Selling a Horse Property in Metamora, MI: 2026 Guide

Selling a horse property or acreage in Metamora, MI comes down to three things: documenting what makes the land usable, clearing up paperwork such as septic records, surveys and any PA 116 farmland agreement before you list, and marketing the property to buyers who are specifically looking for room to ride.

Metamora Township sits in southern Lapeer County between Oxford and Lapeer, and the township describes itself as known for large open parcels suited to horseback riding and agriculture. That reputation is an asset when you sell, but only if your listing shows buyers exactly what your land can do.

What makes a Metamora horse property attractive to buyers?

Metamora is part of the historic Metamora Hunt country. According to the Metamora Hunt, its hunt country covers about 15 square miles of rolling, wooded hills across Metamora and Dryden townships in Lapeer County and Oxford and Addison townships in Oakland County, crossed by the south branch of the Flint River. Kennels and staff quarters were built on Barber Road in 1929. That setting is part of what draws equestrian buyers here, and they look closely at the same features you already use every day:

• Usable acreage: how much of the land is open pasture versus woods, wetland or steep grade
• Barn and outbuildings: stall count, tack and feed storage, water and electric service, and arena space
• Fencing and pasture layout: fence type, condition and how paddocks are divided
• Trailer access: room for a truck and trailer to pull in and turn around year-round

What should you gather before listing acreage in Metamora?

Rural properties raise more questions than a typical subdivision home. Having answers ready keeps a deal moving. Start a folder with:

• A current survey and any easements or recorded restrictions
• Zoning confirmation. Metamora Township, the Village of Metamora and neighboring townships each have their own rules. Confirm your parcel's district and animal allowances with the township's planning and zoning office so you can answer buyer questions accurately.
• Well and septic records. The Lapeer County Health Department is the local permitting agency for residential onsite sewage systems. Request any permit or evaluation records it has on file for your property. Lapeer County does not require a septic inspection when a home sells, so it falls to the buyer's realtor to let the buyer know and arrange one. Having your records ready makes that inspection go smoother.
• Records for outbuildings, including permits for barns, arenas or additions
• Utility and maintenance history such as pump, furnace, roof and fencing work

Do you need to disclose anything special when selling in Michigan?

Yes. Michigan's Seller Disclosure Act applies to transfers of property with one to four residential dwelling units. The seller must deliver the written disclosure statement before signing a binding purchase agreement. If it's delivered after, the buyer can terminate in writing within 72 hours of in-person delivery or 120 hours if it was sent by registered mail.

On acreage, the disclosure form covers items buyers care about, including the well, septic system and other systems on the property. Fill it out carefully and completely.

What if your land is enrolled in PA 116?

Some Michigan farmland is enrolled in the state's Farmland Development Rights Agreement program, often called PA 116. If yours is, raise it early. According to the Michigan Department of Agriculture and Rural Development (MDARD):

• Enrolled land can be sold, but all land under the agreement must stay under one ownership unless the agreement is split, and each new parcel must meet eligibility rules.
• When all the enrolled land is sold, the agreement must be transferred to the new owner, who must complete the transfer to be eligible for the tax credits.
• The transfer request includes a copy of the deed or land contract and MDARD's Transfer Request Form.

A buyer who wants to subdivide or build may see the agreement differently than a buyer who wants to farm or keep horses, so disclose it up front and review the terms with your attorney.

How should you price and market a Metamora horse property?

Equestrian and acreage homes are harder to price than homes in a subdivision because true comparable sales are rare. Two 10-acre parcels can sell far apart depending on barn quality, usable pasture and the condition of the house. A pricing plan should look at recent rural sales across southern Lapeer and northern Oakland counties, then adjust for improvements buyers will pay for.

Marketing matters just as much. Strong listings for horse properties usually include aerial photos and video, a labeled site plan, interior barn photos and a feature sheet listing stalls, fencing, water and arena details.

Leila Modetz, an eXp Realty realtor based in Oxford, focuses on luxury, lakefront, acreage and equestrian homes across northern Oakland County and southern Lapeer County, with over $68 million in real estate sold. Her team, Modetz Real Estate, helps sellers prepare land and barn details so buyers see the full value of the property.

What should buyers know about taxes and schools?

Buyers will ask about both, so it helps to know the basics:

• Property taxes: In Michigan, a transfer of ownership causes the property's taxable value to uncap in the calendar year after the transfer. A buyer's taxes can differ from what you pay now, so point buyers to the township assessor rather than quoting your current bill as theirs.
• School districts: Most of Metamora Township is in Lapeer Community Schools, with portions served by Dryden Community Schools and Oxford Community Schools. Districts vary by address, so buyers should confirm with the district.

Ready to plan your Metamora sale?

Start with a free home evaluation to see where your property stands, and learn more about how we sell homes in Oakland and Lapeer counties. If your buyer pool includes people moving from another state, our out-of-state buyer resources show how we reach them. You can also explore homes and community information on our Metamora, MI area page.

Frequently Asked Questions

How do I sell a horse property in Metamora, MI?

Start by gathering a survey, zoning confirmation, well and septic records and any outbuilding permits. Document usable acreage, stalls, fencing and trailer access with photos and a site plan. Then price the property against recent rural sales nearby and market it to buyers specifically searching for equestrian and acreage homes.

Does Michigan require a seller disclosure statement for acreage?

Yes, if the property has one to four residential dwelling units. Michigan's Seller Disclosure Act requires the seller to deliver the statement before signing a binding purchase agreement. If it arrives later, the buyer can terminate in writing within 72 hours of in-person delivery or 120 hours if sent by registered mail.

Can I sell land enrolled in PA 116?

Yes. MDARD says enrolled land can be sold, but all land under the agreement must stay under one ownership unless the agreement is split. When all the enrolled land sells, the agreement must be transferred to the new owner, who submits the deed or land contract and a Transfer Request Form.

Does Lapeer County require a septic inspection to sell a home?

No. Lapeer County does not require a septic inspection when a home sells. It is up to the buyer's realtor to inform the buyer and arrange a septic inspection, typically during the inspection period. Sellers can help by gathering any septic permits, pumping receipts and repair records before listing.

What school district serves Metamora Township?

Most of Metamora Township is served by Lapeer Community Schools. Portions of the township fall within Dryden Community Schools and Oxford Community Schools. Because boundaries vary by address, buyers should confirm the district for a specific property directly with the school district before making an offer.

Who can help me sell acreage in Metamora, MI?

Leila Modetz is an eXp Realty realtor based in Oxford, Michigan, who specializes in luxury, lakefront, acreage and equestrian homes in northern Oakland County and southern Lapeer County. Her team, Modetz Real Estate, helps sellers prepare documentation, price rural property and market it to the right buyers.

Thinking about selling your horse farm or acreage in Metamora? Reach out any time. We're happy to walk the property with you and talk through your options, with no pressure to list.

Sources

• Metamora Township: History
• Metamora Township: Planning & Zoning
• Metamora Hunt: Our History
• Lapeer County Health Department: Sewage
• Michigan Seller Disclosure Act (Act 92 of 1993)
• MDARD: Transferring Your Farmland Preservation Agreement
• MDARD: Farmland and Open Space Preservation FAQ
• Michigan Treasury: Change in Ownership
• Metamora Township, Michigan (Wikipedia)