Matt Cox

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. 

Written By, Illinois Land Broker Matt Cox. Selling a Rural Home? Here Are Our Six Top Tips! Selling a home can be stressful for both homeowners and buyers. An experienced real estate professional can reduce stress and help increase your home's value. If you are thinking about selling your home, here are some of the best things you can do to ensure a smooth transition all the way to the closing table. 1. Keep the House Tidy and Ready for Showings Many times, sellers still live in the home. Keeping the house clean and uncluttered is more important than many sellers think. It may be a good idea to get a storage unit for unnecessary items and declutter as much as possible. A tidy house makes a buyer feel better about the maintenance and care of the home. 2. Keep Up on Standard Maintenance This problem is more common in vacant homes. It is very important to keep up on normal maintenance throughout the entire listing and selling process (until the day of closing). Keep the yard mowed regularly, keep the landscaping looking good, replace burnt-out light bulbs, make sure garage doors function, and regularly sweep and vacuum any bugs off the floor. If a buyer feels the home is not properly taken care of, they will assume there are bigger issues. Signing a purchase agreement doesn’t mean you sold the property; maintain the property until the day of closing as if the deal may fall apart. If it does, the property is still ready for more showings. 3. Do Not Shut Off Water or Electricity This often happens after a buyer and seller sign a purchase agreement. The power and water need to stay on for inspections. In winter months, shutting off the power can create major plumbing problems. Instead of shutting it off, set it up with the utility company to have it transferred to the buyer’s name on the day of closing. 4. Do Not Neglect Propane This is like electricity. The propane needs to stay on for home inspections and is usually necessary to keep the house from freezing. Address propane in the purchase agreement. Disclose whether the tank is owned or leased, but do not let the tank run out of propane. Propane can be prorated at closing so that the buyer compensates the seller for any propane left in the tank.  5. Septic Inspections Most septic inspections require the tank to be pumped out at the time of the inspection. Usually, the buyer pays for the actual inspection, but in most cases, the seller pays for the tank to be pumped out. 6. Tax Prorations In Illinois, taxes are paid in arrears. This means the tax bill you receive in 2024 is money you owe the government for 2023. This is usually taken care of by the title company at closing, but sometimes the bill gets sent to the seller even after they sold the property. DO NOT throw the tax bill away. Reach out to the title company or your broker to see how to handle this situation. Remember, if the bill was sent to you and is not properly handled, it will be your name in the newspaper for not paying your taxes, not the buyer’s name. An experienced real estate professional will guide you through the selling process from start to finish. There are always a lot of questions and concerns, and having someone to help can really eliminate a lot of stress. Sometimes the smallest details can create the biggest problems, so staying aware of them and getting ahead of them can make all the difference in how smoothly your transaction goes. Stay connected. Be sure to follow Matt Cox on Facebook. 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.