
Conservation Easements Perpetuate Inequitable Land Holdings
By Jill Reynolds
Conservation easements reinforce inequitable land holdings. Such easements are conservation tools utilized exclusively by private landowners.[1] For tax benefits, private landowners sell their parcels’ development rights to either a land trust or government entity.[2] The land trust or government holds this conservation easement and must enforce it in perpetuity.[3] The private land owner can no longer develop the property conserved under the easement, nor can any subsequent owner of that land.[4] While workable in theory, this model of land conservation unduly burdens subsequent owners, benefits predominately white land owners pursuing white conservation goals of exclusion and purity,[5] and prevents the public from accessing taxpayer-funded, conserved lands.
Conservation easements stand apart from all other constructions of modern property law.[6] They stand in opposition to the rule against perpetuities by allowing a tract of land to remain undeveloped forever.[7] While an individual landowner cannot pass their land down to their heirs in perpetuity, the conservation easement is permanent.[8] This poses a number of problems. For one, enforcement. Most violators of conservation easements are third parties, meaning parties that were not involved in the original conservation easement transaction.[9]
Indeed, the main benefactor from the conservation easement is the original landowner who sells their development rights. Why is this an issue? Landowners in the U.S. are overwhelmingly white. The top one percent of landowners own forty percent of non-home real estate and the top ten agricultural landowners––who are all white––own more agricultural land than all other racial minorities combined.[10] Additionally, land and home ownership are the most consistent building blocks of generational wealth.[11] In sum, majority white landowners benefit from the reduction of taxes from the conservation easement while restricting the future development of the land.
The conservation values embedded in easements are also at odds with long-held Indigenous ways of land stewardship.[12] The former values reflect privatization, exclusion, and the mindset that the only way to protect land is to keep people off it and keep the land unchanged.[13] The latter values adaptation, reciprocity, and a dynamic push and pull between people and land.[14] The U.S. landscape has been managed by Indigenous peoples for millennia, through methods like controlled burns, forestry practices, and fishing traps.[15] With the limiting language of conservation easements, all these practices that benefit the landscape are labeled as development and therefore forbidden. In turn, white colonialist ideologies that the country was founded on continue in perpetuity. Here, development can mean any human interaction with the land, ecologically minded or not. This is not the type of land management we need or want, especially as the climate becomes increasingly unpredictable and adaptation is vital to survival.
Further, conservation easements benefit private landowners on the public’s dime. The government is involved in every conservation easement transaction.[16] Federally, the U.S. Department of Agriculture (USDA) funds millions of dollars to directly purchase conservation easements.[17] Similarly, state governments fund these transactions through appropriations funds like country conservation funds.[18] Indeed, some state tax programs are more expansive than the federal tax code.[19] Government agencies may act as a de facto, back-up holder when enforcing the conservation easement in the name of the public interest from which the funds are derived.[20] If the conservation easement is enacted in the name of the public interest, from public funds, why doesn’t the public have access to this land? Because it is private property. Private property, secured by reproducing the original white settler, colonist paradigm of forcing Indigenous Peoples off their own land.
Another drawback is that many agencies and NGOs focused on conserving land have turned primarily towards conservation easements instead of other conservation programs like fee acquisition.[21] Instead of outright owning the land, the land trusts focus on securing development rights and keeping people off the land. This creates a tunnel vision effect, with land trusts pledging most of their funding towards conservation easements instead of experimenting with different land tenure arrangements outside the dominant paradigm.[22]
Conservation easements, while created for the right reasons, fail to reflect best land stewardship practices, keep the public off lands conserved in their interest, and perpetuate land and wealth inequities. Like most tools of property law, those with the most wealth and influence will always benefit most from land tenure strategies designed to help those without privilege.[23] Conservation easements are suited for some contexts, but new legal tools that allow for dynamic land stewardship and conservation are needed.
[1] Conservation Easements, Ctr. for Agric. & Food Sys., https://farmlandaccess.org/conservation-easements/ (last visited Oct. 30, 2025).
[2] Id.
[3] Id.
[4] Id.
[5]Amath Diouf, Challenging the White Narrative of Conservation, MBC (July 26, 2020), https://www.melaninbasecamp.com/trip-reports/2020/7/1/challenging-the-white-narrative.
[6] Roger Colinvaux, Conservation Easements: Design Flaws, Enforcement Challenges, and Reform, Utah L. Rev. 755 (2013).
[7] Rule Against Perpetuities, Legal Info. Inst., https://www.law.cornell.edu/wex/rule_against_perpetuities (last visited Oct. 12, 2025).
[8] Conservation Easements, Ctr. For Agric. & Food Sys., https://farmlandaccess.org/conservation-easements (last visited Oct. 30, 2025).
[9] Jessica. E. Jay, Enforcing Perpetual Conservation Easements Against Third-Party Violators, 32 UCLA J. Envt’l L. Pol’y 80 (2014).
[10]Jacob Waggoner, Land of the Free or Land of the Few? Harv. Mellon urban initiative, https://mellonurbanism.harvard.edu/rules-engagement-forming-guidelines-design-schools-working-marginalized-communities (last visited Oct. 12, 2025).
[11] Id.
[12] Note, the author is not pro-development in the capitalist industrial sense. They do not want to see all undeveloped land turned into strip malls. However, there is very little middle ground in terms of land stewardship within a conservation easement.
[13] See Robin Wall Kimmerer, Braiding Sweetgrass (2013).
[14] Id.
[15] Kathleen Ciola Evans & Eva Perry, The Role of Indigenous Knowledge and Land Management Practices in Conservation, Univ. Md. Dept. of Entomology, https://entomology.umd.edu/news/the-role-of-indigenous-knowledge-and-land-management-practices-in-conservation (last updated Mar. 4, 2022).
[16] Jess Phelps, Understanding the Role of Government in Conservation Easement Transactions, 100 Denver L. Rev. 721 (2023).
[17] Id. at 744.
[18] Id.
[19] Id. at 743.
[20] Id.
[21] Id. at 732.
[22] Levi Van Sant et. al., Conserving what? Conservation Easements and Environmental Justice in the Coastal U.S. South, 14 Hum. Geography 31, 33 (2021).
[23] Id. at 33–34.








