Central Illinois LandGuys land broker specializing in rural homes, recreational land, and farmland
Matt Cox is a LandGuys land broker and REALTOR® licensed in Illinois, serving landowners and buyers across Mason County, Tazewell County, northern and eastern Cass County, eastern Schuyler County, and the southern half of Fulton County. He specializes in rural homes, recreational hunting property, tillable farmland, and lifestyle acreage, helping clients make confident decisions whether they are selling now, planning for what is next, or looking for the right property to buy.
With nearly a decade of experience in rural real estate, Matt has worked on everything from recreational tracts and productive farms to residential homes and 1031 exchanges. He is known for being honest, hardworking, and focused on what is best for his clients. Matt’s background with waterfowl and wetland properties adds another layer of insight, but his focus is always on the bigger picture and helping people feel confident about their decisions.
More than a house agent or a land agent, Matt is a trusted advisor for anyone navigating rural property and lifestyle real estate in Central Illinois.
Matt has built his career around rural property and lifestyle real estate, helping landowners, families, and buyers evaluate what drives value and how to make smart long-term decisions. He understands that rural real estate is rarely just a transaction. It is often tied to timing, investment goals, lifestyle changes, or future planning.
His experience includes recreational land, tillable farmland, rural homes, and properties that require a strategic approach to pricing, marketing, and negotiation. Matt also has experience with wetland and waterfowl-focused properties, where details like habitat, water, access, and layout play a major role in both usability and long-term value.
Matt helps sellers understand what their property is truly worth by analyzing comparable sales and evaluating the specific factors that influence rural property demand. He pays close attention to location, access, tillable income, timber, water features, and how a property lays out for hunting, recreation, or future use.
For buyers, Matt helps identify properties that match long-term goals, whether that means finding a hunting farm, purchasing a rural home with acreage, securing farmland income, or investing in land that holds value over time. He takes a clear and practical approach to evaluating property beyond what shows up in listing photos, helping clients understand what they are buying and why it matters.
Matt also has experience working with 1031 exchanges and other complex real estate transactions, helping clients navigate deals that require planning, timing, and strong communication.
I determine value by combining recent comparable sales with a detailed evaluation of the property itself. I look at location, access, tillable income, timber, water features, and how the property is actually laid out for hunting, recreation, or future use. In rural real estate, the details matter, and pricing correctly depends on understanding what buyers are actively paying for in today’s market.
Yes, I work with both productive farmland and recreational hunting property. I look at the value drivers that apply to each, whether that is soils and income potential on a farm or habitat and layout on a hunting tract. I also consider access, neighboring pressure, and how the property functions in the real world. My goal is to help clients understand what matters most to the buyers in that specific market.
Yes, I help clients buy and sell rural homes and lifestyle properties across Central Illinois. I focus on the full property, not just the house, including acreage layout, access, outbuildings, water features, and how the land can actually be used. Pricing and marketing also need to match what rural buyers care about. That approach helps attract the right buyers and avoid wasted time.
Hunting property value is often driven by usability, access, and habitat rather than a simple price per acre. I evaluate timber, cover, food sources, water, and how the property sets up for entry and exit with prevailing winds. I also look at neighboring hunting pressure and how the tract can realistically be hunted. Those details are a big part of what serious buyers are paying for.
Yes, I have experience working with 1031 exchanges in Illinois. I help clients stay organized around timelines, communicate clearly with the right professionals, and evaluate replacement properties based on both numbers and long-term fit. These transactions require planning and coordination. My role is to keep the process clear and moving.
Yes, I can help even if you are still in the planning stage. I can give you a clear sense of what your property might be worth today and what factors are driving demand in your area. I also point out improvements or details that can impact marketability later, such as access, drainage, habitat work, or property presentation. Having a plan ahead of time usually leads to better decisions when the timing is right.
Matt understands that rural real estate decisions are rarely just financial. For many clients, it is about lifestyle, timing, and making a smart move that fits their family and long-term goals. His straightforward approach helps clients feel confident and informed throughout the process.
Member of the National Association of REALTORS®
Licensed in Illinois (475.156595) | LandGuys, LLC of Illinois | Springfield, Illinois
