I didn’t grow up thinking I’d spend my life talking about soils, access easements, or county zoning ordinances — but that’s exactly where my passion took me. After walking hundreds of tracts of land, sitting at kitchen tables with buyers, and breaking down what separates a good land buy from a regret, there’s one truth I keep coming back to:
Buying land in Illinois isn’t a real estate deal — it’s a life decision.
You’re not just choosing acreage — you’re choosing a future: whether that’s homesteading, farming, recreational escapes with family, or a legacy investment. This isn’t about houses with curb appeal — it’s about dirt, rights, access, and opportunity. Let’s walk through what purchasing land in Illinois really means — not as a checklist, but as a narrative of what I see in this market every day.
What the Illinois Land Market Looks Like Right Now
Walk out onto a Central Illinois soybean field at sunrise and you’ll feel what buying land in Illinois is about. There’s a rhythm here — fields that have been actively worked for generations, century-old tile lines, and soils prized across the nation. This land doesn’t swing wildly with mortgage rates like metro housing does. Instead, it’s anchored in fundamentals — income potential, soil quality, location, and long-term use.
Right now, demand is strong across all land types — from quality farmland near major elevators, to timbered parcels popular with recreational buyers, to raw country acreage that appeals to people just getting started. But one thing never changes:
Location, quality, and informed decisions drive value — not speculation.
There’s no single “average price per acre” here — every county is its own world. A prime tillable tract in Tazewell can command different pricing than a deep-woods hunting parcel in southern Illinois, just as a homesite near Chicago's suburbs holds a different value than acreage off a gravel road in a quieter county. Understanding that context is key — and that’s where local expertise matters most.
Why Illinois Land Is Different From Residential Property
When people tell me they want to “buy land,” I always ask one question first: “What are you going to do with it?” Because that answer completely changes the game.
In residential real estate, most buyers want a house that checks boxes. On land, buyers might want dozens of different things:
Grow crops
Raise Livestock
Build a dreamshed or barndominium
Establish a hunting retreat to finally get that trophy whitetail deer
Hold for future appreciation
Or simply raise kids in the country
But before you pick a tract, there are realities you won’t learn from a photo or even a parcel map:
Zoning Is Not Just a Formality
Illinois is a county-centric state. Every county has its own zoning rules, and those rules dictate what you can do before you plan what you want to do.
I’ve seen buyers fall in love with a property only to learn it won’t allow a stick-built structure where they intended, or that minimum acreage requirements didn’t match their plans. Always verify zoning before spending time walking parcels — it’s a compass for your search, not a confirmation afterwards.
Soil Isn’t Just Dirt — It’s Value
You can stand on a field and think it looks identical to the next, but soil quality tells a deeper story. In Illinois, Soil Productivity Index (PI) can make or break farmland value. That same soil quality affects septic feasibility, drainage, and even future lot splits. This is one of the reasons “feelings” shouldn’t drive land decisions — data should.
Realities People Don’t Talk About Enough
Here are some things I see often that every serious land buyer should know:
Access Can Be Tricky
It’s common for a listing to show a tract bordered by a road — but that doesn’t always mean legal access. A buyer can drive onto a property visually … only to find later that the access is not recorded with an easement. And if access isn’t recorded, you don’t own the right to use it.
Utilities Don’t Come Standard
Where most buyers expect power, water, and internet to exist because they see poles or lines in the distance, the reality is that those services might not be available where it matters most — at your building site. Extending power can run into the tens of thousands of dollars, and rural internet still lags in many pockets.
Surveys and Tests Aren’t Optional
In housing deals, an inspection focuses on the house. On land, your earth is the structure. A boundary survey, soil perc test for septic, and even flood-plain checks are non-negotiable. These aren’t expenses — they’re tools that protect your investment.
Different Buyers. Different Priorities.
While every buyer is unique, they tend to fall into familiar categories — and understanding which one you are will help shape your approach:
The Operator
You’re here to farm, lease, or expand current operations. Soil productivity and income potential are your north stars.
The Homesteader
You want a country living with livestock, gardens, and space to breathe. Utility access and permits matter more than acreage size.
The Investor
You’re analyzing comp sales, development trends, and carrying costs. You see potential where others see grass.
The Recreational Buyer
You picture trail rides, campfires, or hunting stands. Access and topography are more important than tax parcels.
The Legacy Buyer
You’re thinking in generations, not months. Your decisions prioritize permanence and flexibility.
When I coach buyers, I help them define which bracket they’re in — because their goals inform their due diligence, not the other way around.
How to Make an Offer When Buying Land in Illinois
You might assume that land offer strategy works like houses: find comps, price aggressively, and go. But land doesn’t work like that. Each parcel is unique — it doesn’t have a straight “per acre” comp the way homes do. Here’s what matters most:
Feasibility Contingency: A longer feasibility period gives you time to confirm water, access, soil, and zoning.
True Cost Analysis: Don’t look at list price in isolation — build costs for utilities, septic, and infrastructure into your offer.
Market Understanding: Land that looks similar can behave entirely differently based on location, demand, and nearby development.
The Biggest Mistakes I See Buyers Make
After years in this market, there are patterns. And unfortunately, they usually cost money:
Assuming utilities are at the site because they’re nearby
Believing physical access guarantees legal access
Ignoring flood maps or environmental risks
Not aligning land use with zoning before making an offer
Skipping professional due diligence
Avoid those traps and you’re already ahead of most buyers.
What’s Next for You?
Buying land in Illinois isn’t just another purchase — it’s a commitment. And in Illinois, that commitment deserves informed clarity more than impulse. If you’re curious, serious, or just exploring what’s possible — the right place to start is with a conversation.
I’ve walked these fields, studied our county rules, and helped buyers and sellers navigate every corner of this state’s land market. Your next best decision starts with preparation — and it starts before you write your offer.
Let’s talk land — the right way.
Because the more you understand it, the better your decision will be.
About the Author
Max Schneider is the Regional Ambassador for KW Land in the Keller Williams Mid-American Region. With over 10 years of real estate experience, Max leads the Schneider Home Group at Keller Williams Premier Realty, based in Tremont, Illinois—a rural farming community just outside of Peoria. The team brings more than 40 years of combined experience in Central Illinois and includes agents dedicated specifically to farm and recreational properties.
Max, his wife Tressa, and their four children live on their family farm just outside Tremont. You can learn more about his team and his passion for all things KW Land by following him on social media: @max_schneider_agent on Instagram.
