How to Sell Land in Illinois in 2026: A Step-by-Step Guide

Illinois offers one of the strongest land markets in the Midwest because agriculture, development corridors, and long-term investment demand all compete for limited, well-located acreage. About 75% of land in Illinois is farmland, and 89% of Illinois farmland is considered prime for production, according to the American Farmland Trust. That combination—scale plus quality—helps explain why landowners who plan carefully can often sell faster and negotiate better terms.

Illinois Land Market Snapshot (What Today’s Sellers Should Know)

Farmland values remain a key benchmark for land pricing statewide—even for transitional tracts near expanding towns. The average Illinois farmland price was $9,876.94 per acre in 2024 and $10,028.26 per acre in 2025, a +1.53% year-over-year increase, according to Whitaker Marketing Group.

Market activity shifted even as pricing held. Total Illinois farmland sales volume reached $4,383,763,072 in 2024, then fell to $3,604,571,109 in 2025—a 17.78% year-over-year decline—according to Whitaker Marketing Group. Acres sold also decreased from 287,838.77 acres in 2024 to 265,623.57 acres in 2025, a decline of 22,215.20 acres, per Whitaker Marketing Group. For sellers, that mix often means buyers stay selective, documentation matters more, and “deal readiness” can directly impact price and time-to-close.

Planning & Preparation (Before You List)

Selling land in Illinois goes smoother when you treat the property like an asset package—clear rights, clear condition, and clear numbers. Do the groundwork early so buyers can underwrite the deal quickly.

1) Confirm ownership, title, and sale authority

Order a title search to identify liens, easements, boundary issues, or inheritance complications that could delay a clean transfer. If your parcel involves mineral, oil, gas, or other severed rights, confirm exactly what conveys at closing—and what does not.

2) Document site condition and constraints

Buyers will investigate environmental history, drainage patterns, access, and any prior uses that could affect development or farming. Track known issues (and improvements) in writing. Transparent disclosures reduce surprise renegotiations later and help serious buyers stay engaged.

3) Keep property taxes and records current

Delinquent property taxes can trigger enforcement actions and weaken your leverage. Staying current also speeds up closing because buyers, attorneys, and title companies can verify the tax status without last-minute scrambling.

Valuation Considerations (Pricing Land Realistically)

Land value in Illinois depends on “highest and best use,” zoning, access to infrastructure, and income potential. Use recent comps when possible, but also anchor your expectations to current market indicators.

Agricultural land (farmability, soils, and income)

For farmland, buyers evaluate productivity, drainage, field shape, and potential income. Cash rent expectations influence value—especially for investor buyers. For example, the 2026 projected cash rent for high productivity farmland in central Illinois is $327 per acre, according to the University of Illinois Extension farmdoc. Pair rent expectations with recent sales data to set a price that attracts qualified offers without leaving money on the table.

Recent averages provide additional context: the average Illinois farmland price was $9,876.94 per acre in 2024 and $10,028.26 per acre in 2025, per Whitaker Marketing Group. That +1.53% year-over-year increase (2024 to 2025) can help you sanity-check pricing—especially if your parcel is prime-quality ground in a high-demand county, as highlighted by the American Farmland Trust data showing 89% of Illinois farmland is prime for production.

Residential land (buildability and utility access)

Residential parcels typically rise or fall on buildability: road frontage, utility proximity, perc/septic feasibility, and local demand for new construction. Use nearby lot and new-build sales to estimate what end buyers can pay.

Commercial/industrial land (entitlements and location)

For commercial or industrial sites, value often hinges on zoning certainty, traffic counts, access, and entitlement readiness. If the parcel is “shovel-ready” (or close), you can often command a premium—especially when comparable inventory is scarce.

Marketing the Property (How to Reach Real Buyers)

The best marketing strategy depends on your land type: row-crop, recreational, transitional, or development-ready. In a tighter transaction environment—where total Illinois farmland sales volume fell from $4,383,763,072 in 2024 to $3,604,571,109 in 2025 and acres sold dropped from 287,838.77 to 265,623.57—your listing presentation must do more work to win buyer confidence, according to Whitaker Marketing Group.

1) Use MLS exposure (when it fits the asset)

MLS can expand visibility through agents and qualified retail buyers. It may also increase competition in areas with limited inventory, though you should budget for commissions and ensure the listing includes strong documentation (survey, tax info, disclosures, and maps).

2) Target developers and builders directly

If the land has expansion potential, identify developers with active projects and match your parcel to their needs (utilities, zoning, roadway access). A direct approach often shortens the timeline when your land aligns with an existing pipeline.

3) Network investors and farmland buyers

Private investors, 1031 exchange buyers, and owner-operators frequently search off-market or semi-public opportunities. Present the land as an investment: soils/productivity (if applicable), rent potential, access, and a clear path to closing.

Negotiation & Buyer Due Diligence

Once you receive an offer, the due diligence window becomes the critical path. Buyers typically request access for inspections and verification, including:

• Environmental assessments (especially for former industrial, storage, or dumping concerns)
• Floodplain and drainage review
• Surveying to confirm acreage and boundaries
• Infrastructure and utility capacity checks
• Archaeological or cultural resource review (as required for certain developments)

Respond quickly, share records proactively, and address issues collaboratively. Clear documentation reduces retrades and helps you defend your price—particularly when buyers have more options due to lower overall sales activity (as reflected in the 2025 declines in volume and acres sold reported by Whitaker Marketing Group).

Closing the Sale (Legal and Administrative Finish Line)

Closing requires precision and coordination among your attorney, title company, and (when applicable) lender representatives. Expect to handle:

• Final tax prorations and updates to tax rolls
• Title insurance issuance and curing any title defects
• Payoff and release of liens from sale proceeds
• Deed execution and recording with the county

Professional legal guidance helps prevent preventable delays, protects against post-closing disputes, and ensures the deed and closing statement reflect the negotiated deal.

Final Thoughts

Selling land in Illinois looks simple from the outside, but the strongest outcomes come from disciplined preparation, realistic valuation, broad-but-targeted marketing, and clean execution through due diligence and closing. With 75% of the state in farmland and 89% of that farmland considered prime for production, the underlying asset quality remains a major advantage for sellers, according to the American Farmland Trust. Pair that with current pricing signals—$9,876.94 per acre (2024) and $10,028.26 per acre (2025), up +1.53% year over year—and you have a solid framework for setting expectations, per Whitaker Marketing Group. If your parcel also supports strong income potential—such as the 2026 projected $327 per acre cash rent for high productivity farmland in central Illinois—you can position the property as both a usable tract and a durable investment, per the University of Illinois Extension farmdoc.

Frequently Asked Questions (FAQs)

What obligations do Illinois land sellers have when transferring ownership?

Sellers generally need to provide accurate disclosures of known conditions, keep taxes current through closing, deliver marketable title (or disclose exceptions), and execute/record the appropriate deed. An Illinois real estate attorney and title company can confirm the requirements for your county and property type.

What are alternatives to listing land on the MLS?

You can market directly to developers, builders, and farmland operators, or network with investor groups and acquisition brokers. Direct outreach often works best when your parcel fits a specific need (entitled land, expansion ground, or high-quality tillable acres).

What due diligence should I expect from serious buyers?

Most buyers request surveys, environmental checks, floodplain/drainage analysis, and confirmation of access and utilities. Development-minded buyers may also request zoning and entitlement verification.

How do I estimate fair market value for Illinois land?

Start with comparable sales and adjust for access, improvements, soils/productivity, and zoning. For farmland, use market benchmarks such as the 2024 average price of $9,876.94 per acre and the 2025 average of $10,028.26 per acre, per Whitaker Marketing Group. Also consider income indicators like the 2026 projected $327 per acre cash rent for high productivity farmland in central Illinois, per the University of Illinois Extension farmdoc.

How do capital gains taxes typically work when selling farmland?

Capital gains treatment depends on how long you held the property, how you used it, and your overall tax situation. Holding periods and depreciation (if any) can materially change the result. Consult a qualified CPA or tax attorney before you sign a purchase contract.