[greglepore]

Fred-my s/o specializes in equine real estate, both private and commercial. She and I have run the numbers several times, and it is very very hard to even break even on a horse operation in the northeast. The only way that you make money is by doing lessons and other programs. The actual boarding, at least here in eastern Pa, is usually break even or worse.

Here, with our winters, winter care is a giant PITA. Horses that don't have pasture don't necessarily get turned out, and as a result the load on the barn, both literally in terms of cleaning stalls and figuratively in terms of hay, goes up exponentially. Oh yeah, Pa has a statute that requires you to have a manure management plan in place, with an operation of 30 horses that requires paying someone to haul.

And then there's barn drama to deal with. Ask any honest horseperson about it. Boarding stables are notorious for it among the clientele.

Here, is eastern Pa., the going rate is around 600/mth for full care. It is darn near impossible to break even at that. Self care is half that money, with lower expense, but beware, because often self care translates to "owner there half the time", meaning you do the other half.

Unless you want to train horses and riders, or have a manager already in mind, forget about it.

Now, if the property is otherwise attractive enough and the horse operation would partially subsidize it, fine. It is a full time business, though, and it sounds like you have one of those. And its more backbreaking than what you do now, if that's possible.

Jut adding to the excellent advice upthread.