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Generation-Skipping Trusts in Real Estate

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In the realm of real estate and estate planning, Generation-Skipping Trusts (GSTs) have gained prominence due to their unique benefits. This article aims to elucidate what GSTs are, how they work specifically in the real estate sector, why they are used, and their potential advantages and drawbacks.

Key takeaways:
A Generation-Skipping Trust (GST) in real estate is a legal instrument that allows property owners to transfer their real estate assets directly to their grandchildren or later generations, bypassing their children's generation. This mechanism not only provides potential tax benefits but also ensures the longevity of the family's real estate assets by protecting them from beneficiaries' creditors.

What is a Generation-Skipping Trust (GST)?

A Generation-Skipping Trust is a type of legal agreement where the grantor places assets into a trust for the benefit of their grandchildren or later generations, effectively bypassing their children. The key parties involved in a GST are the grantor (who creates and funds the trust), the trustee (who manages the trust), and the beneficiaries (who receive the benefits of the trust).

How GSTs Work in Real Estate

A Generation-Skipping Trust (GST) functions in the realm of real estate much like it does with other types of assets, though there are some specifics worth noting:

  1. Trust Formation and Funding: The grantor (the individual creating the trust) starts by establishing a GST with the assistance of a legal professional. Real estate properties are then transferred into this trust. This could involve a wide variety of real estate types, from family homes to rental properties or even undeveloped land.
  2. Trustee Selection and Role: A trustee is appointed who will manage the real estate assets within the GST according to the terms laid out in the trust agreement. The trustee could be a family member, a trusted friend, or a professional entity like a law firm or bank. Their responsibilities may include property maintenance, managing rentals, selling properties, or acquiring new ones, depending on what is stipulated in the trust agreement.
  3. Beneficiary Designation: The beneficiaries of the GST are identified. In this context, the beneficiaries are typically the grandchildren of the grantor, skipping the children's generation.
  4. Distribution of Benefits: Any income generated from the real estate (such as rental income) and eventually, the property itself, is meant for the beneficiaries. Depending on the terms of the trust, these distributions might happen while the grantor is still alive or after their death. Importantly, these distributions are made without incurring estate or gift taxes that would typically apply if assets were transferred to the next immediate generation.
  5. Transfer of Property: When the terms of the GST are met—often a specified time period or upon the occurrence of a particular event—the property may be transferred outright to the beneficiaries, or it may continue to be held in trust, depending on the specifics outlined in the trust agreement.

Remember, GSTs are complex legal tools, and their management, especially when real estate is involved, requires the guidance of professionals in law and finance to ensure compliance with all regulations and to achieve the desired benefits.

Why Use a GST in Real Estate?

The use of a Generation-Skipping Trust (GST) in real estate can have several advantages:

  • Estate Tax Minimization: The primary benefit of a GST is its ability to bypass a generation for asset distribution, thus avoiding a potential layer of estate taxes. Without a GST, assets transferred to children would eventually be subject to estate tax again when passed onto the grandchildren. By directly transferring assets to the grandchildren, a GST avoids this "double taxation."
  • Asset Protection: Assets held within a GST are generally shielded from the beneficiaries' creditors. This protection includes real estate properties in the trust, preserving the value of the estate for future generations.
  • Preserving Family Wealth: A GST helps ensure that significant family assets, like real estate, stay within the family lineage for a longer period, benefiting not just children but grandchildren and possibly even later generations.
  • Control Over Asset Distribution: GSTs can include stipulations regarding how and when assets are distributed to beneficiaries. This control can be crucial when the beneficiaries are too young or otherwise unable to responsibly manage substantial real estate assets.
  • Gift and GST Tax Exemption: GSTs enjoy a significant tax exemption. Amounts up to this exemption limit can be transferred into the trust free of gift and GST taxes, allowing a more substantial portion of the estate to be preserved for future generations.
  • Privacy: Similar to other trusts, GSTs can provide a degree of privacy since the trust's assets and terms aren't part of the public record, unlike assets transferred through a will.

Setting Up a GST for Real Estate

An annuity is a financial product designed to accept and grow funds from an individual and then, upon annuitization, pay out a stream of payments to that individual at a later point in time. Annuities are primarily used as a means of securing a steady cash flow for an individual during their retirement years. In some scenarios, individuals may opt to sell mortgage note assets as another avenue for generating income during retirement.

Setting up a GST for real estate involves a series of steps: selecting a reliable trustee, drafting the trust agreement, and transferring property into the trust. This process comes with significant legal and financial implications, so it's crucial to work with experienced professionals in estate planning. For those looking to diversify their estate strategies, options like the ability to sell mortgage note holdings could be worth exploring alongside annuities and GST trusts.

The Tax Implications of GSTs

One of the main attractions of GSTs is their potential for tax savings. GSTs are subject to a GST tax, but there is an exemption limit, which can result in substantial savings in estate and gift taxes. The specifics of GST taxes can be complex and vary based on the value of the estate and current tax laws.

Pros of Using a Generation-Skipping Trusts in Real Estate

  1. Estate Tax Savings: One of the primary benefits of a GST is the potential for significant estate tax savings. By skipping a generation, you avoid the taxes that would have been incurred had the assets been transferred to your children before eventually passing to your grandchildren.
  2. Asset Protection: GSTs can provide a level of protection against creditors. Since the assets are placed in a trust, they are typically harder for creditors to access, providing a safeguard for the beneficiaries' inheritance.
  3. Control Over Assets: Although the assets are placed into a trust, the grantor can exert a certain level of control by detailing the terms of the trust. For example, they can set specific conditions on when and how the beneficiaries can access the trust assets.
  4. Wealth Perpetuation: A GST allows for the efficient transfer of wealth across generations, ensuring that family properties or real estate empires can be preserved and enjoyed by the descendants of the grantor for a long time.

Cons of Using a Generation-Skipping Trusts in Real Estate

  1. Complexity: Setting up and managing a GST can be complex and typically requires the guidance of experienced legal and financial professionals. Understanding the associated laws and regulations is essential.
  2. Cost: Due to their complexity, establishing and maintaining a GST can be costly. Legal and administrative fees, along with potential trustee fees, can add up.
  3. Limited Flexibility: Once assets are placed into a GST, removing them or changing the terms of the trust can be difficult or impossible. This lack of flexibility could be problematic if circumstances change.
  4. Potential for Family Discord: Since a GST skips a generation, it might lead to family conflict. The children of the grantor, who are typically bypassed, might feel overlooked or unfairly treated.
  5. GST Tax: If the assets of the GST exceed the exemption limit, a Generation-Skipping Transfer tax may apply, which can be quite substantial. It's crucial to understand and consider this tax when establishing a GST.
  6. Potential Legal Challenges: If the trust isn't set up or managed correctly, it could potentially face legal challenges, leading to lengthy and costly court proceedings.

Case Studies

Various real-life examples highlight how individuals and families have used GSTs to manage and protect their real estate investments. These case studies can offer valuable insights into the practical implications of setting up and operating a GST.

Legal Considerations and Potential Pitfalls

GSTs are governed by a complex set of legal regulations. In addition to these legalities, potential pitfalls exist, including improper setup of the trust, inadequate management, and shifting tax laws. It's vital to consult with a qualified attorney to navigate these complexities.


Generation-Skipping Trusts (GSTs), along with other estate planning strategies such as annuities in real estate, offer unique benefits for those looking to preserve and protect their real estate investments for future generations. However, given their complexity and the significant implications of setting them up, careful planning and professional guidance are essential. As with any investment strategy, including annuities in real estate, it's crucial to understand the nuances of GSTs fully to make the most of their potential benefits.

The primary allure of Generation-Skipping Trusts (GSTs) is the dual ability to safeguard assets and control their eventual distribution, thereby securing the financial future of generations to come. As these trusts deal with real estate—an often significant portion of a family's wealth—this can offer assurance to the grantor that the assets will be managed and preserved in the manner they deem best.

GSTs allow the grantor to transfer properties directly to their grandchildren or even later generations, effectively "skipping" their children's generation. This mechanism avoids the double imposition of estate taxes that would otherwise occur when assets pass first to children and then to grandchildren.

Moreover, a well-designed GST protects real estate assets from the beneficiaries' creditors. This can be particularly important in today's litigious environment, where wealth can be threatened by various liabilities, such as lawsuits or divorces. The GST, acting as a shield, ensures the longevity of the family's real estate assets, insulating them from external threats.

Generation-Skipping Trusts in Real Estate | Debexpert
Written by
Carlos Aispuro
Lender Relationship Director

With thirty years of experience in banking, debt collections, compliance, audit, and governance, I have supported strategic plans and improved customer experiences. I possess hands-on knowledge in crucial C-Suite areas, including developing new policies and procedures, optimizing their models, and exploring new tools to help institutions achieve their goals more effectively.

  • Banking, debt collections, compliance, audit, and governance expert
  • Crucial C-Suite areas expert



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