Matt Cox

Written by: Matt Cox, Illinois LandGuys Broker As someone who has spent a career around land, wildlife, and waterfowl hunting in Illinois, I have to admit that HB2726 has me concerned. On the surface, this new law promotes “rewilding,” giving the Illinois Department of Natural Resources more authority to restore land to a natural state, reintroduce native species, and focus on ecological processes. While the language may sound broad and well-intentioned, I see potential ripple effects that could change the way we manage waterfowl properties in this state. Public Land and Hunter Access Here in Illinois, 97 percent of the land is privately owned. That leaves a very small slice of ground available to the public. Yet public land carries much of the weight when it comes to waterfowl opportunity. Roughly 43 percent of waterfowl hunters rely on public land for access, and nearly half of all ducks harvested in Illinois come from public ground. That reality makes the management of state-run waterfowl areas critically important to the future of hunting in Illinois. The Planting Question One of my biggest concerns is how HB2726 could influence planting on public areas. If “rewilding” becomes the guiding philosophy, managers may be encouraged to replace traditional food plots like corn and milo with native moist-soil plants. Those natural seed producers can be excellent duck food in the right conditions, but they do not always deliver the same consistency that standing crops do, especially in high-pressure states like ours. Federal baiting rules will still apply, but I worry that managers may scale back predictable grain food sources on public marshes.  That kind of shift may not sound dramatic on paper, but it could directly affect hunter success, especially during cold snaps and peak migration periods when energy-rich food is critical for birds. Private Landowner Impacts Private landowners are not immune from these changes either. Any property owner who partners with the state on cost-share programs or access initiatives could see new strings attached. Funding priorities may shift toward projects that emphasize native vegetation and restoration over agricultural food plots. There could also be more pressure to tolerate species like beaver or predators labeled as “keystone” or “apex,” which in practice could complicate habitat management. My Take I support native habitat and believe it plays an important role. But dependable food is what keeps ducks in Illinois when pressure builds and weather gets tough. Public areas play an outsized role in supporting our hunting tradition. A move away from proven grain strategies without a solid replacement plan could undermine both public and private hunting opportunities. As this law takes shape in management decisions, I will be watching closely. For now, I recommend diversifying habitat strategies and staying involved with program requirements. It is equally important to make your voice heard in upcoming management discussions. EVERY PROPERTY TELLS A STORY™. LET LANDGUYS TELL YOURS. Disclaimer: This article is provided for general informational purposes only and should not be considered legal advice. LandGuys, LLC does not offer legal counsel. Readers should consult with qualified legal professionals or appropriate agencies regarding questions about HB2726 or any related regulations.

Written By: Matt Cox, IL Land Broker. Key Tips for Pond Construction In my last pond article, I covered basic terms related to pond construction, but by far the most important part of building a pond is selecting the right location. There are a few key components that need to be considered. Assessing Water Supply First and foremost, the pond location needs to have a sufficient water supply to maintain its water level. In Illinois, most ponds are filled with watershed “runoff” from surrounding acres. Typically, you’ll need approximately 10 to 20 acres of watershed per acre of surface water to fill the pond at maximum capacity. For example, a 2-acre pond would require at least 20 acres of runoff to sustain its water level. You can often work with the local Natural Resources Conservation Service (NRCS) to help determine the total watershed acreage needed for your pond. Topography of the Pond Site Topography at the proposed pond site is also crucial. Many ponds are situated in low-lying areas or “draws” where water naturally flows after rainfall. The slope of this area will influence the levee's height, which must be sufficient to reach the desired pond size. Any Illinois pond with a levee over 25 feet high must obtain approval and a permit from the Army Corps of Engineers. Keeping the levee under 25 feet is ideal for a backyard lake or pond. A contractor’s assessment of the grade is recommended to determine the best levee location and estimate the pond’s full capacity. It’s also essential to ensure that water won’t back up onto neighboring properties, crop fields, or cause other issues once the pond fills. Soil Composition Requirements Proper soil composition is essential for a stable pond. Numerous factors, including poor soil, can cause a levee to seep or leak. Clay-type soil, which can be compacted tightly, is generally needed to retain water effectively. A contractor should perform exploratory digging in the levee area to confirm that no sand or rock veins lie beneath the surface. These test holes are a critical step that can prevent significant frustration later on. Sometimes, a pond site simply isn’t viable for construction. I recall helping my dad clear land with chainsaws and burn piles for his dream pond. After years of preparation, the contractor’s initial dig hit a large gravel vein, rendering the site unsuitable. Eventually, we settled for a 1-acre pond instead of the planned 5-acre lake. Construction Considerations Once the levee location is deemed suitable, the actual work begins. All the above factors will influence construction costs. Contractors typically charge based on the volume of dirt moved and the distance it travels. The topography will determine the levee’s dimensions, the watershed size dictates overflow pipe requirements, and both factors affect the levee’s freeboard and emergency overflow needs. Choosing a Reliable Contractor Hiring a reputable contractor is essential, but conducting your own research can save you a significant amount of money. If you’re considering building a pond or lake, your local NRCS office is a helpful starting point. They can assess your potential pond site’s suitability and recommend contractors for the project. GET TO KNOW MATT COX   Matt, a full-time Licensed Realtor, with LandGuys of Illinois. He lives in Fulton County with his wife Ashley and two sons Easton and Camden. Matt specializes in rural land sales which include recreational land, tillable land, rural home sales, and waterfowl property sales. Over the years, Matt has sold rural properties. He has also assisted numerous clients in navigating unique circumstances and obstacles specific to rural real estate ownership. Through this blog, he aims to aid rural landowners in making informed decisions and calculated improvements to their properties. Matt hopes these efforts will enable landowners to maximize their enjoyment, enhance their return on investment, and ensure the land retains its value, both aesthetically and financially. Stay Connected With Matt Cox. Follow him on Facebook. 

Written By: Illinois Land Broker, Matt Cox. Optimal Selling Time and Value Factors Many sellers are surprised to learn that late fall, winter, and early spring are the optimal times to sell tillable and recreational land. While the housing market typically slows during these months, this season offers unique advantages for listing your property. Understanding how these timing benefits align with key factors driving land values can help you maximize your sale. Why Late Fall, Winter, and Early Spring Are Ideal for Selling Land Easier Property Access: Crops are coming out of the field or are completely out, making property access easier. This season allows potential buyers to view and assess the property more thoroughly, which is especially beneficial when considering land uses such as hunting or marketable timber. More Potential Buyers: Many non-resident hunters visit the Midwest during these months, looking for properties to buy. By listing during this period, you attract buyers who are already in the area and interested in recreational land, aligning with the factors of location and land uses. Clearer Land Visibility: With underbrush and foliage dormant, buyers can see more of the land. This clear visibility enhances the appeal of the property, allowing buyers to better evaluate its size, development potential, and various land uses. Enjoyable Showings: Cooler temperatures and fewer pests make for more pleasant property showings. Buyers can focus on assessing the land's value and potential without the distractions of summer conditions, which might affect their perception of the property. Preparation for Hunting Season: Buyers have time to familiarize themselves with the land and prepare for the next hunting season. This preparation is crucial for assessing travel corridors, pinch points, and stand placements, factors that can increase the property's value for hunting enthusiasts. Factors Driving Higher Land Values Size of Property: Smaller properties often attract more buyers, resulting in a better "price per acre." Selling during the optimal times when access and visibility are favorable can enhance the perceived value of your property. Location: Properties closer to metropolitan areas or with historical quality can command higher prices. Listing during the off-peak season can still attract buyers looking for land in desirable locations. Land Uses: Diverse land uses such as hunting, fishing, and timber can drive up value. The benefits of selling during the optimal times—such as better visibility and easier access—help showcase these uses more effectively. Development Potential: Features like a potential homesite or pond location can increase property value. During the optimal selling times, buyers are better able to assess these potential improvements, making the property more attractive. Conclusion: By understanding and leveraging the benefits of selling during late fall, winter, and early spring, and by focusing on key factors that drive land value, you can optimize your property’s appeal and achieve a successful sale. Knowing how these elements interact helps you make informed decisions and maximize your land’s potential. MEET MATT COX - Local Expertise Within Reach   Matt, a full-time Licensed Realtor, with LandGuys of Illinois. He lives in Fulton County with his wife Ashley and two sons Easton and Camden. Matt specializes in rural land sales which include recreational land, tillable land, rural home sales, and waterfowl property sales. Over the years, Matt has sold rural properties. He has also assisted numerous clients in navigating unique circumstances and obstacles specific to rural real estate ownership. Through this blog, he aims to aid rural landowners in making informed decisions and calculated improvements to their properties. Matt hopes these efforts will enable landowners to maximize their enjoyment, enhance their return on investment, and ensure the land retains its value, both aesthetically and financially. Stay Connected With Matt Cox. Follow him on Facebook.