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Illinois/Iowa/Missouri land

bjkpharmd

bjkpharmd

New Member
Looking around and trying to compare apples to apples. Rough ground in Iowa as baseline, it seems Missouri is 300-500 and acre cheaper and Illinois is 800-1000 more expensive than SE or SC Iowa. Most or none of these I have been looking at are worth much for row crops, maybe some cow/calf pasture, and not really timber properties either.

Is the difference all related to ease of NR tags and restricted rut season to archery?

Illinois- highest ground has no gun rut season and relatively easy NR tags.

Iowa- middle value, no gun rut season but restricted tags.

Missouri- lower price land with both gun rut season and easy tags.

What else do you think contributes to this all within 50-75 miles of a center like Keokuk?
 
the outfitters have been going nuts in ill. and have been slower to get extablished in iowa?
 
Just imagine if Iowa had unrestricted NR tags
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(If your a realtor...DON'T imagine it...please!!!
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If it's mostly pastureland, soil types, rainfall patterns and the predominance of endophyte infested fescue could be a big factor. You get over by Memphis and Lancaster and summer rains are less dependable than Carthage or Lee County Iowa. A lot more clay based soils there too. Pasture rents are higher too in Iowa and Ill, becaue it is in more short supply.
 
I would say the NR tag factor is a big part of it but the ag value of land is less in NE Missouri compared to Iowa and the MO gun season limits the landowners ability to produce large bucks.

When I worked in MO I found that landowners were not really seeing much return on QDM efforts unless they managed 1000 acres or more. I believe a landowner can see a difference from QDM on 250 acres on SE Iowa. The big difference is no gun hunting during the rut in Iowa. I worked in NE Missouri with many very wealthy landowners from the St. Louis area that would think nothing of driving another 15 miles to Iowa. The common reason most gave for not buying Iowa land is the fact that they can't get anysex tags every year ... for now.

I think it has already been answered why IL land values are more, they have the quality of whitetails that Iowa has with better access for NR. Looks to me like the writing is already on the wall for Iowa's future when/if the NR tag rules change here.
 
Not sure, IL actually has a gun hunt during the rut, the shotgun season runs the third weekend in Novemeber, which puts it at Nov. 16-18, somewhere in that range (for the opener) Alot of big deer go down during this time and although I have enjoyed the luxury of such a hunt we might be better without it.
 
Let's say I'm looking at a piece of fairly rough ground in south central Iowa... say 160 acres with 20% tillable. Good deer ground but poor farm ground except pasture. How much an acre would I expect to pay right now. Give me a range.
 
Survey is for latest year- I'd add 10% for a realistic start and landowners of rough ground are looking for about that increase this year.

Real estate is really local and specific. I was forgetting about the differences in pasture quality and quantity that Danno pointed out. I try to look at cash rent, CRP, leases, timber, and the time line on all these factors.
 
I had a chat about local land values/sales with a farmer in the Cedar/Johnson county area last weekend. We talked about two local properties (1/2 mile apart) that changed hands recently. One sold for around $2,800/acre. The person who bought it paid cash. They wanted to use the deed as collaterol for a house, and after the appraisal, the bank would loan them $1,100/acre based on poor CSR (65?).

The other property, the buyer paid $2,950/acre for 220 acres ($50/acre over asking price). The buyer had developed and sold 80 acres along I-380 and was doing a 1031 exchange.

So what does this add to this thread? Basically that you can look at all of the tangibles you like, CSR, CRP/rental payments, timber, etc., and you will still be left scratching your head at times. Kind of like the price of gas these days. Everybodies screaming about the price, but people are still buying.
 
1031 exchanges are probably equal as to effect in Iowa & Illinois. I know that as your deadline looms for a property to replace or pay the taxman that some previously pricey properties start to look more reasonable. About the same as the girls all get prettier at closing time.

When it isn't tillable or even good pasture or timber, it has to be the recreational value. I was just thinking that most of the difference between states is related to hunting regs and NR tags. In that small corner where Iowa/Illinois/Missouri all meet- the land isn't much different. Farmland said his clients wouldn't think twice about driving an extra 15 miles.
 
Pharmer, I will agree with you that alot of the land prices have to do with Hunting and NR tags. I believe IL had 3000 NR tags not get sold last year, thats right they had an excess of tags. Another real killer to IL land prices has been the outfitters. Around us they have several large farms locked down with substantial leases, which in turn has raised the value of the recreational ground. It is hard to compete with the outfitters when they are getting 3000 bucks for a hunt, have 27 guys in camp per week. That is big bucks in there pocket and they could care less if they have to shell out 10 grand for a lease a year.
 
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I worked in NE Missouri with many very wealthy landowners from the St. Louis area that would think nothing of driving another 15 miles to Iowa. The common reason most gave for not buying Iowa land is the fact that they can't get anysex tags every year ... for now.


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Which pretty much sums up why keeping a lid on the NR tags is so important. It such a complicated situation because it affects so many different variables from land values, to hunter access an most of all managing our deer herd. It's already way to late in VB county IMO. There is no access, the DNR has lost the ability to effectively control and manage the deer herd and land prices continue to spiral upward.
Unlimited NR tags could hardly make matters worse here, but the situation will continue to spread to counties that heretofor remained somewhat uneffected. I don't think anyone in the legislative arm, the special interest lobbies and only a very few in the DNR have even a clue to impact of what has already happened and what will happen if we take Illinois's stance
 
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