Did I find free land? (Sweat Equity Arrangement)

I am a permie that is talking to a land owner about managing part of their land (34 acres or 107 acres in eastern VA) and converting it from conventional farmland to a permaculture regenerative farm over the next 10 years. Since I will be investing so much effort and time into this project, I want to request that eventually the land be transferred into my name prior or at the 10 year mark. What is the best way to do this in Virginia while limiting the tax liability on the land transfer? Does anyone have any experience with this type of arrangement?  I will also live on the property while working the land - we haven't worked out the land details yet. My fear is that I poor my heart and soul into this project and it doesn't work out and I have to move with nothing to show for the years of effort I put into the land. Regardless of what happens, converting it from conventional to regenerative would be the goal but I also need to look out for my own interests.

I'm 34 y/o, I've been trying to get into homesteading/regenerative ag for over 10 years but the cost of land has been a barrier. I work full time in IT so moving to a rural affordable area is less of an option as I need reliable internet and power ready to go. Buying large lots in my area is cost-prohibitive so this seems like an interesting alternative. Advice, experience, and thoughts are welcome!

I have encountered this kind of arrangement many times. Sometimes it goes well….sometimes it doesn’t.  The worse case was a verbal arrangement between two old friends.  The problem was that the person “selling” the property died.

My suggestion would be to go to a real estate lawyer so that you get the wording that will hold up in a court of law.

The land can also be put into a Land Trust with you as the beneficiary.

A real estate lawyer will be able to explain what is the best situation for you.