Turn land into Mailbox Money.
Defer the capital gains tax. Generate potential passive income. Pass it clean to your heirs.
Most landowners are quietly wrestling with the same question.
Your land is worth more now than it has ever been. But the second you think about selling, the math gets ugly. Capital gains. Depreciation recapture. State tax.
By the time the IRS is done, a third or more of your life's work is gone. So you hold. You keep working. Even when deep down, you're ready to be done.
If that sounds familiar, there's a third option most landowners have never been told about.
Wealthy landowners have been quietly using this tax strategy for twenty years.
It's called a Delaware Statutory Trust. A DST.
It's been sitting in the tax code since 2004. Big money landowners and their advisors have used it for decades. Most farmers, ranchers, and family landowners have never been told about it, because most financial advisors don't specialize in it and most land brokers aren't trained to mention it.
Here's how it works. You sell your land. Instead of writing the IRS a check for the capital gains, you roll the equity into a group of large, professionally managed properties. Apartments. Self storage. Senior housing. Industrial warehouses. You own a slice of each one.
Every month, potentially, a check hits your account.
No tenants. No tractors. No repairs. The taxes get deferred, sometimes indefinitely. When your kids inherit, those deferred taxes may never get paid at all.
The kids aren't coming back to run it. And you knew that already.
You raised them on this land. You hoped one of them might want it. But they built their own lives in other towns, and nobody's coming home to run the place.
Leaving the land to all of them sounds fair until you imagine what actually happens. One wants to sell. One wants to hold. One moved to the city twenty years ago and just wants cash. The fight drags on. Legal fees pile up. Relationships crack.
You spent a lifetime building the very thing that tears your family apart.
A DST changes that. Instead of leaving your kids a piece of land to argue over, you leave them clean, divided shares of already performing real estate. Each one gets their piece. Each one decides what to do with it on their own.
No arguments. No lawyers. No Thanksgiving table gone quiet.
The straight talk on risks.
A DST isn't magic and they're not for everyone. You deserve to hear the downside before you pick up the phone.
- It's illiquid. Once your money is in, it's typically in for five to seven years. There's a secondary market if you need out early, but usually at a discount. Don't put money in a DST that you might need tomorrow.
- Income is never guaranteed. These are real estate investments. Tenants leave, markets shift, nothing is promised. Anyone who tells you the income is guaranteed is either lying or doesn't know what they're talking about. Walk away from that conversation.
- You have to qualify. The SEC requires DST investors to be accredited. You need to earn two hundred thousand a year on your own, three hundred thousand with a spouse, or have a net worth over one million excluding your primary residence. If your land is worth any real amount, you likely already qualify.
If a DST isn't the right fit for your situation, we'll tell you on the call. That's worth more than most people realize.
The best call you'll make this year might be the one before you sell.
Call us before you sign anything.
Thirty minutes. No pressure. No pitch. Just a straight look at your land and what your real options might be.
If a DST fits your situation, we'll walk you through it. If it doesn't, we'll tell you that too, and point you somewhere that does.
Either way, you'll leave the call knowing more about your real options than most landowners ever will.
DST Brochure
Not ready to visit? Download our DST brochure instead.
Plain English. Written for landowner families who want a one-pager to think through before deciding.