Thinking about buying or selling farmland in Macoupin County? Prices can shift from one fencerow to the next, and headlines rarely tell the full story. You want clear reasons behind value, not guesswork. In this guide, you’ll learn the key drivers for Macoupin County farmland, how to verify them, and a simple process to build a strong price opinion. Let’s dive in.
Macoupin County market snapshot
Macoupin County sits within a central Illinois corn and soybean region. Parcels range from highly tillable fields to mixed tracts with timber and stream corridors. Buyers include local operators expanding acreage, investors targeting income and appreciation, and recreational buyers seeking habitat and privacy.
Demand often follows farm economics. Agricultural commodity price cycles, interest rates, and farm program payments influence the appetite for income-producing cropland. Auction activity and consolidation among large operators can affect local liquidity. Recreational demand can lift prices for tracts with water features, established timber, and good access.
To keep current, watch USDA NASS reports for cropland values and county cash rents, University of Illinois Extension publications, and recent local sale and auction activity. Pair these with conversations with a trusted local farm manager or broker.
Key value drivers
Soil Productivity Index (PI)
PI is the most common shorthand for inherent crop yield potential in Illinois. It reflects soil series, slope, drainage class, and other factors. For production buyers, higher PI usually supports higher per-acre prices because it ties directly to yield and rent potential.
You can check PI using the NRCS Web Soil Survey, Soil and Water Conservation District resources, University of Illinois soil maps, or the county assessor. Compare the parcel’s PI to recent nearby sales. Small PI differences can lead to noticeable price gaps, especially on large, contiguous fields.
Percent tillable vs. timber
The mix of tillable acres versus pasture, timber, wetland, or brush affects both price and buyer pool. A high percent tillable typically commands more per acre with production-focused buyers. Significant timber and water features can add a premium for recreational buyers but may lower income potential per acre.
Use aerial imagery, county GIS, and parcel maps to verify field boundaries and land cover. Note any creek corridors, lakes, and larger blocks of timber that may expand the buyer pool beyond farmers.
Drainage, tile, and water management
Drainage is a major value lever. Well-drained, tiled fields support better yields and reduce risk. Uncertain or inadequate tile systems can depress price and add future costs. Look for subsurface tile, field grading, proximity to outlets, and signs of historical waterlogging.
Ask for tile maps or installation records. The county soil survey will note drainage classes. For high-dollar purchases, consider a tile camera inspection or probe test so you understand improvement needs before making an offer.
Access, road frontage, and layout
Access influences both usability and marketability. Public road frontage, paved versus gravel surfaces, and clear, gated entries add value. Contiguous fields with efficient shapes are typically preferred by operators. Parcels that are landlocked or fragmented may require easements and often sell at a discount.
Also consider distance to grain elevators and input suppliers. Shorter hauls can reduce operating costs and support stronger tenant demand.
Lease income and rental terms
Documented income matters. Gather the current cash rent or crop share agreement, term length, who holds FSA base acres and yields, and any tenant improvements. Strong, verifiable lease income supports income capitalization and can draw investor interest.
Short-term or informal leases introduce risk and can lower value. For context on rent ranges, pair local rent ledgers with USDA NASS county rent reports and guidance from a local farm manager.
Comparable sales and auctions
Recent nearby sales anchor market expectations. Auction results can set local price ceilings, especially when investor competition is strong. Use comps from the same township or within a few miles when possible.
Adjust for differences in PI, percent tillable, drainage status, and access. Work with a broker or farm manager to confirm the sale terms and whether non-realty items or unusual conditions influenced the price.
Conservation programs and easements
Check for CRP enrollment, conservation easements, wetlands, or mitigation obligations. These can reduce tillable acres and change income, though they may add steady payments or recreational value.
Confirm details with the county FSA office, NRCS, and the county recorder for easement records. Know the remaining contract term and transferability before you price or offer.
Taxes, assessment, and zoning
Illinois farmland taxes often follow productivity-based assessment rules, which differ from residential rates. Verify current taxes, any special assessments, and whether the parcel qualifies for agricultural use assessment. Confirm zoning and permitted uses with local authorities.
Lower ownership costs can support stronger net returns for buyers, which can factor into pricing decisions.
Step-by-step price opinion workflow
Step A: Preliminary desktop research
- Pull county GIS and assessor data to confirm parcel ID, boundaries, assessed value, and tax history.
- Download recent and historical aerials to understand field patterns, waterways, and timber.
- Use NRCS Web Soil Survey to map soils and note PI and drainage classes.
Step B: Farm production and program records
- Request three years of cash rent receipts or crop share statements and current lease agreements.
- Gather tile maps, input records, and crop insurance summaries if available.
- Visit the county FSA office to confirm base acres, PLC or ARC participation, and any program payments tied to the parcel.
Step C: Physical inspection
- Walk fields to observe soil texture, visible tile outlets, low spots, and evidence of prior flooding.
- Review access points, gates, internal lanes, and any shared or leased access.
- Note proximity to grain elevators, suppliers, and service providers.
Step D: Comparable sales and auctions
- Compile closed sales from deed records, MLS land data, and local auction results from the last 12 months when possible.
- Prioritize comps within the same township or nearby. Adjust for PI, percent tillable, drainage, and access.
- Cross-check whether any sales included conservation contracts or atypical terms.
Step E: Income valuation inputs
- Build a simple rent-based pro forma using current cash rent or expected share-crop net income.
- If using income capitalization, discuss local cap rates with farm managers or appraisers and compare to recent sales analyses.
- Test sensitivity to rent changes and interest rates to understand buyer risk.
Step F: Professional inputs
- For larger or complex tracts, consider a formal appraisal from an ASFMRA-trained appraiser or request a broker price opinion from a local farm manager.
- For drainage questions, get estimates from a drainage contractor or agronomist so both parties understand scope and cost.
Quick Macoupin parcel checklist
- Confirm parcel ID and legal description with the assessor.
- Pull aerials and GIS to calculate percent tillable and field layout.
- Map soils with NRCS/SSURGO and note PI by field.
- Verify drainage: tile presence, age, outlet condition, and wet spots.
- Review the current lease: type, rent, term, and any tenant claims on improvements.
- Search nearby sales and recent auctions within 12 to 24 months.
- Check for CRP, wetlands, conservation easements, or other limits on use.
- Inspect access: road type, frontage, gates, interior roads.
- Confirm taxes and agricultural use assessment with the assessor.
- For recreational value: note timber quality, water features, food plots, and trail access.
- Consult a local farm manager or appraiser for a comparative analysis.
Listing vs. auction: choosing your path
Both listing and auction can deliver strong outcomes in Macoupin County. A traditional listing can suit owners who prefer private showings, flexible timing, and room for negotiation. It can be a good fit for mixed-use or specialized tracts that need targeted marketing.
An auction can work well when you want a defined timeline and broad exposure. Competitive bidding can help set market highs, especially for large, contiguous, high-PI fields or unique recreational tracts. The right choice depends on your goals, property features, and current buyer demand.
Local records and contacts
- NRCS Web Soil Survey and SSURGO soil data for soil maps and drainage classes.
- USDA NASS for cropland values and county cash rent trends.
- County FSA office for base acres, program participation, and common land units.
- Macoupin County Assessor and Recorder for parcel records, tax history, deeds, and easements.
- University of Illinois Extension for crop budgets, land value commentary, and yield expectations.
- Local farm managers, licensed brokers, auctioneers, and ASFMRA appraisers for comps and cap rates.
- Local grain elevators and input suppliers to gauge distance-to-market and logistics.
Ready to move from research to action? If you want a clear, data-backed price opinion and a marketing plan that can run as a traditional listing or a timed online auction, reach out to Brad Graham for a conversation about your goals.
FAQs
How much does Soil PI affect price in Macoupin County?
- PI is typically the primary driver for production buyers, with higher PI supporting higher per-acre prices, but the dollar impact should be derived from nearby, recent sales rather than a single countywide multiplier.
Do tile drainage upgrades pay off on Macoupin farms?
- Properly installed tile usually improves productivity and marketability, but whether it returns more than it costs depends on expected yield gains and how the local market recognizes the improvement.
How do auctions influence farmland values locally?
- Auctions reveal current demand and can set price ceilings when bidding is competitive, though auction highs may not match negotiated prices across all property types.
What should I verify about a farm lease before buying?
- Confirm rent type and amount, term, any tenant improvements, and who holds FSA base acres and yields, since documented income and clarity of terms support stronger valuations.
When should I seek a professional appraisal in Macoupin County?
- Consider an appraisal for estates, major loans, or complex or high-value transactions; for listing decisions or initial offers, a broker price opinion or farm manager analysis may be sufficient.
