You might like to be there, whether in a tournament or in a cash game, but Glade Creek Partners, LLC, Sequatchie Holdings, LLC, Tax Matters Partner, T.C. Memo. 2023-82, filed 6/29/23, is not happy sitting there, because being “on the button” is being the dealer. And that’s how Judge Goeke treats them in this Supplemental Memorandum Opinion.
The Glade Creek crew are back from 11 Cir, which Hewitted IRS’ extinguishment proceeds argument; it’s invalid per APA. IRS concedes the easement is valid. 11 Cir sustained Judge Goeke’s finding that FMV of the easement is $8,877,771. So how is the value to be divided among the syndicate?
BTW, for Judge Goeke’s original opinion, see my blogpost “So It’s Not Perpetual,” 11/2/20.
Granted some number is deductible. Is it the FMV above set forth, or the deductible amount limited to the basis in Glade Creek’s hands when easement granted? In short, was the property itself held for investment, or inventory when the Glade Creek crew acquired it? If the latter, Section 724(b) locks in that status for five (count ’em, five) years from acquisition. “This provision was enacted to prevent conversion of a partner’s ordinary income property into capital gain property by contributing it to a partnership that has a different purpose for owning the property.” T. C. Memo. 2023-82, at p. 9.
The property is TN where-the-blacktop-ends. It was a vacation home PUD that fizzled in The Black ’08. The prior owner (Hawks Bluff) had land use approval for three tracts, but only filed for one, to save real estate taxes. The Black ’08 killed the one after a couple sales (hi, Judge Holmes) so they syndicated the remaining two “to protect the natural beauty of the land in a manner consistent with the original vision for a master-planned community and would protect the future development of the unsold lots on tract I,” T. C. Memo. 2023-82, at p. 5, and maybe also to stave off the seller-mortgagee.
Glade Creek had a $3.8 million basis in the property at acquisition.
So it’s back to the numbers, but we don’t need no appraisals this time.
IRS “…argues that under section 724(b) the amount of the easement deduction is limited to the part of Glade Creek’s adjusted basis in the easement property that is allocable to the easement determined by the ratio of the fair market value of the easement over the fair market value of the unencumbered easement property ($8,877,771/$9,354,171) multiplied by Glade Creek’s adjusted basis in the easement property ($3,861,316), for a deduction of $3,664,622. See Treas. Reg. § 1.170A-14(h)(3)(iii).” T. C. Memo. 2023-82, at p. 9. (Footnote omitted).
Of course, Glade Creek claims Hawks Bluff held that property for investment, hence capital asset.
11 Cir’s factors for determining capital vs inventory mostly deal with selling activity, and there wasn’t any as to this part of the property, but that’s not conclusive.
Hawks Bluff reported the transfer as inventory, and took an ordinary loss. And while a dealer can hold property for investment as well as inventory, it must be segregated; and merely doing nothing is insufficient.
The trial testimony is equivocal. And Hawks Bluff’s predecessor certainly didn’t hold the property for investment; they started their pre-development work straight away. There was no sign Hawks Bluff expected the property to appreciate any time soon. The fallout from The Black ’08 saw to that.
Section 724(b) limits the deduction.
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