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The Aiken Horse
October 2005

Equestrian Developments: Creating a Horseman’s Paradise

by Pam Gleason

It would be hard to name just one reason why Aiken is an ideal place for horsemen. If one had to, it would probably be that Aiken hosts one of the most vibrant horse cultures in the country. Back in the days of the Winter Colony in the late 19th and early 20th centuries, horse-lovers were initially attracted to the area because of the sandy soil and the mild winter weather. They kept coming back because in Aiken they were surrounded by like-minded people; people who cared about horses and about their particular equestrian passion, whether it were polo, hunting, driving or just riding through the woods. What makes Aiken an equestrian paradise today is the same thing that made it a horseman’s Mecca a century ago: Aiken is a place where the Horse is King.

As Aiken grows, however, the challenge of keeping the city horse-friendly is becoming very real. One of the reasons many horse people are moving to Aiken from other renowned equestrian areas is that these other areas are becoming increasingly populated with non-horse people. It is not, of course, that horse people have anything against their horse-less neighbors. Rather, it is that when people without horses move in, there is a tendency for the area to stop being quite so congenial for horsemen. Trails ridden down or hunted on for generations might be closed when a new subdivision comes to town. People building new houses beside historic farms may think the horses are pretty, but complain about a fly or two, or sue when a pony gets loose and eats their roses. As more homes go up and space becomes limited, the rights of horsemen are often among the first things to go.

This is where the equestrian sub-division comes in — and quite a number of them are now coming in to Aiken County! An equestrian subdivision is a planned community where the rights of horsemen are protected, open space is preserved, and horses have the right of way, both figuratively and (often) literally. In Aiken, there are a number of different types of equestrian subdivision. There are those with smaller lots catering to the one- or two-horse family. There are those with large lots, designed for serious horsemen who like their space. Some have strict covenants, ruling such things as what color one must paint one’s fences. Others are simply a loose collection of landowners who want to be sure they can ride over each other’s property. Some developments are designed with a particular discipline or type of horseman in mind and some have very unique and distinctive amenities. All of them have the same basic goal at heart, however. They exist to keep Aiken a special place for horses and their people.

At the Carolina Company, a real estate firm that had been involved in creating and selling equestrian subdivisions for over three decades, planned equestrian communities are a particular specialty.

“People are often attracted to equestrian subdivisions for their social and communal aspects,” says Jane Page Gunnell Thompson. Jane Page is a member of the Realtor’s Land Institute, a national organization for land brokers that identifies ways to optimize development in natural and agricultural areas. Jane Page says that in addition to bringing together like-minded people, equestrian subdivisions are an excellent way to preserve green space while developing it, thus avoiding the suburban sprawl that has crept into so many formerly horse-friendly areas.

“In some of the developments we represent, the covenants are very stringent and very favorable to horsemen,” she says. “For instance, in Chime Bell Chase, one of our newer developments, it is in the covenants that the Whiskey Road Foxhounds must be invited to hunt on the land at least three times per year.”

In addition, the 430-acre development (which was initially slated to be a mobile home park) will encompass trails, schooling and jumping areas, and even hazards for combined driving events. Hoof-friendly footing is also a priority: driveways may be paved, but hard surfaces may not start until 25 feet off the roadway, keeping a wide lane open for equestrian pursuits.

Although many horse developments are designed with a particular discipline in mind, some end up attracting people from opposite ends of the equestrian spectrum. Newbridge Polo and Country Club, for instance, was created for people who play polo, sporting top-class, irrigated polo fields and almost daily practices at the medium and high goal level as well as exciting tournament action. A number of buyers at Newbridge, however, have been Three Day Event, hunter, jumper or pleasure riders.

“Generally, buyers at Newbridge have some connection to the sport,” says Jane Page. “They may not play themselves, but they might have relatives who play, or they may be interested in polo. I have even had people consider Newbridge because of the Embryo Transfer Center there. It’s a place where people with competition horses feel at home.”

The largest equestrian development in Aiken County is Longleaf Preserve, a 1,900 acre development surrounding a 550 acre private show horse retirement sanctuary. Longleaf Preserve was created by a consortium of seven land owners who collaborated to turn their properties into a place where equestrian activities will always be welcome. Longleaf, where development is now underway, will include miles of riding and driving trails with deeded access for horses, riders, and carriages. Along with the acreage already in the preserve, the owners are in negotiations for the rights to ride on an additional 4,000 adjacent acres currently a part of the Savannah River Site. Lots of 2-50 acres are available, some of them overlooking the horse retirement sanctuary.

“Longleaf will include a community stable,” says Pam Thompson, whose Laissez-Faire Realty office handles sales for the development. “Other equestrian amenities offered will be driven by residents’ desires.”

Pam points out that in many of the equestrian developments, the majority of buyers are not actually people who own horses, but rather people who like to be around them. In some developments, only 30-40% of buyers are bona fide horse people. However, in a planned equestrian subdivision, unlike in an unrestricted suburban or rural area, horses will always be a part of the atmosphere.

“In an equestrian subdivision, you protect your investment,” she says. “There will be no mobile homes next door or other things that might lower property values. You are surrounded by like-minded people and you have deeded riding access to the land around you. In Longleaf Preserve, it would take an 80% majority of the owners to alter the right to ride across the land.”

Suzy Haslup of Eulalie Salley represents a number of equestrian developments, including Fox Hollow [see our story on page 19] and the 500-acre new development, Windsor Trace, east of Aiken in Windsor. While Fox Hollow is attracting the hunter/jumper and three-day-event crowd, Windsor Trace is especially appealing to driving enthusiasts. Not only does the development include plans for miles of trails wide enough for carriages, it is also close to Katydid Farm, where Aiken’s Combined Driving Events are held. Likewise, the driving set gravitates to nearby Oakridge Farm.

Other new equestrian developments include Barrington Farms, a 400-acre tract on Banks Mill Road, just six miles from downtown. Fred Wright, who represents Barrington for R. B. Bolton Company, says that the development, which will comprise 16 lots from 16 to 31 acres, will include a paved road with plenty of room to turn around a “dooley” with a trailer.

“The most unique Barrington feature is a system of four miles of fenceline gallops,” says Fred. These 60-foot wide gallops will completely surround the property and pass between every other lot. With rounded turns, “They will be able to accommodate a set of five polo ponies at speed or a four-in-hand with a team in training.”

With the current real estate boom, quite a number of horse people have decided to get into the equestrian development business. One such horsewoman is Samantha Charles, who has been developing a community of cottages downtown, and has now begun Hatchaway Bridge Farms, a 17-lot equestrian development on the east side of town.

“Aiken is a hot spot for horses,” says Samantha. “It’s been a hot spot for a long time. The city is sophisticated, everyone is friendly, everyone ‘gets it.’ It’s a real horse community.” Samantha, who is the publisher of the nationally-distributed Sidelines magazine, comes to Aiken from Wellington, Florida, where she has a farm in the heart of polo and horse show country. Despite all the equestrian activity in the neighborhood, Wellington today is becoming less and less accessible to the horse person.

“After fighting for a trail system in Wellington for 20 years and not getting anywhere, I decided to come to Aiken,” Samantha says. “Here, there are trails everywhere and everyone is proud that Aiken is a horse community. It’s a paradise for me.”

With her partner, Mark Inman, an experienced equestrian developer, Samantha bought Hatchaway Bridge Farm and is in the process of clearing and grooming the high, rolling land. The development will include perimeter trails and common riding areas, including a Grand Prix jumping field and Dressage ring and an outside course.

“I’ve always had the dream of creating the perfect horse community,” says Samantha. “I always thought it would be wonderful to live in a place surrounded by friends who love horses and to have trails to ride on and a real sense of community. That dream always seemed out of reach to me. But it isn’t any more.”

The Aiken Horse, P.O. Box 332, Montmorenci, SC 29839
803-643-9960

TheAikenHorse@aol.com