How to Sell Illinois Farmland in Today’s 2026 Market

Illinois remains one of the most productive farmland markets in the U.S., but today’s sellers need more than a “for sale” sign to get the best outcome. Prices, taxes, and farm income expectations are all shifting—often in different directions—so the smartest sales start with current data, clean documentation, and a clear go-to-market plan.

Illinois farmland market snapshot (what’s changing now)

Recent pricing signals show both resilience and short-term volatility. Illinois land values were down 4.2% from the early 2024 peak as of Q4 2024, according to Farmland Intel. At the same time, statewide values have held firm longer term: the average farm real estate value for Illinois in 2025 was $8,930 per acre, and that represents a 2.6% increase from 2024’s $8,700 per acre, according to farmdoc daily, University of Illinois.

It also helps to ground your expectations at the county level. As of Q4 2024, average farmland value in Moultrie County, IL, was $15,851.13 per acre, and average farmland value in Morgan County, IL, was $15,546.77 per acre, according to Farmland Intel. These local benchmarks can be useful when you evaluate offers, set a listing price, or negotiate terms.

Understand what buyers care about in Illinois agricultural land

Most Illinois agricultural land buyers focus on two things: reliable production potential and predictable operating costs. In many areas, row-crop demand is closely tied to corn and soybeans, drainage quality, field shape, soil productivity, and access for equipment.

On the revenue side, macro expectations still matter. Illinois net farm income is projected to increase by 11% (up $569 million) to $5.80 billion in 2025, according to RaFF, University of Missouri. However, those gains may not be driven by crop sales alone: Illinois crop receipts are projected to decrease by $1 billion (5%) in 2025, also reported by RaFF, University of Missouri.

On the production side, the scale remains massive. Corn production in Illinois is projected at 2.29 billion bushels in 2025, according to RaFF, University of Missouri. Many buyers will weigh these outlooks alongside your farm’s actual yield history and field records.

Prepare your land for sale (to reduce surprises and protect value)

1) Price your property using current, defensible references

Start with a pricing strategy that reflects both statewide conditions and local comps:

• Use statewide baselines: Illinois averaged $8,930 per acre in farm real estate value in 2025, up 2.6% from 2024 ($8,700), per farmdoc daily, University of Illinois.
• Check cropland-specific benchmarks: The average value of cropland in Illinois increased to $9,850 per acre in 2025, according to farmdoc daily, University of Illinois (USDA reported).
• Validate with county trends: Q4 2024 county averages—like $15,851.13/acre in Moultrie County and $15,546.77/acre in Morgan County—help you sanity-check your ask against local reality, per Farmland Intel.
• Account for recent movement: With Illinois land values down 4.2% from the early 2024 peak as of Q4 2024, buyers may negotiate more aggressively than they did at the peak, per Farmland Intel.

To finalize your number, consider a professional agricultural appraisal and a review of recent nearby sales. A strong pricing narrative—supported by data, soils, and farm records—often leads to cleaner negotiations.

2) Gather documents buyers and lenders will request

Well-organized records shorten due diligence and increase buyer confidence. Prepare:

• Deeds, surveys, and legal descriptions
• Tax records and parcel IDs
• Soil maps, tile/drainage details, and conservation plans (if any)
• Yield history and input/management notes (as available)
• Lease agreements, rent schedules, and termination clauses (if leased)
• Easements, access agreements, and any land-use restrictions

3) Review operating costs—especially property taxes

Buyers often underwrite land based on net returns after expenses, and property taxes can materially affect perceived value. Average farmland taxes paid by FBFM grain farms in central Illinois reached nearly $76 per owned acre in 2024, according to farmdoc daily, University of Illinois. When you market the property, be ready to explain current taxes, any recent reassessments, and how taxes compare to neighboring parcels.

4) Decide which improvements actually pay back

Not every upgrade adds resale value, but certain improvements can strengthen your listing and reduce buyer objections:

• Drainage/tile repairs and documented improvements
• Field access and lane/culvert maintenance
• Boundary clarity (survey updates, marked corners)
• Erosion control and water management practices

Focus on improvements that reduce risk, improve operability, or make the farm easier to finance.

Market your Illinois farmland to the right buyers

List where farmland buyers actually search

Use online land platforms and MLS exposure where appropriate. Build a listing that reads like an investment memo, including soils, FSA/CLU maps, field boundaries, drainage notes, tenancy status, and a clear explanation of how the land is farmed today.

Work with a farmland-specialized agent or auction partner

A specialist brings buyer lists, pricing context, and negotiation experience specific to farmland—especially helpful when county-level values vary widely and broader trends shift between quarters.

Activate local networks

In many rural areas, the best buyers are nearby operators, neighbors, or investors already familiar with the ground. Quiet marketing through farm managers, co-ops, and local agriculture networks can produce strong offers—sometimes before you ever list publicly.

Negotiate with today’s realities in mind

Strong negotiations balance price with certainty and timing. Keep these principles front and center:

• Anchor to data: Use county averages and statewide benchmarks to justify your ask and respond to “market is soft” arguments.
• Evaluate terms, not just price: Earnest money, closing timelines, survey responsibilities, and lease transitions can change the real value of an offer.
• Anticipate buyer underwriting: Buyers will consider farm income expectations, crop revenue outlook, and cost pressures such as property taxes.
• Plan for tax consequences: Speak with a qualified tax professional about capital gains, depreciation recapture (if applicable), and timing strategies.

Close the sale cleanly

Once you accept an offer, move quickly to reduce delays:

1. Execute the purchase agreement and confirm all contingencies
2. Order/complete surveys, title work, and any required inspections
3. Resolve easements, access issues, or boundary questions early
4. Coordinate lender requirements (if the buyer finances)
5. Finalize closing statements and transfer ownership

A real estate attorney familiar with Illinois agricultural transactions can help you avoid documentation gaps and last-minute title issues.

Alternative option: sell directly to a land-buying company

Traditional listings can deliver top-of-market pricing, but they often take time and require marketing, showings, and extended due diligence. If speed and simplicity matter most, you can explore a direct sale option such as selling your agricultural land in Illinois for cash.

Land Boss purchases agricultural land directly from owners and can simplify the process with a straightforward offer and closing timeline. This route may fit best if you need to sell quickly, want to avoid marketing logistics, or prefer a cash transaction over buyer financing. Learn more about selling agricultural land in Illinois and how the process works.

Final thoughts

Illinois farmland remains a high-demand asset, but the best sales outcomes come from aligning your pricing, documentation, and marketing with current conditions. Use recent county and statewide benchmarks, prepare for buyer scrutiny on taxes and productivity, and choose a selling strategy—traditional listing, auction, or direct sale—that matches your timeline and risk tolerance.