Potential Tax Benefits of Farmland Investments

Real asset investment strategies have gained traction over the past 40 years, driven by historically favorable returns and potential portfolio diversification benefits. Beyond these historical attributes, some investors are exploring real asset strategies for their potential tax advantages. These advantages include a variety of tax-saving measures, such as bonus depreciation and the deferral of capital gains through 1031 exchanges.

While real estate has traditionally been a go-to choice for real asset investors, farmland is emerging as an increasingly accessible alternative. By leveraging farmland’s unique tax advantages and capitalizing on the asset’s historically attractive returns, farmland can present an opportunity to generate strong after-tax returns that may be worth consideration in the year ahead.

Bonus Depreciation

One potential tax consideration in farmland investments is bonus depreciation. Bonus depreciation is a federal tax provision that allows taxpayers to immediately deduct 100% of the cost of certain qualifying capital investments in the year they are placed into service, rather than depreciating those assets over multiple years.

Under the latest legislation passed in July 2025, 100% bonus depreciation has been reinstated and made permanent for qualifying property.

For farmland investments, this may translate into the ability to immediately deduct certain eligible components of a property's purchase price. Assets that may qualify can include existing long-lived biological assets (such as mature trees and vines), as well as capital improvements like irrigation systems, drainage infrastructure, farm buildings, fencing, and certain equipment. Eligibility depends on asset classification and applicable tax regulations.

Because bonus depreciation can significantly affect taxable income in the year of acquisition, investors should consult with a qualified tax advisor to determine how these provisions may apply to their individual circumstances.

1031 Exchanges in Farmland

Farmland, classified as a “like-kind” real property interest, may also qualify for a 1031 exchange under Section 1031 of the U.S. Internal Revenue Code. This provision allows investors to reinvest the proceeds from the sale of an existing investment property into a similar real property interest, potentially deferring the recognition of capital gains and associated tax liabilities. “Like-kind” real property interests extend beyond farmland and may include residential, commercial, and other land use investments.

1031 exchanges can be a valuable tool for investors seeking to mitigate tax liabilities associated with property transactions. These exchanges may enable investors to defer recognition of certain capital gains, as well as defer depreciation recapture and other related federal income tax liabilities. Investors should consult with tax professionals to explore the potential applicability and benefits of 1031 exchanges in their investment planning.

Investing in Farmland Through Self-Directed IRAs

Another consideration for farmland investors seeking potential tax benefits is investing through a Self-Directed Individual Retirement Account (SDIRA). An SDIRA is a type of traditional or Roth IRA that offers the flexibility to invest in alternative assets, such as farmland.

While traditional IRAs typically limit investments to stocks, bonds, and mutual funds, SDIRAs can provide greater diversification options. However, it’s important to note that SDIRAs require a specialized custodian to manage investments and maintain the account's tax-deferred status. Investors should work with experienced custodians and tax advisors to understand the administrative and compliance requirements.

Exploring Tax Strategies in Farmland Investment

Farmland investments can present a range of strategic opportunities for investors seeking potential short-term tax benefits and long-term value creation. By leveraging strategies such as bonus depreciation, 1031 exchanges, or Self-Directed IRAs, farmland may offer tax advantages under certain circumstances.

However, it is essential for investors to evaluate these strategies in the context of their broader financial goals and consult with qualified financial and tax professionals to understand their implications fully.