1031 Exchange for Farmland

Cropland is like-kind to apartments, warehouses, net leases and DSTs, not just other farms

The regulations name the exchange of city real estate for a ranch or farm as a qualifying like-kind exchange, and the IRS treats all U.S. real property held for business or investment as like-kind regardless of use or improvement. A retiring farmer can therefore sell 640 acres and buy a medical office, an industrial warehouse, a single-tenant net lease or fractional interests in a Delaware Statutory Trust that Rev. Rul. 2004-86 treats as direct real estate ownership.

What does not change is the holding requirement on the other side: the replacement must be held for business or investment, not as a retirement home or a lot for a child's house. Foreign farmland is never like-kind to U.S. land under section 1031(h).

• Traditional DSTs hold institutional multifamily, industrial and net-lease property with no landlord duties.
• Net-leased retail and industrial shifts taxes, insurance and repairs to the tenant.
• Multifamily and medical office DSTs spread rent across many tenants instead of one crop.

A $6.5 million farm sale is five separate sales, and only two of them go through the intermediary

Publication 225 treats a lump-sum farm sale as a sale of each asset, allocated by relative value, and requires the section 1060 residual method with Form 8594 when the assets make up a going business. The exchange can hold only the amounts allocated to real property; everything else is reported on Form 4797 or Schedule F in the year of sale.

Publication 225's own example allocates a $382,000 farm sale between a $158,000 home and $224,000 of business property, and states plainly that the home-sale exclusion does not apply to property used in the farming business. Write the allocation into the purchase contract with an appraisal behind it; a buyer wants a high equipment allocation for faster write-offs, so the numbers are negotiated, not assumed.

• Hypothetical farmhouse and 3-acre yard, $450,000: Section 121 exclusion if you lived there 2 of the last 5 years; not farm business property.
• 640 acres of cropland, $5,300,000: real property, fully exchangeable through the qualified intermediary.
• Machine shed, grain bins, wells and buried tile, $400,000: real property, exchangeable, with building depreciation recapture deferred.
• Tractors, combine and trucks, $300,000: Section 1245 property, ordinary income up to the depreciation taken, taxable now.
• Stored grain and market livestock, $50,000: inventory, ordinary income on Schedule F.
• Result: $5,700,000 is routed to the intermediary and $800,000 is taxed or excluded outside the exchange.

Unharvested crops go with the land; harvested grain, breeding stock and machinery stay outside

Unsevered crops are real property under Reg. Section 1.1031(a)-3 until they are cut, and section 1231(b)(4) treats an unharvested crop as business property when the crop and the land are sold together, to the same buyer, on land held more than a year. Section 268 then disallows the crop's production costs as deductions; Publication 225 says to add them to the land's basis instead.

Breeding cattle and horses held 24 months (12 months for other livestock) get section 1231 capital treatment, but they are personal property and cannot be exchanged after the 2017 law change. Publication 225's exchange example makes the point: a farmer who trades land and receives a pickup truck worth $11,000 plus $4,000 cash must recognize gain on the $15,000 because only the real property qualifies.

The 15% incidental rule in Reg. Section 1.1031(k)-1(c)(5) only spares you from identifying furniture-type items separately; personal property received with a replacement is still boot.

Two recapture layers wait in the land and buildings, and a full exchange defers both

Farm buildings depreciated straight-line generate unrecaptured section 1250 gain taxed at a maximum 25% federal rate, and land on which you deducted soil and water conservation costs under section 175 carries section 1252 recapture if sold within ten years: 100% of the deductions become ordinary income if the land was held five years or less, then 80%, 60%, 40% and 20% for years six through nine. A fully deferred exchange with no boot postpones both layers, whereas an installment sale under section 453 cannot defer recapture, which Publication 537 requires in the year of sale even if no payment arrives.

Add the 3.8% net investment income tax on gains above $200,000 ($250,000 joint) and a taxable sale of long-held cropland with $3,000,000 of gain can send more than $700,000 to the Treasury before state tax. Section 1252(b) applies rules similar to section 1245, whose like-kind rule limits recapture to gain actually recognized; have your CPA confirm how it applies to your acres.

New section 1062 pays the tax over four years, but only on a sale to a working farmer who keeps farming

For tax years beginning after July 4, 2025, Public Law 119-21 added section 1062: elect on Form 1062 to pay the net income tax attributable to gain on 'qualified farmland property' sold to a 'qualified farmer' in four equal annual installments, the first by the original due date of the return for the year of sale. The land must have been farmed by you, or leased by you to a qualified farmer, for substantially all of the ten years before the sale, and it must carry a covenant barring non-farm use for ten years after.

A qualified farmer is an individual actively engaged in farming under 7 U.S.C. 1308-1, so a developer, a REIT or an investor LLC does not qualify the sale. Late payment, the seller's death, or the liquidation of a corporate, trust or estate seller accelerates all unpaid installments, and each qualifying sale needs its own Schedule A attached to Form 1062.

• Section 1062 changes when you pay, not how much: the gain is recognized and the buyer takes a cost basis as in any sale.
• Section 1031 changes whether you recognize gain at all, but requires reinvesting in real property within 180 days.
• Section 1062 needs no replacement property and leaves the cash in your hands, minus the first 25% of the tax.
• An investor buyer leaves only section 1031 on the table; a farmer buyer opens both doors.

Retired farmers usually trade dirt for rent they do not have to manage

Cash-renting the land to a neighbor keeps it business or investment property and is reported as rent on Schedule E, so it never has to be sold at all; many owners hold until death for the section 1014 step-up that hands heirs a basis equal to date-of-death value. Those who do sell often split the proceeds: part into DSTs paying monthly distributions, part into a net-leased building near home, part into cash they accept tax on.

Rent from DSTs and net leases is passive income subject to the 3.8% surtax above the thresholds, and it is no longer farm income. Cash-out DSTs and zero-cash-flow structures exist for owners who must replace a large mortgage paid off at closing; the asset-class overview shows what the trusts actually hold.

Multi-heir farms: tenants in common can each choose, an LLC decides once

Partnership and LLC interests are not real property under Reg. section 1.1031(a)-3(a)(5), so siblings holding the farm through an entity must exchange at the entity level or restructure well before a sale, while heirs holding undivided tenant-in-common interests can each decide to exchange or take cash. Rev. Proc. 2002-22 lists the conditions the IRS uses to treat co-ownership as real estate rather than a partnership: no more than 35 co-owners, no partnership return or common business name, and unanimous approval of any sale, lease or manager.

Land in a trust exchanges under the trust's own tax identity, and the same taxpayer that sells must buy. Last-minute drop-and-swap distributions have no IRS safe harbor and are examined on their facts, so the ownership map should be settled before the auction flyer prints.

Buying farmland as replacement property: cash rent, soil, water and the operator before day 45

Start with the rent-to-value arithmetic. The USDA cash rents survey put the 2025 United States average cropland cash rent at $161 per acre, and the Land Values 2025 Summary put average cropland value at $5,830 per acre, which implies a gross rent of under 3% of value before property tax; county rents vary widely, so pull the county figure from the same survey and compare it with the lease you are inheriting. A lease signed with the seller's neighbor may be below market or above it, and in either case its term and renewal date are part of the price.

Soil and water are the underwriting. The NRCS Web Soil Survey maps the soil units on any parcel and their suitability for crops, and the irrigated and non-irrigated figures in the same USDA survey show how much water adds; confirm wells, surface-water rights and drainage permits with the state's water agency and the county, because a right that is not perfected or is tied to the seller does not come with the deed. Walk the tile and ditches with the operator, and check the USDA farm records for the tract's base acres and any conservation contracts you would inherit.

Land is not depreciable: Publication 946 states that land does not wear out and cannot be depreciated, and only the buildings, grain bins, fences and tile depreciate. An owner exchanging out of a city rental building therefore trades annual depreciation deductions for cash rent reported on Schedule E with none, which is the tax cost of the move; soil and water conservation outlays you deduct later carry the section 1252 recapture described above if you sell within ten years. Choose the operator as carefully as the dirt: a cash lease fixes your income, a crop-share lease ties it to yield and price, and the operator's equipment, records and other leased ground tell you whether the rent will be paid.

Farmland is often sold at auction with a short closing, which compresses diligence rather than the identification period, so get the soil map, water records and lease abstract before you bid. Reg. Section 1.1031(k)-1(c)(4) allows three identified properties regardless of value, and the identification may be revoked in writing and replaced any time before the 45th day is over. There is no farmland DST asset class we can point you to, so the fractional backup is a trust in another sector; the DST library explains what those trusts hold and how a backup is named.