Should you list your Macoupin County farm or take it to auction? It is a big call, especially if you are balancing timing, family needs, and price. You want a path that respects the land and delivers a clean, confident sale. This guide gives you a clear, local decision framework for Carlinville and the surrounding area so you can choose the method that fits your goals. Let’s dive in.
Start with your goals
Before you pick a method, decide what matters most.
- Maximize net price while keeping control of terms.
- Move fast with a certain timeline for closing.
- Reach the right buyer pool, from neighboring operators to investors.
- Navigate leases, drainage, easements, or other complexities.
Aligning these goals with the right sale channel is the key to an efficient outcome.
When listing makes sense
Choose a traditional listing if you want time and control. You can set an asking price, negotiate offers, and accept the best net terms. A listing also gives buyers room for due diligence, which helps when details require explanation.
Listing often fits when your parcel has unique features, development potential near town, or more complex items like long-term leases, easements, or conservation program participation. If you want to vet buyers, work with contingencies, or time the sale around the crop calendar, a listing supports that plan.
When auction makes sense
Choose an auction if you want speed and competitive urgency. Auctions concentrate buyer attention into a short window and can pull strong bids when there are several motivated buyers. This often suits clean, row-crop farms with uniform soils, good drainage, and simple ownership.
Auctions can be effective for estate sales or situations that need a clear, near-term closing date. Offering a farm in multiple tracts can also widen participation by letting bidders target the acres that fit their needs.
Timeline comparison
- Listing timeline: Expect 2 to 6 weeks of prep, 30 to 120 days of active marketing, then about 30 to 60 days from accepted offer to closing. The exact pace depends on price, financing, and the farm lease calendar.
- Auction timeline: Plan roughly 3 to 6 weeks of pre-auction marketing, a single event day or short timed window, then a typical 30 to 45 day closing. Terms can specify shorter closings when needed.
If you need a compressed schedule, an auction can consolidate decisions into weeks. If you prefer a broader campaign with more negotiation, a listing fits better.
Buyer reach in Macoupin County
In and around Carlinville, you can expect interest from neighboring farmers and local operators, with added demand from St. Louis area investors and recreational buyers within an easy drive. How you market will shape who shows up.
- Listing channels: MLS where applicable, land-focused portals, broker networks, local farm publications, targeted digital ads, and direct outreach to neighbor operators and investor lists.
- Auction channels: Online auction platforms paired with print ads, heavy direct mail and email to registered bidders, social media, on-site signage, and active bidder recruitment, including absentee and online options.
Both paths can go local-to-regional in reach. Auctions tend to create more near-term urgency, while listings maintain a steady presence for buyers who want time to underwrite.
Pricing and reserves explained
- Absolute auction: Sells to the highest bidder with no reserve. This maximizes urgency but carries price volatility.
- Reserve auction: Sets a price floor or minimum acceptable bid. This protects the downside but can reduce bidding if the market views the reserve as too high.
- Listing: You negotiate offers and can choose the best net price and terms. A strong listing campaign can invite multiple offers and some auction-like competition while preserving seller control.
Choose auction if you are comfortable with market-driven pricing in a short window. Choose listing if you want negotiation leverage and time to optimize net proceeds.
Tracts, leases, and crop timing
Tracting a large farm can increase total value by attracting more bidders who want a specific soil profile, access point, or acreage size. Offering combinations and whole-tract options can also push competitive dynamics.
Leases and crop status matter. Clear documentation on cash rents, share agreements, and termination notices helps buyers underwrite. Many auctions target a 30 to 45 day closing, and listings often align with the crop calendar to transfer possession cleanly or convey rent income.
Documents buyers expect
Prepare a clean buyer packet to reduce friction and build trust.
- Title commitment and any mortgage or lien details.
- Survey or plat, legal descriptions, and clear tract maps if splitting.
- Soil and productivity data, including PI or CSR2 where available.
- Tile and drainage information, including any drainage district assessments.
- Current lease terms, cash rent history, and tenancy notices.
- Conservation program enrollment and any transferable obligations.
- Utility easements, road access, and right-of-way details.
- Recent tax statements and any special assessments.
These materials give serious buyers the confidence to bid or write strong offers.
Macoupin due diligence checklist
Local details can shift value. Confirm the items below early in the process.
- Soils and productivity: Use NRCS soil maps and any historic yield summaries you maintain. High productivity soils tend to draw more interest.
- Drainage and tile: Identify main lines, shared lines, and any maintenance agreements. Good drainage is a major value driver.
- Access and easements: Verify township road access, utility easements, and any shared drive or tile rights.
- Conservation and wetlands: Note CRP or other program participation and any wetland determinations that affect use.
- Taxes and assessments: Check with the Macoupin County Assessor on agricultural assessments and timing. Document any drainage district assessments.
Handling these items up front avoids delays and supports stronger pricing.
Marketing plan to expect
Effective campaigns share core elements, whether you list or auction.
- Pre-sale materials: Title, survey, legal, soil and yield maps, drainage, leases, taxes, and disclosures compiled in a digital data room.
- Visual assets: High-resolution photos, aerials with boundary overlays, and short video or drone coverage.
- Local outreach: Signage, targeted mailers to neighbors, emails to buyer lists, and coordination with local suppliers and co-ops.
For listings, expect MLS and land portal distribution, regional print, targeted digital ads, private showings, and a highest-and-best offer date if competition is strong. For auctions, expect online platform exposure, print and social ads, bidder pre-registration, on-site previews, clear published terms, and immediate contract execution after the sale. A written marketing plan with budget, timeline, and target buyer groups keeps everything transparent.
Decide with a local plan
A clear side-by-side plan makes the choice easier. Here is a simple way to move forward.
- Clarify your timeline, price goals, and desired control over terms.
- Gather title, survey, soils, drainage, leases, taxes, and program details.
- Compare projected net proceeds under a listing and an auction, including any marketing costs, fees, and closing timelines.
- If auctioning, decide on absolute or reserve and set realistic minimums. If listing, set an asking price using recent local comps and rent trends.
- Choose the channel that best matches your goals and the property’s profile.
When you are ready, talk through the details with a local professional who can execute either path and report back with data-driven recommendations.
If you want a straightforward conversation about your Carlinville-area farm and which method can serve you best, reach out to Brad Graham for a no-pressure plan and a clear next step.
FAQs
Will an auction get the highest price in Macoupin County?
- Auctions can deliver strong results when several motivated buyers compete, but outcomes are less predictable. A well-marketed listing can also produce multiple offers with more control over terms.
How fast can I close with an auction vs a listing?
- Many auctions target a 30 to 45 day closing after the event, while listings often run longer due to financing and contingencies. Your lease calendar can also affect timing.
Should I split my farm into tracts near Carlinville?
- Tracting can attract more bidders and sometimes raises total value, especially with mixed soils or access points. Plan tracts around productivity, access, and buyer types.
How do existing leases affect my sale?
- Provide clear lease terms, cash rent amounts, and termination notices. Buyers value certainty about possession and income, and clean documentation can improve saleability.
Do auctions work for small or irregular parcels near town?
- They can, especially if there is active local demand. Unique or complex parcels may benefit from a listing, which gives buyers time for due diligence and planning.
