Jared Williams, Managing Broker of Archer Realty

Selling Farmland Before Year-End and Buying Commercial Property: How a 1031 Exchange Works in a Small Illinois Market

Published on: 23/10/2026

Fall farmland sales close before year-end and sellers ask about commercial replacement. Here is how the 45-day and 180-day 1031 windows work in a thin market.

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TODI and Probate Avoidance for Illinois Farmland: How a Transfer on Death Instrument Works

Jared Williams, Managing Broker of Archer Realty

Published on: 22/10/2026

A TODI avoids probate on Illinois farmland but does not address estate tax or creditor claims. Here is what a Transfer on Death Instrument actually does.

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Illinois Estate Tax and Farmland: Why the $4 Million Exemption Catches More Farm Families Than It Should

Jared Williams, Managing Broker of Archer Realty

Published on: 22/10/2026

Illinois exempts only $4 million per individual from estate tax — not portable between spouses. A farm worth $5 million can owe roughly $285,000 at the state level.

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Variable Cash Rent Leases in Illinois: When They Work for the Landlord

Jared Williams, Managing Broker of Archer Realty

Published on: 20/10/2026

Variable cash rent leases are 35 percent of Illinois agreements. Jared walks through the floor-and-ceiling structure and when it serves a central Illinois landlord.

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