$Millions in Land Trust

[Luke Hafstad]

Hi, everyone!

This is my first post on BP, so hopefully I'm doing this right.

I've browsed the forums, listened to a ton of podcasts, and have done a lot of research, but I don't have a good answer for this one.  I'm looking for creative approaches on BP before going to an attorney and CPA for official advise.

Here's the situation:

My grandma and grandpa owned a lot of farmland in the midwest that is going to their kids (my parents + aunts and uncles) now that they've both passed away.  The way my grandparents structured everything in the will was to put half of the land in a Trust when my grandpa passed away ~15 years ago, and then to give the other half to their kids when my grandma passed away (recently).  This means that half the land gets a step-up in basis at the recent passing of my grandma, but the other half has been sitting in a Trust for over a decade.  All 9 kids are very close siblings and are fairly well-to-do, but they don't want to pay 6-figures+ in taxes if there are legal ways around it.

Some other things to consider:
- In total, there are 9 people to distribute the land between.
- One of the 9 siblings still farms, and intends to do so for ~six more years. The other 8 siblings are fine with him farming all of this land and renting it to him until he retires, at which point they would sell the land.
- Since the farmer sibling lives very close to the land and farms it himself, any portion he owns is considered an agricultural investment and property taxes are ~1/2 the normal cost of property taxes.

My thoughts:

1. Allocate a portion of the land to each sibling and dissolve the Trust
2. Each sibling can 1031 the land into a desirable rental property near where they live (if they want to)
3. At some point in the future (5-10 years?), sell their primary house and move into the rental
4.        (Checking question:  Is this legal?)

The tricky part here is that the farming sibling can't afford to buy out all the other siblings, so we'd like a tax-advantaged way to minimize property taxes during this time (~6 years).

Any recommendations you have would be great to hear!  I'll research anything new that comes up as a result of this discussion and will consolidate my thoughts to present to my relatives.  From there, they can take it to an attorney and CPA to get official advice.

Best regards,

Luke