Are you dreaming of living that Western life out West? Here’s what you need to know about the state of the land and ranch real estate market.
Cowboys riding through your living room in high-definition can be captivating, enticing your urge to abandon your everyday life and overwhelm your senses with fresh air, sunshine and the smell of horses and tumbleweeds.
Western-centric series on television have not only brought back the nostalgia of old cowboys and Indians shows, they have spurred a new “gold rush” out West. More and more Americans are looking to move out of the hustle and bustle of city life to the country, or, more specifically, to find their own piece of cowboy paradise in states such as Arizona, New Mexico, Oklahoma and Texas.
“Shows like Yellowstone and its prequels 1883 and 1923 have really shown off Western heritage, and it’s affecting the growth around Texas’s horse country,” says Jenny Jordan, a realtor and horse trainer based out of Plano, Texas. “It’s affecting the horse industry and real estate industry alike.”
Western Outlook
The 2020s have seen a surge in interest in Western culture and lifestyle, largely sparked by the 2018 debut of Taylor Sheridan’s Yellowstone. When the pandemic hit, many families sought to escape the crowds, embrace fresh air and find a quieter way of life. This shift also fueled an increase in larger purchases, including recreational vehicles, farmland and horses.
“Around Covid, the economy was very different, with money being injected in and the amenable interest rates,” says Lee Burton, a realtor specializing in land and based in Central Texas. “[Back then], you could get ranch loans at 4 percent, which was almost paying you money to buy a ranch.”
Now, due to increases in interest rates and costs, buyers are looking to get the most for their money in the smallest space available. Jordan sees a lot of smaller properties in Texas featuring barndominiums. These can consist of nice apartments within the barn or a smaller home attached to the barn. “That’s been a hard find,” she says.
The trend for efficient living is shared between Arizona and Texas, with smaller homes and functional accommodations for the horses. A two-bedroom home in front of a four-stall barn and a 150 by 200 arena can comfortably fit on a five-acre lot.
Western Amenities
Property owners in Arizona and Southern California are thinking more outside the standard one-family dwelling when it comes to their properties. Megan Dante, a realtor based in Scottsdale, Ariz., says that casitas, or auxiliary dwelling units (ADUs), are popping up on properties.
“It’s a space to have for when family or friends come into town,” says Dante. “In fact, I had some extra space in my home, so I walled off a section, installed an extra kitchen and now I have that available.”
Dante says you see a lot of casitas on horse properties, whether it’s for employees to live in year-round or for someone to stay to care for the horses while the owners are out of town. Smaller properties that might not be able to handle a second dwelling might have a hookup for a motorhome.
“I’ve recommended that clients spend an extra $5,000 to put in an RV hookup to have that availability,” says Dante.
These extra dwellings are also used to generate income as vacation spots. “Interest rates have gotten much higher, so people might use their casita to rent out to make some extra money to help pay the mortgage,” Dante explains.
Reiners and cutters flock to Texas in search of the sandy loam soil that can be found around Aubrey, Whitesboro, Weatherford, etc. This sought-after soil drains quickly and does not get muddy like black soil.
The West has seen a growth in professionals thanks to the opportunity to have broadband internet in rural areas, says Burton.
“Covid taught us how to work from home, and when you don’t have to be in the office, you can work from anywhere,” he says. “We were limited for a long time by having slow internet and low cell service in certain places, but as more towers go up, and Elon Musk’s Starlink has provided some of the best internet in rural America, a lot of people can move out to the middle of nowhere and still work.”
Sticker Shock
Remember the discussion about how easy it was for people to make larger purchases just a few years ago, thanks to the pandemic? Unfortunately, those days are long gone, according to experts. The secret about the West is out, and land prices have risen.
“The market has gone up since the pandemic,” says Dante. “Properties purchased for $550,000 in Scottsdale are now valued at almost double. Over the last five or six years, it’s become pretty tricky (to purchase).”
Dante quotes that in the Scottsdale area, an acre can cost $126,000 to $150,000. In Arizona, a ranch can look a lot different from a Texas ranch.
“In Texas, you can get a lot more for $3 million than here in Arizona in terms of facilities and land,” she says. “Our ranches are smaller.”
Finding large tracts of open land is becoming increasingly difficult. As land availability declines, established horse properties are growing more expensive. Developers are purchasing parcels and, rather than building a single 5-acre ranch, they will divide the space into multiple homes.
“I foresee that as land becomes less and less available, prices of land that is available will go up,” says Dante.
“Land is expensive. Things are getting expensive,” says Jordan. “I don’t want to be a Debbie Downer, but our way of life is revitalizing in a lot of ways … and people want that lifestyle. It’s getting harder to obtain that way of life.”
If you’re ready to purchase your dream property, make sure you have everything you need for a successful purchase. Jordan recommends having a realtor that not only knows the location well, but also knows you and understands your business, lifestyle and desires.
“I think it’s important to have the right realtor who understands that way of life, not just about farms and ranches, but what you need and what you don’t need,” she says. “I happen to live that lifestyle every day, and have almost throughout my whole life, and there are other great agents besides myself who live that lifestyle and understand it. I think everyone needs representation, because there are so many things you don’t think about when buying a ranch property.”
Considering a Ranch Property?
If you’re intrigued by the thought of owning your own piece of land, our team of realtors advises that you do your homework and have some things in order before contacting a realtor.
Know the Land
Research the areas you’re interested in before buying. Don’t hesitate to ask for opinions and insight on social media—locals can offer valuable tips on where to look and what to avoid.
Know Your Needs and Wants
What are your goals for the property you are looking to purchase? Are you seeking an investment, planning to lease it to a farmer or rancher, or are you looking for a place to call home? Each option comes with different considerations and requirements.
Know Your Budget
Save yourself some time and get pre-approved before you start speaking with a realtor, because the first question a realtor will ask is, “What’s your budget?”
“You don’t truly know what you can afford until you’ve spoken with a lender and gone through your finances,” says Jenny Jordan, a realtor for 16 years in Plano, Texas.
“Sometimes you’ll get in a rush because you’re excited about the prospects of purchasing, and that is an important step.”
Choose the Right Realtor
Partner with a realtor who understands the way of life you want—not just about farms and ranches, but the way of life you are seeking, what you need, and what you don’t need.
Make sure you do your research with your realtor and your bank on your finances—this way, there are no big surprises when your offer is accepted and you’re ready to sign paperwork. Understand that farm and ranch property may require a larger down payment than a standard single-family home might.
Large purchases like land will require more research, more preparation, and definitely more patience. But the risk will be well worth the reward as you ride into your own sunset.
This article about ranch real estate appeared in the Summer 2025 issue of Western Life Today magazine. Click here to subscribe!
