How Do You Handle Showings With Horses and Livestock on Site?

Selling a property with horses or livestock takes extra care and experience. Jared Ritz Real Estate explains how to handle showings safely, professionally, and with minimal stress for animals and owners.

Selling a Working Property Means Protecting What Matters

For many rural sellers, the thought of strangers walking near horses, barns, or livestock pens can be stressful — and rightly so.
Animals are valuable, sensitive to disruption, and sometimes unpredictable with visitors.

At Jared Ritz Real Estate, I take a specialized approach to showings that keeps your animals calm, your facilities respected, and buyers focused on the property’s best features.

1. Preparation Begins Long Before the Showing

A successful showing starts with preparation — not just cleaning the home, but ensuring barns, arenas, and paddocks are safe and presentable.

Before scheduling any tours, I work with sellers to:

• Identify areas that are safe for buyers to walk through and those that should remain off-limits.

• Secure gates, latches, and stall doors to prevent accidental opening.

• Remove trip hazards like hoses, buckets, or loose tools in barns and aisles.

• Clean or groom high-traffic areas to create a strong first impression without disrupting routines.

These small steps ensure the property shows beautifully while maintaining the animals’ safety and comfort.

2. Establishing Clear Safety Protocols

When horses or livestock are on-site, safety is the top priority — for both humans and animals.

I communicate these rules clearly to all showing agents and buyers before they arrive:

• No entering pens, pastures, or stalls without the seller’s permission.

• No feeding, petting, or touching animals unless explicitly approved.

• Children must remain supervised at all times.

• Footwear suitable for rural terrain is required (no open-toed shoes).

I also coordinate with the seller to ensure that animals prone to anxiety, nipping, or spooking are kept safely away from showing areas.

This proactive communication prevents accidents, liability, and unnecessary stress for everyone involved.

3. Scheduling Showings Around Feeding and Chore Times

Horses and livestock thrive on routine, so timing matters.

I schedule showings:

• Outside of feeding and turnout hours to minimize commotion.

• When weather and footing are favorable — muddy or icy conditions can make barns and pastures unsafe for visitors.

• During daylight hours, especially if buyers want to view outbuildings, fencing, or pastures in detail.

For larger operations, we can also plan guided tours where the seller or a trusted barn manager accompanies buyers to answer facility-specific questions.

4. Managing Buyers Who Aren’t Familiar With Livestock

Many rural buyers are experienced horse owners — but some are not.
When I show a property to buyers unfamiliar with livestock, I take time to explain:

• Where it’s safe to walk

• How to approach fenced animals

• What behaviors to avoid (like sudden movements or loud voices)

This guidance not only protects the animals but also educates buyers about what rural living entails — often reinforcing why your property is such a strong, well-managed example.

5. Highlighting the Property Without Disrupting the Animals

My goal is to showcase your facilities, not your animals.
Buyers want to see barns, fencing, drainage, and usability — not necessarily interact with livestock.

During showings, I focus on features like:

• Barn layout and stall design

• Tack storage and wash rack areas

• Fencing type and condition

• Arena footing and drainage

• Equipment access and trailer parking

If buyers are equestrian-savvy, we can arrange a follow-up appointment for a deeper look at operational aspects such as arena footing, pasture management, or water systems once serious interest is confirmed.

6. Preparing Horses and Livestock for the Day of Showings

Animals pick up on human energy, so calm, routine handling goes a long way.

Tips I often share with sellers:

• Give horses light exercise before showings to reduce restlessness.

• Keep animals turned out safely in pastures away from main showing areas.

• Ensure stalls are tidy and water buckets clean — small details signal strong care.

• If possible, have a trusted friend or barn helper on-site during showings to help manage animals quietly and confidently.

These details communicate professionalism and reassure buyers that the property is well maintained.

7. Liability and Insurance Considerations

When selling property with livestock, it’s smart to confirm that your homeowner’s or farm policy covers visitors and showings.

Buyers and their agents are typically covered by standard real estate showing procedures, but having proper farm liability coverage adds peace of mind — particularly for working farms, boarding operations, or multi-acreage properties with equipment or large animals on site.

I can connect sellers with local rural insurance specialists familiar with equestrian coverage to ensure protection is in place during the listing period.

8. For Buyers Touring Active Horse Properties

If you’re a buyer viewing equestrian listings, it’s equally important to respect boundaries.

I remind my buyer clients to:

• Follow the showing agent’s lead and never open gates or stalls without permission.

• Avoid startling animals or walking behind horses.

• Observe from a distance and focus on evaluating the property layout, drainage, and functionality.

Professional courtesy ensures everyone — buyer, seller, and animal — remains safe and comfortable.

FAQs: Showing Properties With Animals On-Site

Do sellers need to move horses off-site during showings?
Not usually. Most showings can be managed safely with good scheduling and preparation.

Are buyers allowed to ride or handle horses during a showing?
No. Interacting with livestock is typically off-limits unless part of a specific training or boarding evaluation with permission and liability coverage.

How do I prepare a working barn for photos or tours?
Clean, declutter, and make sure high-traffic areas are organized. Buyers love seeing tidy, well-maintained facilities — not “perfect,” just cared for.

Can animals affect appraisal or insurance?
Not directly, but properties with livestock must meet zoning and health regulations, which can influence value or coverage.

Expert Insight: Calm Animals, Confident Buyers, Stronger Sales

Selling a horse or livestock property takes coordination — but with the right approach, it’s seamless.
The goal is to present the property’s best features while respecting the routines and comfort of the animals that make it special.

As a Southwest Washington acreage and equestrian property specialist, I’ve guided countless sellers through safe, stress-free showings that highlight the beauty and functionality of rural life — from Battle Ground to Boistfort Valley and across Clark, Cowlitz, Lewis, and Skamania Counties.

Contact Jared Ritz Real Estate at 360-612-2079
for professional guidance on preparing and showing your horse or livestock property — safely, effectively, and with expert attention to every detail.