| |  | SPECIALIZING IN RESIDENTIAL RE-SALE AND EQUINE PROPERTIES FOR SALE AND PURCHASE. HORSE PROPERTIES.
Equine Real Estate services to buyers and sellers in the South Jersey area. Residential horse farms & homes for sale, as well as horse properties for sale. Homes & horse property in Swedesboro, Waterford Twp., Tabernacle, Shamong, Medford, Winslow, Southampton, Berlin, Franklinville, Mullica Hill, Gloucester County, Burlington County, Camden County, Cumberland County, Gloucester County, Salem County, Atlantic County, Cape May County, Mercer County, Ocean County, and all of Southern New Jersey. | |
| Sharon Denney-Wristbridge
Peter J. Wristbridge
denney58@hotmail.com
Clearview Farm (HOME)
1032 Lincoln Ave
Atco NJ 08004
Stables 856-768-8457
Sharon cell 609-876-1095 (best)
Pete cell 609-876-5890
denney58@hotmail.com
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FOR MORE INFORMATION ON THE ABOVE FEATURED PROPERTY, AND ALL OUR RESIDENTIAL LISTINGS, CLICK ON "HORSE FARMS" BUTTON.
We List & Sell ALL types of homes at South Jersey Horse Properties. From the beaches to the city, and all points in between.
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| HOW TO USE THIS SITE
For best response and service please call Sharon or Pete
on their cell phone or e-mail us with your price range, location, and pre-qualification information.
Sharon Denney-Wristbridge - Cell # 609-876-1095.
Prudential Fox & Roach
Sales & Equine Consultant
Peter J. Wristbridge - Cell # 609-876-5890
Prudential Fox & Roach
Sales & Processing
We want you to enjoy and relax while you search. Some folks will need years to purchase a horse farm, others may be ready immediately. There are ample ways for the "ready now" buyer to reach us. Please also feel free to call or e-mail us with any questions, comments, or concerns with anything involving standard, residential re-sale.
We do a very nice job for sellers & buyers of residential re-sale. Frankly, any transaction can become challenging, but all things being equal, the horse farm sales cycle is longer and more difficult than the "standard" single family residential re-sale process. I like to tell people that if we can sell something with potentially 15 to 20 processing hurdles (horse farms), we can certainly handle something with 6 to 8 hurdles(residential re-sale).
If there is one piece of advice we can offer for the "ready now" horse farm buyer, it would be to call us for Agricultural Lenders right away, unless you are making the purchase with cash. Most folks, even if you have sterling credit and loads of income, are going to find this part of the process very challenging and/or a non-starter with your typical residential mortgage provider. Please call us for a few lenders, or for some of the reasons why, no obligation.
Very Truly Yours,
Sharon Denney-Wristbridge
Sales & Equine Consultant
Peter J. Wristbridge
Sales & Processing
There are three search buttons on the left column.
"Search All Properties" - Powerful, user friendly software
program. This is the first choice for many
buyers. Customizable, auto updates, save
searches and much more.
TIP ..Acreage is the best search criteria to
narrow your search to homes that may
accommodate horses.
"HORSE FARMS" - Current, featured, horse farms for sale, also
look for link to realtor.com & Yahoo! Real
Estate on this page if you prefer these
search engines.
"Dream Home Finder" - Leave the search to us. Plug in
specifically what you are looking for
and we will weed out all the over
priced, sold, expired, pending, bad
locations, etc. and generate a clean
list of homes that fit your desire.
We cover the following counties in Southern New Jersey...
CAMDEN.....BURLINGTON......GLOUCESTER......ATLANTIC.....SALEM..
CUMBERLAND.....CAPE MAY ...MERCER....OCEAN...MONMOUTH..
There are no precisely defined boundary lines to let you know you are in "South Jersey". Don't be concerned however, because you will definitely know, or someone will definitely let you know, when you get there. All kidding aside, if you were to draw a line from Trenton on the far western edge (Delaware River) Eastward to the Atlantic Ocean, the area below this line south to Cape May Lewes Ferry nicely approximates "South Jersey".
What benefits are there to using a Realtor team with over 30 years of experience in horses when buying or selling a horse property? Below are some of the reasons.
ZONING - When purchasing a horse farm there are certain requirements in many Townships here in New Jersey providing for a minimum amount of acreage to support horses. This is first and foremost in your search.
There are three distinct zoning circumstances depending on
your situation. They are land and zoning requirements to build a new horse property, land and zoning requirements to simply keep horses on a particular property, and finally, land and zoning requirements to be farmland assessed. In reality, some or all of these situations overlap.
First scenario, building a horse farm from scratch. Under this scenario, most Townships in The Pinelands have a density requirement that mandates approximately a (5) acre minimum to build. We are not sure, but we think this also allows for a septic system as well as preserving acreage in the protection zone of the Pinelands. One possible way around this particular requirement is to purchase density transfer credits. This is a situation where for example, your site only has (3) acres. You may purchase & deed restrict (2) more acres within the boundary lines of the same Township. Deed restricting these two acres for all time as preserved land. Keep in mind you and all future owners under this situation will be responsible for the taxes on both parcels (the deed restricted ground typically carries with it a very very small annual property tax). This satisfies the Pineland Commissions goal of preservation of open land, and allows you to build.
Second scenario, you just want to be able to bring your horse with you. Under this scenario, you really must check with the specific local Township Official in the town the home is located. For example, here in Waterford Township the horse ordinance requires one (1) acre for the first two (2) horses and 10,000 sq. ft. for each additional horse. Since there are 43,560 sq. ft. in an acre, you would be permitted four (4) more horses for each additional acre after the first. Under this particular ordinance, common sense, and good horsemanship would indicate that six (6) horses on two (2) acres with the house & barn would be an unhealthy situation mainly for the horses, but also for the humans. It would be virtually impossible to maintain any type of pasture, and manure management would require trucking off site.
Third scenario, you just want to be farmland assessed. Under this scenario, many local Township Offices require a minimum of six (6) acres. One (1) acre for the house and an additional five(5) acres to be used "agriculturally". There are many uses that fall into this category, and the production must meet a minimum dollar amount per year as well. For example, if you breed horses and sell a colt for a couple thousand dollars one year, you have met the requirement in most local Townships. The dollar amount in our Town is $500 / year. So, Christmas Trees, goats, chickens, etc. all qualify. Normally there is a long form and a two (2) year wait period before you receive the tax break if you qualify. There is a mathmatical formula used to calculate the dollar amount reduction in property taxes once you are farmland assessed.
Also be aware of possible rollback taxes. If you purchase a property that you believe to be farmland assessed and the seller did not keep up with the annual paperwork (or after owning the property you do not keep up with the paperwork) the property will fall out of farmland assessed status, and the Township will bill you with an upcharge equal to the amount of taxes you would have owed if the property was not agriculture assessed. The Township will typically go back several years and charge this additional tax all at once. For example...You purchase a property under the impression you are agriculturally assessed. The current owner was selling & planning on moving, so never filed the annual form. The taxes with ag. assess were $6,000 per year, without the ag. assess the taxes are $7,200. The particular town you are in has a three year rollback. You would be responsible for the difference of $1,200 dollars times three years or $3,600 lump sum payment to the Township AND higher taxes for two years before you are reinstated as agricultural assessed, if your activity qualifies.
Please do not let Q-Farm status alone make or break your decision to move on a particular property if it has everything else you are looking for. FOR EXAMPLE: If you have two horses and plan on having no more, and you've found a nice home in good condition, on four acres with plenty of barn capacity and nice turn-outs, good schools, etc., but it can not be farmland assessed, our advice & counsel would be to buy it! For two reasons, first, if you think it is easy to have all the above amenities line up nice a neat & clean for you, think again. And secondly, the amount of tax savings on a $6,000 or $7,000 dollar tax bill would be maybe 10%-15%. If you are paying to board your horses for $350-$650 or higher per month, the annual savings here, would dwarf the lack of agricultural assessment savings.
Sharon and I are constantly updating the list of information
on this site. Please feel free to call if you have any questions. Pete Cell # 609-876-5890. Sharon Cell #609-876-1095.
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Each Office is Independently Owned and Operated.
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