Fabulous horse farm in much sought-after Waterford, Vermont! This beautiful location boasts over 27 acres to ride & frolic. Property includes level acreage, 10-stall insulated horse barn with propane heat, 62'x92' indoor riding arena, 100'x200' outdoor riding ring, 14 paddocks, hay storage with 4 additional stalls, & event barn mostly used for rustic wedding receptions. Original farmhouse, built in 1900, features 4 bedrooms on 2nd level + 3 bathrooms. Owner upgrades include: electrical, heating, flooring, windows, kitchen, & bathrooms. Master bed has large closet & en-suite bath with laundry. Potential in-law suite or office space located on 1st floor. Addition of 5 bedrooms, family room, dining space with cathedral ceilings, handicap bath/laundry room, & radiant heat flooring, built in 2006, can act as boarding house for summer horseback riding camp or AirBnb rental. Front enclosed porch is the perfect relaxation zone, encased in windows. Bask in the mountain views this country home offers! Currently permitted as a residential dwelling, the maximum wedding allowance is 6 per year. House is wired for a generator. School-choice town, with 2 highly rated high schools nearby. Just across the Connecticut River is Littleton, NH, "One of America's 10 Best Towns", rated by Outside Magazine! With it's quintessential main street & numerous amenities, this classic New England town has it all! 1-hr to Montpelier. 30 minutes to Burke Mountain ski resort. Haying equipment negotiable.