Santa Cruz County Horse Properties for Sale

By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.

In unincorporated Santa Cruz County, horses are permitted in the RA (Residential Agriculture) zone, subject to acreage limits. Planning’s guidance allows two horses on a one-acre minimum lot, and boarding above two horses per acre is treated as commercial and needs a Level V hearing. In RR (Rural Residential) and smaller R-1 lots, horses need a Level 5 permit. Stables and paddocks must also meet setback and erosion-control rules. Riding academies and public stables are conditionally permitted in the CA, A and AP agricultural zones.

At a glance

Where to look in Santa Cruz County

Start with the Santa Cruz County real estate hub. Horse-capable parcels are usually unincorporated land mapped RA, RR or agricultural (CA, A, AP), in the county’s rural hills and farmland rather than in the cities:

• North coast and the area above the City of Santa Cruz. Rural and agricultural parcels outside Santa Cruz real estate city limits, many in the coastal zone. Our coastal house permit history guide covers coastal permits.
• The Santa Cruz Mountains. Rural-residential parcels on wells, septic and private roads. Read our Santa Cruz mountain house infrastructure guide before you shop.
• South county farmland. Agricultural and rural-residential parcels in the unincorporated hills and valleys outside Watsonville real estate. Some lowland parcels are in mapped flood zones; see our flood insurance and property records guide.

Inside the Cities of Santa Cruz, Watsonville, Scotts Valley and Capitola, city zoning applies instead of the county code. For how the county’s settings compare, see our housing settings comparison and where to live in Santa Cruz County.

What to check before you buy

Zone and horse count

The Planning Division’s Animal Keeping in Residential Districts summary (updated July 2013) lists horses as permitted in RA, subject to acreage limits. RR needs a Level 5 Conditional Use Permit, and R-1 needs a Level 5 permit unless zoned R-1-32 or larger. Horses aren’t allowed in RM. Its density table allows two horses, cows, pigs or llamas on one acre or more, and sets no limit on number at 10 acres or more (aside from a brood-sow cap).

Planning Interpretation RA-1 (effective January 2003) is more specific for RA. It allows two horses on a minimum one-acre lot plus one more for each 20,000 square feet above one acre. Above two horses per acre, boarding counts as commercial whether or not a fee is charged. Both documents predate the current code, so confirm the numbers against County Code sections 13.10.641 to 13.10.646 for the parcel.

Stables, paddocks and building permits

For RR and R-1 lots, the 2013 summary places private stables midway between the side lot lines, at least 20 feet from side lines and 50 feet from the front. Paddocks go on the rear half of the lot, 20 feet from any property line and 40 feet from any house. A Level 5 approval can vary those placements.

Building permits and sizes work like this:

• Any structure: A barn or stable on any parcel needs a building permit.
• Over 1,000 square feet: The structure also needs a Level 4 or 5 Use Permit.
• RA lot without a home (per RA-1): A stable is limited to 12 feet high and 600 square feet, with no plumbing or electricity.
• RA lot with a home: A non-commercial stable up to 1,000 square feet needs a Level III approval.

Ask the seller for the permit history on every barn, shelter and arena.

Erosion control, slopes and sensitive habitat

The county requires an erosion control plan for stables, paddocks or corrals (Code 16.22.060). Its summary also bars clearing in sensitive habitat or on slopes steeper than 30%. RA-1 explains that concentrated animals can cause erosion, sedimentation and water contamination, which is why commercial operations get a public hearing. On hillside parcels, walk the drainage below any paddock during your inspection.

Boarding, lessons and events

Interpretation RA-1 sends training, sales, clinics, shows, lessons and camps to public hearing review. In RA, a commercial boarding or riding stable needs a Level V approval. If a listing advertises income from boarding, ask for the permit and its conditions.

Wells, water and septic

Most rural horse properties here use a well or a small water system and septic. Test well yield and quality, and read our mountain house infrastructure guide. If the property diverts from a creek or spring, ask for water-right filings. Under Water Code section 5101, most surface-water diverters file an annual Statement of Water Diversion and Use with the State Water Resources Control Board.

Fire and evacuation with horses

Mountain parcels add wildfire evacuation planning to the checklist; budget for insurance with our annual homeownership budget guide. The California Department of Food and Agriculture’s disaster preparedness guide for horse owners recommends:

• ID and records for each horse
• Fueled trailers and practiced loading
• Several destinations and routes
• An early departure

Check that a loaded trailer can get out on a narrow private road; see private road maintenance agreements.

Riding near Santa Cruz horse properties

California State Parks allows equestrians on all Wilder Ranch State Park trails and unpaved roads except those on the ocean side of Highway 1. The park has more than 35 miles of trail, a horse staging and camping area near Dimeo Lane, and six first-come, first-served equestrian campsites. Cyclists must stop when they approach a horse.

Questions people ask

How many horses can I keep on an acre in Santa Cruz County?

In RA, the county’s guidance allows two horses on a one-acre minimum lot. Interpretation RA-1 adds one more for each additional 20,000 square feet. Confirm against the current code for the parcel.

Can I keep horses in a Rural Residential (RR) zone?

Yes, with a Level 5 Conditional Use Permit, according to the county’s 2013 summary. Stables and paddocks also have placement and setback rules.

When does boarding become commercial?

Under Interpretation RA-1, boarding above two horses per acre is commercial whether or not a fee is charged. It needs a Level V approval at a public hearing.

Do I need a permit for a barn?

Yes. A barn or stable needs a building permit, and a structure over 1,000 square feet also needs a Level 4 or 5 Use Permit. An erosion control plan is required for stables, paddocks and corrals.

What about horse properties in the coastal zone?

Coastal zone parcels may need a coastal permit for new structures or grading in addition to the zoning rules. Review the permit history early.

Where can I ride?

Wilder Ranch State Park allows equestrians on its trails and unpaved roads inland of Highway 1, with a horse staging area and equestrian campsites.

Do these rules apply in Scotts Valley or Capitola?

No. Cities set their own animal rules; the county code covers unincorporated land.

Sources & notes

1. County of Santa Cruz Planning Division, Animal Keeping in Residential Districts (updated July 22, 2013).
2. County of Santa Cruz Planning Department, Interpretation RA-1, Riding Academies (effective January 1, 2003).
3. California State Parks, Wilder Ranch State Park.
4. California Department of Food and Agriculture, Disaster Preparedness for Horse Owners.
5. State Water Resources Control Board, Statements of Water Diversion and Use; Water Code §5101.

The two county documents differ slightly on horse density in RA and both predate the current code. Confirm with County Planning and County Code Chapter 13.10. General information, not legal advice. Updated November 2026. Primary sources are linked in this guide.

Related: Santa Cruz County homes for sale · Where to live in Santa Cruz County · Santa Cruz County land for sale · Woodside residential and equestrian property · Equestrian, ranch and acreage properties in Sonoma County