A few days ago, an interesting example of the importance of words in the tax world appeared in a Philadelphia Inquirer article about the New Jersey real estate property tax limitation available to farmers. The article examined several situations, involving well-known individuals including a member of Congress, who have taken advantage of the real estate property tax limitation even though their farming activities are minimal. Someone reading the article might think that the issue is one of defining “farmer” or “farming,” but that is not how the statute was drafted.
The provision in question states:
54:4-23.2. Value of land actively devoted to agricultural or horticultural use. For general property tax purposes, the value of land, not less than 5 acres in area, which is actively devoted to agricultural or horticultural use and which has been so devoted for at least the 2 successive years immediately preceding the tax year in issue, shall, on application of the owner, and approval thereof as hereinafter provided, be that value which such land has for agricultural or horticultural use.In turn, the statute defines agricultural use in this manner:
Land shall be deemed to be in agricultural use when devoted to the production for sale of plants and animals useful to man, including but not limited to: forages and sod crops; grains and feed crops; dairy animals and dairy products; poultry and poultry products; livestock, including beef cattle, sheep, swine, horses, ponies, mules or goats, including the breeding, boarding, raising, rehabilitating, training or grazing of any or all of such animals , except that "livestock" shall not include dogs; bees and apiary products; fur animals; trees and forest products; or when devoted to and meeting the requirements and qualifications for payments or other compensation pursuant to a soil conservation program under an agreement with an agency of the federal government, except that land which is devoted exclusively to the production for sale of tree and forest products, other than Christmas trees, or devoted as sustainable forestland, and is not appurtenant woodland, shall not be deemed to be in agricultural use unless the landowner fulfills the following additional conditions: [with respect to establishing a forest stewardship or woodland management plan, attestation by professional foresters with respect to compliance, and proper submission of applications with respect to the plan].The statute also provides that “ agricultural use shall also include biomass, solar, or wind energy generation, provided that the biomass, solar, or wind energy generation is consistent with the provisions of P.L.2009, c.213 (C.4:1C-32.4 et al.), as applicable, and the rules and regulations adopted therefor; and ‘biomass’ means an agricultural crop, crop residue, or agricultural byproduct that is cultivated, harvested, or produced on the farm, or directly obtained from a farm where it was cultivated, harvested, or produced, and which can be used to generate energy in a sustainable manner, except with respect to preserved farmland, ‘biomass’ means the same as that term is defined in section 1 of P.L.2009, c.213.” Another provision defines horticultural use as follows:
Land shall be deemed to be in horticultural use when devoted to the production for sale of fruits of all kinds, including grapes, nuts and berries; vegetables; nursery, floral, ornamental and greenhouse products; or when devoted to and meeting the requirements and qualifications for payments or other compensation pursuant to a soil conservation program under an agreement with an agency of the Federal Government.In addition, another provision requires that the land be so devoted for at least two years preceding the taxable year in question and that it not be less than five acres. Finally, yet another provision requires the property to generate at least $500 during the year in receipts from the agricultural activity. Clearly, it’s not a simple matter of defining the word “farmer” or the word “farming.”
What brings this provision into the spotlight is a report, Subsidies of the Rich and Famous, issued by a conservative Republican senator. In the report, Tom Coburn criticizes not only federal subsidies for the wealthy, but also state subsidies, including the New Jersey farmland tax break. The spotlight was brightened because among the taxpayers taking advantage of this real property tax reduction provision are John Runyan, former NFL player turned Representative, Jon Bon Jovi, and Bruce Springsteen. It is important to separate the issues. One issue is whether these individuals are violating the law. They’re not, though Runyan had to add three donkeys to his land because the assessor had ruled that one donkey plus selling firewood was insufficient to meet the requirements, and to claim that Runyan is taking “advantage of New Jersey taxpayers by outrageously calling himself a farmer,” as does a spokesperson for the Democratic Congressional Campaign Committee, is to twist the language of a statute that does not require anyone to call himself or herself a farmer but requires a person to engage in agricultural or horticultural activities generating at least $500 of receipts. Put another way, the New Jersey real property tax limitation is not limited to full-time farmers. The other issue is whether it makes sense to let millionaires take advantage of a tax break supposedly established to “encourage individuals in agricultural pursuits, as Coburn puts it.
The policy issue can be separated into several questions. Should a tax break, which in Runyan’s case amounts to a 98 percent reduction in real estate taxes, be available to a person whose agricultural activities are minimal? Ought the tax break be limited to farmers whose activities are a meaningful part of their attempts to earn a livelihood? Ought the tax break be limited to individuals whose income is less than some particular amount? If the goal of the provision is to encourage preservation of farm land as a buffer against hopscotch development and urban sprawl, ought not the tax break be designed to mirror similar provisions in other states? Coburn answers one of the questions by stating, “Farmers that are millionaires no longer need [the] encouragement [to engage in agricultural pursuits].” He answers another by claiming “Further, a millionaire landowner should not be paid by the government to preserve their land.” Coburn’s first statement makes much sense. His second, however, appears to ignore what would happen without an incentive to sell land at its highest price to developers, namely, a diminution in the amount of open space in heavily populated areas. Conflating these two goals, , the encouragement of farming and the preservation of open space, muddies the discussion.
As a practical matter, when the goal is preservation of open space, the taxpayers who will directly benefit from the tax break are likely to be those with higher incomes. Poor people and working class individuals rarely own the quantities and types of land that are eligible for open space conservation attempts. So although the focus should be on the land and not the owner’s economic status, the overwhelming majority of tax breaks for open space preservation will flow to wealthier taxpayers. In contrast, when it comes to farming, most individuals who farm, at least in New Jersey, struggle. Often they must hold other jobs to make ends meet. When the goal is preservation of farming, perhaps there is justification to apply some sort of income test. Thus, though a Rutgers University professor explains that the farmland assessment is “blind to the person; it’s about the land,” when the tax break is broken into its separate goals, that characteristic ought to be limited to the open space goal and not the farming encouragement goal. Millionaires don’t need to be encouraged to farm or to be given financial assistance to farm. But if society wants a person to keep their land open and free of development, society should pay fair value, no matter who owns the land and no matter the income of the person who owns the land.