Dreaming of a Davie home where your horses live right alongside you, but unsure how to finance it? You are not alone. Equestrian properties blend residential living with barns, arenas and acreage, which can make lenders, appraisers and insurers look closer. In this guide, you will learn how financing works in Davie, what lenders expect, how taxes and insurance factor in and the steps to get loan ready with fewer surprises. Let’s dive in.
Davie equestrian basics
Davie has a strong equestrian culture, and many neighborhoods include 1 acre or larger lots where horses are permitted. What matters to financing is whether the property is primarily a residence with accessory equine use or primarily an agricultural or income‑producing operation. Zoning designations like R‑1 or A‑1 set what is allowed, and private covenants can add more rules. Always verify zoning and any recorded restrictions for your specific parcel before you make financing plans.
Residential vs. agricultural use
The first question lenders ask is simple: is the property mainly a home, or is it a farm business? Florida’s agricultural use rules, often called Greenbelt, classify land used primarily for bona fide agricultural purposes and can reduce tax assessments, but that classification can also change how lenders and appraisers treat the property. Review Florida Statute §193.461 to understand how agricultural classification works and what documentation counties consider for bona fide use. You can also read how Broward County evaluates horses as livestock and what proof the Property Appraiser may request in its agricultural classification FAQ.
- Read the statute: Florida Statute §193.461
- County practice: Broward County Property Appraiser FAQ
Why this matters to lenders
Conventional lenders are comfortable when a home is clearly the primary use and equestrian features are incidental. Many product guides for “hobby farm” scenarios ask appraisers to show residential marketability and use similar residential acreage sales as comparables. If the appraiser finds the primary use is agricultural production, conventional delivery can be ineligible, which pushes you to specialty lenders. See example conventional hobby farm guidance for how lenders frame this.
- Example guidance: Conventional product profile for hobby farms
Loan options that work
Conventional for hobby farms
If you plan to live in the home and keep a few horses with a small barn or paddocks, start with conventional financing. Expect the appraiser to address highest and best use, marketability as a residence and the limited contributory value of large outbuildings. Comparable sales on acreage are key, so give your lender and appraiser early context on your intended use.
- Appraisal focus: Conventional product profile for hobby farms
Jumbo and portfolio lenders
High‑value equestrian estates often exceed conforming loan limits. Portfolio or jumbo lenders can hold loans secured by larger acreage or specialized improvements. Terms may include lower maximum loan‑to‑value and slightly higher rates compared with conforming loans.
Farm and ranch specialists
If the property includes sizable equestrian infrastructure or generates boarding or training income, look at farm and ranch options through Farm Credit institutions or lenders that sell to Farmer Mac. These programs are designed for part‑time and full agricultural operations and use different underwriting standards than agencies.
- Program overview: Farmer Mac resources for farm and ranch lending
FHA, VA and USDA
FHA and VA focus on homes you will occupy. Properties used primarily for agricultural production are generally not eligible with FHA, and VA appraisals often exclude value for income‑producing farm components. USDA loans require that the site be predominantly residential, and many Broward addresses are not in USDA‑eligible areas, so always check the maps and site rules.
- Site requirements summary: USDA property and appraisal requirements
Taxes and Greenbelt in Broward
Agricultural classification can reduce your property’s assessed value when use is primarily bona fide agricultural. Broward recognizes horses as livestock and may consider boarding or training as agricultural use when it is the primary, commercial activity. Classification is applied for annually and the appraiser may inspect and request income and expense records. While the tax savings can be meaningful, an agricultural classification can complicate conventional underwriting and appraisal if the home and curtilage cannot be valued separately.
- Statute details: Florida Statute §193.461
- County guidance: Broward County Property Appraiser FAQ
Appraisal and underwriting prep
Expect the appraiser to determine the property’s primary use and to find comparable sales that support residential marketability on acreage. Appraisers may separate the homesite value from open pasture, especially if the land carries an agricultural classification. Limited comps can lengthen timelines and increase appraisal fees, so build schedule cushion into your contract.
- Conventional appraisal expectations: Conventional lending guide excerpt
- How classification affects valuation: Florida Statute §193.461
Insurance and risk costs
Standard homeowner policies often exclude business liability tied to boarding or training horses and may limit coverage for large animals. Many owners add farm or ranch packages, along with equine mortality and Care, Custody and Control coverage when they handle other people’s horses. Get quotes early, because lenders may require proof of appropriate coverage before closing.
- Coverage basics: Does a farm need different homeowners insurance?
- Farm and equine options: Farm and ranch insurance overview
Davie sits in a hurricane‑exposed region, so wind and hurricane deductibles can be significant. Flood insurance is required if a federally backed mortgage covers a home in a FEMA Special Flood Hazard Area. Confirm the flood zone and ask about an elevation certificate if needed through the Town of Davie’s flood resources. Some larger‑lot areas also use private wells and septic systems, and Broward’s capital projects to extend utilities can affect inspections and future costs.
- Flood and elevation info: Town of Davie flood hazard resources
- County utility planning: Broward capital projects overview
Step‑by‑step financing plan
Clarify your intended use. Will you live there with a few personal horses, or will you board or train for income?
Verify zoning and allowed uses. Confirm the parcel’s zoning and any deed restrictions with the Town of Davie planning staff. Pull any existing permits for barns or arenas.
Run a flood check. Get a parcel‑specific flood zone determination and ask about an elevation certificate if requested by your lender. Use the Town of Davie flood resources.
Review current taxes. Note whether the parcel currently has agricultural classification and what documentation exists. See the Broward Property Appraiser FAQ.
Pre‑shop insurance. Obtain preliminary quotes for homeowner, farm or ranch coverage and any Care, Custody and Control policy if you plan to board or train. Start with a farm and ranch insurance overview.
Match the lender to the use. If primarily residential, start with conventional options and make sure the appraiser’s scope addresses residential marketability. For income‑producing or large facilities, contact farm and ranch specialists such as those that sell to Farmer Mac.
Prepare the appraiser. Share context on intended use, recent similar sales if known and copies of barn and arena permits. See an example of conventional hobby farm guidance.
Lender‑ready document checklist
- Deed and legal description, recent survey showing improvements and paddocks.
- Zoning confirmation and any recorded covenants or restrictions.
- Recent tax bill and any agricultural classification history or DR‑482 application records.
- Copies of building permits for barns, arenas and stables, plus any elevation certificates.
- Septic permits and inspection records, or utility connection status.
- Flood zone printout and any prior appraisals.
- If boarding or training: business tax returns, boarding contracts or rate sheets and proof of Care, Custody and Control insurance.
Common red flags
- Appraisal concludes the primary use is agricultural production, not residential.
- Unpermitted barns or failed septic systems that require costly repairs before closing.
- Boarder or training income with no documentation or required insurance.
- Property located in a Special Flood Hazard Area without acceptable flood insurance options.
- Agricultural classification with no clear separation of home and curtilage value, which some investors view as non‑residential collateral.
Work with a local specialist
Equestrian estates demand more than a standard loan pre‑approval. You want a team that understands zoning, valuation on acreage and how appraisers and lenders think about barns and arenas. With deep experience in South Broward’s estate and equestrian market, plus appraisal and construction know‑how, our team can help you prepare a clean, defensible file and connect you with the right lending path for your specific property. When you are ready, reach out to the Tommy Crivello Real Estate Group to plan your next move.
FAQs
What loans work for a Davie horse property?
- If the home is the primary use with accessory barns or paddocks, start with conventional financing and ensure the appraisal supports residential marketability. Larger or income‑producing facilities often fit better with farm and ranch specialists such as lenders that sell to Farmer Mac.
Does agricultural tax classification help financing in Broward?
- It can lower taxes when use is primarily bona fide agricultural, but it may complicate agency financing if the property is viewed as non‑residential or if the residence and curtilage are not clearly valued. Review Florida Statute §193.461 and the Broward Property Appraiser FAQ.
Can I use FHA or VA for an equestrian estate?
- FHA and VA focus on homes you will occupy. Properties used primarily for agricultural production are generally ineligible with FHA, and VA appraisals may exclude value for farm components, so confirm specifics with your lender early.
Are USDA loans available in Davie?
- USDA sites must be predominantly residential, and many Broward addresses are not in USDA‑eligible areas. Review USDA site rules in the property and appraisal requirements and check the eligibility maps for your address.
What insurance do I need for a horse property?
- Standard homeowner policies often exclude business risks for boarding or training. Many owners add farm or ranch packages and Care, Custody and Control coverage, and you should verify flood and wind requirements. See this farm and ranch insurance overview and the Town of Davie flood page.
How do flood zones affect my loan in Davie?
- If your home is in a FEMA Special Flood Hazard Area, lenders require flood insurance on federally backed loans, and you may need an elevation certificate. Start with the Town of Davie flood resources to confirm your zone.
