Kasey Mock, ALC

If you have ever come across a Texas ranch or piece of land listed with the words "conservation easement" attached to it, you might have stopped and wondered what that actually means for you as a buyer or seller. Conservation easement property is more common than most people realize, and understanding how it works can make a big difference in how you approach a transaction, whether you are looking to sell land you have held for years or buy a protected piece of ground that fits your lifestyle. The short answer is that a conservation easement is a legal agreement that limits certain uses of the land, typically to protect it from development forever. But there is a lot more to it than that, including some real financial benefits that landowners often overlook. What a Conservation Easement Actually Means for Your Land Think of owning land like holding a bundle of rights. You have the right to build on it, farm it, sell it, subdivide it, and more. A conservation easement is when a landowner permanently gives up one or more of those rights, usually the right to develop or subdivide the land, and transfers that restriction to a land trust or government agency. The key thing to understand is that <strong>you still own the land</strong>. A conservation easement is a voluntary legal agreement to preserve land in perpetuity, but it does not transfer land ownership. The deed spells out a landowner's commitments to protect the existing character of their property, and it is a flexible document that can be written to reflect the landowner's own wishes. So a ranch with a conservation easement on it is still a working ranch. You can still farm it, graze cattle on it, build within the terms agreed upon, and pass it down to your kids. Landowners never give up title to their property. They maintain rights to sell, lease, borrow against, and manage their land. The easement just makes sure that no future owner can turn that land into a subdivision or strip mall. The owner and the prospective easement holder first identify the conservation values of the property, then decide which uses and activities need to be restricted to protect those values. When an easement is signed and recorded, the rights to enforce the restrictions are conveyed to a qualified conservation recipient, such as a land trust, governmental agency, or historic preservation organization. The Real Financial Benefits That Come With a Conservation Easement This is where a lot of landowners leave money on the table simply because they did not know what they were entitled to. A properly structured conservation easement can come with meaningful tax advantages at the federal and sometimes state level. When a landowner donates a conservation easement, the value of what they gave up, meaning the development rights, can qualify as a charitable deduction. The IRS allows donors to deduct up to 50% of their adjusted gross income in the year of the donation, and any unused deduction can carry forward for up to 15 additional years. For qualified farmers and ranchers, this limit increases to 100% of adjusted gross income. Beyond income taxes, there are also estate tax benefits worth knowing about. For some families, one of the major advantages of donating a conservation easement is that it helps pass land on to the next generation by reducing estate taxes, which can lead to the land being broken up or sold off even when families want to keep it intact. By removing the land's development potential, the easement lowers its market value, which in turn lowers estate tax, and whether the easement is donated during life or by will, it can make a critical difference in the heirs' ability to keep the land intact. Some states stack additional incentives on top of the federal deduction. Colorado leads with a transferable tax credit worth up to $5 million per donation, South Carolina provides a credit of 25% of the donation value, and Virginia offers a tax credit of 40% of the fair market value. On the property tax side, a conservation easement may offer the added benefit of lowering your taxes on the property in question, due to the lower property value as a result of forgone development. When and Why You Might Want to Sell a Conservation Easement Property Selling a property that already has a conservation easement on it is completely possible and happens regularly. The important thing is understanding what you are selling and making sure the right buyers are looking at it. Land under a conservation easement can be bought and sold just like any other private property. The easement does not disappear when ownership changes hands. Since the easement is associated with the property's title, the land is protected forever, even as it changes hands. This means whoever buys the property is agreeing, when they close, to live within the terms of the easement. There are a few practical realities to keep in mind as a seller. The land's market value will likely be lower than comparable unrestricted land because the development potential has been removed. Once land has a conservation easement, the land value is usually lowered because it is no longer available for development, and this decreased value can actually make the land more affordable for certain buyers, including farmers who want to purchase farmland. That lower price point is not necessarily a bad thing. It narrows your buyer pool, but it also attracts a specific kind of buyer who is already looking for exactly what you have. Ranchers, farmers, hunters, conservationists, and people who want wide open land with no risk of a neighbor developing next door are exactly the buyers drawn to conservation easement properties. Marketing to that audience is everything when it comes to getting the right deal done. One other thing sellers should know is that if there is a mortgage on the property, it adds steps to the process. Typically, both a conservation easement holder and a mortgage company will want to be in first position, meaning they will get paid out first in the event of a foreclosure, and it is possible that the mortgage company would not allow a conservation easement in some circumstances. If you are selling and this applies to your situation, looping in your lender early matters. What Buyers Need to Know Before Purchasing Conservation Easement Land Buying a conservation easement property is a smart move for the right kind of buyer, but you need to go in with clear eyes about what the easement allows and what it does not. Before you close on any property with an easement, read the easement document carefully. Every easement is different. Conservation easements offer great flexibility, and an easement on property containing rare wildlife habitat might prohibit any development, while an easement on a farm might allow continued farming and the addition of agricultural structures. Some easements allow building a certain number of structures, some allow hunting operations, and others are more restrictive. The only way to know exactly what you are getting is to read it. There are also financing considerations to be aware of. Lenders often view conservation easements as a hurdle rather than something that benefits the property as a whole, and landowners have found that it can be difficult to refinance their property if it has an easement, or they may find difficulty with the appraisal or bank terms in their lending agreement. This does not mean financing is impossible, but it means shopping your loan with lenders who have experience with eased properties is a smarter move than going to a standard residential lender. On the positive side, buyers can often pick up high-quality land at a lower per-acre price precisely because of the easement. And if you are someone who values knowing that the land will never be developed, the easement is actually a feature, not a drawback. The scenic views, open space, and wildlife habitat are all locked in permanently, which is exactly what many ranch and rural land buyers are looking for. How to Sell or Donate a Conservation Easement on Land You Currently Own If you own land that does not yet have a conservation easement on it and you are considering placing one, the process starts with finding a qualified land trust or government agency to work with. Not all land qualifies, and not all land trusts are the same, so doing your homework on who you partner with matters. Here is a general overview of how the process works: Get the land appraised. The value of the easement is determined by the difference between what the land is worth before the easement and what it is worth after. Professional appraisers examine comparable sales data, zoning regulations, and development potential to establish accurate baseline values, and the resulting difference represents the charitable donation value for tax deduction purposes. Work with the land trust to define the terms. You and the land trust will identify what conservation values are present on the property and agree on which rights will be restricted. Land trusts work with each landowner to determine their conservation goals in combination with the goals of the land trust and the community. Sign and record the easement deed. Once executed, the easement is recorded with the county and becomes part of the property's public record permanently. Work with a tax advisor. Given that the tax implications can be significant, and that overstating the value can expose property owners to fines, penalties, and potentially even criminal prosecution, working with a qualified tax professional from the start is not optional, it is essential. If you are selling the development rights rather than donating them, a land trust or government agency will pay you the appraised value of those rights. Selling a conservation easement is primarily a way to protect land and generate some income for doing so, with land you already own or intend to keep. Is a Conservation Easement Property Right for You? The honest answer is that it depends on your goals for the land. If you are a landowner who values the open character of your property, wants to leave something meaningful for the next generation, and can benefit from a significant tax deduction, then placing a conservation easement is worth serious consideration. The same is true if your estate is large enough that the reduced land value would meaningfully lower your heirs' tax burden. If you are a buyer looking for land that will stay exactly as it is, with no risk of commercial development creeping in from neighboring parcels, then seeking out conservation easement properties gives you a built-in assurance that no contract clause can replicate. Conservation easements are a triple win: the public benefits from land conservation, the landowner retains ownership of the land, and the landowner gets a tax benefit. The one thing that trips people up most is going into the process without the right team around them. A qualified land trust, an experienced real estate broker who understands easement properties, a tax advisor, and, if needed, a real estate attorney are the people who will help you get this right. The land deserves that kind of care, and so does the decision you make about it.

The Mock Ranches Group is proud to recognize Michael Tash as the recipient of the 2025 Rookie of the Year Award, honoring his strong work ethic, production, and impact during his first full year with the team. From the start, Michael made an impression through the way he works, the pace he keeps, and the consistency he brings to his clients and the team. When it comes to dedication and drive, few people can match Michael’s pace. As Kasey Mock shared when presenting the award: “When it comes to work ethic, I’ve met few people who can keep up with Michael Tash. Michael has been a REALTOR® for five years and joined our team in late 2024. In 2025, Michael was consistently at the top of production for our agents statewide. For this reason, I’m proud to recognize Mr. Tash as our Mock Ranches Rookie of the Year.” Based in Stephenville, Texas, widely known as the Cowboy Capital of the World, Michael brings a strong understanding of the horse industry and ranch lifestyle to the people he works with. His background in rodeo and rural land helps him connect with buyers and sellers looking at horse properties, ranch land, recreational land, and other land for sale in Texas. A Background Rooted in Agriculture and the Outdoors Michael’s connection to the land started long before real estate. He graduated from Tarleton State University in 2017 with a Bachelor of Science in Animal Science Production and a minor in Business Management, while also competing on the university’s rodeo team. That background gave him firsthand experience in agriculture, ranching, and the western lifestyle that still shapes the way he works today. His experience gives clients real value when they are buying or selling land in Stephenville, Erath County, and surrounding parts of North Texas. Whether he is helping a seasoned rancher grow an operation or guiding a first-time buyer through the process, Michael brings the same level of professionalism, clear communication, and steady service to every transaction. His knowledge also translates well across different property types, including ranches, recreational land, residential land in Texas, and select commercial land in Texas, where applicable. A Strong First Year with Mock Ranches Since joining the Mock Ranches Group in late 2024, Michael quickly established himself as one of the team’s most productive agents. Throughout 2025, he consistently ranked near the top in production across the statewide team, which is a major accomplishment in a first full year with the brokerage. His success comes from a strong work ethic, genuine care for his clients, and a deep understanding of rural property. He does not overcomplicate things. He works hard, stays available, and helps clients move through the process with confidence. As Kasey Mock noted during the presentation of the award, keeping up with Michael in the field would wear out “a few good horses.” Serving Clients Across Texas Ranch Country Michael lives in Hico, Texas, with his wife and son. From there, he serves buyers and sellers throughout Stephenville, Erath County, and surrounding parts of Texas ranch country. He helps clients navigate the details of land ownership, ranch real estate, horse properties, and other land for sale in Texas with a practical and informed approach. His firsthand knowledge of rural land and western heritage helps him guide clients in a way that feels real and grounded. For Michael, real estate is not just about closing a deal. It is about helping people find a property where they can build a life, continue traditions, and make smart decisions for the long term. 2025 Rookie of the Year The Rookie of the Year Award reflects more than production alone. It also recognizes the energy, professionalism, and character Michael brings to the Mock Ranches Group. We are proud to recognize Michael Tash for his dedication to clients, his respect for the land, and the strong start he has made with our team.

The Mock Ranches Group is proud to announce that Brandon Stephens has been named the 2025 Top Hand Award recipient. This recognition highlights his leadership, production, and consistent commitment to serving clients across Texas' real estate market, including those buying and selling land, ranches, and recreational properties. Each year, the Top Hand Award is given to a team member who reflects the core values of the Mock Ranches Group. These include integrity, leadership, collaboration, and a strong standard of service when representing landowners and buyers across the state. Brandon has continued to demonstrate those values through his work in both the Houston region and surrounding rural land markets. As a land specialist, Brandon works with buyers and sellers across one of the fastest-growing areas in Texas. His focus includes ranches, farms, and recreational land, helping clients navigate opportunities across a wide range of land for sale in Texas. Leadership That Strengthens the Team and the Market Brandon is known within the Mock Ranches Group as a dependable leader who supports both his clients and his team. He brings a straightforward and honest approach to his work, while also taking time to guide and assist newer agents as they build their careers. At the same time, he continues to perform at a high level, consistently ranking among the top producers on the team. His presence has been especially important in the Houston region, where demand for land for sale in Texas continues to grow. Over the past year, Brandon has helped strengthen the company’s position in this market, allowing Mock Ranches to better serve both buyers and sellers looking for ranches, farms, and recreational land in the area. A Background Built on Service and Real-World Experience Before entering real estate, Brandon spent 37 years in small-town Southwest Missouri before eventually making the move to Texas. His background is rooted in service, with six years spent in EMS and twelve years in law enforcement. After relocating, he transitioned into business management and sales, where he successfully ran multiple ventures. Even with that success, Brandon felt a pull toward something more personal. Encouraged by his wife, he moved into real estate, where his experience in cattle operations and rural living made land and ranch properties a natural fit. Working with land for sale in Texas allowed him to combine his professional experience with a lifestyle he already understood. A Trusted Land Professional in Texas Brandon has earned the Accredited Land Consultant (ALC) designation through the REALTORS® Land Institute, which is one of the highest credentials in land brokerage. This designation recognizes professionals with advanced knowledge and experience in handling transactions involving farm, ranch, recreational, and investment land. At Mock Ranches, Brandon brings a steady and relationship-focused approach to his work. He takes time to understand his clients’ goals, whether they are buying ranches, investing in land for sale in Texas, or selling long-held family property. His ability to listen, communicate clearly, and follow through has helped him build strong relationships across the market. Over the past year, he has also played a key role in expanding the Mock Ranches' presence north of Houston, including areas like Magnolia, New Waverly, and surrounding communities in Montgomery and Walker Counties. These areas continue to see increased demand for ranches and recreational land, especially as buyers look for space outside of major city centers. Commitment to Clients and Results The level of effort Brandon brings to his work is best reflected by the feedback he receives from clients. His approach is consistent, focused, and driven by results, which has helped him build a strong reputation across Texas land markets. “My wife Denise and I saw Brandon work his tail off for months, in a buyer’s market, to make our sale a reality. He is simply driven to be the best and get the job done—and a heck of a nice guy to boot.” — Jeff Shaver Experiences like this show the level of commitment Brandon brings to every transaction. Whether working with buyers looking for land for sale in Texas or helping sellers position ranches and recreational land, he stays involved and focused from start to finish. Life Beyond Real Estate and Connection to the Land Outside of his work with Mock Ranches, Brandon spends time with his family and manages a small cattle operation near Magnolia and New Waverly with his wife. This hands-on connection to the land is not just a hobby, it is part of how he understands the properties he represents. His experience living and working on the land gives him insight that goes beyond listings and transactions. It allows him to relate directly to clients who are buying or selling ranches, farms, and recreational land across Texas. Recognizing Excellence Across Texas Land Markets The Mock Ranches Group is proud to recognize Brandon Stephens as the 2025 Top Hand Award recipient. His leadership, consistency, and commitment to serving clients continue to strengthen the team and support buyers and sellers across Texas. From the Houston region to surrounding rural areas, Brandon continues to represent clients in transactions involving land for sale in Texas, ranches, and recreational land. His work reflects the standards that define the Mock Ranches brand and the level of service clients expect when navigating Texas land real estate.