Equestrian properties

Vacant Land is a possibility for equestrians, developers, custom home builders.

Vacant Land?  Is it an option for you and your ideas?  There are some gorgeous parcels still available in the Coachella Valley.  Could it be cheaper for you to maybe buy a vacant land parcel, and plan your own development/custom home/equestrian estate?  Could be!!  If you are looking to buy or sell land in the Coachella Valley, give local agent and equestrian Kim Kelly a call at 760-285-3578.

I’ve been working with some horseshow clients for a few months now, and we’ve been looking at all the options.  The most important thing for this group was location.  If this is your drop dead deal breaker, then stick within that particular boundary.  We looked at farms, equestrian properties that were not right for them, possibilities that were closer to what they were hoping for, yet outside of their location boundaries.  We went over all the issues with buying vacant land, and guess what?  They bought a vacant parcel of land that is EXACTLY where they had hoped to have their equestrian farm for their horses.

Each equestrian property is specific to the owners use.  We don’t have many finished equestrian properties here in the Coachella Valley.  There are more now that horseshow and polo people are creating their own!  Every buyer thinking of building out a vacant parcel must be aware of the following things..

1.  TIME.  No matter how good your civil engineer, architect and crew are, it simply takes time to get going on things that require permits.  Allow more time than you think you need.
2. UTILITIES:  Where are they located?  Where is the water source?
3.  SOIL:  If you’re just going to put in an arena  and choose the footing of your choice, it doesn’t make as much difference.  But, if you want to trail ride, or create a track for exercising, then it does.  We’re lucky here in the Eastern Coachella Valley.  Mostly fine sandy loam, but there can be clay in some parts of the valley.  There are always some rocks, but we don’t have really rocky soil except North of the 10.
4. SIZE:  Don’t immediately assume that more acreage is better because you get a lower price/acre.  Get your plan laid out to be sure your wants and needs can be met.  Get an engineer to plot your parcel with your plan so you can see how much land you really need.

Take a tour of this 4 acre parcel in Bermuda Dunes, zoned for horses, with a custom home, turnouts, tack room and approx. 20 minutes from the showgrounds. 

Equestrian Estate builders need to be qualified!

Equestrian Estates; Fraud Alert.  Don’t get scared if you are buying or developing an equestrian estate here in the Coachella Valley.  The article about Fraud in Equestrian Estates here, is about Wellington, FL.  However, there are some really good points to think about if you are one of our many Thermal showgrounds participants or polo club members.  Local equestrian and agent, Kim Kelly, at 760-285-3578.

In the article the alleged fraud occurred when seasonal luxury equestrian owners contracted with builders to develop their property and found out they were being scammed.  Nothing has been settled yet it appears, but it got me to thinking about developing equestrian properties in general.

When you buy a piece of land with future equestrian plans in your mind, be sure you do your research.  Double check the zoning to be sure horses are allowed and how many/acre are permissible in the area.  Get fencing quotes and gate quotes.  If you’re putting in grass, be sure the land is graded properly, the soil is suitable for horses, and there is sufficient drainage.  Is there plenty of water?  You need water for the horses obviously, but also for pastures.  If you’re building a home, check to be sure you understand the availability and difference between Ag water and Domestic water costs and sources.

Hire an engineer that knows about horses.  This is very important.  When you interview contractors, be sure they understand exactly what and why you need things done a specific way.  We all know in any contractor business never to pay it all up front.  Have a payment schedule based on frequent schedule updates.  Be sure you have the names/numbers of the vendors for yourself and are allowed independent checking in with them.  Don’t harass the subs, just let them know that you are involved and are watching.  Check your contractors/subs backgrounds.  Be sure everything is in writing!

Take a tour of this beautiful 10 acre estate in Vista Santa Rosa.  Available for $2.5 mil, this one is gorgeous!

Equestrian property in Bermuda Dunes for sale $2,799,000

Equestrian property for sale in Bermuda Dunes.  This amazing and rare equestrian property offers 6 stalls, a feed room/tack room, multiple grassy, irrigated turnout paddocks, double entries, custom pool home, and only 1/2 hour to Thermal horseshow and approx. 20 minutes to the polo fields.  If you are looking to buy or sell equestrian properties in the Coachella Valley, give local equestrian and agent, Kim Kelly a call at 760-285-3578.

Just reduced from $3,199,000, this 4 acre, completely fenced, and irrigated equestrian property just needs your personal touches to make it your own!  The property has 2 entry gates, one that opens to the long driveway to the main home, and a second one that has been used by the current owner to pull the horse trailer through the paddocks to unload the horses.  Each paddock is irrigated by post mounted nozzles.  The stalls are roomy, and there is a tack room/feed room right by the kennel.  Very user friendly already, a new owner could add an arena, or a larger barn if needed.

Private well for irrigation and domestic use, but if you would prefer city water for domestic water, it is onsite.  42605 Byron Pl., Bermuda Dunes offers an updated and remodeled 4 bedroom/3 bathroom, custom home of approx. 4400 sf.  Take the tour here..

Equestrian parcels for sale $600,000 apiece.

Equestrian estate parcels for sale:  These two parcels of approx. 2.5 acres each are available for your estate home!  The buyer would have the use of the outdoor jumping field and arena and barn if needed.  Located in a killer part of our eastern Coachella valley, this is a very unique opportunity.  Local equestrian and  agent, Kim Kelly can be reached at 760-285-3578 for more details.

These two parcels are being split off from a larger, 20 acre equestrian facility.  The buyer could buy one or both of the parcels for a total of 5 acres.  There is ag water to the parcels, but buyers would have to install their own well for domestic use.  These are level parcels currently under alfalfa.  Incredible mountain views, (watch the video below).  If you are looking for a smaller manageable  sized parcel to build your own equestrian estate, or maybe a small drop in home and a small barn, these parcels will have the potential for long term equity growth due to their location on Monroe and Avenue 54.

Coachella Valley Farms For Sale

When most people think of the Coachella Valley, they think of Sunshine and Golf.  People with horses know if for entirely different reasons, an equestrian’s dream. The Eastern end of the Coachella Valley encompasses the cities of La Quinta, Indio, Bermuda Dunes, Coachella, Thermal and Vista Santa Rosa.  Each is home to many horse ranchettes, small horse estates, actual working ranches and producing date and citrus farms.

Indio has become famous for it’s two International Polo Clubs, The Empire Polo Club and the Eldorado Polo Club.   Eldorado moved to it’s current site in the 1980’s and is the largest Polo Club in the United States.  Florida with it’s many private clubs as well as the Palm Beach Polo Club is it’s only rival.  There are 13 polo fields, and each season welcomes approximately 1,000 horses and 150 players.  Sunday games are open to everyone, with tailgate parties, jumpy gym for the kids, hot dog stands and more formal dining at the Clubhouse if preferred.  Entry is $10/car..pretty reasonable for an afternoon of fun.  Sunday’s Finals are played at 12 pm and 2 pm from January through April.

The neighboring Empire Polo Club is on the map for different reasons entirely.   Empire Polo is geared more to Events, with it’s varied event sites including Medjhol Lake, the Famous Rose Gardens with it’s life size bronzes scattered throughout, a regulation size Indoor Polo Arena under lights for those night games, as well as wedding and celebration sites.  But the BIG EVENT at Empire is the Coachella Music and Arts Festival in April.  22 years here in the Valley and it has become an international success, bringing visitors from all over the world. 2025 will see 3 weekends of the Music Festival.

If you travel a little further East, you enter the unincorporated town of Vista Santa Rosa.  An unincorported, gorgeous, rural area of date palms and ranches, it is home to Deer Creek Polo Farm and many other polo pony training facilities.  Adjacent to VSR is the very rural city of Thermal. Thermal was put on the map when The Jacqueline Cochran Airport opened, but it has become very famous amongst equestrians over the past years as home to the HITS (Horseshow in The Sun) competitions.  This internationally ranked “A” rated horseshow has riders from all over the US and Canada competing for BIG cash prizes.  Saturday and Sundays from January through April hosts day and night jumping events that will take your breath away.  A small fee at the gate and you can stay all day.  Equestrian shopping is unbeatable, the food is varied and the events go from children’s classes to Olympic level.

La Quinta also offers riding trails from it’s Eastern side to the more central areas.  It is planned that the trails (which are also great for walking!) will eventually go all the way to the La Quinta Cove foothills.  It is not unusual to see riders as you drive your car around La Quinta.

Take a tour of this gorgeous home located right across the street from the Polo grounds and about 3 miles to the HITS showgrounds.

Equestrian Buyers; Welcome to the Eldorado Polo Club!

Equestrian Buyers, Coachella Valley.  The horse people are starting to think about coming back to our beautiful desert valley for the 2025 season.  I stay here year round and in the summer, I keep my horses at Forsythe Farms, off of Avenue 54/Monroe.  Been keeping my head down all summer looking at land, farms, potential equestrian developments.  The east valley has been discovered, so prices have gone up, but on the flip side because development and sales have picked up in the East Valley, odds are it’s a good investment!  Local agent/equestrian/resident, Kim Kelly 760-285-3578.

In the real estate world, it’s been a slow year, but I believe there is pent up demand just waiting for 2025.  Because developers are very interested in the East valley, in particular Thermal and Coachella, pickings have been slim.  Here’s are some ideas to look into if you’re thinking about buying an equestrian property in 2025.

1.  Deer Creek Equestrian Center: Gated equestrian community offering 5 and 10 acre farms.  There is currently only one approx. 6 acre parcel available for sale, at approx. $1.2 mil, including a home, barn and grass turnout paddocks.  HOA is approx. $900/month.  Lock and leave equestrian living!
2. 14.6 acres vacant land:  Avenue 62/Van Buren  GREAT deal at $624,900.  Build your own farm!
3. 20 acre farm near HITS:  No home, RV spots, tack rooms, grass turnouts, great location, currently hosting events.  Offered at $3,500,000.
4. 9 acre farm off of Filmore St.:  $2,500,000.  Grooms quarters, turnouts, 12 stall barn, lighted and irrigated arena, grass turnouts, track, great location!

Land is trading anywhere from $80,000 – $150,000/acre anywhere near the Festival grounds.  As you look at land further east, heading to the Thermal club, the airport and the showgrounds, vacant land trades at approx. $20-50,000/acre.  Remember that any improvements, (leveling, fencing, ag and or domestic water, buildings, turnouts, barns etc., will increase that price.  I did this short walk tour of a local farm, take a look..

Equestrian farms for sale in the Coachella Valley

Equestrian Farms in the Coachella Valley:  Most of our equestrian farms and properties are located in our Easterly cities of Indio, North Indio, Vista Santa Rosa (unincorporated), a few in Bermuda Dunes (unincorporated), Coachella and Thermal. If you are looking to buy or sell a horse property in the Coachella Valley, give local equestrian and agent, Kim Kelly a call at 760-285-3578.

I have found that most of my horse clients are looking for smaller parcels, ideally 5-10 acres, with a barn already there.  If there is a house, they don’t want a large house, and it has to be casual.  If they want a larger home, they will build one in the future.  Most importantly it must be laid out for a horsey lifestyle.

Barns are most important.  Though not hard to build, or have delivered and put together, it does take time, permits, and infrastructure, so if there is one already there, great!  An arena with good footing is preferred.  Open riding spaces that are manicured and gopher free is a HUGE bonus.  A track or just open working spaces is another plus.  If it has a mobile home, or casita, or small dwelling for their help, that is through the roof!

I have several farms that fit the bill and they will be shown when the horse season comes back around in November.

• 10 acres near the HITS showgrounds with a 12 stall barn w/in and outs.  A lovely irrigated arena.  Track to free ride on, mature landscape, multiple turnouts, completely fenced and no nearby neighbors that aren’t horsey.  Container home for the grooms.  $3.1 mil
• 20 acres near the HITS showgrounds with a grassy riding area, multiple turnouts, tackroom, several RV spaces or tiny home spaces, an outdoor bathroom facility, pool, event space, private well.  $3.3 mil.

Take a look at this gorgeous equestrian, 20 acre, working farm.  Not currently for sale, Forsythe Farms is just East of Monroe/54 and is a boarding and training facility run by Laura Forsythe. 

Equestrian Estate becomes Coachella event site:  I’ve been a Coachella valley resident for about 40 years now, first as a part timer, then a full time desert rat.  In my past life as a polo professional, I had been a guest on the Merv Griffin show.  He did a show about women who were successful in typically male fields.  What an experience!  What a kind, very funny man.  He shared with me at the time that he had a ranch in the Coachella Valley where he would come to be with his horses and to relax.  Fast forward, and that former Griffin equestrian estate is listed for sale..for 36 million!  If you are looking to buy or sell in the Coachella Valley, give local resident and 23 year agent, Kim Kelly a call 760-285-3578.

The original estate was approx. 240 acres, then the family sold about 200 acres which were developed into the gated community known locally as Griffin Ranch.  Griffin Ranch is a popular gated community for both Polo players and also participants in the famous HITS horseshow.  The current estate is approx. 39 acres, and is located on Avenue 52, just past Madison St.  Merv Griffin added his personal touch to the home which was built in the 80’s, creating a Moroccan motif throughout the residences as well as the barns.  Very unique!  The current owner paid 7 million for the property.  The Merv Griffin Equestrian Estate is known locally as a vacation rental and event site.  

If you’re looking for some local land here in the Coachella Valley, take a tour of this 9.77 acre organic date farm located on Monroe and Avenue 62 in Thermal, CA.  Offered at $795,000, this completely fenced, farm has a reservoir, power to site, and an extremely good location.