145,000 Acres of Timberland Just Became a Geothermal Play. Mineral Royalties Can Tax More Social Security Without Counting as Earnings

7,726.60−0.51%Dow Jones52,789.50−0.24%Nasdaq 10029,530.40−1.11%Russell 20002,770.49−0.39% S&P 5007,726.60−0.51%Dow Jones52,789.50−0.24%Nasdaq 10029,530.40−1.11%Russell 20002,770.49−0.39% S&P 5007,726.60−0.51%Dow Jones52,789.50−0.24%Nasdaq 10029,530.40−1.11%Russell 20002,770.49−0.39% S&P 5007,726.60−0.51%Dow Jones52,789.50−0.24%Nasdaq 10029,530.40−1.11%Russell 20002,770.49−0.39% S&P 5007,726.60−0.51%Dow Jones52,789.50−0.24%Nasdaq 10029,530.40−1.11%Russell 20002,770.49−0.39% S&P 5007,726.60−0.51%Dow Jones52,789.50−0.24%Nasdaq 10029,530.40−1.11%Russell 20002,770.49−0.39% Social Security 145,000 Acres of Timberland Just Became a Geothermal Play. Mineral Royalties Can Tax More Social Security Without Counting as Earnings A geothermal lease on timberland can hand a landowner a $30,000 royalty check that Social Security ignores entirely, yet the IRS finds a way to collect far more than most owners expect before the first payment clears.

The Full Benefits Desk desk. Editor: Gerelyn Terzo.

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Weyerhaeuser (NYSE:WY) has leased the geothermal rights on about 145,000 acres of its Washington and Oregon timberland to Hexagon Energy. That turns forest into possible energy ground. Smaller landowners across the West are getting similar offers.

A 64-year-old woodland owner who signs a geothermal lease may worry about the earnings test, the rule that holds back benefits from people who earn too much before full retirement age (FRA).

The real cost shows up on his tax return.

Before FRA, Social Security generally counts wages and net earnings from self-employment toward the earnings test. For 2026 the limit is $24,480. Above that, Social Security withholds $1 in benefits for every $2 of extra earnings.

Passive oil, gas and mineral royalties reported on Schedule E generally fall outside both categories. Income reported on Schedule E is usually not subject to self-employment tax. So a $30,000 passive geothermal royalty generally counts as $0 toward the test, and his monthly checks keep arriving in full.

The IRS taxes royalties from oil, gas and mineral properties as ordinary income. That income goes into the formula that decides how much of his Social Security is taxable. For a single filer, benefits start becoming taxable above $25,000 in combined income, and up to 85% can be taxed above $34,000.

Before the lease, his combined income sat at the first threshold, so none of his benefit was taxable. After it, about 75% of his benefit becomes taxable income.

The $30,000 royalty causes taxable income before deductions to rise by roughly $52,350: the $30,000 royalty itself plus $22,350 of newly taxable Social Security. At a 12% marginal rate, that extra taxable income would represent about $6,282 of additional federal tax, versus $3,600 on the royalty alone.

Next year’s cost-of-living raise is currently tracking closer to 3.6%, which would push combined income up a little more.

This protection covers passive income. If he only grants the rights to explore and produce, and a developer runs the project, the income usually goes on Schedule E and stays outside the earnings test.

If he actively runs the extraction business, the IRS treats the income as business income on Schedule C. Owners with a working interest in the extraction operations are subject to self-employment tax. That income counts toward the earnings test.

Timberland owners need to watch this closely. One parcel can now produce timber sales, geothermal royalties, carbon or conservation payments, and lease income. Running a timber operation creates self-employment earnings, while a passive geothermal royalty on the same land may not. Each income source gets different Social Security treatment.

A geothermal lease can turn timberland into an energy asset without making the owner an energy operator. For Social Security, a passive royalty can count as $0 of earnings even as the IRS uses the same dollars to tax more of his benefit.

The contract language matters most, so have a tax preparer review how payments are labeled before signing. One clause about his role in the project can change the result.

Contact [email protected] for any questions or corrections.

Gerelyn Terzo is the author of dividend investing handbook “Dividend Investing Strategies: How to Have Your Cake & Eat It Too.” A veteran financial journalist, she covers agri-finance for outlets like Global AgInvesting and the broader stock market and personal finance for 24/7 Wall Street. She began at CNBC and later helped launch Fox Business in New York. Gerelyn currently resides in Woodland Park, Colorado and dabbles in nature photography as a hobby.

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