the price per acre around Charleston?” just keep in mind that all land is not created equal. Higher and more desirable land, just like with houses, will command a higher asking and selling price. The perfect location at the right price may not come turn-key, then it’s all about perspective and seeing a diamond in the rough.