Well, I'm a boarder, so I feel qualified to answer!
It has to have an arena. And, this is just my experience, having boarded multiple places now, barn owners talk about how they are going to do something (e.g. set up an arena), but for some reason that thing never seems to get done. Is the barn owner too busy? Does she forget? Did she never mean to do it? Did it turn out to be too expensive? I don't know, but as a boarder I will never believe another barn owner about what they are GOING to do. If that place doesn't have a functioning arena right now, I don't expect it to ever have one. So I would pass.
What would I pay? How about what DO I pay? I am in central Texas, and I am fortunate that I can have my horses on full pasture board (even if their pasture is overstocked) within a 25-minute drive of my house in the middle of the city. I pay $450 a month for the privilege. Hay is included but not feed, which is fine since my guys are mostly fatties and don't need extra feed. The place also has three arenas (one covered) and stalls that I can use if I want. Aside from the poop-covered pasture, it's a nice set up. There are other places nearby that charge $350 - $500 for pasture board.
One thing I would want to know, coming in, is how many boarders you plan on having. 80 acres is a GREAT piece of land, but you could still end up with it overstocked if you weren't careful.
I would also want to know how you are going to divide the herd, if you do divide. I have two geldings and a mare, and some places would not let them be in the same pasture together. I get that, but I need them to be in the same pasture, so it would be a deal breaker if they couldn't be. On the other hand, if I had a horse that was really submissive, I might want to know that you would separate them into smaller herds if necessary, so he wouldn't get picked on. I would want to know your thoughts about integrating new horses into the herd.
I like my horses being on pasture 24/7, and some shelters and/or trees are good enough for me. BUT it's really nice to know, where I am now, that if one of them DID have to be stalled, that stall is already there. If I boarded at your place, would one of those stalls always be free as a "just in case" / medical stall?
What services would you provide? Blankets on/off? Medicine administered?
ETA: the last place we boarded, the owner lived on site. It was nice to know someone was always there, but on the other hand every time we wanted to see them we'd have to call her first, because she kept the front gate locked (and never offered to give us a key, which in retrospect seems weird). Her house was right in front of the property and sometimes we felt like we were intruding, even though we were just there to see our own horses.
Oh right, and another question I'd have is about feeding. I would assume you would supplement hay as necessary, but more important to me would be what grain you give them. Some places I talked to when I was looking around give the same type and amount of grain to every horse that boards with them, at the same time every day. You couldn't even opt out at some places! Did I mention my guys are fatties? I don't want them fed grain every day. So I'd definitely want to know what your policy about that was.
Having said all of that, your place sounds beautiful. If I were in Colorado I would at least be interested, once you got that arena all set up.
Thank you so much for your thoughts! Oh my goodness yes... I feel you on the "we are going to" and it NEVER happens. The place I board temporarily is JUST like that. "We're going to get the indoor arena ready" or "we're going to get that cleaned up."
Texas sounds very similar in pricing as Colorado does.
Overstocked pasture is definitely something on my mind, I have not worked out how many I can do yet. But that is for sure something I will need to figure out before opening. An overrun pasture filled with poop looks very tacky.
An extra stall is not something I thought of, thank you for mentioning that because that's very smart!
Services would include: Feeding, turnout, mucking out, blanketing, ect. Administering medicine is definitely something I need to think about, thank you for bringing that up.
I would hate having to be let in every time I came to see my horse, that sounds very uncomfortable.
I would supplement hay in the summer time as needed, and feed hay 2x a day in the dry seasons. Graining would be tailored to each individual horse. And as long as owners supplied it, I would feed additional supplements. However I would not buy it or get it for them.
Thank you for taking the time to read and reply to my post!