Ch J Patrick J. (“Scholar Pat”) Urda finally sheds his scholarly judicial detachment and unloads on Lake Jordan Holdings, LLC, Lake Jordan Partners, LLC, Tax Matters Partner, T. C. Memo. 2025-123, filed 11/25/25.
“… we return to the old question: ‘Who you gonna believe, me or your lyin’ eyes?’ Lake Jordan Holdings, LLC (Holdings), claimed a charitable contribution deduction of $12,740,000 on its [year at issue] tax return for the donation of a conservation easement over 157 acres of rural property in Elmore County, Alabama (easement property). Outside the current environment, this value would be truly remarkable. A 96% stake in Holdings, whose only asset was 165 acres of land—the easement property and eight adjacent acres of odds and ends—had cost $583,000 a few months before. In conservation easement world, however, it is just another day at the office.” T. C. Memo. 2025-124, at p. 1.
It’s the old story, the good ol’ boy with an eye for real estate and a need for cash meets a couple cottage industrialists (hi, Judge Holmes) who have found gold in them thar boondocks.
Ch J Urda has to do the geography, topography, and real estate developmancy, together with the non-MAI but Made As Instructed appraisals. Ch J Urda has the whole story at pp. 4-18, ending with the usual slide-under-the-tag at the end of December to get the donation into year at issue.
Yes, it is a donation, all the Section 170 Dixieland Boondockery boxes were checked, but the valuation is the usual farce. “In a declaration prepared during the pendency of this case, Mr. G swore under penalty of perjury that “[a]s of the Donation Date, I was a Certified General Real Property Appraiser with the state of Alabama ….’ Mr. G subsequently admitted that when he made the declaration he knew that he did not have such a license on the donation date. Given Mr. G’s admission that he lied to this Court, we will treat his representations with justly earned suspicion.” T. C. Memo. 2025-123, at p. 18, footnote 8. (Name omitted).
But wait, there’s more! ” In preparing this report, Mr. Gr and Ms. M liberally cut and pasted from assorted data sources without attribution. For example, the market data and economic trends sections of the report were directly lifted from online sources including Wikipedia.” T. C. Memo. 2025-123, at p. 20.
Fortunately, the CPA who prepared the 1065 and exhibits and the K-1s also attached Form Form 8886, Reportable Transaction Disclosure Statement, as required by Notice 2017-10. Of course, Exam disallowed the deduction. Petitioners’ claim that the SND was arbitrary and capricious doesn’t shift BoP in 11 Cir, because there BoP for deductions is always on the taxpayer claiming same. Anyway, preponderance rules.
IRS’ Section 170 arguments, as aforesaid, go by the board. That a taxpayer wants a tax benefit doesn’t negate donative intent. The Section 708(b) technical termination of partnership when 50% or more capital interest transferred issue was disposed of in Savannah Shoals (see my blogpost “Two Memos, Nothing New,” 3/26/24). And the various defects in appraiser and appraisal IRS alleges are brushed aside. As usual, the issue is weight, not qualification.
So we come to valuation, and all the usual suspects are paraded. Besides, there isn’t even a gas station close to this place. “The easement property is located a considerable distance from any commercial conveniences (including a gas station), one of the reasons Mr. G determined that an active adult community was not feasible on the property. And as local market participants confirmed…, the Titus area had seen very little development whatsoever.” T. C. Memo. 2025-123, at p. 36.
And here’s a vintage draught of Scholar Pat: “It does not take Kallikrates or Frank Lloyd Wright to understand that the success of a development or a building is rooted in place. The easement property’s lack of nearby commercial conveniences, its accessibility difficulties, and its challenging topography, combined with its river aesthetic and its distance from the main body of Lake Jordan, would push a developer to look for a similar location that might have fewer obstacles to surmount.” T. C. Memo. 2025-123, at p. 37.
IRS claims civil fraud, after its attempt to amend the answer was denied, moving to conform pleadings to proof. Though the Lake Jordans weren’t ambushed, they disclosed enough so IRS wasn’t deceived.
“The Court shares the Commissioner’s frustration with the mix of sophistry and cupidity at the heart of this transaction, as well as the utter waste of time and money spent in untangling the ins and outs of this abusive scheme. Fraud this was not, however.” T. C. memo. 2025-123, at p. 55. This was a laughably aggressive tax posture that anyone with the least shred of common sense would reject.
At close of play, the Lake Jordans get a $1.1 million deduction, and a 40% gross overvaluation chop.