Thinking about buying acreage around Stillman Valley and wondering what “ag zoning” actually allows? You are not alone. Agricultural zoning shapes where you can build, what you can keep on the land, and how you can use it day to day. In this guide, you will learn how ag zoning works in Stillman Valley and unincorporated Ogle County, what to check before you buy, and how to plan your homesite, barns, animals, and small farm ideas with confidence. Let’s dive in.
What ag zoning means locally
In the Stillman Valley area, land use rules depend on where the property sits. Parcels inside the Village of Stillman Valley follow village ordinances. Parcels outside village limits follow Ogle County’s zoning ordinance and map. Zoning for rural parcels is often labeled Agricultural or A‑1 Agricultural, but you should always confirm the exact district for the specific parcel.
The purpose of agricultural zoning is to protect working farmland, guide where homes and farm buildings can be placed, and limit incompatible development. Standards can vary by district and by overlays, such as floodplain or drainage areas. That is why verifying the zoning and any overlays for the exact property is the first step in your due diligence.
Permitted vs conditional uses
Agricultural districts generally group uses into two buckets.
- Permitted uses: Single‑family homes, crop production, storage and repair of farm equipment, common accessory buildings like barns and pole buildings, and some low‑impact home occupations are often allowed by right.
- Conditional or special uses: Higher‑impact or commercial activities, such as agritourism with paid entry, kennels, commercial boarding, agricultural processing, or large animal operations, typically require a conditional use permit. That process usually includes a public hearing and specific conditions.
If your plans involve sales to the public, events, or larger‑scale operations, plan for extra time to seek approval and document parking, access, and sanitation.
Rules for homes and barns
Most hobby‑scale barns, sheds, and pole buildings are allowed in agricultural districts, but there are size, height, and setback requirements. Larger warehouses or commercial‑scale structures may require additional permits or a conditional use. The difference between a “farm” structure and a nonfarm accessory building can also affect whether a structure is eligible for certain exemptions.
Key points to confirm before you build:
- Minimum lot size and road frontage requirements for the district
- Setbacks from property lines and roads for homes and barns
- Maximum height and total square footage allowed for accessory structures
- Whether farm structures qualify for any code or tax exemptions
Animals on ag land
Many rural buyers plan for chickens, goats, horses, or a few cattle. Small numbers for personal use are commonly allowed in agricultural districts. That said, location and management matter. Setbacks for barns and pens, manure handling, and state animal health rules can apply. If you plan to keep larger numbers of animals or operate commercially, you should check both county zoning and any applicable state rules.
To avoid conflicts with neighbors and agencies, map out your barn and pasture areas early. Then verify setbacks, drainage patterns, and any local animal rules before you bring animals onto the property.
Home businesses and agritourism
Low‑impact home occupations are often allowed if they are clearly accessory to the residence and do not generate significant traffic or noise. Farm stands, CSA pickups, and agritourism, such as paid pumpkin patches or on‑site events, may trigger conditional use permits and health or safety requirements. Plan ahead for parking, customer access, signage, and sanitation if you expect visitors.
Taxes and assessments
Illinois offers farmland assessment that can lower property taxes for income‑producing agricultural land. A hobby farm or a home on acreage does not automatically qualify. Eligibility usually depends on bona fide agricultural use and income criteria. For clarity on your parcel’s classification and what documentation is required, contact the Ogle County Assessor.
Some farm structures may qualify for certain tax exemptions, but those are not automatic. Keep records and confirm requirements before you build or convert structures.
Septic, wells, and utilities
Most rural homes rely on private septic systems and wells. For a new or replacement septic, you will need a soil evaluation, perc test, and a permit through the local health department. Well construction in Illinois follows state standards, and you should verify permit steps and approved well contractors before drilling.
If a parcel does not have a functioning, permitted septic system, a failed perc test can change what and where you can build. Schedule a feasibility review early in your purchase period and get the results in writing.
Driveways and road access
Creating a new driveway or changing access onto a county road usually requires approval from the county highway authority. Expect standards for sight distance, culverts, and drainage. If your site plan includes moving a driveway or adding a second entrance, confirm the permit process and design requirements before you finalize your layout.
Floodplain, wetlands, and drainage
Some agricultural land includes floodplain, wetlands, drain tiles, or streams that limit where you can build. Projects in or near regulated wetlands or waters may need state or federal approvals. Cutting or rerouting tile lines can create neighbor disputes and liability.
Check flood maps and soil data, then walk the site after a heavy rain to understand how water moves. If any part of your plan touches a regulated area, build time into your schedule for environmental reviews.
How to verify your plans
Getting written confirmation from the right offices will save you time and risk. Use these local contacts as your core sources:
- Ogle County Planning and Zoning Department for zoning, permitted uses, conditional use procedures, and building permit requirements
- Ogle County GIS or Parcel Viewer for zoning, parcel lines, floodplain, and easements
- Ogle County Health Department or Environmental Health Division for septic and well permits and records
- Ogle County Assessor for property classification and tax questions
- Village of Stillman Valley for parcels inside village limits, including zoning and building permits
- Ogle County Highway Department for driveway and access permits
- Illinois agencies for well, wastewater, and animal health standards, when applicable
When in doubt, ask for a written zoning letter and copies of any ordinance sections that apply to your parcel and plans.
Due diligence checklist
Use this step‑by‑step list to evaluate a Stillman Valley property before you commit.
Confirm the governing jurisdiction. Determine whether the parcel is inside Stillman Valley or in unincorporated Ogle County, then note the right contacts for each office.
Request a zoning letter. Ask for the parcel’s zoning district, permitted and conditional uses, setbacks, and any known overlays or easements.
Review relevant ordinance sections. Focus on setbacks, accessory building size and height, animal rules, home occupations, and lot split standards.
Check the parcel on the county GIS. Review floodplain, wetlands, drainage districts, tile lines, road frontage, and easement layers.
Verify septic feasibility. Order a soil and perc test if you plan a new house or need to upgrade a system. Confirm permit steps with the health department.
Confirm well requirements. Locate existing well records or ask about permits and water testing for a new well.
Map out your use plan. If you plan animals, produce sales, events, or agritourism, ask whether each use is permitted, conditional, or prohibited and what licenses apply.
Clarify tax classification. Talk to the Assessor about farmland assessment versus residential classification and what records you would need for eligibility.
Plan for driveway permits. Check standards for a new or modified driveway with the county highway department.
Outline building permits and inspections. Get timelines, inspection stages, and fee estimates for your house and any barns or accessory structures.
Consider future splits. If you may subdivide later, review the county subdivision ordinance and minimum lot sizes now.
Request conservation records. Ask for any conservation easements, CRP enrollments, or other program commitments on the property.
Set expectations about farm activity. Ask about any Right‑to‑Farm policy language to understand typical farm operations near your parcel.
Timelines and approvals
Simple building or septic permits can take weeks, depending on office workload and the season. Conditional uses, variances, or anything requiring public notice and a hearing can take months. Build this into your purchase timeline, especially if your plan depends on a special approval.
To stay on track:
- Start your zoning letter request and septic feasibility early in the contract period
- Submit complete permit applications to avoid delays
- Get written timelines and conditions from each office
Common mistakes to avoid
- Assuming all ag parcels have the same rules. Districts and overlays can change what you can do, even on nearby properties.
- Placing barns or pens too close to lot lines. Setbacks protect your project and neighbor relations.
- Waiting on perc tests. Septic feasibility can make or break a homesite.
- Overlooking driveway permits. Access standards can affect your site plan and budgets.
- Counting on farmland tax status for a hobby operation. Confirm eligibility with the Assessor.
Work with a local expert
Buying acreage near Stillman Valley should feel exciting, not confusing. With 32 years of local experience across residential, land, and agricultural sales, Carla understands county‑level rules and the practical realities of barns, outbuildings, and rural infrastructure. If you want clear answers, a smart due diligence plan, and a smooth path from offer to closing, reach out to Carla Benesh.
FAQs
What does ag zoning allow in Stillman Valley?
- In the Stillman Valley area, ag zoning typically allows single‑family homes, crop production, common farm accessory buildings, and some low‑impact home occupations, with higher‑impact uses requiring conditional approval.
Can I build a pole barn on an ag parcel?
- Usually yes at hobby scale, but size, height, and setback limits apply, and large commercial‑style buildings may need special approval or permits.
Are chickens or goats allowed on ag land?
- Small numbers for personal use are commonly allowed, but you should confirm setbacks, location of barns or pens, and any county or state animal health rules.
Will my hobby farm get farmland tax assessment?
- Not automatically; farmland assessment typically requires bona fide agricultural use and income criteria, so check eligibility with the Ogle County Assessor.
Do I need a perc test before closing on land?
- It is smart to do a soil and perc test early if there is no functioning permitted septic system, since a failed test can limit building or affect financing.
Can I host farm events or agritourism on my property?
- Small produce sales or farmstands may be allowed, but public events, tours, or paid attractions often require conditional use permits and health and safety compliance.
