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Elite Veteran
Posts: 959
  
Location: Texas | OK we have a place we're selling. I took your advice and painted the house in warm neutrals. Now we are discussing this one. In the barn the realtor said the stalls will not add much value to the property. I checked and it'll cost me right at 50K to replace them. SO would not having stalls in the barn be a deal breaker to you? |
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  Warmblood with Wings
Posts: 27846
 
Location: Florida.. | I think it all depends on your setup, your advertisement (a horse facility with home, Home with horse barn, etc) and cost of home.. I would say if home is listed at a fair price not real high then I d not invest it.. It must be a fairly large barn to cost 50 grand for just the stalls? .. you can always have it set up ready to be finished or as is.. |
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 A Somebody to Everybody
Posts: 41354
Location: Under The Big Sky Of Texas | aqha4mejt - 2016-04-24 10:17 AM OK we have a place we're selling. I took your advice and painted the house in warm neutrals. Now we are discussing this one. In the barn the realtor said the stalls will not add much value to the property. I checked and it'll cost me right at 50K to replace them. SO would not having stalls in the barn be a deal breaker to you?
Just depends on the stalls, if I felt they were safe that would be a good thing for me if I were looking to buy, but would not be a deal breaker for me if there were no stalls. What type of stalls are they? Is the realtor wanting you to take out the stalls? |
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Elite Veteran
Posts: 959
Location: Texas | They are the Rockin J stalls, some have a center wall that can be moved to make them into foaling stalls. I think we'll leave them in to show the place since they are nice stalls and then take them. I'll be building a new barn at the other place. And I'll be on a budget when I build! LOL |
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 Expert
Posts: 3534
Location: Stuck in a cubicle having tropical thoughts | We sold a place 2 years ago for sale by owner. There were 4 stalls in the barn there. If the people buying were wanting to keep the stalls, that was fine, we'd leave them, but if not, then we'd write it in the contract to take them. Turns out the folks that bought it only have 2 dogs so they didn't need them. The place we bought had a barn with no stalls. It had been used to store boats and cars previously, so we paid a couple Amish guys to move the stalls. We also took all the gates from the pasture and all the rubber mats. Make sure you have it written that the stalls do not stay if you want to take them. It might not need to be written on the MLS listing online, but I'd make sure it's on the paperwork with all the specs. We also took a dusk to dawn light off the back of the barn that my Great-Grandma had bought for me. When we bought that place, there were a couple items in the flower bed, like an old bell, and it was written on the spec sheet that they were "exclusions" and sure enough, a day or two before closing, they were all pulled out of there. If you plan on keeping the stalls and I was looking to buy the place, i would want to know that in advance.
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Warmblood with Wings
Posts: 27846
Location: Florida.. | Oh I misread.LOL so you want to take them to your new place.. I understand and realtor said it wont add value to existing home for sale.. Id take them but you must out that in contract and if buyers are interested they will add that to the contract ... or offer to buy.. thats when you deal and go back and forth.. but for now Id have on contract and ad...they dont stay.. and see how it goes..Like i mentioned it all depends on price of home and type etc.. but it wouldnt deter me from looking ...
Edited by Bibliafarm 2016-04-24 10:51 AM
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Elite Veteran
Posts: 959
Location: Texas | Well part of me wants to take them but the lazy part of me says these things weigh a ton! When I had them put in they said each stall unit weighs 3000#. I think we will exclude them from the listing and make sure it is plain up front that they aren't included. I guess we could entertain offers but when you consider cost of new, plus the wait time for new ones to be built and shipping costs it's have to be a pretty darn good offer! We have a place to store them until the new barn is built too so that wouldn't be an issue. |
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 Money Eating Baggage Owner
Posts: 9586
Location: Phoenix | I wouldn't put new stalls in. Let the buyer do it or negotiate your current stalls. |
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 A Barrel Of Monkeys
Posts: 12972
Location: Texas | Is your realtor familiar with horse property?
I looked at a place with a wonderful barn, but the sellers had taken out all the stalls. It was a deal breaker for me. So I'd leave them, but make sure your place is priced right. |
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A Somebody to Everybody
Posts: 41354
Location: Under The Big Sky Of Texas | Oh I didnt know that you were planning on taking the stalls with you, in that case if I were looking at your place and the barn had the stalls and I liked what I saw then I would expect the stalls to be there when I bought, so if I were you you had better put in the contract that the stalls are not staying so that there will not be any missunderstanding on the buyers part.
I was thinking the realtor was wanting you to take the stalls out, but thats the way I read it I thought. lol..
Edited by Southtxponygirl 2016-04-24 12:04 PM
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 Strong Willed Woman
Posts: 6577
Location: Prosser, WA | Our last place we sold we stated that the arena was not included but buyer could purchase it at an additional cost. That costs was what it would have cost us to build a new one at our next place. I know your not talking about panels, but used panels cost almost the same as used panels any more. Also if I was buying I wouldn't want stalls. I don't like them. |
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 Fact Checker
Posts: 16575
Location: Displaced Iowegian | I, personally, would price the property high enough WITH the stalls and then negotiate the price down if they don't want them. that makes people think they are getting a bargain, if they don't "need" the stalls......additionally, I would sure let my realtor know just how much those stalls cost to replace and make sure she reflects that in the asking price.....she may not be familiar with horse properties. |
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Location: Not Where I Want to Be | I'm having trouble wrapping my mind around how $50k worth of your barn can't add value.
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 Owner of a ratting catting machine
Posts: 2258
| As people with horses, we know how much barns, arenas, quality fencing etc is worth.
Appraisers writing appraisals for banks won't value that stuff much.
When we purchased our place last summer, the appraiser attached $0 to the existing 100x200' arena, even though the pipe fencing was in perfect condition and to construct would have cost well over $8,000 (materials+labor).
I was way surprised. The barn with stalls and runs, to build is expensive, but came in at $10,000 less value than the smaller, older concrete floored shop.
Appraisers are crazy.
I'd cut a side deal with the buyer on the stalls, and pull them if you can't agree on a price. |
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 Worst.Housekeeper.EVER.
Location: Missouri | I can't imagine that stalls would add any value, let alone $50k. I would let everyone know that stalls are not included with the sale. If the new owner wants them, they will just ask to purchase.
I have learned that the secondary market has no appreciation for horse barns, fences, etc. |
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Elite Veteran
Posts: 959
Location: Texas | 1DSoon - 2016-04-24 1:57 PM
I'm having trouble wrapping my mind around how $50k worth of your barn can't add value.
I think the realtor is looking at it that most people won't know the actual value of the stalls. In our area there are a lot of locals who do show calves goats etc. I was shocked when he said he'd guess it'd only add another 5K to the price. Heck I could sell them on FB for way more than that! LOL |
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Warmblood with Wings
Posts: 27846
Location: Florida.. | if you are asking a high price for a barn and home then leave them.. if your price is low end then Id take them .. can you remove prior to showing home? if i paid say..... 500,000 or up for a home and barn then id want nice stalls in the barn included.. but if I paid 200,000 or lower then id expect to update barn..so it all depends ...... |
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Veteran
Posts: 146
| Prospective buyers wanting a "horse" property expect the barn to be complete with stalls; I would.
How many stalls are we talking about, did they cost $50,000 when you had them put in? You need to consider if they have depreciated because they are "used". You can't charge new price for used stalls, so you need to adjust your price accordingly. If you are wanting the same stalls, don't think you can or will get what you paid for them, then take your old stalls with you and replace them with less expensive new stalls that won't add a lot to the purchase cost overall but still make it sellable. You need to get a feel for what the market might be interested in.
Your realtor is right in they don't add value unless you have a buyer that is wanting them and willing to pay.
Edited by 4Horse 2016-04-25 8:19 AM
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Elite Veteran
Posts: 729
Location: south central usa | just make sure you have everything agreed upon on what stays or goes. if we ever sell our place, the arena would be an option and if non-horse people purchased it, I would 100% take the three Ritchie waterers :-)
Edited by runnink 2016-04-25 8:21 AM
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 Cute Little Imp
Posts: 2747
Location: N Texas | I agree with the others, that if you KNOW you will take them with you, make sure you're very clear to prospective buyers that they are NOT included. Don't list your property for x dollars and then say the stalls can be included for x amount more. They're either included in the price, or you give a discount if you take them. As a buyer, I expect the price to include everything that is currently on the property unless it is clearly stated ahead of time. If you're planning on taking them, I wouldn't even take photos of the inside of the barn, because as a buyer, I'd be really annoyed to find out that they're not included, even though they're in the photos. |
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