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For landowners across the United States, the dream of preserving their land for future generations often comes with a daunting question: how? The pressures of development, estate taxes, and financial challenges can make it seem impossible to hold on to the family farm, forest, or wilderness in a way that aligns with a conservationist vision. But there is a powerful tool that can help preserve your land legacy: conservation easements.

In a recent episode of the American Landowner Podcast, Ben Miles and Rex Linville of The Land Trust Alliance explored the ins and outs of conservation easements, explaining how these agreements work and the benefits they offer to landowners, local communities, and the environment. “This is about more than finances,” Miles said. “It’s about love of the land—and the legacy you want to leave behind.”

What Are Conservation Easements?

At their core, conservation easements are voluntary, legally binding agreements that allow landowners to protect their property while retaining ownership. These agreements restrict certain types of development or land use, ensuring the land remains as farmland, forest, or open space. Importantly, each easement is tailored to the landowner’s goals.

farmland

For landowners exploring a conservation easement, the first step is to identify the suitable land trust to work with.

“They’re all unique,” Miles explained. “A conservation easement is like a custom suit—it’s designed to fit both the landowner’s vision and the land’s specific needs. If a farmer wants to keep their land in production, for instance, the easement can allow for agricultural improvements like barns, fences, and irrigation systems.”

The Financial Upside

While conservation easements are rooted in a love of the land, they can also provide significant financial benefits. Linville noted that these agreements can help landowners navigate estate planning, reduce tax burdens, and even provide cash incentives in some cases. “For most landowners, the financial benefits don’t drive the decision to conserve their land—but they can help ease the financial challenges of doing so,” he said.

1. Federal Tax Incentives

Landowners who donate a qualifying conservation easement to a land trust can claim a federal income tax deduction. This deduction is based on the value of the easement, which is determined by appraising the land both before and after the easement’s restrictions are in place.

“The difference between those two values is the conservation easement’s worth,” Linville explained. “Landowners can deduct up to 50% of their adjusted gross income and carry the deduction forward for up to 15 years. It’s a tool that allows landowners to realize some financial value from protecting their land.”

2. Estate Tax Relief

For families hoping to pass their land on to future generations, conservation easements can reduce estate taxes by lowering the property’s appraised value. Miles shared a personal story to illustrate this point: “In my own family, our farmland didn’t survive a generational transfer. Without a conservation easement in place, we had to sell it. A conservation easement can prevent that by reducing the taxable value of the land and ensuring it remains intact.”

3. State-Level Programs

Many states offer additional tax benefits, including income tax credits or property tax reductions. Linville emphasized the importance of understanding these options: “Every state is different, but land trusts are often great resources for helping landowners identify and navigate the programs available in their area.”

Community and Environmental Benefits

The benefits of conservation easements extend far beyond the individual landowner. By preserving farms, forests, and open spaces, these agreements contribute to the health and vitality of local communities.

“Conservation easements are not just about protecting the land for one family—they’re about supporting local economies, wildlife, and water quality,” Miles said. He highlighted several key community benefits:

  • Supporting Local Economies: “When you conserve farmland or timberland, you’re supporting the businesses that depend on it,” he explained. “That means everything from equipment dealers to repair shops benefit, keeping rural economies alive and thriving.”
  • Enhancing Wildlife Habitat: Conservation easements often protect critical habitat for wildlife. “We’ve worked on projects that create corridors for species like deer, wild turkey, and even trout,” Miles noted. “These easements ripple across the landscape, benefiting ecosystems as a whole.”
  • Improving Water Quality: Linville pointed out that many conservation easements help safeguard drinking water supplies. “By protecting land around reservoirs and watersheds, we’re not just preserving open space—we’re ensuring clean, reliable water sources for communities,” he said.

Addressing Common Misconceptions

Despite their benefits, conservation easements are sometimes misunderstood. One common concern is that they overly restrict future land use. However, Linville countered this notion, explaining that easements are highly flexible: “We work closely with landowners to ensure the terms align with their goals. For example, most agricultural easements still allow for farming, ranching, and even the construction of additional structures.”

Miles added that another misconception is that easements prevent future generations from making decisions about the land. “Some families worry that an easement ties their children’s hands,” he said. “But I’ve also heard families say the opposite—that they’re putting an easement in place to protect the land for their children. It’s about providing clarity and security for the future.”

Getting Started with a Conservation Easement

For landowners considering a conservation easement, the process begins with finding the right land trust to partner with. The Land Trust Alliance offers a “Find a Land Trust” tool on its website, which helps landowners connect with organizations in their area.

Conservation Easements

Landowners who contribute a qualifying conservation easement to a land trust may be eligible for a federal income tax deduction.

“You can think of it like dating,” Linville joked. “You want to find a land trust whose values align with yours because this is a long-term partnership. And if the first one isn’t the right fit, they’ll often point you to another organization that might be.”

The process involves several steps, including evaluating the property, drafting the easement’s terms, and securing appraisals. It’s not a decision to rush. “This is like a marriage,” Miles said. “It’s something you want to get right.”

A Legacy Worth Leaving

For Miles, Linville, and the many landowners they’ve worked with, conservation easements are ultimately about creating a land legacy. “This isn’t just a financial decision—it’s a heartfelt one,” Miles said. “It’s about protecting what you love most about your land and ensuring it remains that way for generations.”

Linville agreed, adding, “At the end of the day, land ownership is more than just holding a deed. It’s about stewardship, education, and making decisions that honor the land and the people who depend on it.”

If you’re ready to explore how conservation easements can help you preserve your land legacy, visit www.landtrustalliance.org to find resources and connect with a local land trust. As Miles summed it up, “This is your chance to leave the land better than you found it—stronger, healthier, and protected for the future.”