Buying Horse Property in the Frazier Mountain Communities

I get calls from horse owners every month asking the same question: can I keep horses up here? The short answer is yes — but the community you choose, the parcel you buy, and the infrastructure already in place make all the difference. The Frazier Mountain area is genuine horse country, with trail access into Los Padres National Forest, open rangeland, and a culture that embraces equestrian life. But not every property — or every community — is set up the same way.

Which Communities Allow Horses

Cuddy Valley and Lockwood Valley are the primary horse property communities in the Frazier Mountain area. Both have agricultural zoning that allows horses outright, with parcels large enough to support multiple animals. Cuddy Valley sits at a high-elevation meadow with irrigated pasture on some properties, while Lockwood Valley offers wide-open rangeland with the most space and the fewest restrictions. These are the communities where I send buyers who want horses on their own land with room to ride.

Frazier Park allows horses on appropriately zoned parcels, particularly on the outskirts of town where lot sizes increase. In the more developed parts of Frazier Park, zoning is more restrictive, so you need to verify the specific parcel before making assumptions.

Pine Mountain Club has a well-established equestrian culture centered around the community equestrian center, which offers stalls, turnouts, a riding arena, and direct access to miles of horse trails. Some PMC properties are designated for equestrian use, but standard residential lots don't permit horses. If you want to live in PMC and keep horses, boarding at the equestrian center is the most common arrangement. Pine Mountain Club is not gated — it has 24/7 security under the POA — so access to trails and the equestrian center is straightforward.

Zoning and Minimum Acreage

Kern County zoning governs what you can do on your land, and the rules vary by parcel — not just by community. In Cuddy Valley and Lockwood Valley, most parcels fall under agricultural or rural residential zoning that permits horses without a conditional use permit. Minimum acreage for comfortable horse keeping depends on how many animals you plan to have, but I generally advise buyers to look at five acres or more if they want turnout space and room for a barn or shelter.

In Frazier Park, zoning can be mixed. Some parcels on the edges of town carry rural residential designations that allow horses, while in-town lots typically don't. I always pull the zoning and parcel information before showing a property to a horse buyer — it saves everyone time and avoids surprises at closing.

Fencing Considerations

Fencing is one of the first things I evaluate on a horse property. Up here, you're dealing with terrain, wildlife, and weather that all affect fencing choices. Pipe fencing and no-climb wire are the most common for horse properties. Wood rail fencing looks beautiful but requires more maintenance at elevation, where snow load, wind, and UV exposure take a toll.

Wildlife is a real factor. Coyotes won't bother horses, but bears can damage fencing, and deer will jump standard three-rail fences without a second thought. Properties in Lockwood Valley and Cuddy Valley border open rangeland, so perimeter fencing needs to be solid and well-maintained. I've seen buyers underestimate the cost of fencing a raw parcel — it's one of the biggest expenses on undeveloped horse property.

Water Access

Water is the most critical infrastructure question for horse property. In Cuddy Valley, most properties are on private wells, and water availability varies by location. Some parcels have strong, reliable wells; others require deeper drilling or supplemental storage. I always recommend getting a well inspection and flow test before closing on any Cuddy Valley horse property.

In Lockwood Valley, wells are the standard, and water tables can be deeper. Some properties have spring-fed sources, but year-round reliability depends on the specific parcel. Frazier Park properties may be on community water or wells depending on location — community water is more convenient for horse owners because it removes the uncertainty of well production during dry years.

Horses drink 8 to 12 gallons per day per animal, more in summer. Whatever the water source, make sure it can support that demand consistently.

Hay, Feed, and Supplies

There's no feed store on the mountain. Most horse owners buy hay in bulk from suppliers in the San Joaquin Valley or Antelope Valley and have it delivered. Storage is important — you need a dry, covered area for hay, because mountain weather will ruin unprotected bales quickly. Some Cuddy Valley and Lockwood Valley properties have existing hay barns, which adds real value.

Grain and supplements are typically purchased during valley trips or ordered for delivery. Planning ahead matters more here than in town — you can't run to the feed store on a whim.

Veterinary Access

Large-animal veterinary care on the mountain is handled by mobile vets who serve the Frazier Mountain communities on a regular schedule. Emergency vet calls are possible but may involve longer response times than you'd see in the valley. I always recommend that horse owners establish a relationship with a mobile large-animal vet before they need one. For more on pet and livestock care across all the communities, I've written a separate guide.

Farrier service is also mobile — there are farriers who make regular rounds up the mountain, but scheduling in advance is the norm.

Trail Access From Your Property

This is where Frazier Mountain horse property really stands apart. In Lockwood Valley, you can ride directly from many properties into miles of open terrain and forest service roads. The Lockwood Valley horse trails connect to Los Padres National Forest, giving you access to backcountry riding that most horse owners only dream about.

Cuddy Valley properties near the forest boundary also offer direct trail access, and the relatively flat terrain of the valley floor makes for comfortable riding year-round. In PMC, the equestrian center provides organized trail access into the surrounding forest, and the community's trail system is maintained by the POA.

Winter Care Considerations

Keeping horses through a Frazier Mountain winter is manageable, but it requires preparation. Shelters or run-in sheds are essential — horses need wind and precipitation protection even if they don't need heated barns. Water troughs freeze in winter, so heated troughs or regular ice-breaking becomes part of your routine.

Mud management matters at elevation. Properties with good drainage handle winter better than flat, low-lying parcels. Snow can limit trail riding for short periods, but most winter days are clear and rideable. Hay consumption goes up in cold weather, so plan your storage and delivery schedule accordingly.

What I Look For in a Horse Property

When I show horse property to buyers, I'm evaluating things most agents don't think about: water source reliability, existing fencing condition, soil drainage, shelter orientation relative to prevailing winds, proximity to trail access, road access for hay delivery trucks, and whether the property layout allows safe turnout. The best horse properties up here aren't just big enough — they're set up for the reality of keeping animals at elevation, year-round.

If you're a horse owner considering the Frazier Mountain communities, start by deciding what matters most: space and freedom on your own land, or community amenities and organized trail access. That decision will narrow your search to the right community, and from there, I can help you find the right parcel.

Last updated February 2026