Estate Planning for Rural Landowners in Illinois

 Posted on August 11, 2025 in Real Estate

If you own farmland, vacant property, or land without a clear address in areas like Sandwich, Somonauk, or Leland, it is important to understand the risks that come with owning rural real estate. Many of these properties have been passed down through generations without formal planning. That often means missing deeds, outdated surveys, or ownership records that are unclear.

Without proper legal planning, you could run into the following common issues: 

• Missing or unclear deeds due to informal transfers

• Property line disputes from old or missing surveys

• Surprise liens like unpaid taxes or contractor bills

• Claims from long-lost heirs if someone died without a will

These problems can delay or prevent your family from selling, refinancing, or keeping the property in the future. At Gateville Law Firm, we stand out because we have both estate planning experience and a strong background in real estate title law. Our business manager worked for 15 years as a title manager at a respected title company, and our Sandwich, IL real estate attorney was trained in real estate law by a title company, giving us the tools to solve these issues before they become a legal mess.

Real Estate and Estate Planning Tools to Keep the Land in the Family

At Gateville Law Firm, we work hard to anticipate problems and to provide clients with customized real estate and estate planning advice. There are simple but effective ways to make sure your land stays in the family and avoid future legal trouble:

• Full Title Review: We review your property records and fix title problems now, while you're alive and able to act.

• Revocable Living Trusts: These avoid probate court, allow you to stay in control, and make sure your land passes the way you want it to.

• Family LLCs or Farm Partnerships: These help organize shared ownership, make taxes easier to manage, and keep land in the family.

• Powers of Attorney and Healthcare Directives: These are essential if you become sick or unable to manage your affairs, so your loved ones are not stuck in court trying to help you.

Tax Planning for Rural Families

Illinois has a state estate tax that applies to estates worth over $4 million. That may sound high, but farmland values can add up quickly. Even if you do not consider yourself wealthy, owning a few hundred acres can push your estate over the limit and create a big tax bill.

The good news is that, with the right legal plan, you can reduce or avoid these taxes. For example, a Revocable Living Trust with a Credit Shelter Trust allows a married couple to use both of their exemptions, protecting up to $8 million from Illinois estate taxes. Likewise, we can help you explore options like gifting land during your lifetime or putting land into an LLC to reduce its taxable value.

Whatever it is you choose to do, our attorney can help you create a smart estate plan that helps protect your legacy and avoids passing a tax burden on to your children.

Work with a Somonauk, IL Estate Planning Attorney Who Understands Rural Real Estate

Rural landowners face different challenges than people in cities or suburbs. Farmland without formal addresses, family properties that were never legally transferred, and outdated surveys are just a few examples.

At Gateville Law Firm, we understand these issues. We are here to help you protect your land, reduce tax exposure, and make sure everything is in place if something happens to you. We are proud to serve the communities of Sandwich, Somonauk, Leland, and the surrounding areas in rural Illinois. Whether you own a large farm or a vacant piece of land, we are ready to help you build a plan that works for your family, now and for the future.

Contact our Leland, IL estate planning lawyer to get started with your estate plan today. Let us help you protect your property, your family, and your legacy.