Dividing Farm Into 22 Tracts Pays Off in $10.5 Million Illinois Sale
- Brooke Bouma Kohlsdorf
- 59 minutes ago
- 3 min read
A 1,277-acre farm in southeastern Illinois sold for nearly $10.5 million during a July 9 auction after being divided into 22 tracts. The property, located near West Salem and Albion, brought a total of $10,500,000 averaging $8,222 per acre.
The auction was managed by Jason Blue of Kurtz Auction & Realty, who said it was the largest property he has handled this year. Despite the size of the sale, and the unusually high number of tracts, the auction lasted less than an hour because of strong competition among buyers.
"There was a lot of excitement," Blue said. "It was competitive, and it moved quickly."
About the sale
Interest was high -- with 68 registered in-person bidders and 43 online bidders -- creating standing-room-only attendance. While a few institutional investors from outside Illinois participated, most serious buyers were local farmers.
In total, 12 buyers purchased 19 auction tracts. Three additional tracts were sold privately before the auction, bringing the total to 22 tracts sold.
Blue expects about half of the acreage to be farmed directly by the new owners, while the remaining land will likely be rented to local producers.
Farm quality matters
A major factor behind the property's strong performance was the quality of the land. Blue said farms of this size and productivity rarely become available in the region. The property includes more than 1,000 acres of productive cropland, along with mature timber, wildlife habitat, and good road access, giving it both agricultural and recreational appeal.
Most of the farm features Class B soils under Illinois' Soil Productivity Index, with some Class A and smaller areas of Class C ground. The previous owner maintained the property well, and Blue credited years of careful stewardship and farming practices for preserving its productivity.
Farm location matters
Location also played an important role in the sale. While farmland in central Illinois often commands higher prices, Blue said Edwards County offers buyers an opportunity to purchase high-quality farmland at a lower cost.
"Edwards County is historically a value in farmland," Blue said. "You're getting the same quality, but it doesn't sell for as much as other parts of the state."
He added that the area's strong agricultural community has the financial capacity to purchase large farms when they become available.
Farmland values
The sale price closely matched statewide farmland values. According to the University of Illinois' farmdoc daily, the average Illinois farm real estate value in 2025 was $8,930 per acre, up 2.6% from the previous year and marking the fifth consecutive year of steady increases.
Blue said farmland values remain strong across Illinois, Indiana, and western Kentucky, although prices have eased slightly from their recent highs. Premium farmland with productive soils and strong local demand continues to sell well, while lower-quality land has been affected by the current farm economy because of reduced profitability.
The farm is currently leased for the 2026 crop year. The seller will retain the 2026 rental income, and buyers will take possession after the crops are harvested or by Dec. 31, whichever comes first.
RELATED: This regional survey found Midwest farmland values holding steady but farmers’ need for credit increasing.
