Civic Intelligence

The Finger Lakes Land Trust Inc

EIN 22-2983688 • 501(c)3 • Ithaca, NY

Profile

To conserve forever the lands and waters of the Finger Lakes region, ensuring scenic vistas, clean water, local foods, and wild places for everyone.

202 East Court StreetIthaca, NY 14850

www.fllt.org

Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

Liabilities / Assets

11th percentile

0.01x

Higher debt load relative to assets than 11% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2025

Liabilities / Revenue

12th percentile

0.03x

Higher debt load relative to revenue than 12% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2025

Net Margin

92nd percentile

59%

Higher net margin than 92% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2025

Top Officer Pay

35th percentile

$206,688

Higher top officer pay than 35% of similar nonprofits.

Top officer pay equals 2.1% of source-year revenue.

501(c)3 • $25M-$50M nonprofits • Source year 2025

Asset Growth

81st percentile

17%

Faster asset growth than 81% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2024 to 2025

Revenue Growth

85th percentile

46%

Faster revenue growth than 85% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets11th percentile

Assets

Up

$46,104,991

Up $6,765,214 (+17%) from 2024

Liabilities

Down

$287,263

Down $116,855 (-29%) from 2024

Net Assets

Up

$45,817,728

Up $6,882,069 (+18%) from 2024

Operations
Liabilities / Revenue12th percentileNet Margin92nd percentile

Revenue

Up

$10,034,901

Up $3,142,524 (+46%) from 2024

Expenses

Down

$4,160,611

Down $1,062,975 (-20%) from 2024

Net Income

Up

$5,874,290

Up $4,205,499 (+252%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth81st percentile

Grouped bars show assets, liabilities, and net assets across loaded filings.

$60M$40M$20M$0Assets 2011: $10,810,358Liabilities 2011: $392,399Net Assets 2011: $10,417,9592011Assets 2012: $11,255,469Liabilities 2012: $283,494Net Assets 2012: $10,971,9752012Assets 2013: $12,772,878Liabilities 2013: $538,471Net Assets 2013: $12,234,4072013Assets 2014: $13,996,109Liabilities 2014: $420,036Net Assets 2014: $13,576,0732014Assets 2015: $14,878,445Liabilities 2015: $388,909Net Assets 2015: $14,489,5362015Assets 2016: $16,470,356Liabilities 2016: $323,642Net Assets 2016: $16,146,7142016Assets 2017: $17,995,722Liabilities 2017: $1,366,747Net Assets 2017: $16,628,9752017Assets 2018: $20,048,874Liabilities 2018: $1,695,174Net Assets 2018: $18,353,7002018Assets 2019: $20,886,443Liabilities 2019: $347,730Net Assets 2019: $20,538,7132019Assets 2020: $26,982,060Liabilities 2020: $1,611,018Net Assets 2020: $25,371,0422020Assets 2021: $32,699,084Liabilities 2021: $814,977Net Assets 2021: $31,884,1072021Assets 2022: $33,932,196Liabilities 2022: $2,807,199Net Assets 2022: $31,124,9972022Assets 2023: $38,220,308Liabilities 2023: $2,333,030Net Assets 2023: $35,887,2782023Assets 2024: $39,339,777Liabilities 2024: $404,118Net Assets 2024: $38,935,6592024Assets 2025: $46,104,991Liabilities 2025: $287,263Net Assets 2025: $45,817,7282025

Highlighted filing

2025

Assets$46,104,991
Liabilities$287,263
Net Assets$45,817,728
Open 2025 Filing

Operations Trend

Revenue Growth85th percentile

Revenue, expenses, and net income by year, with the latest filing highlighted.

$15M$10M$5.0M$0Expenses 2011: $2,964,9532011Revenue 2012: $7,115,499Expenses 2012: $6,511,418Net Income 2012: $604,0812012Expenses 2013: $2,754,8582013Revenue 2014: $3,544,242Expenses 2014: $2,374,050Net Income 2014: $1,170,1922014Revenue 2015: $5,837,598Expenses 2015: $4,787,222Net Income 2015: $1,050,3762015Revenue 2016: $3,410,458Expenses 2016: $1,591,741Net Income 2016: $1,818,7172016Revenue 2017: $5,891,167Expenses 2017: $5,671,042Net Income 2017: $220,1252017Revenue 2018: $3,690,363Expenses 2018: $1,699,139Net Income 2018: $1,991,2242018Revenue 2019: $9,228,958Expenses 2019: $6,990,094Net Income 2019: $2,238,8642019Revenue 2020: $8,102,161Expenses 2020: $3,618,679Net Income 2020: $4,483,4822020Revenue 2021: $8,709,774Expenses 2021: $3,963,538Net Income 2021: $4,746,2362021Revenue 2022: $4,821,991Expenses 2022: $3,443,850Net Income 2022: $1,378,1412022Revenue 2023: $9,320,582Expenses 2023: $5,050,085Net Income 2023: $4,270,4972023Revenue 2024: $6,892,377Expenses 2024: $5,223,586Net Income 2024: $1,668,7912024Revenue 2025: $10,034,901Expenses 2025: $4,160,611Net Income 2025: $5,874,2902025

Highlighted filing

2025

Revenue$10,034,901
Expenses$4,160,611
Net Income$5,874,290
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$46,104,991
Liabilities
$287,263
Net assets
$45,817,728
Revenue
$10,034,901
Expenses
$4,160,611
Net income
$5,874,290
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$46.1$0.29$45.8$10.0$4.16$5.87
2024Detailed filing. Detailed filing data is available for this year.$39.3$0.40$38.9$6.89$5.22$1.67
2023Detailed filing. Detailed filing data is available for this year.$38.2$2.33$35.9$9.32$5.05$4.27
2022Detailed filing. Detailed filing data is available for this year.$33.9$2.81$31.1$4.82$3.44$1.38
2021Detailed filing. Detailed filing data is available for this year.$32.7$0.81$31.9$8.71$3.96$4.75
2020Detailed filing. Detailed filing data is available for this year.$27.0$1.61$25.4$8.10$3.62$4.48
2019Detailed filing. Detailed filing data is available for this year.$20.9$0.35$20.5$9.23$6.99$2.24
2018Detailed filing. Detailed filing data is available for this year.$20.0$1.70$18.4$3.69$1.70$1.99
2017Summary only. Only limited summary data is available for this year.$18.0$1.37$16.6$5.89$5.67$0.22
2016Detailed filing. Detailed filing data is available for this year.$16.5$0.32$16.1$3.41$1.59$1.82
2015Detailed filing. Detailed filing data is available for this year.$14.9$0.39$14.5$5.84$4.79$1.05
2014Detailed filing. Detailed filing data is available for this year.$14.0$0.42$13.6$3.54$2.37$1.17
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$12.8$0.54$12.2$2.75
2012Summary only. Only limited summary data is available for this year.$11.3$0.28$11.0$7.12$6.51$0.60
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$10.8$0.39$10.4$2.96
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2024 to Jun 30, 2025
Signed
Feb 11, 2026
Return Version
2024v5.5
Gross Receipts
$15,889,240
Mission and Program Overview

Mission

To conserve forever the lands and waters of the Finger Lakes region, ensuring scenic vistas, clean water, local foods, and wild places for everyone.

To conserve forever the lands and waters of the Finger Lakes Region

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$20,026,335$22,822,982▲ $2,796,647
Investments in Publicly Traded Securities$17,576,360$14,970,820▼ $2,605,540
Savings and Temporary Cash Investments$15,586$5,923,306▲ $5,907,720
Pledges and Grants Receivable$1,466,543$1,551,417▲ $84,874
Cash and Non-Interest-Bearing Accounts$208,754$817,236▲ $608,482
Prepaid Expenses and Deferred Charges$46,019$19,047▼ $26,972
Intangible Assets$180$183▲ $3
Total Assets$39,339,777$46,104,991▲ $6,765,214
Liabilities
Other Liabilities$239,815$156,134▼ $83,681
Accounts Payable and Accrued Expenses$160,176$126,403▼ $33,773
Escrow Account Liability$4,127$4,726▲ $599
Total Liabilities$404,118$287,263▼ $116,855
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$29,640,067$37,718,568▲ $8,078,501
Net Assets With Donor Restrictions$9,295,592$8,099,160▼ $1,196,432
Total Net Assets Fund Balance$38,935,659$45,817,728▲ $6,882,069
Total Liabilities and Net Assets / Fund Balance$39,339,777$46,104,991▲ $6,765,214

Asset Categories

AssetBook ValueDepreciationBasis
Land$22,199,171-$22,199,171
Buildings$452,857$576,521$1,029,378
Equipment$170,954$165,082$336,036

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2024$9,383,731-▲ $1,795,418$-32,191$11,146,958
2023$6,871,228$896,459▲ $1,616,044-$9,383,731
2022$5,431,081$423,106▲ $1,017,041-$6,871,228
2021$5,710,302$1,537,748▼ $1,546,969$270,000$5,431,081
2020$4,432,799$169,953-$150,000$4,377,534
Compensation and Service Providers
Top Officer Pay35th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Andrew ZeppPresidentFT$178,372$28,316$206,688

Board Members and Trustees

NameTitle
Fred Van SickleChairman
Karen MeriwetherVice-chair
Beth DannDirector
Charles DriscollDirector
Dan FisherDirector
David FernandezDirector
Ed McGrawDirector
James WalshDirector
Jan SuwinskiDirector
Kevin ParkerDirector
Kristin SwainDirector
Lynn EusdenDirector
Maria Fernandez-GaigeDirector
Marjory Rinaldo-LeeDirector
Sean O'KeefeDirector
Suan Hsi YongDirector
Suzanne HuntDirector
Lindsay RuthDirector At Large
Adam BoykoSecretary
Wade SarkisTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$7,570,037
Program Service Revenue
$0
Investment Income
$2,472,069
Other Revenue
$-7,205
All Other Contributions
$5,660,149
Change in Net Assets
$5,874,290

Noncash Contribution Practices

Property subject to holding requirements
No
Reviewed unusual noncash gifts
Yes
Third parties used for noncash contributions
No

Noncash Contributions

Contribution TypeContribution CountReported AmountValuation Method
Securities Publicly Traded20$308,350Fair Market Value
Qualified Contrib Other3$180,177Fair Market Value
Food Inventory6$2,670Fair Market Value
Total Noncash Contributions29$491,197-

Audited Revenue Reconciliation

Revenue per Audited Statements
$10,054,165
Revenue Not Reported on Financial Statements
$-19,264
Revenue Not Reported on Form 990
$1,010,939
Other Revenue Adjustments
$-41,785
Total Revenue per Audited Statements
$11,065,104
Total Revenue per Form 990
$10,034,901
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$2,445,431
Salaries, Compensation, and Employee Benefits$1,715,180
Total Fundraising Expense$386,775
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$852,090$123,451$187,925$1,163,466
Fees for Services Other$339,575$28,085$15,853$383,513
Current Officers, Directors, Trustees, and Key Employees$154,771$20,636$30,954$206,361
Other Employee Benefits$145,520$16,008$32,841$194,369
Information Technology$94,510$13,545$20,582$128,637
Occupancy$98,259$2,619$3,980$104,858
Office Expenses$73,972$9,922$18,848$102,742
Payroll Taxes$75,210$10,779$16,379$102,368
Depreciation Depletion$61,148--$61,148
Conferences and Meetings$25,359-$32,892$58,251
Pension Plan Contributions$36,392$3,934$8,290$48,616
Fees for Services Accounting-$41,382-$41,382
Travel$28,409$4,072$6,187$38,668
Insurance$19,834$2,843$4,319$26,996
Fees for Service Investment Mgmnt Fees-$22,521-$22,521
Advertising$13,907$1,993$3,028$18,928
Other Expenses$12,677$1,817$2,761$17,255
Fees for Services Lobbying$8,890$1,274$1,936$12,100
Fees for Services Legal$10,005--$10,005
Total Functional Expenses$3,448,955$324,881$386,775$4,160,611

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$4,183,035
Total Expenses per Form 990$4,160,611
Expenses per Audited Statements$4,138,090
Expenses Not Reported on Form 990$44,945
Expenses Not Reported on Financial Statements$22,521
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
Yes
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Refundable Advance$156,134
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
Backup withholding compliance
Yes
Business relationship with 35% controlled entity
No
Business relationship with family members
No
Business relationship with organization members
No
Material changes to governing documents
No
Compensation from other sources disclosed
No
CEO compensation reviewed
Yes
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, line 6

“The Organization has voting members.”

Form 990, Part VI, Section A, line 7A

“The Organization's members have the power to vote on the appointment of directors.”

Form 990, Part VI, Section A, line 8B

“There are no other committees with authority to act on behalf of the governing body.”

Form 990, Part VI, Section B, line 11B

“The Organization's annual filing of IRS Form 990, "Return of Organization Exempt From Income Tax" requires its board of directors to be aware of and review the content of this form prior to filing. Presently, the Form is prepared on our behalf by our auditors. Upon completion, it is reviewed by the audit committee of the board, the president, and administrative staff. Prior to filing with the IRS, the full board of directors is informed that the Form 990 is made available for their review with the exception of Schedule A - Identification of Excess Contributions Included on Part II, Line 5 and Schedule B which is kept confidential.”

Form 990, Part VI, Section B, line 12C

“Annual disclosure of potential conflicts and signing of the conflict of interest form. At the board level, if a conflict is identified, the member is excluded the discussion and voting where they have a conflict.”

Form 990, Part VI, Section B, line 15A

“The president's compensation is determined by a committee of the board and voted on by the entire board. There are no other compensated key employees.”

Form 990, Part VI, Section C, line 19

“The Organization makes its governing documents, conflict of interest policy, and financial statements available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
The Finger Lakes Land Trust Inc
EIN
22-2983688
Phone
6072759487
Address
202 East Court Street, Ithaca, NY 14850

Signing Officer

Name
Andrew Zepp
Title
President
Phone
6072759487
Signed
2026-02-11
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Andrew Zepp
Formed
1989
Legal Domicile
Ny
Voting Board Members
20
Independent Board Members
20
Employees
24
Volunteers
200

Preparer

Firm
Heveron & Company CPAs PLLC
Address
260 Plymonth Avenue South, Rochester, NY 14608
Preparer
Daniel O'Dea
Phone
5852322956
Supplemental Narrative

Financial Statement Notes

Part II, Line 5:

“It is the policy of the Organization that all properties subject to a conservation easement or conservation-related deed restriction held and enforceable by the Organization will be monitored and inspected at least once per year. A written report shall be prepared for each monitoring/inspection visit, detailing any relevant changes in property condition observed or information obtained. This policy is reflected in the Organization's easement recording document.”

Part II, Line 9:

“The Organization records donation income for conservation easements and purchase development rights based on the reduction in market value as determined by appraisal for the land before and after the easement has been obtained. The Organization has determined that the donated easements have a residual value of $1 to the Organization, and therefore record an offsetting expense to write down the easement value.”

Part IV, Line 2B:

“The Organization holds amounts for security deposits.”

Part V, Line 4:

“The purpose of the fund is to provide an endowment for Stewardship of our Nature Preserves, and for oversight and defense of our Conservation Easements and Nature Preserves.”

Part XI, Line 4B - Other Adjustments:

“Rental Expenses -41,785.”

Part XII, Line 2D - Other Adjustments:

“Rental Expenses 41,785.”

Raw XML AppendixShowing 400 of 689 raw XML fields

This appendix keeps the raw XML leaves available for debugging and edge-case review. The human report above is the primary experience.

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IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt190
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IRS990/Form990PartVIISectionAGrp/PersonNm0Adam Boyko
IRS990/Form990PartVIISectionAGrp/PersonNm1Maria Fernandez-Gaige
IRS990/Form990PartVIISectionAGrp/PersonNm2Karen Meriwether
IRS990/Form990PartVIISectionAGrp/PersonNm3Lindsay Ruth
IRS990/Form990PartVIISectionAGrp/PersonNm4Ed McGraw
IRS990/Form990PartVIISectionAGrp/PersonNm5Fred Van Sickle
IRS990/Form990PartVIISectionAGrp/PersonNm6Beth Dann
IRS990/Form990PartVIISectionAGrp/PersonNm7David Fernandez
IRS990/Form990PartVIISectionAGrp/PersonNm8Sean O'Keefe
IRS990/Form990PartVIISectionAGrp/PersonNm9Kevin Parker
IRS990/Form990PartVIISectionAGrp/PersonNm10Marjory Rinaldo-Lee
IRS990/Form990PartVIISectionAGrp/PersonNm11Wade Sarkis
IRS990/Form990PartVIISectionAGrp/PersonNm12Jan Suwinski
IRS990/Form990PartVIISectionAGrp/PersonNm13Kristin Swain
IRS990/Form990PartVIISectionAGrp/PersonNm14James Walsh
IRS990/Form990PartVIISectionAGrp/PersonNm15Suan Hsi Yong
IRS990/Form990PartVIISectionAGrp/PersonNm16Lynn Eusden
IRS990/Form990PartVIISectionAGrp/PersonNm17Charles Driscoll
IRS990/Form990PartVIISectionAGrp/PersonNm18Dan Fisher
IRS990/Form990PartVIISectionAGrp/PersonNm19Suzanne Hunt
IRS990/Form990PartVIISectionAGrp/PersonNm20Andrew Zepp
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt200
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IRS990/Form990PartVIISectionAGrp/TitleTxt1Director
IRS990/Form990PartVIISectionAGrp/TitleTxt2Vice-chair
IRS990/Form990PartVIISectionAGrp/TitleTxt3Director At Large
IRS990/Form990PartVIISectionAGrp/TitleTxt4Director
IRS990/Form990PartVIISectionAGrp/TitleTxt5Chairman
IRS990/Form990PartVIISectionAGrp/TitleTxt6Director
IRS990/Form990PartVIISectionAGrp/TitleTxt7Director
IRS990/Form990PartVIISectionAGrp/TitleTxt8Director
IRS990/Form990PartVIISectionAGrp/TitleTxt9Director
IRS990/Form990PartVIISectionAGrp/TitleTxt10Director
IRS990/Form990PartVIISectionAGrp/TitleTxt11Treasurer
IRS990/Form990PartVIISectionAGrp/TitleTxt12Director
IRS990/Form990PartVIISectionAGrp/TitleTxt13Director
IRS990/Form990PartVIISectionAGrp/TitleTxt14Director
IRS990/Form990PartVIISectionAGrp/TitleTxt15Director
IRS990/Form990PartVIISectionAGrp/TitleTxt16Director
IRS990/Form990PartVIISectionAGrp/TitleTxt17Director
IRS990/Form990PartVIISectionAGrp/TitleTxt18Director
IRS990/Form990PartVIISectionAGrp/TitleTxt19Director
IRS990/Form990PartVIISectionAGrp/TitleTxt20President
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