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Illinois Cash Rents and Leasing Expectations Through 2027 – farmdoc daily

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Illinois Cash Rents and Leasing Expectations Through 2027 – farmdoc daily


According to results from Illinois Society of Professional Farm Managers and Rural Appraisers (ISPFMRA) annual survey (see the Land Values report from the Illinois Society), cash rents on professional managed farmland held strong in 2026 and are anticipated to maintain the strength into 2027. Even though farmland price expectations have softened(see farmdoc daily article on April 7, 2026), the rental market remains strong.

2025 Leasing Incomes

Setting the stage for current market behavior requires a look at the actual earnings landlords generated during the 2025 crop year. The ISPFMRA survey defined average income as total gross revenue minus all associated expenses, including standard property tax deductions. The analysis compared three primary lease structures: share rent agreements, traditional cash rent leases, and custom farming contracts.

As shown in Table 1, which compares incomes between 2024 and 2025, landowners engaged in custom farming on Excellent quality soils generated the most substantial financial yield at $375 per acre in 2025. This return effectively compensated those landowners who assumed full liability for all crop-related expenditures and operational uncertainties. In comparison, landowners employing cash rent lease structures on identical soil quality obtained an average return of $300 per acre in 2025, while traditional crop share leases achieved an average return of $250 per acre.

Comparing the 2025 figures directly to 2024 reveals distinct shifts within specific lease structures. Landlord incomes from cash-rented fields experienced a decrease from 2024 to 2025 across the three highest productivity categories. Specifically, returns on Excellent quality cash-rented land fell by $25 per acre from 2024 levels, while Good quality land saw a $10 per acre reduction.

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Conversely, traditional crop share returns experienced upward adjustments across the top three productivity classes over the same period. This increase in crop share returns is largely attributable to slight reductions in input costs coupled with strong crop yields during the 2024 to 2025 period. Consequently, landlords engaged in agreements that share both revenues and costs directly benefited from these favorable production and expenditure dynamics.

Reported 2026 Cash Rent by Land Quality

Even with the modest declines in realized 2025 landlord incomes, negotiated cash rental rates for the 2026 growing season have remained exceptionally strong. The survey data breaks down these expectations by soil productivity, revealing that while statewide averages are holding firm, there is considerable variance in what operators are ultimately paying, even for land of identical quality.

For Excellent quality farmland, the middle third of cash leases is expected to average $375 per acre in 2026. However, agreements in the upper third of the market are reaching $400 per acre, whereas the lower third averages around $320 per acre. This $80-per-acre spread highlights the substantial variability inherent within specific land quality classes, largely driven by localized supply constraints and intense competition among operators for premium acreage. Moving down the scale, the middle tier of Good quality land has an average of $325 per acre. Average quality soils sit at a reported $273 per acre, and Fair quality land averages $200 per acre. (See Table 2).

Table 2. Per Acre Cash Rents for High 1/3, Mid 1/3, and Low 1/3 Cash Rent Leases by Land Quality, 2026 Table showing 2026 cash rents per acre by land quality (Excellent, Good, Average, Fair) and lease tier (High 1/3, Mid 1/3, Low 1/3). High-tier rents are highest across all qualities (e.g., $400 for Excellent, $238 for Fair), followed by Mid-tier ($375 to $200) and Low-tier ($320 to $181). Rents decrease as land quality declines and as lease tier moves from high to low.

Figure 1 illustrates the history of cash rents for middle one-third leases over the past decade to provide context for the reported 2026 rates. As shown, cash rents remained relatively flat from 2016 through 2021 before increasing significantly to reach a peak in 2023. Following the 2023 highs, cash rents experienced a period of moderate decline. However, heading into the 2026 crop year, the survey data indicates stabilization of the market, with slight increases observed for higher-productivity land classes.

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Average cash rental rates from 2025 to 2026 showed marginal gains across the upper three productivity classes. While the Excellent category’s 2026 median rent of $375 per acre represented a $5 increase over its 2025 level of $370, the median rent for Good quality acreage climbed by $25, shifting from $300 to $325 per acre. Similarly, Average quality land experienced a $13 per acre elevation, rising from $260 to $273 per acre. Fair quality acreage was the only class to observe a slight downturn, dropping $5 from $205 to $200 per acre. Furthermore, for landowners managing grazing operations, respondents noted that pastureland equipped with sufficient fencing and water infrastructure secured an average rental rate of $43 per acre.

Figure 1. History of Cash Rents for Mid One-Third Leases (2016–2026) Line chart showing per-acre cash rents in Illinois for mid one-third leases by land quality (Excellent, Good, Average, Fair) from 2016 to 2026. Rents decline slightly from 2016–2019, remain stable through 2021, then rise sharply in 2022–2023 before easing slightly by 2025–2026. In 2026, rents are approximately $375 (Excellent), $325 (Good), $273 (Average), and $200 (Fair), with Excellent consistently highest and Fair lowest.

Expectations for 2027

As for the agricultural economy, a majority of agricultural managers anticipate that the farm economy will either maintain its current trajectory or become better conditions in 2026. Specifically, 48 percent of respondents expect economic conditions in 2026 to closely mirror those experienced in 2025, while 33 percent forecast an improvement in the agricultural business climate.

This cautious optimism translates directly into the outlook for the 2027 leasing. According to recent survey data, industry professionals predominantly anticipate sustained rate stability or slight growth. A significant 67 percent of farm managers expect 2027 cash rental rates to remain unchanged from 2026 levels. Nine percent of respondents anticipate further rate escalations. In contrast, 24 percent of respondents project a potential softening with expectations that 2027 rates will fall below the 2026 baselines.

Summary

Results from the ISPFMRA survey indicate a stable farmland leasing environment in Illinois. While landlord net returns under cash rent agreements experienced slight compression from 2024 to 2025, reported 2026 cash rents remained resilient with marginal increases observed on highly productive land. Traditional cash rent structures remain the dominant leasing methods, and survey respondents expect these valuation plateaus to persist through the 2027 crop year.



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Illinois

Rideshare drivers could unionize in Illinois under bill passed by General Assembly

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Rideshare drivers could unionize in Illinois under bill passed by General Assembly


Over the past five months, a sea of rideshare drivers in yellow T-shirts flooded the Illinois state Capitol almost weekly, lobbying for the right to form a union. They may be able to do so soon, after Illinois lawmakers passed a bill giving them that ability in the final hours of the spring session.

House Bill 5090 would regulate how rideshare drivers can form a union, elect union representatives and engage in union activities such as collective bargaining.

The bill passed the House 83-28 early Monday morning and now heads to the governor. It passed the Senate 42-12-1 earlier on Sunday afternoon.

Rideshare drivers say a union is necessary because under federal law, they’re defined as independent contractors, despite having little control over work practices while working for companies like Uber and Lyft. That makes a statewide union their only option to collectively bargain and form a labor agreement, they say.

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“This goes back to a fundamental belief that when workers are able to organize and have a collective voice, that does lead to better wages, benefits and working conditions,” bill sponsor Sen. Ram Villivalam, D-Chicago, said. Rep. Yolonda Morris, D-Chicago, carried the bill in the House.

“This legislation is urgently needed as drivers face declining wages, rising vehicle costs and unsafe working conditions without basic protection or a real voice on the job,” Morris said.

Forming a union

Drivers who are interested in forming a union would need to follow specific guidelines to do so: They would have to obtain signatures in support from 10% of active drivers to show interest, then 30% to become a certified union. From there, the union can petition the Illinois Labor Relations Board to conduct an election for individual union representatives.

Those thresholds are lower than in other labor sectors, but they were chosen because this industry is so new, Villivalam said. Union membership would be voluntary.

Every four months, transportation network companies — defined as entities providing rides through a digital platform, not including taxi associations — that provide the top 95% of rides would need to give the ILRB contact information for all drivers who, in the past six months, completed 10 or more rides in Illinois.

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The board would determine the median number of rides completed by that population, and any driver who completed that number or more would be considered an active driver and would be eligible to join the union.

Like any other organization with unionized employees, these companies would be required to adhere to fair work practices, negotiate in good faith, provide timely and accurate information to the union and follow other standard labor regulations. They could be fined by the ILRB for violations.

This bill also includes a 4-cent-per-ride charge to the companies, to cover the implementation costs under the bill and for a grant program, a charge that companies are prohibited from passing on to the consumer. The grant program, Rideshare Workers Support Fund, would be managed by the secretary of state and paid to the union representative.

The bill also regulates how the ILRB and the Department of Labor would handle bargaining mediation, arbitration, labor agreements and unfair work practices.

The path to unionization

Rideshare drivers in Illinois have pushed for unionization rights since early 2019, initially beginning in the city of Chicago. In rallies and committees, drivers have told stories of dwindling wages and a lack of access to appeals for deactivations.

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“Let’s be honest, we don’t operate independently at all. We don’t set our own wages. We don’t control the rules. We don’t decide who is deactivated and how they’re punished. The algorithm, the corporations do,” Brett Currin, a rideshare driver, said at a January rally at the state Capitol.

The bill does not address those issues specifically, but through a union, drivers would be able to negotiate with their company on those issues.

“Hearing these (constituent) stories and then working with organized labor to craft a product that they had already been working on to move forward, really is what this is stemming from,” Villivalam said.

Villivalam, who represents parts of the northwest side of Chicago and its suburbs, said his district has the largest number of rideshare drivers in Illinois.

The Illinois Drivers Alliance led the effort throughout this spring, backed by the local International Association of Machinists and Aerospace Workers, and the Service Employees International Union Local 1, two unions representing thousands of workers across the Midwest.

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California and Massachusetts have also passed similar measures, with Massachusetts certifying their statewide union just last week, on May 26.

Capitol News Illinois is a nonprofit, nonpartisan news service that distributes state government coverage to hundreds of news outlets statewide. It is funded primarily by the Illinois Press Foundation and the Robert R. McCormick Foundation.



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Illinois

Downtown Springfield revitalization plan passed out of the Senate

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Downtown Springfield revitalization plan passed out of the Senate


SPRINGFIELD, Ill. (WAND) — A bill to create economic development opportunities for Downtown Springfield passed out of the Senate late Sunday night.

The bill passed on a 38-19 vote and will now move on to the House. 

This plan aims to create the Capital Area Tourism Authority in hopes of building a new state-of-the-art hotel connected to the Bank of Springfield Center. The measure also calls for an expansion of the city’s medical district to lift healthcare, education and research.

“Springfield is the home of state government. It’s where Lincoln grew up,” said Sen. Doris Turner (D-Springfield). “It’s a city full of history, and this is where we’ve actually put politics aside and come together to give Downtown Springfield the attention it deserves.”

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Senate Bill 2829 could create a new capital city construction jobs income tax credit and a historical building rehab tax credit as well.

However, the Illinois Hotel and Lodging Association told lawmakers they oppose the current bill language. Association members argue that taxing hotels at 17% to finance one owned and operated by the government is simply the wrong approach.

“They would be second to the city of Chicago, which is as of May 1 at 19%,” said Keenan Irish, vice president of government affairs for the Illinois Hotel & Lodging Association. “There are other communities in central and southern Illinois who are proposing tourism improvement districts, so those rates will also get closer to 15-16%. However, all of those funds are dedicated to tourism promotion.”

Former state representative and current Illinois Railroad Association President Tim Butler also spoke against the legislation. Butler said the proposal could grant new eminent domain authority to the potential tourism authority and medical district. 

“Union Pacific and Norfolk Southern have significant property within both of these entities,” Butler said. “Union Pacific is currently undergoing negotiations for a land transfer at the 3rd Street Corridor, which includes the UP-owned railroad station, as part of the ongoing Springfield rail improvements project.”

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Butler noted that his organization has provided language to Turner to exempt railroads and rail property from the final version of the bill.

“This isn’t just about saving downtown,” Turner said. “This is about investing in the future of our capital city while ensuring we are boosting economic development, bringing in good-paying jobs and creating an environment for residents and visitors to enjoy for decades to come.” 

These ideas were included in the Chicago Bears-endorsed megaprojects bill earlier this spring. 

Copyright 2026. WAND TV. All rights reserved.

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Plainfield, Illinois, ice cream shop launches

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Plainfield, Illinois, ice cream shop launches



An ice cream shop in Plainfield, Illinois, has launched an anti-bullying campaign after an incident with a customer.

Hazel Marie’s is located at 24030 Lockport St. in Plainfield. Owner Tammy Barvian said on Memorial Day, a customer crossed a line.

“We had a customer that felt that it was OK and appropriate to throw — not toss, but throw — a banana split at the back of one of our employees’ heads and hit her in the back of the head,” said Barvian. “Not going to be tolerated here. Not something that we’re going to allow.”

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On Sunday, the store asked people to bring bananas and wear yellow for $5 Sundays. The owners said they wanted to raise $10,000 for their Bananas Against Bullies campaign.

According to the Patch, Plainfield police officers responded to the scene after the incident on Monday, May 25, but could not identify the man involved.

The employee who was hit was doing OK days later.



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