Hancock County, Illinois Farmland Sales: 2023–2025 Market Analysis

Hancock County ranks second in Illinois West District transaction volume with 114 courthouse-verified sales from 2023 through early 2025. Its higher average Productivity Index of 111.8 — compared to 102.9 for neighboring Adams County — reflects the county's more uniform cropland quality and positions it as a premium market within the district.

Market Overview

Hancock County's price history shows remarkable consistency across the three-year period. Average prices per acre moved within a narrow $173 band from 2023 to 2025, reflecting a mature, liquid market with strong institutional participation from farm management companies and land investment funds.

The 2024 volume of 72 sales — the highest single-year count in the dataset — indicates an active seller market, likely driven by estate settlements and portfolio rebalancing among aging landowners. Despite this supply, prices held firm, a testament to the depth of buyer demand for Hancock County ground.

Productivity Index Profile

Hancock County's average PI of 111.8 places it near the upper boundary of the "mid" tier (115–129) and well above the district average. The county's topography — gently rolling to nearly level uplands with deep Muscatine and Sable silt loam soils — supports higher corn and soybean yields than the more dissected terrain of Adams or Schuyler counties.

This PI advantage translates directly to price premiums. Hancock County's overall average of $8,944/acre exceeds Adams County's $8,529/acre despite similar geographic positioning, and the gap widens significantly for high-PI parcels.

Township Analysis

The county's most active sub-markets in 2024–2025 show strong geographic clustering around the county's most productive soils:

• Augusta Township: Consistently commands above-county-average prices for its level, high-PI cropland
• Carthage Township: The county seat area shows steady mid-range pricing with good liquidity
• Chili Township: Northern township with some of the county's highest PI scores

Market Dynamics

Hancock County benefits from a well-developed auction infrastructure, with multiple regional auction firms conducting regular land sales. This transparency supports price discovery and reduces the bid-ask spread that can slow rural land markets. The county's proximity to Quincy (Adams County) provides access to a deep pool of local buyers, while its strong yield history attracts out-of-area institutional investors.

Outlook

Hancock County's combination of above-average PI, consistent pricing, and high transaction volume makes it one of the most investable markets in Illinois West District. The 2025 rebound to $9,062/acre after the 2024 dip suggests the market has found a floor, and continued strong cash rents should support values through the near term.

Data sourced from Hancock County, Illinois courthouse records. All sales are arm's-length transactions verified against deed records.