Buying a Farm or Horse Property in Campbell Hall, NY: What to Know

by Ammar Iqbal

By Ammar Iqbal | Real Estate Salesperson, eXp Realty

Campbell Hall is a rural hamlet in the heart of Orange County, mostly in the Town of Hamptonburgh, known for open fields, barns and horse farms. If you dream of land, animals or a small farm, it is one of the first places people look. Here is what to know before you buy.

Start with how you will use the land

A few horses, a hobby farm and a working farm each need different things. Think about pasture size, fencing, barn condition, hay storage, riding space and road access for trailers. Local zoning also controls things like how many animals you can keep and where new barns can go, so check with the town before you commit.

Agricultural districts and the disclosure notice

Much of the farmland around Campbell Hall sits in a county agricultural district. In New York, buyers of property in an agricultural district receive a disclosure notice explaining that normal farm activity nearby (noise, odors, equipment, spraying) is protected. If you are moving from a suburb, read it carefully so there are no surprises.

Agricultural assessment can lower taxes

New York's agricultural assessment program can reduce the taxable value of land used in farming. In general, it requires at least seven acres with average farm sales of $10,000 or more per year (smaller parcels can qualify with higher sales), and horse boarding operations have their own rules. Converting land out of farm use later can trigger repayment of some tax savings. Ask the town assessor how the current owner's land is assessed.

Check the basics of rural property

Well and septic: Most farms rely on both. Test the water and inspect the septic. See well water vs. municipal water and buying a home with a septic system.
Outbuildings: Have barns and sheds inspected for roof, electrical and structural issues.
Survey and boundaries: A current survey shows fence lines, easements and rights-of-way.
Heat: Many rural homes use oil or propane (see home heating in Orange County).

Financing land and farms

A home on a few acres can often use a regular mortgage. Larger acreage or income-producing farms may need a farm or land lender. Some rural properties may qualify for a USDA loan. Talk to a lender early.