Where can I put a limited riding or boarding stable in Fairfax County, VA?

Fairfax County, VA, excluding the incorporated towns, which run their own zoning.

Limited Riding or Boarding Stable

It depends in 4 districts

District	Properties loaded	Code	What says so
R-1 Varies Depends: by right as an accessory use, only if the use is a type or location that Sec. 4102.7.K(1) allows here; administrative permit, only if the use is a type or location that Sec. 4102.7.K allows here and the use stays within the limits in Sec. 4102.7.K; this table cell allows the use in more than one way (by right as an accessory use or administrative permit), and the use standards in Sec. 4102.7.K set which way applies when the use standards in Sec. 4102.7.K allow it this way Sec. 4102.7.K(1), Sec. 4102.7.K(2), Sec. 4102.7.K(3)(c), Sec. 4102.7.K(3)(a), Sec. 4102.7.K(3)(b), Sec. 4102.7.K(3)(d), Sec. 4102.7.K(3)(e): On lots containing two to less than five acres, up to five horses may be boarded, and on lots containing five or more acres, up to eight horses may be boarded. … Riding lessons are permitted on lots containing a minimum of two acres, subject to approval by the Zoning Administrator and this subsection 4102.7.K. … The primary residence of the permit applicant must be located on the same lot where the horseback riding lessons are given; however, the applicant is not required to conduct the horseback riding lessons or care for the horses that are kept, boarded, or maintained on the property. … On lots containing a minimum of two acres but less than five acres, no more than two students are allowed at any given time and up to eight students are allowed in any one day. … On lots containing five acres or more, a maximum of four students are allowed at any given time and up to eight students are allowed in any one day. … The hours of horseback riding lessons are limited to 7:00 AM to 7:00 PM. During that time, one nonresident person, whether paid or not for their services, may assist with the horseback riding lessons or care for the horses. … All horses used in the horseback riding lessons must be kept on the property and no horses may be transported or ridden onto the property for the lessons.	26,110 no ZIP in the county's record (1,933), 20120 (98), 20121 (30), 20124 (80), 20151 (54), 20170 (711), 20171 (1,356), 20190 (27), 20191 (74), 20194 (237), 22003 (800), 22015 (434), 22027 (57), 22030 (566), 22031 (1,068), 22032 (475), 22033 (532), 22039 (1,063), 22042 (316), 22043 (110), 22044 (35), 22066 (2,705), 22079 (1,110), 22101 (1,579), 22102 (1,905), 22124 (3,260), 22150 (429), 22151 (1), 22152 (104), 22153 (197), 22180 (203), 22181 (892), 22182 (2,744), 22303 (1), 22306 (5), 22309 (6), 22310 (236), 22312 (55), 22315 (622)	A	Sec. 4101 Read from the use table: Table 4101.1, row "Limited Riding or Boarding Stable", column "R-1", reads "A/AP". Sec. 4101.1 says: I. If a cell in Table 4101.1 or Table 4101.2 contains more than one approval type, there is more than one possible way to establish the use, as referenced in the related use standards for the specific use. For example, when a cell contains a “P” as well as an “SE” or “SP,” if the use does not meet the standards when permitted by right, it may be established with BZA or Board approval in accordance with the applicable special exception or special permit standards and procedures.
R-1 (same district) when the use is a type or location that Sec. 4102.7.K(1) allows here	26,110 no ZIP in the county's record (1,933), 20120 (98), 20121 (30), 20124 (80), 20151 (54), 20170 (711), 20171 (1,356), 20190 (27), 20191 (74), 20194 (237), 22003 (800), 22015 (434), 22027 (57), 22030 (566), 22031 (1,068), 22032 (475), 22033 (532), 22039 (1,063), 22042 (316), 22043 (110), 22044 (35), 22066 (2,705), 22079 (1,110), 22101 (1,579), 22102 (1,905), 22124 (3,260), 22150 (429), 22151 (1), 22152 (104), 22153 (197), 22180 (203), 22181 (892), 22182 (2,744), 22303 (1), 22306 (5), 22309 (6), 22310 (236), 22312 (55), 22315 (622)	A/AP	Sec. 4101 Read from the use table: Table 4101.1, row "Limited Riding or Boarding Stable", column "R-1", reads "A/AP". Sec. 4101.1 says: I. If a cell in Table 4101.1 or Table 4101.2 contains more than one approval type, there is more than one possible way to establish the use, as referenced in the related use standards for the specific use. For example, when a cell contains a “P” as well as an “SE” or “SP,” if the use does not meet the standards when permitted by right, it may be established with BZA or Board approval in accordance with the applicable special exception or special permit standards and procedures.
R-A Varies Depends: by right as an accessory use, only if the use is a type or location that Sec. 4102.7.K(1) allows here; administrative permit, only if the use is a type or location that Sec. 4102.7.K allows here and the use stays within the limits in Sec. 4102.7.K; this table cell allows the use in more than one way (by right as an accessory use or administrative permit), and the use standards in Sec. 4102.7.K set which way applies when the use standards in Sec. 4102.7.K allow it this way Sec. 4102.7.K(1), Sec. 4102.7.K(2), Sec. 4102.7.K(3)(c), Sec. 4102.7.K(3)(a), Sec. 4102.7.K(3)(b), Sec. 4102.7.K(3)(d), Sec. 4102.7.K(3)(e): On lots containing two to less than five acres, up to five horses may be boarded, and on lots containing five or more acres, up to eight horses may be boarded. … Riding lessons are permitted on lots containing a minimum of two acres, subject to approval by the Zoning Administrator and this subsection 4102.7.K. … The primary residence of the permit applicant must be located on the same lot where the horseback riding lessons are given; however, the applicant is not required to conduct the horseback riding lessons or care for the horses that are kept, boarded, or maintained on the property. … On lots containing a minimum of two acres but less than five acres, no more than two students are allowed at any given time and up to eight students are allowed in any one day. … On lots containing five acres or more, a maximum of four students are allowed at any given time and up to eight students are allowed in any one day. … The hours of horseback riding lessons are limited to 7:00 AM to 7:00 PM. During that time, one nonresident person, whether paid or not for their services, may assist with the horseback riding lessons or care for the horses. … All horses used in the horseback riding lessons must be kept on the property and no horses may be transported or ridden onto the property for the lessons.	13 22066 (7), 22079 (1), 22124 (3), 22182 (2)	A	Sec. 4101 Read from the use table: Table 4101.1, row "Limited Riding or Boarding Stable", column "R-A", reads "A/AP". Sec. 4101.1 says: I. If a cell in Table 4101.1 or Table 4101.2 contains more than one approval type, there is more than one possible way to establish the use, as referenced in the related use standards for the specific use. For example, when a cell contains a “P” as well as an “SE” or “SP,” if the use does not meet the standards when permitted by right, it may be established with BZA or Board approval in accordance with the applicable special exception or special permit standards and procedures.
R-A (same district) when the use is a type or location that Sec. 4102.7.K(1) allows here	13 22066 (7), 22079 (1), 22124 (3), 22182 (2)	A/AP	Sec. 4101 Read from the use table: Table 4101.1, row "Limited Riding or Boarding Stable", column "R-A", reads "A/AP". Sec. 4101.1 says: I. If a cell in Table 4101.1 or Table 4101.2 contains more than one approval type, there is more than one possible way to establish the use, as referenced in the related use standards for the specific use. For example, when a cell contains a “P” as well as an “SE” or “SP,” if the use does not meet the standards when permitted by right, it may be established with BZA or Board approval in accordance with the applicable special exception or special permit standards and procedures.
R-C Varies Depends: by right as an accessory use, only if the use is a type or location that Sec. 4102.7.K(1) allows here; administrative permit, only if the use is a type or location that Sec. 4102.7.K allows here and the use stays within the limits in Sec. 4102.7.K; this table cell allows the use in more than one way (by right as an accessory use or administrative permit), and the use standards in Sec. 4102.7.K set which way applies when the use standards in Sec. 4102.7.K allow it this way Sec. 4102.7.K(1), Sec. 4102.7.K(2), Sec. 4102.7.K(3)(c), Sec. 4102.7.K(3)(a), Sec. 4102.7.K(3)(b), Sec. 4102.7.K(3)(d), Sec. 4102.7.K(3)(e): On lots containing two to less than five acres, up to five horses may be boarded, and on lots containing five or more acres, up to eight horses may be boarded. … Riding lessons are permitted on lots containing a minimum of two acres, subject to approval by the Zoning Administrator and this subsection 4102.7.K. … The primary residence of the permit applicant must be located on the same lot where the horseback riding lessons are given; however, the applicant is not required to conduct the horseback riding lessons or care for the horses that are kept, boarded, or maintained on the property. … On lots containing a minimum of two acres but less than five acres, no more than two students are allowed at any given time and up to eight students are allowed in any one day. … On lots containing five acres or more, a maximum of four students are allowed at any given time and up to eight students are allowed in any one day. … The hours of horseback riding lessons are limited to 7:00 AM to 7:00 PM. During that time, one nonresident person, whether paid or not for their services, may assist with the horseback riding lessons or care for the horses. … All horses used in the horseback riding lessons must be kept on the property and no horses may be transported or ridden onto the property for the lessons.	9,951 no ZIP in the county's record (645), 20120 (1,984), 20121 (425), 20124 (1,843), 20151 (577), 20152 (1), 22030 (1,696), 22039 (2,775), 22060 (2), 22079 (3)	A	Sec. 4101 Read from the use table: Table 4101.1, row "Limited Riding or Boarding Stable", column "R-C", reads "A/AP". Sec. 4101.1 says: I. If a cell in Table 4101.1 or Table 4101.2 contains more than one approval type, there is more than one possible way to establish the use, as referenced in the related use standards for the specific use. For example, when a cell contains a “P” as well as an “SE” or “SP,” if the use does not meet the standards when permitted by right, it may be established with BZA or Board approval in accordance with the applicable special exception or special permit standards and procedures.
R-C (same district) when the use is a type or location that Sec. 4102.7.K(1) allows here	9,951 no ZIP in the county's record (645), 20120 (1,984), 20121 (425), 20124 (1,843), 20151 (577), 20152 (1), 22030 (1,696), 22039 (2,775), 22060 (2), 22079 (3)	A/AP	Sec. 4101 Read from the use table: Table 4101.1, row "Limited Riding or Boarding Stable", column "R-C", reads "A/AP". Sec. 4101.1 says: I. If a cell in Table 4101.1 or Table 4101.2 contains more than one approval type, there is more than one possible way to establish the use, as referenced in the related use standards for the specific use. For example, when a cell contains a “P” as well as an “SE” or “SP,” if the use does not meet the standards when permitted by right, it may be established with BZA or Board approval in accordance with the applicable special exception or special permit standards and procedures.
R-E Varies Depends: by right as an accessory use, only if the use is a type or location that Sec. 4102.7.K(1) allows here; administrative permit, only if the use is a type or location that Sec. 4102.7.K allows here and the use stays within the limits in Sec. 4102.7.K; this table cell allows the use in more than one way (by right as an accessory use or administrative permit), and the use standards in Sec. 4102.7.K set which way applies when the use standards in Sec. 4102.7.K allow it this way Sec. 4102.7.K(1), Sec. 4102.7.K(2), Sec. 4102.7.K(3)(c), Sec. 4102.7.K(3)(a), Sec. 4102.7.K(3)(b), Sec. 4102.7.K(3)(d), Sec. 4102.7.K(3)(e): On lots containing two to less than five acres, up to five horses may be boarded, and on lots containing five or more acres, up to eight horses may be boarded. … Riding lessons are permitted on lots containing a minimum of two acres, subject to approval by the Zoning Administrator and this subsection 4102.7.K. … The primary residence of the permit applicant must be located on the same lot where the horseback riding lessons are given; however, the applicant is not required to conduct the horseback riding lessons or care for the horses that are kept, boarded, or maintained on the property. … On lots containing a minimum of two acres but less than five acres, no more than two students are allowed at any given time and up to eight students are allowed in any one day. … On lots containing five acres or more, a maximum of four students are allowed at any given time and up to eight students are allowed in any one day. … The hours of horseback riding lessons are limited to 7:00 AM to 7:00 PM. During that time, one nonresident person, whether paid or not for their services, may assist with the horseback riding lessons or care for the horses. … All horses used in the horseback riding lessons must be kept on the property and no horses may be transported or ridden onto the property for the lessons.	7,380 no ZIP in the county's record (1,087), 20171 (8), 20190 (47), 20191 (68), 20194 (1), 20195 (1), 22039 (5), 22066 (3,320), 22079 (1,082), 22101 (4), 22102 (639), 22124 (340), 22181 (424), 22182 (353), 22308 (1)	A	Sec. 4101 Read from the use table: Table 4101.1, row "Limited Riding or Boarding Stable", column "R-E", reads "A/AP". Sec. 4101.1 says: I. If a cell in Table 4101.1 or Table 4101.2 contains more than one approval type, there is more than one possible way to establish the use, as referenced in the related use standards for the specific use. For example, when a cell contains a “P” as well as an “SE” or “SP,” if the use does not meet the standards when permitted by right, it may be established with BZA or Board approval in accordance with the applicable special exception or special permit standards and procedures.
R-E (same district) when the use is a type or location that Sec. 4102.7.K(1) allows here	7,380 no ZIP in the county's record (1,087), 20171 (8), 20190 (47), 20191 (68), 20194 (1), 20195 (1), 22039 (5), 22066 (3,320), 22079 (1,082), 22101 (4), 22102 (639), 22124 (340), 22181 (424), 22182 (353), 22308 (1)	A/AP	Sec. 4101 Read from the use table: Table 4101.1, row "Limited Riding or Boarding Stable", column "R-E", reads "A/AP". Sec. 4101.1 says: I. If a cell in Table 4101.1 or Table 4101.2 contains more than one approval type, there is more than one possible way to establish the use, as referenced in the related use standards for the specific use. For example, when a cell contains a “P” as well as an “SE” or “SP,” if the use does not meet the standards when permitted by right, it may be established with BZA or Board approval in accordance with the applicable special exception or special permit standards and procedures.

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This answer is good through July 1, 2026 — that is the date the ordinance we hold runs to, as published by Fairfax County. We last checked with the county on September 14, 2026 and found nothing newer. That is a check on that date, not a promise about today.

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What this does not cover

369,385 properties are loaded, in 67 ZIP codes (20120, 20121, 20124, 20151, 20152, 20153, 20164, 20170, 20171, 20172, 20190, 20191, 20192, 20194, 20195, 20196, 22003, 22009, 22015, 22027, 22030, 22031, 22032, 22033, 22035, 22039, 22041, 22042, 22043, 22044, 22046, 22060, 22066, 22079, 22082, 22101, 22102, 22106, 22124, 22150, 22151, 22152, 22153, 22159, 22160, 22161, 22180, 22181, 22182, 22183, 22185, 22203, 22204, 22206, 22207, 22213, 22302, 22303, 22304, 22306, 22307, 22308, 22309, 22310, 22311, 22312, 22315). Properties outside those ZIPs are not counted here at all. A further 14,528 carry no street address in the county’s own parcel record, so they fall in no ZIP above — they are still loaded and still counted in the 369,385.
A further 130,979 properties carry a parcel zone code this page cannot match to a single column of the use table: (none), AC, AC;CS, AC;CS;M;PR;R, AC;RMU, AC;RMU;T, AC;RS, AE, AE;RMU;RS, AE;RS (2 variants, e.g. AE;RS-10), AE;T, AW, AW;RS (2 variants, e.g. AW;RS-10), AW;T and 63 more.
2,474 of those lie in TWO OR MORE districts at once. Their code below holds every district the parcel really shares area with, joined by a semicolon — AC;CS, AC;CS;M;PR;R-1;RMU;RS-10;RS-12.5, AC;RMU, AC;RMU;T, AC;RS-10 and 346 more. The ordinance does not say the larger share wins, so we do not pick one: the parcel is shown as straddling and is not counted under either district.
10,070 of those carry a code that looks like one of the districts above and is not one. CC, CO, CP, CS, R-10, R-15 and 7 more — these are separate zone classifications in their own right, not the same zone with something added, and the use table has no column for them. We do not fold them in.
(none) above means a parcel we could not place inside any zoning district on the county's zoning map — 1,697 of them. We hold no zone on the parcel record we fetch from the county, so this is our reading of its map rather than a blank in its data.
Owner filters. This county publishes no ownership record we can read, so we cannot tell you who owns anything here — not that nobody matches. It does publish sale history and assessed values, and we hold both, so the two filters below work here even though the owner ones cannot. Owned for: under 2 years 26,000+; 2-5 years 41,000+; 5-10 years 71,000+; 10-20 years 79,000+; 20-30 years 70,000+; 30+ years 58,000+. 21,000+ properties have no transfer date we can read and are in no bucket. 39,399 are worth more as land than as building — the county’s own land assessment is at least 50% of its total. 287 properties carry no pair of assessments and are left out of that count rather than treated as zero, which would make every one of them look like bare land.
Sale history and assessed values from Fairfax County Department of Tax Administration records, retrieved October 5, 2026.
14,528 of the properties above are listed as “no ZIP in the county’s record” in the ZIP breakdowns. 14,528 carry no street address at all in the county’s data and 0 carry a street but no city or ZIP — so we cannot place them in a ZIP, and we do not guess one. They are still counted in the district totals.
119 of them (0.0%) carry a ZIP that does not start 220 or 201 or 221 or 223 — the prefixes covering 99% of the addresses this county publishes. These are the county’s own values, shown as published; some are neighbouring ZIPs along the county line. We have not audited them, and we neither correct them nor drop them, so the count you see is the count that exists.
Overlay districts are not modeled here. An overlay can change what a property allows.
Some cells in this ordinance state two outcomes without saying what separates them; those are shown with their code and their source, and not guessed at.

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