Conservation Easements in Pennsylvania

2/17/2026

Conservation Easements in Pennsylvania 

What Landowners, Buyers, and Developers Need to Know

Across Pennsylvania, from the rolling farmland of Lancaster County to the forests of the Northern Tier and the river valleys of Western Pennsylvania, conservation easements play a major role in shaping how land can be used, developed, sold, and valued.

For some landowners, conservation easements are a powerful tool to preserve legacy and protect open space. For others, they represent a permanent restriction that must be carefully understood before buying or selling property.

If you own vacant land, agricultural property, recreational acreage, or transitional development land in Pennsylvania, understanding conservation easements is critical to protecting your financial interests.

 

What Is a Conservation Easement?

A conservation easement is a voluntary, legally binding agreement that permanently limits certain types of development or land use in order to protect conservation values.

The easement is:

  • Recorded against the property deed
  • Binding on current and future owners
  • Enforced by a qualified holder (typically a land trust or government entity)

Importantly, the landowner retains ownership of the property. The easement simply restricts certain uses.

 

How Conservation Easements Work in Pennsylvania

Pennsylvania has one of the most active conservation easement frameworks in the country. Easements are typically held by:

County agricultural preservation boards

Local or regional land trusts

State agencies

Conservation organizations

Once recorded, the easement runs with the land permanently. It cannot be revoked simply because ownership changes.

The terms of each easement are unique, but most restrict:

  • Subdivision beyond a limited number of lots
  • Commercial or industrial development
  • Dense residential construction
  • Surface mining
  • Certain types of clearing or alteration

Some easements are highly restrictive. Others allow limited building envelopes or reserved development rights.

 

Types of Conservation Easements in Pennsylvania

1. Agricultural Conservation Easements

These are among the most common in Pennsylvania. Often purchased through county or state farmland preservation programs, these easements:

  • Permanently preserve farmland for agricultural use
  • Restrict non-agricultural development
  • Limit subdivision
  • Allow farming-related structures

Counties like Lancaster, Chester, York, Berks, and Lebanon have large numbers of preserved farms.

These properties typically cannot be converted into residential subdivisions or commercial development.

2. Land Trust Conservation Easements

Private landowners sometimes donate or sell conservation easements to land trusts to:

  • Preserve natural features
  • Protect wildlife habitat
  • Maintain open space
  • Protect scenic viewsheds

These easements vary widely in terms and restrictions.

3. Forest & Environmental Easements

In northern and western Pennsylvania, large timber tracts may be placed under easements to:

  • Prevent subdivision
  • Restrict development
  • Protect water resources
  • Preserve habitat

These properties often remain privately owned and used for timber management or recreation.

 

Why Landowners Enter Conservation Easements

Landowners choose conservation easements for several reasons:

1. Preservation of Legacy

Keeping farmland or open space intact for future generations.

2. Financial Compensation

Some easements are purchased at fair market value by preservation programs.

3. Tax Benefits

Donated easements may qualify for federal income tax deductions, subject to IRS rules.

4. Estate Planning

Reducing estate value for inheritance planning purposes.

 

How Conservation Easements Affect Land Value

Conservation easements almost always reduce market value — because they remove development potential.

The value impact depends on:

  • The intensity of restrictions
  • Local development pressure
  • Zoning flexibility
  • Infrastructure proximity
  • Demand for agricultural or recreational land

For example:

A 100-acre preserved farm in Lancaster County will sell for significantly less than comparable unpreserved farmland with subdivision potential.

A preserved forest tract in Potter County may retain strong recreational value despite development restrictions.

Understanding how the easement affects highest and best use is critical.

 

Key Legal & Financial Considerations

If you are buying or selling land subject to a conservation easement, you must evaluate:

  • The exact recorded easement language
  • Reserved building rights
  • Subdivision allowances
  • Agricultural restrictions
  • Timber harvesting rights
  • Public access requirements (if any)
  • Ongoing stewardship obligations

Easements often require:

  • Annual monitoring by the holder
  • Compliance with conservation plans
  • Approval before certain improvements

Violations can result in legal enforcement actions.

 

Conservation Easements vs. Act 319 (Clean and Green)

These two programs are often confused.

Clean and Green (Act 319): 

  • Provides preferential tax assessment
  • Allows withdrawal (with rollback taxes)
  • Does not permanently restrict development

Conservation Easement:

  • Permanently restricts development
  • Cannot simply be withdrawn
  • Recorded against the deed

A property may be enrolled in Clean and Green without being under a conservation easement. But once an agricultural conservation easement is recorded, development rights are permanently limited.

 

Risks & Considerations for Buyers

Buyers must understand:

  • What development rights remain
  • Whether additional dwellings are permitted
  • Whether accessory structures are allowed
  • Whether future resale value is impacted
  • Whether financing may be more restrictive

Many lenders evaluate preserved land differently. Failing to fully review easement documents can result in purchasing land that cannot be used as intended.

 

Risks & Considerations for Sellers

Sellers should:

  • Provide full easement documentation upfront
  • Clarify remaining development rights
  • Avoid overstating permitted uses
  • Market to the correct buyer audience

Preserved farmland should be marketed to farmers and agricultural investors — not residential subdivision developers.

Proper positioning avoids wasted time and failed transactions.

 

Where Conservation Easements Are Most Common in Pennsylvania

High concentrations exist in:

  • Lancaster County
  • Chester County
  • York County
  • Berks County
  • Lebanon County
  • Centre County
  • Northern Tier counties (forest preservation)
  • Western PA forested regions

These counties have actively participated in preservation programs for decades.

 

Development & Transitional Land Considerations

For landowners holding property near growth corridors, conservation easements represent a permanent decision.

Before entering an easement, landowners should evaluate:

  • Current zoning
  • Sewer and water expansion plans
  • Highway improvements
  • Municipal comprehensive plans
  • Long-term growth patterns

Entering a conservation easement eliminates future development flexibility.

Strategic land-use analysis is critical before making that decision.

 

The Role of a Land & Development Specialist

Conservation easements dramatically alter highest and best use.

A land & development real estate specialist helps:

  • Analyze the impact of easement restrictions
  • Evaluate remaining development rights
  • Determine appropriate pricing
  • Identify the correct buyer pool
  • Coordinate with land trusts and county programs
  • Assess transitional land before preservation decisions

Most residential agents are not trained to interpret conservation easement language or evaluate long-term land strategy.

In Pennsylvania, where preservation is widespread and local zoning varies significantly, professional land expertise reduces risk for both buyers and sellers.

 

Final Thoughts

Conservation easements have preserved hundreds of thousands of acres across Pennsylvania. They protect farmland, forests, watersheds, and scenic landscapes that define the Commonwealth.

For some landowners, easements provide financial benefit and legacy protection. For others, they represent permanent limitations that must be carefully weighed.

Whether buying preserved farmland in Lancaster County, recreational forest in Potter County, or evaluating transitional acreage in a growing suburb, conservation easements directly impact land value and future opportunity. In land and development real estate, restrictions define value just as much as opportunity.

Understanding conservation easements is not just about preservation — it is about clarity, strategy, and protecting long-term financial interests.