Land Use Taxation & Conservation Easements
How is estate land taxed in Keswick?
Qualifying farm, forest and open-space land can be assessed at its use value, roughly what the land is worth for farming, forestry or open space, instead of its market value. The tax saved is deferred and can be billed back as rollback taxes if the use changes. In Albemarle, WMRA reported in 2024 that enrolled land is valued around $400 an acre, while undeveloped lots sold for about $27,000 an acre. Land under a perpetual conservation easement is assessed only on the uses the easement permits. Both can lower the tax on acreage, and both come with strings.
The minimum acreage doesn't count the lot the main house sits on.
Sources: Virginia Tech use-value FAQ; WMRA, April 11, 2024; Va. Code § 10.1-1011.
Does Keswick land qualify for land use taxation?
It can, if it meets the state and county rules. Virginia's minimums are 5 acres for agriculture, horticulture or open space and 20 acres for forestry, not counting the main house's lot; counties can require more for open space. Farm and horticultural land generally must have been in that use for five straight years first. Each county sets its own application rules, and the land has to stay in the qualifying use, or rollback taxes come due.
Not counting the main house's lot. Counties can require more for open space (Albemarle: 20 acres; Fluvanna: 10). Farm and horticultural land generally needs five straight years in that use first.
For certain uses, a county may require gross sales averaging more than $1,000 a year over the previous three years.
Horses and ponies are listed as livestock. Livestock needs at least 12 animal unit-months of commercial livestock per 5 acres of open land in the previous year.
Run by the county assessor. Open space needs at least 20 acres outside the home site and enrollment in an agricultural-forestal district (county memo, April 2024).
Excludes a 1-acre home site.
Open space needs 10 acres; excludes the dwelling and 2 acres around it; revalidate every year.
How much can land use save on Keswick acreage?
Often a lot, on the land itself. WMRA reported in April 2024 that Albemarle land in the program was valued at about $400 an acre, while undeveloped lots were selling for an average of about $27,000 an acre, based on Zillow sales. Your saving depends on the county's market assessment of your acreage, and it can be billed back as rollback taxes if the use changes. The house lot doesn't count toward the program; see Keswick property taxes for the rest of the bill.
Enrolled land, as reported by WMRA in April 2024.
WMRA's average from Zillow sales, April 2024. Not a county figure.
As of April 2024; mostly cattle and hay operations.
Sources: WMRA, April 11, 2024.
What are rollback taxes in Virginia?
Rollback taxes come due when land stops qualifying: the deferred tax (the difference between tax at market value and tax at use value) for the five most recent complete tax years, plus simple interest, and the current year is taxed at fair market value. A change to a non-qualifying use, a rezoning to a more intensive use at the owner's request, or a change in acreage, such as subdividing below the minimum, can trigger it. A sale alone doesn't, if the new owner keeps the qualifying use.
And the current year is taxed at fair market value. State law; Louisa and Fluvanna describe it as the current year plus the five before it.
If the new owner keeps the qualifying use and doesn't rezone to a more intensive use.
If you'll change the use or divide it, factor the rollback into the price.
How do conservation easements work in Keswick?
A conservation easement is a voluntary legal agreement that limits development of the land. Its restrictions are recorded in a deed that is permanently bound to the property and passed down to future owners. In Albemarle, about 109,900 acres, 24.9% of the county's Rural Area, are protected by easements. State law requires land under a perpetual easement to be assessed only on the uses the easement permits, and in counties with a land use program, eased land that qualifies is taxed at open-space use value.
24.9% of the county's Rural Area (Albemarle County, AC44 plan materials).
For perpetual easements (Va. Code § 10.1-1011). How much it lowers the bill depends on the property; ask the assessor.
Restrictions are tailored to each property.
For example, the Virginia Outdoors Foundation makes a permanent commitment to enforce the restrictions on the easements it holds.
What is Virginia's Land Preservation Tax Credit?
Virginia gives an owner who permanently donates land or a conservation easement a state income tax credit worth 40% of the donated value, set by a qualified appraisal; the owner must apply by December 31 of the second year after the donation is recorded. Each taxpayer can claim up to $20,000 a year, and unused credit carries forward up to 10 years for most donors. The donor can transfer unused credit to someone else to claim on a Virginia return, or leave it in a will.
Set by a qualified appraiser.
After the year the donation is recorded.
Set in the state budget, so it can change. Unused credit carries forward up to 10 years for most donors; up to 11 years from issue for someone who received the credit from another taxpayer.
Unused credit can be transferred to someone else to claim on their Virginia income tax return (sales carry a 5% transfer fee), or left by will.
The most Virginia Tax can issue in land preservation credits each year.
What does pasture rent for in Keswick?
Pasture in the Keswick counties rents for modest sums. In 2023, pasture cash rent averaged $21 an acre a year in Albemarle, $24 in Louisa and $13.50 in Fluvanna, and non-irrigated cropland rented for $28.50 an acre in Albemarle and $46 in Louisa (USDA NASS county cash rents).
Cropland $28.50 (2023).
Cropland $46 (2023).
2023; the cropland figure is withheld (too few survey responses).
Land use and easements, answered
What are rollback taxes in Virginia?
How many acres do you need for land use taxation in Albemarle?
Does a conservation easement lower property taxes?
Looking at land with an easement?
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