Donating a conservation easement is a form of charitable giving that offers significant tax benefits for the donor while also preserving land for conservation purposes. Let’s talk about what a conservation easement is, the process of donating one, and the corresponding tax benefits.
What is a conservation easement?
A conservation easement is a voluntary legal agreement between a private landowner and a government agency or land trust that protects the natural resources of a property by permanently restricting future land use and/or development of the property. A conservation easement can be sold or donated, and transfers to all future landowners with the deed of the property. Conservation easements are intended to protect resources and values such as water quality, wildlife habitat, sensitive ecosystems, wetlands, riparian areas, scenic areas, working forests, and historic sites. The terms and restrictions of each conservation easement vary depending on the specific conservation objectives it is designed to meet.
What is the process of donating a conservation easement?
In general, you should follow these basic steps when donating a conservation easement:
- Consult with the appropriate professionals, including your attorney, accountant, and tax advisor, to discuss the legal and tax implications of donating an easement.
- Identify a qualified government agency or land trust to receive the donation.
- Ensure that the easement meets at least one of the conservation purposes specified under Section 170(h) of the tax code.
- Commission an appraisal of the easement from a licensed appraiser to determine its fair market value.
- Complete a baseline study of the property, using reports, photos, maps, etc., to document the condition of the land.
- Sign and record the easement agreement.
- File IRS Form 8283 with your federal tax return, including a copy of the appraisal summary and signatures.
- Report to state and local authorities if applying for state tax deductions or credits.
What are the tax benefits of donating a conservation easement?
- Federal Tax Deduction: Taxpayers who donate a conservation easement are eligible for a federal tax deduction equal to the fair market value of the easement, determined by a qualified appraisal. Most taxpayers donating qualified property can deduct up to 50% of their adjusted gross income (AGI), while qualified farmers and ranchers can deduct up to 100% of their AGI. Unused deductions may be carried forward up to 15 years.
- State and Local Tax Credits or Property Tax Relief: Many states offer their own incentives for conservation easements, including tax credits and/or property tax exemptions. For example, New York State offers a tax credit of 25% of the school district, county, and town real property taxes paid during the current tax year on the land subject to the conservation easement, capped at $5,000 each tax year.
- Federal Estate Tax Benefits: By lowering the value of a taxable estate, a conservation easement can result in reduced estate taxes. Additionally, the IRS offers an estate tax exclusion of up to 40% of the value of the land protected by a qualified conservation easement, with a maximum exclusion of $500,000.
What else should you be aware of?
- Exception to partial interest rules: While tax deductions are typically not available for donations of partial property interests (interest that consists of less than the donor’s entire interest in the property), qualified conservation contributions are an exception to this rule.
- Make sure you are donating to a qualified organization.
- Overvaluation of conservation easements is considered a form of tax abuse and can lead to severe penalties.
- Lack of a proper appraisal or baseline documentation may cause you to be ineligible for a tax deduction.
Call Us to Learn More
Considering donating a conservation easement? RBT CPAs’ real estate accounting team is here to guide you through the process and help you maximize your tax benefits. Give us a call today to find out how we can be Remarkably Better Together.








