If you’ve been dreaming of buying an acreage in Colorado for your horses, chances are you’ve scrolled past a listing that looked perfect—until someone told you it has a Household Well. At first glance, that might not sound like a big deal. After all, it provides water to the house, so why wouldn’t it work for your horses too?
Here’s the reality: not all wells in Colorado are created equal, and the type of well a property has can make or break its suitability as a horse property.
Before we get into the nitty gritty, I do need to preface that I am not an attorney and this is not legal advice on water rights or real estate. This is just my advice from experience as a real estate broker in Colorado who specializes in equestrian properties.
Why Well Type Matters for Horse Owners
In Colorado, water rights are regulated by the state, and every well permit comes with rules about quantity and how that water can be used.
Here are a couple of the Well Types in Colorado and their permitted uses to be familiar with before purchasing a property:
- Household Well: provides water strictly for indoor use only within the home. That means showers, sinks, toilets, and appliances are OK but watering animals from the well (like horses, livestock and even chickens) is not allowed. The owner will need to bring water onto the property from a different source in order to water animals.
- Domestic Well: in addition to indoor household use, a domestic well usually allows for some outdoor uses like watering a garden and domestic (non-commercial) animals/livestock. Many rural horse properties in the Pikes Peak region have domestic wells. A buyer should still take into account the pumping rate and water quality to ensure the property will work for their needs.
How Much Water Do Horses Need?
The estimated water intake of a horse is anywhere from 4 to 15 gallons of water per day depending on the season, their diet, and activity level. A nonworking horse may drink 4-8 gallons of water per day while a mare in peak lactation may drink closer to 9-11 gallons per day.¹
You want to ensure a well will produce enough water for your horses or have a plan set in place to make up for a lack in water supply. Even if a Household Well physically produces enough water to supply the required drinking amount for your horses, using it beyond the permit’s stated allowance would violate state regulations. That’s why it’s important to check into what type of well a property has before you decide to go see it. You can save time and heartache by canceling the showing for a property that doesn’t work for your situation before you make the drive.
What if a Property Has a Household Well?
If you’ve fallen in love with a property that has a Household Well, you may not have to give up on it—but go in with eyes wide open. Here are a few possible options:
Hauling Water
You can haul water in tanks and store it on your property. This can work for one or two horses but quickly becomes expensive and time-consuming if you have more. It is an option, though, if you want to make the property work.
Applying for a New or Amended Well Permit
In some cases, you may be able to apply to amend the existing permit. You would likely need an augmentation plan to demonstrate the ability to replenish water. Approval of amending the permit depends on location, water rights, and local restrictions and could take over a year or more.
Important Reminder: It’s best to consult a water attorney whenever you are contemplating water use and rights in Colorado.
Bottom Line
If you’re planning to keep horses in Colorado, it’s important to know what type of well is on the property before you even look at it to ensure it can serve your needs and is not a waste of time.
The good news? With the right questions and guidance, you can avoid surprises and find a property where both you and your horses can thrive. Having an experienced real estate agent on your side is key to unlocking your dream equestrian property in Colorado.
As an experienced real estate agent who specializes in horse properties, I’d be happy to help answer questions you may have. Contact me today to get your horse property search started.
Sources:
- Evans, J. Warren, et al. The Horse. New York, W. H. Freeman and Company, 1990.
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