Looking at acreage in Tumalo and seeing EFU on the map? You are not alone. Many buyers love the open land and equestrian potential here, but EFU zoning shapes what you can build and how you can use the property. In this guide, you will learn the practical rules for EFU in Deschutes County, what it means for barns and arenas, how commercial equestrian uses are treated, and the due diligence steps that protect your purchase. Let’s dive in.
EFU basics in Oregon
Exclusive Farm Use, or EFU, is Oregon’s primary zoning to protect agricultural land. The core idea is simple: farm uses come first, and nonfarm uses are limited. Counties implement these rules within state law, so you will see local definitions and procedures.
In EFU, typical farm uses and farm structures are generally allowed when they meet the legal definitions. Nonfarm dwellings and commercial activities that are not tied to farming are restricted or require special approval. This matters because your plan for a house, barn, or business must fit the EFU framework.
Deschutes County EFU: local reality
Deschutes County applies EFU through its zoning map and land-use code. Always confirm the parcel’s zoning and any overlays with Deschutes County Planning before you write an offer. Local definitions of farm use, farm dwellings, and accessory structures guide what is possible.
Parcel-specific details often drive outcomes. Minimum lot sizes affect whether you can divide land later. Overlays such as wildfire, water protection, habitat, or floodplain can add limits. A history of qualifying farm activity can also influence what is allowed and how the property is taxed.
What you can build under EFU
Many buyers ask about barns, arenas, fencing, and keeping horses. In EFU, farm uses like raising crops and livestock are typically permitted. Farm structures for those uses, such as barns, hay storage, sheds, corrals, and fencing, are generally allowed when they support farm activity.
A dwelling tied to farm operations, often called a “farm dwelling,” may be allowed if it meets the county’s definition and standards. This can involve showing that your agricultural activity is legitimate and viable. Building permits, setbacks, and siting still apply, so plan for design and permitting time.
Horse properties and businesses
If you plan to keep your own horses, grow hay, or use facilities as part of a farm operation, you are usually within a typical EFU farm use. The picture changes if you want to board for a fee, run a riding school, or host clinics or events. Commercial equestrian operations often require a County Conditional Use Permit (CUP).
CUPs come with conditions to address impacts like parking and traffic, manure and runoff, noise, and the number of animals. A pre-application conversation with planning staff can clarify expectations and likely conditions. Build time for this process into your purchase timeline.
Nonfarm homes and ADUs
Nonfarm dwellings in EFU are generally constrained. If your plan for a home does not meet the definition of a farm dwelling, you may face a denial or need to qualify under specific exceptions in the code. Accessory Dwelling Units are treated differently in EFU than in town, so confirm current county policy before you assume an ADU is allowed.
Outbuildings that serve real farm uses are typically allowed, but you still need to follow setbacks and obtain the right building permits. Keep plans tied to the farm function, and document those uses for smooth reviews.
Water, septic, and utilities
Water and wastewater often make or break a rural plan. New wells require permits through the state, and irrigation water rights are essential if you need to produce forage or hay. Verify any existing water rights and whether they transfer with the property.
For septic, the county’s environmental health team must approve a system based on soils and groundwater. A septic feasibility test is a smart contingency in your offer. Plan for power, broadband, and propane availability as well. Long utility runs can add cost to your budget.
Fire, access, and environmental limits
Tumalo and the surrounding rural areas face wildfire risk. Expect standards for defensible space, access for emergency vehicles, and vegetation management. It is wise to coordinate with the local fire district early in your planning.
Roads and access also matter. Approach permits, private road maintenance, and weight limits can affect hay deliveries and customer traffic for any commercial use. Environmental constraints like floodplains, wetlands, or conservation easements can limit your buildable area and require additional review.
Taxes and assessment basics
Some EFU parcels may qualify for agricultural special assessment if they meet the county’s criteria for farm use. Eligibility and documentation requirements vary. If you plan to seek this status, speak with the county assessor about the rules and long-term implications.
Due diligence for Tumalo acreage
Before you close, protect your plan with focused due diligence:
- Confirm EFU zoning, overlays, and any site-specific land-use conditions with Deschutes County Planning.
- Pull the county zoning layer and parcel file; review past approvals, CUPs, and building permits.
- Order a title report to identify easements, covenants, and recorded conditions.
- If you need a farm dwelling, gather farm-operation records and sales history to support your application.
- Test soils for septic feasibility; verify well permits and any irrigation water rights.
- Consult the building division and fire district for driveway, access, and wildfire requirements.
- Evaluate manure management areas, fencing, and neighbor boundary conditions.
- If you plan a commercial equestrian use, schedule a pre-application meeting to scope likely CUP conditions.
- Check insurance availability and wildfire risk.
- If future division matters to you, verify minimum parcel sizes and division rules in EFU.
Buying strategy in Tumalo
Start with your end use. If your goal is a working horse property for personal use, prioritize parcels with practical infrastructure, irrigated ground, and clear farm function. If you aim to run boarding or lessons, plan for the CUP process, traffic management, and designated manure areas from day one.
Next, align the purchase timeline with permitting. Build contingencies around septic, water rights, and planning reviews, and factor these steps into your inspection windows. Keep design drawings tied to farm functions to streamline approvals.
Finally, treat your land plan as part of the offer strategy. Sellers in Tumalo respond to organized buyers who understand EFU rules, ask for the right records, and can show a credible path to approvals. A knowledgeable advisor can help you evaluate risk, structure contingencies, and protect your goals.
If you are considering EFU acreage or an equestrian property in Deschutes County and want a clear, step-by-step plan, reach out. With deep equestrian and acreage experience, a local network, and a process-driven approach, Heather Osgood can help you find the right parcel and navigate EFU with confidence.
FAQs
Can I build a house on EFU land in Tumalo?
- Possibly. Farm dwellings tied to agricultural use are often allowed, while nonfarm dwellings are restricted. Confirm details with county planning for your parcel.
Are barns, arenas, and fencing allowed in EFU?
- Yes, when they serve legitimate farm uses like livestock and hay production. You still need building permits and must follow setbacks and siting rules.
What does it take to run a boarding stable in EFU?
- Commercial boarding, lessons, or similar operations typically need a Conditional Use Permit with conditions for traffic, parking, noise, and manure management.
Can I split or subdivide EFU acreage in Deschutes County?
- Often limited. Minimum parcel sizes and strict criteria apply, and many EFU parcels cannot be divided. Verify specifics in the county code before you assume.
How do water rights affect Tumalo farm plans?
- Irrigation rights can be critical for productive agriculture and may influence approvals. Verify existence and transferability early in due diligence.
Will farm assessment reduce my property taxes?
- It can if you qualify under county criteria for agricultural use. Speak with the county assessor about eligibility, documentation, and long-term implications.
