Keep the ground and defer the tax. Sell privately to a like-minded producer who shares what you built. Or plan a handoff on your own time. We connect you with the licensed specialists who make it real — options that keep the family whole and the mission alive.
The estimator
What would selling actually cost?
The closing statement never itemizes the tax. This does — roughly, in your numbers, measured in acres if you tell it how many you have.
Not sure the numbers are the question yet? Take the five-minute screen first.
The four paths
Three ordinary doors. One built for this moment.
01
Sell outright
Up to a third goes to taxes. Someone you have never met walks the fence lines you know by heart. The operation ends the day it records.
02
1031 exchange
A 45-day stopwatch and a 180-day deadline. You trade ground you know for a strip mall in a state you do not.
03
Left in the will
Some want the land, some want the cash. A forced sale does not end the family argument — it starts it.
04
The Legacy Exchange
Keep the ground and defer the tax. Sell privately to a like-minded producer. Or plan a handoff on your own time.
The ground leaves the family
The family stays whole
Defer the taxPrivate salePlanned handoff
Before the tax
The same price isn’t the same check.
How you sell decides what reaches the closing table before a dime of tax is figured. Illustrative, gross, and varies by market — but the shape holds.
Listed with an agent
The price minus commissions and fees that often run six percent or more [illustrative].
A cash offer
Below market to begin with — the discount is the buyer’s margin.
The network sale
The price minus the flat 3%, seller-paid at closing.
No check at all
A §721 contribution defers the whole tax bill — the “check” is a divisible interest instead of cash. See if that door fits.
Then the estimator below shows the tax on whichever check you take.
Fill in the left side.
Sale price and basis are enough to start. Acres makes the answer read in ground instead of dollars; depreciation matters if you’ve written off pivots, wells, or buildings.
Rough estimate for conversation, not a tax computation and not advice. Assumes 2026 top-of-bracket rates; Nebraska’s top individual rate (pre-filled) is scheduled to step down in coming years, and recapture on some assets is taxed as ordinary income. Your CPA runs the real numbers.
Numbers worth an hour of somebody’s time?
Bring them to the intake — with your CPA at the table. A conversation and a valuation cost you nothing.