How to Sell South Carolina Land Held in a Trust in 2026

Selling South Carolina land is rarely simple. Selling land held in a trust adds another layer of rules, paperwork, and fiduciary responsibility. The good news: with the right process, a trustee can market the property confidently, protect the beneficiaries, and close the sale cleanly.

Today’s land market also gives trustees more to consider when pricing and timing a sale. Nationally, U.S. farm real estate value averaged $4,350 per acre in 2025, up $180 per acre (4.3%) from 2024, according to the USDA National Agricultural Statistics Service (NASS) Land Values 2025 Summary. Cropland and pastureland followed the same upward trend: U.S. cropland values averaged $5,830 per acre in 2025, up $260 per acre (4.7%) from 2024 (USDA NASS Land Values 2025 Summary), and U.S. pastureland values averaged $1,920 per acre in 2025, up $90 per acre (4.9%) from 2024 (USDA NASS Land Values 2025 Summary).

For South Carolina specifically, farm real estate value averaged $4,180 per acre in 2025, up 4.5% from 2024, based on the USDA National Agricultural Statistics Service (NASS) 2025 Farm Real Estate Value by State. These benchmarks help trustees explain pricing decisions to beneficiaries and defend “fair market value” if questions arise later.

Regional momentum matters, too. In 2025, the Southern Plains region recorded the highest increase in farm real estate value at 5.9%, per the USDA National Agricultural Statistics Service (NASS) Land Values 2025 Summary. And at the state level, Michigan led with a 7.8% increase in farm real estate values in 2025, according to the USDA National Agricultural Statistics Service (NASS) Land Values 2025 Summary. Even if you’re selling in South Carolina, these data points are useful context when a buyer claims “the market is cooling” or a beneficiary expects last year’s pricing.

If your land produces income, cash rent data can strengthen your valuation story. In 2025, average cash rent for U.S. cropland was $161 per acre, up 0.6% from 2024, and average cash rent for U.S. irrigated cropland was $244 per acre, according to the USDA National Agricultural Statistics Service (NASS) Land Values 2025 Summary. Average cash rent for U.S. pastureland was $15.50 per acre in 2025, unchanged from 2024 (USDA NASS Land Values 2025 Summary). Trustees can use rent comps and income potential to support pricing—especially for agricultural, timber, or multi-use tracts.

How a Trust Impacts a South Carolina Land Sale

A trust functions like a legal container that holds assets for beneficiaries. The trustee manages those assets and must follow the trust document’s instructions while acting in the beneficiaries’ best interests.

When land sits inside a trust, the trustee typically signs the listing agreement, negotiates the contract, and executes the deed at closing. However, the trustee’s authority is not unlimited—your trust terms control the sale process, and your fiduciary duties shape every decision you make.

Step-by-Step: How to Sell South Carolina Land in a Trust

1) Review the Trust Agreement (Your Rulebook)

Start by reading the trust document carefully. Confirm:

• Whether the trustee has explicit authority to sell real property
• Whether the trust requires notice to beneficiaries or their written consent
• Whether the trust sets timing requirements, minimum pricing guidance, or restrictions on parceling
• How proceeds must be held, invested, or distributed after the sale

2) Establish a Defensible Market Value

Trustees should price land based on evidence, not guesswork. Build a supportable valuation using:

• A land-specific appraisal (especially important for large acreage, farmland, timberland, or property with development potential)
• Comparable sales from the same county/market area and similar access, topography, utilities, and zoning
• Income indicators (leases, crop history, timber value, and cash rent benchmarks)

Use national and state data to anchor expectations. For example, U.S. farm real estate averaged $4,350 per acre in 2025 (USDA NASS Land Values 2025 Summary), while South Carolina averaged $4,180 per acre in 2025 (USDA NASS 2025 Farm Real Estate Value by State). If the tract is primarily cropland or pasture, note that U.S. cropland averaged $5,830 per acre and U.S. pastureland averaged $1,920 per acre in 2025 (USDA NASS Land Values 2025 Summary). These figures don’t replace local comps, but they help you communicate the broader market reality to beneficiaries and buyers.

3) Prepare the Property to Reduce Buyer Friction

Land deals fall apart when buyers can’t verify what they’re buying. Improve marketability by:

• Removing trash and obvious hazards
• Confirming legal and physical access (and improving access roads where practical)
• Ordering a survey or verifying boundary markers if lines are uncertain
• Collecting documentation buyers ask for: soil reports, timber cruise data, wetlands notes, HOA or road maintenance agreements, and any existing leases

4) Align Legal and Tax Support Early

Selling trust-owned land is a legal transaction with fiduciary implications. Work with a South Carolina attorney familiar with trust administration and real estate closings. Also engage a tax professional to model potential outcomes for the trust and beneficiaries (especially if the property has appreciated significantly).

5) Choose a Sales Strategy That Matches the Trust’s Goals

Trustees typically choose one of these paths:

• Traditional listing with an agent who specializes in land (best for maximizing exposure and price discovery)
• Direct-to-buyer outreach to farmers, neighbors, recreational buyers, or developers
• Auction when the trust needs a defined timeline or competitive bidding
• Conservation options (such as an easement) when ecological value and long-term goals matter
• Cash sale when speed and certainty outweigh top-of-market pricing

If the tract has income potential, include rental context in your marketing narrative. In 2025, average cash rent for U.S. cropland was $161 per acre and irrigated cropland averaged $244 per acre, while pastureland averaged $15.50 per acre (USDA NASS Land Values 2025 Summary). Even when your property isn’t irrigated, these benchmarks help buyers evaluate potential returns and help beneficiaries understand how you supported the asking price.

6) Negotiate Offers Like a Fiduciary

As offers arrive, evaluate more than the headline number. Focus on:

• Net proceeds after closing costs, survey items, and any requested concessions
• Contingencies (due diligence length, financing, inspections, access verification, perk tests)
• Buyer proof of funds or lender strength
• Closing timeline and the trust’s need for liquidity

Your fiduciary duty often favors the strongest, most certain offer—not always the highest offer on paper.

7) Close Correctly and Document Everything

At closing, your attorney and title company should ensure:

• Proper trustee authority is documented (and any required consents are obtained)
• Title issues are cured before deed transfer
• All required disclosures are delivered
• The deed is executed correctly in the trustee’s capacity
• Funds flow into the correct trust account

8) Handle Proceeds per the Trust Terms

After closing, the trustee should:

• Pay any authorized debts, liens, and sale expenses
• Maintain clear accounting records for beneficiaries
• Distribute or reinvest proceeds exactly as the trust document instructs
• Coordinate required tax reporting with a qualified professional

Common Complications When Selling Trust-Owned Land

1. Beneficiary conflict: Set expectations early, share valuation support, and document decisions.
2. Pricing disputes: Use an appraisal plus market data. South Carolina farm real estate averaged $4,180 per acre in 2025 (USDA NASS 2025 Farm Real Estate Value by State), while U.S. farm real estate averaged $4,350 per acre (USDA NASS Land Values 2025 Summary)—helpful reference points when conversations get emotional.
3. Market variability by land type: Cropland, timberland, and pasture can move differently. In 2025, U.S. cropland averaged $5,830 per acre and pastureland averaged $1,920 per acre (USDA NASS Land Values 2025 Summary).
4. Environmental and use constraints: Wetlands, endangered species habitat, floodplain issues, and access problems can affect value and closing timelines.
5. Timing pressure: If the trust requires liquidation by a certain date, an auction or cash sale may reduce risk.

Alternative Sale Options to Consider

If a traditional listing doesn’t fit the trust’s timeline or complexity, consider these alternatives:

• Auction: Useful when you need speed and broad competition.
• Developer outreach: Strong option for tracts near growth corridors with utility access.
• Conservation strategies: Viable for land with high ecological value, depending on beneficiary goals.
• Direct cash buyers: Often reduce contingencies and accelerate closing, which can help a trustee meet deadlines and reduce administrative burden.

Final Takeaway

You can sell South Carolina land held in a trust—but you need a process that respects the trust document and your fiduciary duty. When you ground pricing and negotiations in credible evidence, keep beneficiaries informed, and use experienced legal and tax support, you reduce conflict and protect the trust.

Use today’s market data as a reality check and communication tool. Nationally, farm real estate averaged $4,350 per acre in 2025 (USDA NASS Land Values 2025 Summary), while South Carolina averaged $4,180 per acre (USDA NASS 2025 Farm Real Estate Value by State). And with cropland, pastureland, and cash rents also tracked—cropland at $5,830 per acre, pastureland at $1,920 per acre, cropland rent at $161 per acre, irrigated rent at $244 per acre, and pasture rent at $15.50 per acre in 2025—you can explain value through both comparable sales and income potential (USDA NASS Land Values 2025 Summary; USDA NASS Land Values 2025 Summary).

Frequently Asked Questions (FAQs)

Can a trustee sell land held in a trust in South Carolina?

Yes. In most cases, a trustee can sell trust-owned land, but the trustee must follow the trust agreement and comply with fiduciary duties. Some trusts require beneficiary notice or consent, so review the document before taking action.

How long does it take to sell trust-owned land in South Carolina?

Timelines vary based on location, acreage, access, zoning, and pricing. Raw land often takes longer than a home sale because buyers need time for surveys, perk tests, and due diligence. If the trust faces deadlines, an auction or cash sale may shorten the timeline.

What are the tax implications of selling land from a trust?

Tax outcomes depend on the trust structure, the property’s basis, and how proceeds are distributed. Work with a qualified tax professional to evaluate capital gains exposure and reporting obligations for the trust and beneficiaries.

Do beneficiaries need to be informed about the sale?

Often, yes. Trustees generally must keep beneficiaries reasonably informed about major trust actions. Even when the trust does not require approval, proactive communication reduces disputes and helps beneficiaries understand pricing and timing decisions.

Can a trustee sell the land in parcels instead of selling it all at once?

Sometimes. Parceling can increase total proceeds when different sections appeal to different buyers, but it can also create access or survey complexities. Confirm the trust allows it, then evaluate roads, easements, utilities, and local subdivision rules before splitting the tract.