PRIA, Government Policy, Made Personal

Summary

Lenders do not have to count 25 percent of the interest they get from certain farm or rural real estate loans as part of their taxable income. To get this benefit, the lender must be one of a few types of U.S. financial institutions (for example, FDIC‑insured banks, regulated insurance companies, certain U.S. subsidiaries of bank or insurance holding companies, or a Farm Credit federal instrumentality for some loans). A qualifying loan must be secured by rural or agricultural real estate (or a leasehold mortgage on that land), cannot be made to a "specified foreign entity" (defined elsewhere), and must be made after the date this law was enacted. Whether land counts as rural or agricultural is decided when the interest is reported. Rural or agricultural real estate includes property mainly used to grow farm products, used in fishing or seafood processing, or an aquaculture facility (like hatcheries, ponds, pens, or incubators), and must be in a U.S. State or possession. Refinancings do not count as new loans to the extent they repay loans made on or before the enactment date. For applying section 265 of the tax code, the rule treats the 25 percent excluded portion of interest (and 25 percent of the loan basis or amount in certain places) as if it were tax‑exempt for those calculations.

Title 26, §139L

Internal Revenue Code, Source: USLM XML via OLRC

(a)In general

Gross income shall not include 25 percent of the interest received by a qualified lender on any qualified real estate loan.

(b)Qualified lender

For purposes of this section, the term “qualified lender” means—

(1)any bank or savings association the deposits of which are insured under the Federal Deposit Insurance Act (12 U.S.C. 1811 et seq.),

(2)any State- or federally-regulated insurance company,

(3)any entity wholly owned, directly or indirectly, by a company that is treated as a bank holding company for purposes of section 8 of the International Banking Act of 1978 (12 U.S.C. 3106) if—

(A)such entity is organized, incorporated, or established under the laws of the United States or any State, and

(B)the principal place of business of such entity is in the United States (including any territory of the United States),

(4)any entity wholly owned, directly or indirectly, by a company that is considered an insurance holding company under the laws of any State if such entity satisfies the requirements described in subparagraphs (A) and (B) of paragraph (3), and

(5)with respect to interest received on a qualified real estate loan secured by real estate described in subsection (c)(3)(A), any federally chartered instrumentality of the United States established under section 8.1(a) of the Farm Credit Act of 1971 (12 U.S.C. 2279aa–1(a)).

(c)Qualified real estate loan

For purposes of this section

(1) In general

(2)Refinancings

For purposes of subparagraphs (A) and (C) of paragraph (1), a loan shall not be treated as made after the date of the enactment of this section to the extent that the proceeds of such loan are used to refinance a loan which was made on or before the date of the enactment of this section (or, in the case of any series of refinancings, the original loan was made on or before such date).

(3)Rural or agricultural real estate

The term “rural or agricultural real estate” means—

(A)any real property which is substantially used for the production of one or more agricultural products,

(B)any real property which is substantially used in the trade or business of fishing or seafood processing, and

(C)any aquaculture facility.

Such term shall not include any property which is not located in a State or a possession of the United States.

(4)Aquaculture facility

The term “aquaculture facility” means any land, structure, or other appurtenance that is used for aquaculture (including any hatchery, rearing pond, raceway, pen, or incubator).

(d)Coordination with section 265

In the case of any qualified real estate loan, section 265 shall be applied—

(1)by treating any qualified real estate loan for purposes of subsection (a)(2) thereof as an obligation the interest on which is wholly exempt from the taxes imposed by this subtitle,

(2)by substituting “25 percent of the interest on indebtedness” for “Interest on indebtedness” in such subsection (a)(2),

(3)by treating 25 percent of the adjusted basis of any qualified real estate loan as adjusted basis of a tax-exempt obligation described in subsection (b)(4)(B) thereof, and

(4)by substituting “25 percent of the amount of such indebtedness” for “the amount of such indebtedness” in subsection (b)(6)(A)(a)(ii) thereof.

Notes & Related Subsidiaries

Editorial Notes

References in Text

The Federal Deposit Insurance Act, referred to in subsec. (b)(1), is act Sept. 21, 1950, ch. 967, § 2, 64 Stat. 873, which is classified generally to chapter 16 (§ 1811 et seq.) of Title 12, Banks and Banking. For complete classification of this Act to the Code, see

Short Title

note set out under section 1811 of Title 12 and Tables. The date of the enactment of this section, referred to in subsec. (c)(1)(C), (2), is the date of enactment of Pub. L. 119–21, which was approved July 4, 2025.

Statutory Notes and Related Subsidiaries

Effective Date

Pub. L. 119–21, title VII, § 70435(c), July 4, 2025, 139 Stat. 247, provided that: “The

Amendments

made by this section [enacting this section] shall apply to taxable years ending after the date of the enactment of this Act [July 4, 2025].”

§139L Interest on Loans Secured by Rural or Agricultural Real Property