Ethan Stubbs

Ethan Stubbs Iowa Land Specialist Avoiding capital gains tax on a land sale may seem complicated, but with some planning, you can certainly reduce it. Here are a few strategies that can help you minimize capital gains tax on the sale of land. The transfer of farmland ownership can be an emotionally complex and challenging process. Whether you're a member of a multi-generational farm family or a first-time land investor, understanding how to maximize your ownership from an enjoyment perspective and a tax-savings standpoint is crucial. As dedicated farmland real estate professionals, we recognize that no two transactions are alike. Our goal is to help you achieve the best sale price and keep as much money as possible when tax time arrives. Understanding Stepped-Up Basis (Consult an accountant or attorney for financial guidance—this is for informational purposes only.) One of the most powerful tools for minimizing taxes on land sales is the stepped-up basis. In simple terms, the tax basis of a property is typically the original purchase price. When land appreciates over decades, selling it can trigger long-term capital gains taxes. For example, if your grandfather bought a farm in 1965 for $100 per acre, it now sells for $10,000 per acre. The tax authorities would tax him on the $9,900 gain per acre. With large acreage, this quickly adds to a substantial tax burden. A stepped-up basis allows heirs to reset the property's tax basis to its fair market value at the time of the owner's passing. If someone inherits a farm worth $10,000 per acre, they can sell it for that amount. In this case, there is little or no taxable gain. Establishing this new basis typically requires an appraisal or a formal sale. Families planning their estate should discuss the stepped-up basis strategy early. This can save heirs a lot of money on taxes. Open conversations with family members and professionals are key to making the most informed decisions. Leveraging a 1031 Exchange to Defer Taxes If a stepped-up basis is not available, another good tax strategy is the 1031 exchange. This lets landowners avoid capital gains tax. They can achieve this by delaying the taxable event by reinvesting the money in another qualifying property. To take advantage of a 1031 exchange, you must adhere to strict IRS guidelines: Identify a replacement property within 45 days of selling your land. Complete the purchase within 180 days from the sale date. Use a qualified intermediary to help with the transaction. This third party must hold the proceeds from the sale. The seller should not receive the money directly. A 1031 exchange is a great way to protect your money and grow your land portfolio. However, it is important to do it correctly. Working with experienced tax professionals ensures compliance and maximizes the benefits of the exchange. Final Thoughts Farmland is more than an investment—it’s a legacy. Whether you are selling for financial gain, estate planning, or reinvestment, understanding these tax-saving strategies can be highly beneficial. If you or someone you know is considering selling a piece of land, I’d be happy to discuss your options. I always recommend consulting with an accountant or lawyer for financial and legal advice. However, I can offer helpful insights. This can help you make informed decisions before those discussions occur. Feel free to reach out—I’m here to help. Ethan Stubbs land real estate agent. Do you want to learn more? If you’re considering buying, selling, or managing land, reach out to a local High Point Land Company Agent. For more questions, visit our YouTube Knowledge Center. About Ethan Stubbs Growing up in Northeast Iowa, Ethan grew a passion for chasing whitetail deer and wild turkeys at a young age. Deciding to turn this passion into a career, Ethan traveled all over the world capturing hunts with a camera. Fast forward to today, Ethan has continued his passion outdoors and will continue to work in the outdoor space selling farms in Iowa. If you are interested in selling your farmland, call Ethan at (608) 306-1788 or email him at ethan@highpointlandcompany.com Related Articles 5 Things to Consider when Buying Farmland How to Sell Pasture Land for Maximum Value How to Sell Land to Your Tenant or Renter

Key Factors to Consider When Buying a Hunting Property Ethan Stubbs Iowa Land Specialist Perhaps one of the most exciting moments in an outdoorsman’s life is the decision to purchase their first property. This milestone, while exhilarating, is also a significant undertaking—one that’s often backed by years of hard work and hard-earned money. While land is undoubtedly a proven investment, it’s critical to do your homework to ensure your goals and aspirations align with the property you choose. Below, we’ve outlined a few key factors to consider when purchasing a hunting property: 1. Location, Location, Location As the saying goes, the three most important factors in real estate are location, location, and location. Having a solid understanding of the neighborhood you’re buying into is essential for achieving your land goals. The people who own the neighboring properties can significantly influence your experience—like-minded neighbors can often become lifelong friends and allies in conservation or hunting strategies. At High Point Land Company, we frequently hear clients say, “I’m looking for a hunting farm in the Midwest—what do you have?” While we value this communication, it’s vital to get specific about your goals to refine your search. Begin by asking yourself two foundational questions: How far am I willing to travel to the property? What is my budget? Once you’ve answered these, take it a step further. Identify the specific county—or even better, the township—you’d prefer. This level of specificity allows your land agent to narrow the search from thousands of properties to just a few that align perfectly with your vision. 2. Access Access is one of the most critical components of any hunting property. Consider how you’ll approach and leave the property—will you be able to enter with the predominant wind in your favor, or will your presence alert the wildlife before you even step into the woods? Ideally, the property should have multiple access points to accommodate different wind directions and hunting strategies. If that’s not possible, I recommend focusing on properties with access on the southeast side. This setup allows you to slip in and out undetected, especially during the hunting season when deer are most alert. Proper access can make the difference between an unforgettable hunt and a season of frustration. 3. Composition of the Farm One of the most rewarding aspects of land ownership is the ability to shape the habitat to enhance wildlife activity. Many successful hunting farms feature a 60/40 ratio of open ground to timber. Open ground—whether it’s CRP fields, row crops, alfalfa, or food plots—not only provides food and habitat for wildlife but also ensures a better return on investment when it comes time to sell. Timber, on the other hand, is where mature whitetails typically spend most of their time. A farm with 40% timber provides multiple bedding areas and opportunities for habitat improvement through techniques like Timber Stand Improvement (TSI) or selective clear-cutting. These practices create natural edges, increase browse, and enhance the property’s carrying capacity. Strategically manipulating these elements can result in a property that consistently produces trophy-class bucks. Conclusion Buying your first hunting property is an exciting journey and a meaningful investment. By prioritizing location, ensuring proper access, and understanding the farm’s composition, you’ll set yourself up for success and enjoyment for years to come. Remember, the right property is one that meets your hunting aspirations, aligns with your lifestyle, and provides both emotional and financial rewards. At High Point Land Company, we specialize in helping outdoorsmen and women navigate this process with confidence. Reach out to our team today to discuss your goals, and let us help you find the perfect piece of ground to call your own. Do you want to learn more? Get expert guidance on finding the perfect hunting property and reach out to a local High Point Land Company agent to start. For more questions regarding hunting property, visit our YouTube Knowledge Center.   Growing up in Northeast Iowa, Ethan grew a passion for chasing whitetail deer and wild turkeys at a young age. Deciding to turn this passion into a career, Ethan traveled all over the world capturing hunts with a camera. Fast forward to today, Ethan has continued his passion outdoors and will continue to work in the outdoor space selling farms in Iowa. If you are interested in selling your farmland, call Ethan at (608) 306-1788 or email him at ethan@highpointlandcompany.com  

Hunting land has become one of the most talked-about investment options for outdoor enthusiasts and smart investors alike. Unlike stocks that can crash overnight or bonds that barely keep up with inflation, hunting land offers something different. You can walk on it, enjoy it with family, and watch it grow in value over time. We have watched hunting land values climb steadily over the past decade, even during economic downturns when other investments struggled. More people are discovering that recreational land serves dual purposes as both an investment vehicle and a family retreat. Here are nine solid reasons why hunting land deserves a spot in your investment portfolio. 1. Land Values Appreciate Steadily Over Time Land has been one of the most stable investments throughout history because it simply is not making any more of it. Good hunting land near population centers becomes even more valuable as development pressure increases and public hunting opportunities get crowded. We have seen recreational properties in prime areas double in value over 10 to 15-year periods. The demand for quality hunting properties continues to rise while the supply stays limited, creating a favorable environment for long-term appreciation. 2. Generate Income While You Own It Most people think hunting land just sits there and hopefully goes up in value, but there are actually several ways to generate income from recreational property. The key is finding the right balance between making money and maintaining the hunting quality. Lease hunting rights to other hunters during seasons you do not use. Enroll eligible acres in CRP or other government conservation programs. Harvest timber selectively when trees reach maturity. Partner with outfitters for guided hunting operations. 3. Diversify Your Investment Portfolio Hunting land provides portfolio diversification that stocks and bonds cannot match. When markets crash or inflation rises, land typically holds its value better than paper investments. Smart investors understand the importance of owning tangible assets that are not tied to Wall Street performance. Recreational land also offers protection against currency devaluation and economic uncertainty. You own something real that has intrinsic value regardless of what happens in financial markets. 4. Limited Supply Drives Long-Term Demand The supply of quality hunting land remains fixed while demand continues to grow. More wealthy individuals from urban areas are seeking recreational properties as escape destinations and investment diversification. This fundamental supply and demand imbalance creates upward pressure on values. Growing numbers of out-of-state buyers have created strong competition in traditional hunting states like Iowa, Wisconsin, and Minnesota. Many are willing to pay premium prices for quality hunting properties, especially those with proven game populations and good access. 5. Tax Benefits and Advantages Owning hunting land can provide several tax benefits depending on how you use and manage the property. Land used for timber production, agriculture, or conservation programs often qualifies for favorable tax treatment compared to other investments. Some areas offer reduced property tax rates for land enrolled in forestry or conservation programs. These tax advantages can significantly improve your overall return on investment while supporting wildlife habitat improvement. 6. You Can Enjoy Your Investment Unlike stocks that sit in an account or bonds that collect dust, hunting land provides immediate enjoyment for you and your family. You can hunt, fish, camp, and create memories while your investment grows in value over time. This dual benefit of financial return plus recreational value makes hunting land unique among investment options. You get to use and enjoy your asset while it appreciates, something impossible with traditional financial investments. 7. Improvements Increase Property Value Strategic improvements to hunting land can substantially increase its value beyond normal market appreciation. Creating food plots, improving access roads, installing water sources, and managing timber all enhance both hunting quality and resale value. Well-planned habitat improvements often attract higher-quality game, which makes the property more attractive to future buyers. Properties with documented hunting success and professional management typically sell for premium prices. 8. Stable Investment During Market Volatility Land typically experiences less market volatility compared to stocks and other traditional investments. Its value tends to appreciate steadily over time, making it a reliable choice for those seeking a secure financial future during uncertain economic periods. When considering any investment, it is crucial to assess the potential return on investment, and hunting land offers both appreciation potential and income generation opportunities that can offset ownership costs. 9. Growing Market for Quality Properties The market for quality hunting land continues expanding as more people discover the benefits of recreational land ownership. Baby boomers with disposable income, successful professionals seeking tax advantages, and investors looking for portfolio diversification all drive demand higher. Questions to ask when buying hunting land include evaluating the property's hunting history, income potential, and long-term development prospects. Properties with multiple income streams and diverse recreational opportunities tend to perform better over time. Finding the Right Hunting Land Investment Location matters tremendously when buying hunting land, both for your enjoyment and for investment returns. Different regions offer different advantages depending on what type of hunting you prefer and what your investment goals are. Iowa consistently produces trophy whitetail deer and has excellent CRP programs. Minnesota provides great mixed-use hunting with strong cabin development potential. Wisconsin delivers reliable whitetail hunting with valuable timber resources. At High Point Land Company, we specialize in recreational land transactions and understand what drives hunting land values. Our team knows how to evaluate properties based on their hunting potential, income-generating capacity, and long-term investment prospects. When you are ready to buy or sell hunting land, having an expert on your side can make the difference between a good deal and a great investment. Do you want to learn more? If you just bought a property and don't know where to start, reach out to a local High Point Land Company agent to start. For more questions regarding land real estate, visit our YouTube Knowledge Center.