Land Buying and Selling FAQs | Answered by LandGuys Brokers
These Land Buying and Selling FAQs are answered by LandGuys brokers across the Midwest. This page is for landowners and buyers looking at hunting land, farmland, rural homes, and rural investments across Illinois, Iowa, Missouri, Wisconsin, and Kansas. Questions are organized by topic, and each answer links back to the broker who wrote it so you can connect for your area.
Last updated: February 9, 2026
Brokers featured on this page
- Adam Fencik (Licensed in Illinois)
- Chris Walker (Licensed in Illinois)
- Dalton Hughes (Licensed in Iowa and Missouri)
- Danny Fane (Licensed in Iowa)
- Gage Shepard (Licensed in Illinois)
- Jason Bredemann (Licensed in Wisconsin)
- Jesse Stay (Licensed in Illinois, Iowa, and Missouri)
- Justin Bernklau (Licensed in Wisconsin)
- Luke Fillback (Licensed in Wisconsin)
- Matt Cox (Licensed in Illinois)
- Misty Smotherman (Licensed in Iowa and Missouri)
- Scott Schoenherr (Licensed in Wisconsin)
Find answers by state
Each state section below links you to the questions on this page that apply to that state.
Illinois answers on this page
- What is my land worth in Jackson County, Williamson County, Johnson County, or Union County?
- What is the cost of tillable farmland in Pike County and Adams County?
- Is now really a good time to sell my recreational land in Illinois?
- How do you determine the right asking price for a hunting property?
- Can a property that isn’t perfect still become a great hunting farm?
- Why are recreational land prices so strong right now?
- What makes marketing recreational land different from selling a house?
- What features add the most value to my hunting ground in Southern Illinois?
- How much can I make per acre by enrolling my property into CRP in Southern Illinois?
- How do you determine the value of land or a rural home in Central Illinois?
- Do you work with both farmland and recreational hunting property in Illinois?
- Can you help with rural homes and lifestyle properties in Central Illinois?
- What makes hunting property value different than standard farmland pricing in Illinois?
- Do you help with 1031 exchanges when buying or selling land in Illinois?
- Can you help if I’m not ready to sell my land yet?
- What is my hunting ground worth?
- Do you have comparable sales for my area?
- How long will it take to sell my property?
- How is the hunting in the area?
- What are your thoughts on this property?
Iowa answers on this page
- Do I need 25% down to buy land in Iowa?
- How much are closing costs when buying land in Missouri or Iowa?
- Why is the seller selling this property?
- Is now a good time to sell hunting or recreational land?
- Should I get pre-qualified before looking for a home or land?
- Do I really need a home inspection?
- Will I work directly with you throughout the process?
- Can you show me a property that is listed with another real estate company?
- What is my hunting ground worth?
- Do you have comparable sales for my area?
- How long will it take to sell my property?
- How is the hunting in the area?
- What are your thoughts on this property?
Missouri answers on this page
- How much are closing costs when buying land in Missouri or Iowa?
- Why is the seller selling this property?
- Is now a good time to sell hunting or recreational land?
- Should I get pre-qualified before looking for a home or land?
- Do I really need a home inspection?
- Will I work directly with you throughout the process?
- What is my hunting ground worth?
- Do you have comparable sales for my area?
- How long will it take to sell my property?
- How is the hunting in the area?
- What are your thoughts on this property?
Wisconsin answers on this page
- How do you determine the value of a property like this in Central Wisconsin?
- What is my property worth in Central Wisconsin?
- How much is my property worth in Southwest Wisconsin?
- When is the best time to sell hunting or recreational land in Wisconsin?
- How long will it take to sell my land in Wisconsin?
- Do you handle recreational and hunting land differently than residential or ag ground?
- What is the average price per acre for land in Northern Wisconsin?
- When is the best time to sell hunting land in Northern Wisconsin?
- What areas in Northern Wisconsin have the best deer numbers?
- What can I do on my land in Northern Wisconsin besides deer hunting?
Popular questions
- Do I need 25% down to buy land in Iowa?
- How much are closing costs when buying land in Missouri or Iowa?
- Is now really a good time to sell my recreational land in Illinois?
- How do you determine the right asking price for a hunting property?
- What is my land worth in Jackson County, Williamson County, Johnson County, or Union County?
- How much can I make per acre by enrolling my property into CRP in Southern Illinois?
- Do you handle recreational and hunting land differently than residential or ag ground?
- Do I really need a home inspection?
- What is my hunting ground worth?
Pricing and value
Land value is driven by more than price per acre. Access, layout, soils, timber, income potential, and buyer demand all play a role.
How do you determine the value of a property like this in Central Wisconsin?
I determine value by combining recent comparable sales with a detailed review of the property itself. I look at location, access, timber value, soils, income potential, and how similar properties are actually being used by buyers in the area. With land, the details matter more than just price per acre, especially layout and usability. The goal is to price it based on real market demand and what truly drives value on that tract.
What is my property worth in Central Wisconsin?
It depends on location, acreage, access, timber, and current buyer demand. I use recent comparable sales and evaluate the property’s layout and usability. The best way to get an accurate value is to walk the property and compare it to similar sales nearby.
How much is my property worth in Southwest Wisconsin?
The value depends on several factors, including location, size, terrain, land use, and how the property functions for hunting or farming. Vacant land in Southwest Wisconsin often sells anywhere from around $6,000 to $8,000+ per acre, but that range can shift depending on tillable acres, soil quality, timber value, and overall layout. I look at comparable sales, but I also evaluate the details that make land more desirable to buyers.
I can also help you track recent sales and market activity near your property so you have a clearer picture of what the market is doing.
What is my land worth in Jackson County, Williamson County, Johnson County, or Union County?
Land values in Southern Illinois depend heavily on location, access, tillable acres, soil productivity, timber value, and current market demand. The most accurate way to determine value is by comparing recent sales of similar properties in the area. I also like to walk the property with the landowner because aerial maps and tax data do not always tell the full story. Features like terrain, habitat layout, and internal access can change value significantly. Once those details are understood, pricing becomes much clearer.
What is the cost of tillable farmland in Pike County and Adams County?
Tillable farmland values in this area can vary widely because the soils and topography change significantly between the Mississippi and Illinois Rivers. In general, I see tillable ground range anywhere from around $6,000 per acre up to $20,000 per acre depending on soil quality, productivity, and tract characteristics. Factors like drainage, field shape, access, and the amount of usable acres also play a major role. Smaller tracts and highly productive farms often bring stronger prices. The best way to determine value is to compare recent sales and evaluate the farm’s specific strengths.
What is the average price per acre for land in Northern Wisconsin?
There isn’t one “average” price per acre that fits Northern Wisconsin because values can swing a lot based on the property and the specific area. Access, road frontage, building potential, timber value, amount of higher ground, and nearby demand all make a difference. Some tracts sell more like timberland, some sell more like a build site, and some bring a premium because they set up well for hunting, waterfront, or recreation. The best way to price it accurately is to compare recent sales that match your acreage type and property makeup, then look closely at the features buyers are actually paying for.
How do you determine the value of land or a rural home in Central Illinois?
Land and rural home values in Central Illinois are determined by recent comparable sales, current buyer demand, and the specific makeup of the property. I evaluate location, road access, acreage size, tillable percentage, soil productivity (PI), timber value, water features, and how the tract lays out for hunting, farming, or future use. With rural property, usability matters as much as price per acre. The best way to determine accurate value is to compare similar sales and walk the property to understand the details that aerial maps and tax records can miss.
What is my hunting ground worth?
The value of hunting ground depends on a combination of factors, including location, acreage, habitat quality, access, and nearby market activity. I evaluate comparable sales and get boots on the ground to understand the property firsthand, allowing me to provide an accurate and realistic estimate based on both market data and real-world conditions.
Do you have comparable sales for my area?
Yes. I use multiple sources to evaluate comparable properties, including recent sales, current listings, acreage size, property makeup, and local demand. I also rely on a wide network across Illinois, Iowa, and Missouri to understand what similar properties are selling for, not just what they are listed at.
How long will it take to sell my property?
How long a property takes to sell depends on a client’s goals, timing, and how aggressively they want to move. I work closely with landowners to establish a clear strategy that aligns with their timeline while positioning the property effectively through targeted marketing and exposure.
How is the hunting in the area?
Hunting quality varies by location, pressure, habitat, and surrounding land use. Growing up hunting throughout Illinois, Iowa, and Missouri, I am familiar with many regions and local deer populations. For specific properties or areas, direct conversations help clarify local conditions, deer movement, and realistic expectations.
What are your thoughts on this property?
Every recreational property has strengths and opportunities. I evaluate how well a property aligns with a buyer’s goals and what boxes it checks today. If something is missing, I help clients understand how improvements, habitat work, or development strategies can enhance the property and better fit their long-term vision.
Selling strategy and timing
Selling land is part pricing, part presentation, and part exposure. These questions cover timing, marketing approach, and what typically moves the needle.
Is now really a good time to sell my recreational land in Illinois?
For many sellers, yes. Demand is still strong for quality recreational land, hunting farms, and rural properties with good access and habitat. Buyers are active, but they are selective, which means presentation and pricing matter more than ever. Properties that are priced correctly and marketed well continue to move efficiently. The goal is to create strong exposure early so you attract serious buyers quickly. I focus on making sure the property stands out from competing listings in the area.
How do you determine the right asking price for a hunting property?
I determine pricing by reviewing recent comparable sales, current market demand, and the specific features that drive value on your tract. Factors like access, timber, terrain, water, food plot potential, and overall hunting layout all impact value. I also look at how the property competes with other listings currently on the market. The goal is to price it strong but realistic, so it attracts serious buyers without leaving money on the table. Correct pricing from the start usually leads to better offers and a smoother sale.
Is now a good time to sell hunting or recreational land?
Yes, it can be a great time to sell, especially if your property is presented and marketed correctly. Demand for hunting and recreational land stays strong, but sellers need to make sure their property is priced realistically and showcased with professional media. Good marketing can create strong interest year-round, not just during hunting season. I help sellers position their property so buyers clearly understand the value and potential. The goal is to generate strong exposure and create competition that supports the best price and terms.
When is the best time to sell hunting or recreational land in Wisconsin?
In most cases, the best time to sell is when the timing is right for your situation. That said, buyer demand can change throughout the year depending on property type. For hunting properties, we often see strong interest from late winter through spring after hunting season ends, and again in late summer and early fall when buyers are thinking about the upcoming season. The most important thing is launching when the property is presented well and marketed correctly. My job is to create strong exposure and help you get the best price and terms, regardless of season.
When is the best time to sell hunting land in Northern Wisconsin?
The best time to sell can vary by property type, but October and November often bring a flurry of buyers for Northern Wisconsin hunting properties that are still available. Winter can be a strong window too, depending on snow conditions, because inventory is often lower and serious buyers are still looking. I also love early spring for launching listings because conditions are great before the foliage comes in, and access is usually easier for showings, photos, and property evaluation. The best strategy is picking a launch window that matches your property’s strengths and makes it easy for buyers to see it.
How long will it take to sell my land in Wisconsin?
The timeline can vary, but pricing is usually the biggest factor. Market conditions, property quality, location, and marketing exposure all play a role, but land that is priced correctly and presented well tends to sell efficiently. Overpricing can cause a property to sit too long, which sometimes leads buyers to assume something is wrong with it. My focus is to help you price it strategically from the start and launch it with strong media and marketing. That gives you the best chance of attracting qualified buyers early.
Can you help if I’m not ready to sell my land yet?
Yes. Many landowners in Central Illinois reach out months or even years before they are ready to sell. I can help you understand what your property may be worth today, what is driving demand in your area, and what improvements could increase marketability later. That might include access improvements, drainage work, timber management, habitat work, trail systems, or simply better documentation and property presentation. Having a plan early usually leads to better timing, stronger marketing, and better results when you decide to sell.
Buying process and transaction basics
Land deals include a few moving parts that surprise first-time buyers. These questions cover closing costs, seller context, and what to expect during the transaction.
How much are closing costs when buying land in Missouri or Iowa?
Closing costs typically fall between 1% and 5% of the purchase price, depending on the type of transaction. Costs can include title work, lender fees, recording fees, escrow services, and other required paperwork. The exact total depends on whether you are financing the purchase and which title company is involved. I always recommend getting an estimate early so you understand what to expect before making an offer. Having that clarity up front helps buyers plan correctly.
Why is the seller selling this property?
It varies depending on the property and the seller’s situation, but I always try to find the most accurate and honest answer possible. In rural real estate, sellers may be making a family transition, changing investment goals, downsizing, or moving on from a property they have owned for years. Buyers should not be afraid to ask, because it can provide important context. My job is to communicate the reason in a straightforward way that builds confidence without overcomplicating the situation. Transparency matters in land deals.
Can you show me a property that is listed with another real estate company?
Yes, I can usually show properties listed by other companies. Most brokerages operate under cooperative agreements, which means I can schedule showings and represent you even if another firm has the listing. That allows you to work with one broker throughout your search instead of calling multiple agents. I can also help you evaluate the property and walk through the details that matter before you decide to move forward.
Do you help with 1031 exchanges when buying or selling land in Illinois?
Yes. I have experience helping clients with 1031 exchanges involving farmland, hunting land, and rural property in Illinois. A successful 1031 exchange requires strict timelines, coordination with a qualified intermediary, and clear planning around replacement property options. I help clients stay organized, evaluate replacement properties, and move quickly when the right opportunity comes up. These transactions can be very smooth when the process is planned early and communicated clearly.
Financing and down payment
Financing land can look different than financing a home. These questions cover down payment expectations and how buyers can plan early.
Do I need 25% down to buy land in Iowa?
No, you do not always need 25% down to buy land in Iowa. Some lenders do require 25%, but I work with several local lenders who can offer options closer to 15% to 20% down depending on the property and the buyer. In some cases, buyers can also use equity from their current home to reduce the amount of cash needed upfront. I help clients explore financing options early so they know exactly what they can afford before they start making offers.
Hunting farms, habitat, and recreational value
Recreational buyers care about how a property functions. These questions focus on habitat, access, pressure, and features that consistently add value.
Can a property that isn’t perfect still become a great hunting farm?
Yes, absolutely. Many great hunting farms did not start out as turnkey properties. What matters is what can realistically be improved, such as timber stand improvement, food plots, screening cover, water sources, and stand locations. I look at what habitat features already exist and what changes can be made to improve hunting success over time. Access and layout also matter, because even a good farm can hunt poorly if it is set up wrong. Part of my job is helping buyers recognize long-term potential, not just current condition.
Why are recreational land prices so strong right now?
Recreational land prices are strong because people are not just buying acreage, they are buying privacy, lifestyle, and long-term value. Buyers today include hunters, investors, and families looking for something tangible that they can use and enjoy. Properties with good access, reliable water, strong habitat, and proven deer potential continue to stand out. Even when other markets slow down, quality recreational land often holds value because demand stays consistent. Well-managed farms with clear hunting functionality usually bring the strongest offers.
What makes marketing recreational land different from selling a house?
Recreational land is sold based on lifestyle, usability, and potential, not just basic specifications. Buyers want to understand how the farm hunts, where the access points are, where deer travel, and what can be improved. That is why strong photography, video, and mapping matter so much. Clear explanations of timber, habitat, water, and layout help buyers make decisions faster. The right marketing helps buyers see the full value of the land before they ever step foot on it.
What features add the most value to my hunting ground in Southern Illinois?
Quality habitat is one of the biggest value drivers, along with food plots, trail systems, water sources, and merchantable timber. Access is also critical, because hunters want to be able to enter and exit a property without disturbing bedding areas. A history of big bucks can help a property stand out, especially if it can be documented with trail camera photos. I always encourage landowners to run trail cameras, even if they do not hunt, because it can be a strong marketing tool later. A well-maintained trail system is also a major advantage because it improves usability with relatively low long-term maintenance.
Do you handle recreational and hunting land differently than residential or ag ground?
Yes, recreational and hunting properties require a different approach than residential or ag ground. I focus on habitat features, access, layout, water, and neighboring hunting pressure, not just acreage or numbers. I also evaluate how the property can realistically be hunted, including entry routes and how the land sets up with prevailing winds. Marketing has to match what recreational buyers care about, which is often very different than farmland or residential buyers.
What areas in Northern Wisconsin have the best deer numbers?
Northern Wisconsin is primarily large timber tracts with some agricultural ground mixed in. In general, deer numbers tend to be more consistent when you can buy near active ag, especially where there is a good mix of food, cover, and lower pressure. The timber country can still hunt very well, but the best setups usually have some nearby groceries and a layout that lets you hunt without blowing the property out. When buyers tell me the counties or towns they are considering, I can help them narrow down areas that fit their goals.
What can I do on my land in Northern Wisconsin besides deer hunting?
A big part of Northern Wisconsin is that the land is enjoyable year-round. Winter can provide great ice fishing on many lakes without heavy pressure, along with snowmobiling and predator hunting. The rest of the year, you have abundant lakes, rivers, and public land access for grouse, bear, and deer hunting, plus ATV and UTV riding. For a lot of buyers, that multi-season use is a major part of the property’s value, not just one season.
Do you work with both farmland and recreational hunting property in Illinois?
Yes. I work with both productive farmland and recreational hunting property across Central Illinois. For farmland, value is often driven by soils (PI), tillable acres, farm income, drainage, and field layout. For hunting property, value is driven more by habitat, timber, water, access, and how the property hunts in real-world conditions. I help buyers and sellers understand what matters most for their property type and what today’s land buyers are actively paying for in Illinois.
What makes hunting property value different than standard farmland pricing in Illinois?
Hunting property value in Illinois is usually driven by usability and habitat, not just price per acre. I evaluate timber and cover, food sources, water, terrain, and how the property sets up for entry and exit without pressuring deer. Access points, internal trails, prevailing winds, and neighboring hunting pressure can make a major difference in how well a tract hunts. These details often separate average recreational land from a high-demand hunting farm, and they are a big part of what serious buyers are paying for in Central Illinois.
Conservation programs and CRP
Conservation programs can create annual income while improving habitat. These questions cover CRP expectations and why the details matter.
How much can I make per acre by enrolling my property into CRP in Southern Illinois?
CRP rates are set by the local USDA FSA office and are based largely on soil types and the specific practice being enrolled. In Southern Illinois, CRP payments often fall in the range of about $100 to $200 per acre per year, but the exact number can vary. Some programs also offer signing incentives and cost-share assistance to help cover establishment expenses. CRP can be a strong option for landowners looking for annual income while improving wildlife habitat. I help landowners understand what programs may apply and how they impact land value and future use.
Rural homes, inspections, and working with an agent
Buying a rural home or acreage has different considerations than a typical in-town purchase. These questions cover inspections, communication, and steps that protect buyers.
Should I get pre-qualified before looking for a home or land?
Yes, I recommend speaking with a lender before you start seriously looking. Pre-qualification helps establish a realistic price range so we can focus on properties that truly fit your budget. It also makes your offer stronger when you find the right home or land. In many cases, it can help prevent delays once you are ready to move forward. Having that step done early makes the buying process smoother.
Do I really need a home inspection?
That decision is ultimately up to you, but I strongly recommend getting a home inspection. An inspection helps you understand the condition of the home and avoid surprises after closing. It can also help you make informed decisions during negotiations, especially if repairs or safety concerns come up. Even if a home looks great on the surface, an inspection can reveal issues that are not obvious during a showing. I want buyers to feel confident about what they are purchasing.
Will I work directly with you throughout the process?
Yes. From the beginning of the process through closing, I work directly with my clients and stay in constant communication. That includes scheduling showings, coordinating inspections, navigating appraisals, and answering questions as they come up. I believe responsiveness matters, especially when decisions need to be made quickly. My goal is to make sure you feel informed and supported at every step. You will not feel passed off or left guessing.
Can you help with rural homes and lifestyle properties in Central Illinois?
Yes. I help clients buy and sell rural homes, country homes, and lifestyle properties across Central Illinois. With rural properties, I evaluate the full package, not just the house. That includes acreage layout, road frontage, outbuildings, timber, ponds, fencing, access, and how the land can realistically be used. Pricing and marketing rural homes also requires a different approach than in-town real estate because buyers are often purchasing the land, privacy, and lifestyle just as much as the home itself.
Land terms explained
These are a few common land terms that come up in listings and land conversations.
CSR2
CSR2 is an Iowa soil productivity rating used to compare cropland potential across farms.
PI
PI is an Illinois productivity index that helps compare tillable soils and expected production potential.
CRP
CRP is a USDA conservation program that can provide annual payments for qualifying acres while improving habitat and resource protection.
Rural water
Rural water typically refers to water service provided by a rural water district, similar to municipal water but serving country properties.
Easement
An easement is a legal right for someone else to use part of a property for a specific purpose, such as access or utilities.
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