The most important benefit of a conservation real estate sale or purchase is the satisfaction of permanently protecting an irreplaceable treasure: the quiet glen which shelters a rare fern; the undisturbed beach where Piping Plovers can nest; the classic New England farm field; or the pure, cold stream where native trout spawn.

There are more tangible advantages as well. Of course, the buyer of a conservation property lives near and can savor the natural treasures they have helped to protect. And because conservation real estate transactions involve permanent protection of land with important natural resources, they can offer charitable deductions and resulting tax benefits to seller, buyer, or in some cases, to both.

Conservation Buyer Benefits
As a conservation buyer, you have the opportunity to cherish and protect a carefully selected property and its unique natural resources. Some of these sites already have a home or can accommodate construction of a new house, with the priceless security of knowing that your surroundings will remain undisturbed.

On the material side, in cases where the land is already under permanent protection, the price may be reduced. Many communities lower property tax assessments on land where no further development can occur. Finally, as owner of permanently protected land, you can benefit from reduced capital gains taxes or estate taxes if the site is ever sold or handed down to your heirs, because the easement's constraints on use usually lower the land's valuation for tax purposes.

Conservation Seller Benefits
For many landowners whose property has appreciated enormously over recent years, receiving part of the land's value in the form of tax benefits rather than entirely in cash can be a major benefit of a conservation sale. Your contribution of a conservation easement (or sale at a reduced price) to a land trust should qualify you for a charitable gift deduction, with potential reductions in federal and state income and capital gains taxes. As a donor to a land trust of land or a conservation easement, you have the satisfaction of knowing that your land will be protected forever.

However, an outright donation, while it provides the greatest relief from potential tax liability, may not be feasible for the landowner. Conservation real estate sales, which involve price reductions or other partial donations, can greatly reduce tax burdens but still provide cash income.

If you register with LandBase, we will help you contact the right conservation organization to discuss protecting your land. They will help you and your tax and legal advisers explore the possibilities. If you agree to work with the land trust, they will post the property on LandBase to attract conservation-minded buyers, who will learn about the land and how they can purchase and protect it at the same time. You'll have the security of knowing the qualities you've treasured and guarded on your land will endure even after its sale.

Finally, in cases where a landowner needs to sell at full market value, a buyer may be attracted by similar tax benefits available to conservation buyers when they incorporate permanent protection of the land into their purchase. The landowner receives full value, the buyer saves money after taxes, and the property's natural resources are preserved.