Can you finance a horse property that spans multiple parcels with one loan?
Yes. In this case study, a family bought a 20-acre Santa Ynez Valley horse property made up of three parcels, with barns, paddocks and stables. We financed it with one Equestrian Property & Hobby Farm loan, one appraisal and a 30-day close. The parents live in the home, and their daughter, a horse trainer, runs her training and boarding business on the property. No ag income was needed to qualify, and the low loan-to-value ratio made the jumbo-size loan amount straightforward.
Best for: Families buying horse property or acreage where the home matters most and any farm or boarding income isn't needed to qualify
Some properties are a fit for the whole family. This one was 20 acres in the Santa Ynez Valley, spread over three parcels, with barns, paddocks and stables already in place. The buyers' daughter is a horse trainer, and they were thrilled to find a home where her parents could live and she could grow her horse training and boarding business. Here's how we financed it in 30 days.
The Property: 20 Acres, 3 Parcels, Barns, Paddocks and Stables
The property had everything a working horse operation needs: barns, paddocks and stables across 20 acres. It was also split into three separate parcels. Multiple parcels, horse facilities and acreage are exactly the features that can stop a standard mortgage, which is why it was a fit for our Equestrian Property & Hobby Farm loans.
A Home for the Parents, a Business for Their Daughter
For this family, the property did two jobs. It's a home in the country for the parents, and it gives their daughter the space to grow her horse training and boarding business. Our hobby farm loans allow ag uses like boarding on the property, but that income isn't counted toward qualifying. Here it didn't need to be: the buyers qualified on their own income, so no ag income was needed.
How We Structured It: One Loan, One Appraisal
We financed all three parcels with one hobby farm loan and one appraisal. The buyers' low loan-to-value ratio made their jumbo-size loan amount a breeze to approve, since LTV limits on hobby farm loans depend on the loan size, the acreage and how the home is used. The result was a single loan on the whole property and a 30-day close.
The property and how the loan handled it
Santa Ynez Valley: 20 acres, 3 parcels, barns, paddocks and stables
| What the property had | How the hobby farm loan handled it | |
|---|---|---|
| Parcels | 3 separate parcels | One loan on all three |
| Acreage | 20 acres | No acreage limit |
| Improvements | Barns, paddocks and stables | Allowed on the property |
| Boarding and training business | Run by the buyers' daughter | Allowed; income not needed to qualify |
| Loan amount | Jumbo size | Low LTV made approval straightforward |
| Appraisal | Three parcels | 1 appraisal |
| Timeline | — | Closed in 30 days |
Planning a Move to the Country?
If you're looking at horse property, acreage or a ranch with more than one parcel, model your options in our hobby farm loan calculator. It shows your maximum loan and minimum down payment by loan size, acreage and occupancy. For more on buying in the valley, see our Santa Ynez Valley mortgage lender page, or read our guide on how to finance horse property.
Model Your Hobby Farm Loan
Hobby Farm Loan Calculator
On a hobby farm, the down payment isn't one number. It depends on loan size, whether it's your primary home or a second home, and how many acres come with it. Knowing your maximum loan before you write an offer tells you how much cash the property really takes.
The hobby farm calculator applies the program LTV matrix to your credit, loan size, occupancy and acreage, shows which limit sets your maximum loan, and estimates payments on 3/1, 5/1 and 7/1 ARMs or a 30-year fixed, with 40-year amortization available on primary residences.
Minimum down
See the lowest down payment that fits the matrix, starting at 20% and rising with loan size and acreage.
Acreage and occupancy
10–20 acres caps LTV at 75% and 20+ acres at 70%. Second homes step down faster above $1.5M.
30 vs. 40-year amortization
Compare payments on each ARM and the 30-year fixed, with 40-year amortization on primary homes.
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Frequently Asked Questions
Can one mortgage cover multiple parcels?
Do I need farm or boarding income to qualify for a hobby farm loan?
Can a family member run a horse business on a hobby farm property?
How does LTV affect a jumbo hobby farm loan?
How fast can a horse property loan close?
Financing Equestrian Property?
Specialized lending for horse farms, arenas, and equestrian estates. We understand acreage, outbuildings, and rural appraisals.
Bottom Line
Three parcels, one appraisal and a 30-day close gave this family a home for the parents and room for their daughter's business to grow. If you're planning a move to the country, run your numbers in the hobby farm calculator, then call Lumen Mortgage at 503-966-9255 or email dblackmon@lumenmortgage.com. Licensed in Oregon and California. NMLS #1498678.
