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

McDonough County stands apart in Illinois West District as the premium-priced market, with 78 courthouse-verified sales averaging $11,220/acre from 2023 through early 2025. Its combination of high Productivity Index scores, level topography, and proximity to Macomb (Western Illinois University) creates a distinct demand profile that consistently outperforms neighboring counties.

Market Overview

McDonough County's price history shows a market that has maintained its premium positioning through the interest rate cycle, with prices holding above $10,000/acre in all three years:

The slight softening in 2025 average prices reflects a broader pattern across high-value Illinois farmland markets, where the exceptional 2022–2023 price surge has moderated. However, McDonough County's median price remains above $9,000/acre — indicating that the core market is holding firm even as the top end cools slightly.

Productivity Index Advantage

McDonough County's average PI of 118.8 is the highest among the major Illinois West District counties, approaching the 120+ threshold that typically signals premium Class B farmland. The county's soils — predominantly Ipava and Sable silt loams on nearly level to gently rolling terrain — are among the most productive in western Illinois.

This PI advantage directly explains the county's price premium. At $11,220/acre average versus $8,944 for Hancock County (PI 111.8) and $8,529 for Adams County (PI 102.9), the market is pricing approximately $350–$400 per PI point — consistent with the broader Illinois farmland market's PI-to-price relationship.

Institutional Buyer Presence

McDonough County's high PI and level terrain make it a preferred target for institutional land investment funds, which typically seek parcels with:

• PI scores above 115
• Minimal erosion risk
• Established tenant relationships
• Clear title history

The county's transaction data shows a higher proportion of large-acreage sales (100+ acres) than neighboring counties, consistent with institutional acquisition patterns. Several 2024 transactions in the $15,000–$22,000/acre range reflect competitive bidding for premium parcels.

Township Analysis

The county's most valuable ground clusters in the central and northern townships, where the level terrain and deep soils support the highest PI scores. Southern townships near the Illinois River valley show more variability, with some parcels trading below the county average due to slope and drainage challenges.

Outlook

McDonough County's premium positioning appears durable. Its PI advantage, institutional buyer base, and proximity to Macomb's agricultural services infrastructure create structural demand that should support values through near-term market cycles. The 2025 data suggests a modest normalization from peak 2023 prices, but the county's floor appears well-established above $9,000/acre for quality ground.

Buyers seeking McDonough County exposure should expect competitive auctions for any parcel with PI above 120, and should budget for prices well above the county average for prime ground in the central townships.

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