Most of us who have contributed to the Nature Conservancy were disgruntled, to say the least, when it ws revealed several years ago that trustees of the environmental land protection organization were getting sweetheart deals in terms of possession of some wonderful wilderness lands that were contributed to the Conservancy.
Now the group is in the news again for related matters. In Marshall and Judith Cohan, et al., v. Comm'r, T.C. Memo. 2012-8, the court sets out a deal between the Nature Conservancy and parties donating certain properties that was structured as a bargain sale to provide tax benefits for the parties and a less overall consideration to the Nature Conservancy. At the same time, a Conservancy benefactor stood to gain in terms of being able to develop a piece of the valuable property for himself.
In short, a donor sold property to the Conservancy for what was purported to be a below-market price, entitling the donor to a charitable contribution deduction for the part not paid for. The IRS contested the deduction, and the court ruled that there was indeed hidden consideration--consideration of which both sides were aware but which was obscured in the deal documents in an effort to 'play the audit lottery' so that the donor could receive a larger deduction than the one to which he would be entitled. See Cohan v. Comm'r, T.C. Memo 2012-8 (available on BNA).
Briefly, three generations of Cohans owned land through a partnership formed as a limited liability company, refered to as HCAC. One parcel of land (Herring Creek Farm) included about 175 acres that were owned by the Wallace Family subject to a right of first refusal (at a stated price) of the Cohans (assuming they still owned the adjacent lands) if the Wallace Family were to sell the land, agreed to in 1969 and with an expiration date of Jan. 1, 2010. The value of the land "so significantly exceeded the set price that the rights of first refusal would be expected to be exercised." The Wallaces had reciprocal rights on the Cohans' properties. The agreement also provided personal rights to use of beach property. When the Wallace families wanted to develop the farm, the Cohans formed HCAC to which they contributed their protect their rights of first refusal under the 1969 agreement. The Wallaces sued to invalidate the 1969 agreement but lost.
The Cohans were concerned that the right of first refusal would expire and the development would take place without their being able to stop it, so they wanted to find a buyer that they could approve. The Nature Conservancy expressed interest.
TNC executes its mission by acquiring land or interests in land that may be used to manage biological diversity. A conservation buyer is someone who acquires property subject to conservation restrictions. At all relevant times, TNC was a section 501(c)(3) organization eligible to receive tax-deductible contributions under section 170.
HCAC agreed to sell the rights of first refusal to the Nature Conservancy (TNC) in 2000, for various consideration including specified lots, reimbursement for legal expernese, leases on the barn, beach rights and certain other reimbursements and indemnifications. TNC agreed to impose conservation and development restrictions on the land when it was acquired. IN addtion TNC agreed to convey certain limited devellopment rights to HCAC and other parties (including TNC's benefactor, Roger Bamford, who would receive a right to build a house on a parcel of the farm).
Meanwhile, the Wallaces went ahead with subdivision development on the farm. TNC negotiated with the Wallace family, on condition that a farming institute be allowed to purchase part of the farm for its use. Eventually the Wallaces and TNC reached and agreement on a sale for about $64 million (allowing more development that the agreement with the Cohans had contemplated),and the HCAC received a fee for the time extension that took. Bamford and the Farm institute were included in the agreement.
TNC and HCAC had to renegotiate the agreement to account for the additional development authorized in the Wallace/TNC agreement. The rights were valued at about $14 million. This was where the idea of having a "bargain sale" treatment that permitted a charitable contribution deduction came in. Since TNC would have to reimburse HCAC for any tax it paid on the transfer of the rights of first refusal to TNC, it was to TNC's advantage to minimize the amount of taxes that needed to be reimbursed. The final agreement included reference to a "bargain sale gift" and noted that tax savings from a charitable contribution deduction for HCAC would benefit TNC by reducing the make-whole payment it would owe HCAC.
The Tax Court's opinion (at 40) shows the relative amounts for these calculations. HCAC's tax return claimed consideration paid of about 9.96 million. The Notices of deficiency claimed consideration paid of about $15.38 million. Left out of the HCAC return were any values for beach rights, leases of a horse barn and other property, an option on a lot, a right of way relocation, and land bank fees.
In discussing whether HCAC would be allowed a charitable contribution deduction, the court notes that a taxpayer generally can rely on a contemporaneous written acknowledgment from the charity regarding the value of goods provided to the taxpayer by the charity. But this rule does not apply if the taxpayer knows (or has reason to know) that the estimate is unreasonable (citing Reg. section 1.170A-1(h)(4)(ii)). TNC's gift letter disclosed some of the items of consideration received, but not all (including those listed in the prior paragraph).
TNC aspired to structure the 2001 transaction to minimize or to eliminate the portion of petitioners’ tax liabilities that TNC agreed to pay, and TNC (through its officers and attorneys) knew that any decrease in the value of consideration that HCAC received would reduce those liabilities. In addition, after the transaction was structured, TNC had an incentive to exclude from the gift letter part of the consideration that TNC received because the less consideration disclosed in the gift letter, the more the gift letter would on its face support the reporting of a greater charitable contribution deduction (and thus lesser reimbursement).
The court concluded that "the parties actively negotiated the details and the contents of the bargain sale gift agreement (and hence the gift letter) with TNC's goal in mind." Later, the court states:
In fact, the record strongly suggests that representatives of TNC and HCAC made a conscious decision to exclude items of consideration received in the 2001 transaction in calculating the amount of the bargain sale gift and to play the audit lottery with the hope of minimizing the tax indemnification amount. Therefore, the lack of disclosure of those items prevented any charitable contribution deduction because of lack of an adequate written acknowledgment.
The court concluded the letter was not a good faith estimate and that the taxpayers could not reasonably rely on the letter. Further, the taxpayers could not take the charitable contribution deduction by claiming substantial compliance.
Much of the rest of the opinion deals with valuation methods and experts. The court then considers whether the taxpayers are liable for underpayment penalties. It applies the "reasonable cause/good faith" affirmative defense to some of the underpayments, finding that taxpayers reasonably relied on counsel. But for the remaining portion of underpayments, it found that they did not act on professional advice but in fact knew that they had received additional unreported consideration.
This case, of course, deals with the particular taxpayers that were working out a mutually satisfying deal with TNC for proteciton of the wilderness attributes of land they occupied while allowing TNC to take possession of a large tract of land that needed to be preserved. The problem came when the parties worked together to come up with a tax reductive scheme that would provide a generous charitable contribution deduction to the donors and hence less of a tax reimbursement payment obligation to the charity. Playing the audit lottery is not something that respectable charities should be doing. And acting as an accommodation party to facilitate tax breaks for wealthy donors is not the kind of thing one wants to see happening. Shame on TNC for its willingness to "tweak" its gift acknowledgment letter here to accomplish those tax savings goals. And one cannot really savor the idea that a TNC benefactor like Bambord gets a choice development right on the property out of the deal.....
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