A landscaping company in Mattoon is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Charleston — not on a statewide rumor multiple. Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. The statewide landscaping companies playbook is on the industry hub; this page is the Mattoon file. Confidential sale. No upfront listing fee.
Confidential • No upfront fees • Illinois statewide
Mattoon market
Selling a landscaping company in Mattoon
A landscaping company in Mattoon is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Charleston — not on a statewide rumor multiple. Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. The statewide landscaping companies playbook is on the industry hub; this page is the Mattoon file.
Mattoon is the I-57 and rail city in Coles County — industrial and traveler services, not Charleston’s Eastern Illinois University campus.
Rail/industrial and interchange books are the distinctive businesses. EIU students live in Charleston; do not borrow that calendar unless the P&L shows it. Buyers treat the two Coles cities as a pair and then price them apart. Farm-service in the townships is a third book.
Mattoon has about 17,227 residents in Coles County, inside the Mattoon-Charleston area. Nearby markets buyers already compare this book to include Charleston, Effingham, Tuscola, Arcola. That comparison changes who shows up: a buyer who will drive from Charleston is not the same buyer who will fly in from a coastal platform.
Planning facts
Typical multiple
2.5x–4x SDE
Typical timeline
4–9 months
SBA eligible
Often — confirm
County
Coles County
Population
17,227
Metro
Mattoon-Charleston
Nearby comps
Charleston, Effingham, Tuscola, Arcola
Closing clock
Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago
Champaign-Urbana, Danville, and I-57 / I-74 towns mix campus, hospital, and farm-adjacent service demand. Academic-year cash flow has to be shown, not smoothed away.
State CBS-1 plus municipal licenses. Campus liquor or vendor rules do not transfer by handshake.
Mattoon demand for landscaping companies is the customer list and the license path — not the Census population figure. About 17,227 residents is context for who already lives in the trade area. It is not a sale price.
Landscaping Company in Mattoon
What a Mattoon buyer will underwrite on this landscaping company
Mattoon is not a collar-county density play. A landscaping company here usually sells to an owner-operator who already covers Charleston, Effingham, Tuscola, not a platform that needs a hired dispatcher and a second licensed person. Municipal registrations still reset on a new entity.
Landscaping Companies statewide typically plan around 2.5x–4x SDE and a 4–9 months process when books and the lease are ready. That is a planning range, not a price for this Mattoon shop. Buyers here usually argue recurring contract revenue, equipment fleet, crew size, commercial vs residential mix, seasonal balance.
Closing clock for this Mattoon file: Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. License path: Design-build landscaping is not a statewide licensed trade. The industry hub teaches the statewide rule. This URL is the Mattoon application of it.
Mattoon is a regional market. The first serious call is often an owner-operator from Charleston, Effingham, Tuscola, not a platform that needs $2 million of earnings to pay for diligence. SBA 7(a) and seller financing usually matter more here than a headline multiple.
Buyer pool
Who buys a landscaping company in Mattoon
Eastern Illinois University–aware buyers in Charleston; I-57 travelers and industrial buyers in Mattoon.
Illustration: a Wheaton-area design-build landscaper with eight commercial maintenance properties, a patio-and-irrigation crew, and a seller who still draws every bid. Not a closed sale and not a lawn-chemical route.
A landscaping company whose customers already sit in Charleston, Effingham, Tuscola, Arcola is a larger business than one that stops at the Mattoon city limit. Tell the truth about the route. Buyers will map it.
SDE recast
How a buyer will read the books on this Mattoon landscaping company
Landscaping recasts on contracted maintenance plus design-build gross profit, not a single HOA install year. Add back owner compensation and equipment-loan interest, then pull one-off hardscape projects and any snow that belongs in a different conversation. If the seller still designs every patio and bids every commercial property, subtract a production manager.
Illustration only — not a quote for any Mattoon shop. A landscaping company whose tax return shows $64,000 of net profit is not worth $64,000 × a rumor multiple.
Add back the owner’s $57,000 W-2 and payroll tax, $11,000 of discretionary benefits, $14,500 of accepted one-time cost, and $10,000 of personal expenses that a buyer will not run. Then subtract $6,000 of replacement labor if the owner still diagnoses, sells, or closes the books.
Adjusted seller’s discretionary earnings are $150,000. At the planning range 2.5x–4.0x, enterprise value is $375,000 to $600,000. Mid-range 3.25x is $487,500 before debt, working capital, holdback, and tax. A Mattoon buyer will argue the multiple after they ride with the staff and read the lease.
At 3.25 times $150,000 of seller’s discretionary earnings, enterprise value is $487,500 before debt, working capital, holdback, and tax. That is the planning conversation. It is not a listing-site guess.
SDE line items
Reported net profit (tax return, not the marketing P&L)
+ Interest expense
+ Income taxes (not payroll, sales, or property tax)
+ Depreciation and amortization
+ Owner W-2, bonuses, and payroll taxes on the owner
+ Discretionary owner benefits that a buyer will not keep (auto, personal travel, family on payroll with no role)
+ Accepted one-time or non-recurring expenses
− Market-rate replacement labor for owner work that will not transfer
= Seller’s Discretionary Earnings (SDE)
Illustration recast for a Mattoon landscaping company — not a quote
Net profit
$64,000
Owner W-2
$57,000
Benefits
$11,000
One-time
$14,500
Personal
$10,000
Replacement labor (subtract)
−$6,000
Recast SDE
$150,000
Planning EV at 3.25x
$487,500
Recast Seller’s Discretionary Earnings, then apply a planning multiple for landscaping companies.
Replacement labor is subtracted. This is a planning tool, not an appraisal.
Recast SDE—
Planning enterprise value—
Before debt, working-capital peg, holdback, and tax. Educational only.
Enter your annual Seller's Discretionary Earnings (SDE) — your net profit plus owner's salary and any personal expenses run through the business — to estimate a range.
$
1x3.0x8x
Estimated Value Range—to—
This is an estimate for planning purposes only. Actual value depends on lease terms, asset quality, customer concentration, and current market conditions. Request a professional valuation for a precise number.
Coles (Charleston, Mattoon) uses state CBS-1. Charleston campus licenses and Mattoon rail/industrial licenses differ.
Design-build landscaping is not a statewide licensed trade. Irrigation backflow, pesticide applications, and municipal contractor registrations are the live items. If the company sprays, the Illinois Department of Agriculture applicator license is personal to the operator. Chicago and many suburbs require contractor registration and dump or water-use permits that reset on a new entity.
Labor and lease
What has to keep working on Monday after close in Mattoon
For a landscaping company in Mattoon, the first labor question is: Multi-year commercial maintenance contracts the seller does not personally babysit.
EIU academic calendar in Charleston. Mattoon sits on I-57 with rail. Do not market them as one city.
East-central pair of towns with two different demand stories.
Diligence
What a serious landscaping company buyer will open
Levers that move the multiple in this vertical: Multi-year commercial maintenance contracts the seller does not personally babysit; Design-build margin that repeats without the owner’s sketchbook; Owned production equipment versus rented iron; True off-season contracted work; Property-manager relationships that survive a logo change.
Have these ready before anyone hears the name of the Mattoon business: Commercial maintenance contracts: term, cancellation, and who holds the relationship; Design-build backlog versus completed one-off patios; Skid-steer, dump-truck, and irrigation-equipment list with liens; HOA and property-manager concentration; Off-season work (snow, holiday lighting, interiorscape) that is actually contracted; Pesticide or irrigation licenses on staying employees.
Buyer tool
SBA payment sketch for a Mattoon landscaping company buyer
Most Illinois owner-operator acquisitions use SBA 7(a). This is a payment sketch, not an approval.
SBA 7(a) loans are the most common financing for business acquisitions. Estimate your monthly payment and required down payment based on the purchase price.
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%
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yrs
Down Payment Required—
Loan Amount—
Est. Monthly Payment—
This calculator provides estimates for planning purposes only. Actual SBA loan terms depend on your credit profile, the specific lender, and current market conditions. Contact us to connect with SBA-approved lenders in Illinois.
Sale steps
How to prepare a Mattoon landscaping company for sale
Recast this Mattoon landscaping company. Start with the tax return. Add owner pay. Subtract replacement labor if the seller still does the work a Mattoon buyer must hire. Do not treat a spike year as the new normal.
Name who can operate on Monday. List every credential that lets this landscaping company pull a permit or see a patient in Mattoon, and whether that person stays. Personal licenses do not transfer with the assets.
Tell the truth about the Mattoon trade area. Map customers against neighboring towns. Buyers will. A book that already covers those towns is larger than a book that stops at the Mattoon limit.
Open the lease and the labor file. Remaining term and assignment in Coles County. Whether the crew can run without the seller living eight minutes away.
Calendar the notices that apply here. Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. Start them at letter of intent, not the week of funding.
Read the statewide playbook, then talk. The Illinois landscaping companies hub is the statute and recast teaching. This page is the Mattoon file. Confidential consult — no upfront listing fee.
Answers for owners and buyers in Coles County, including local closing steps.
Illinois landscaping companies typically sell for 2.5x–4x SDE. Businesses with significant recurring commercial maintenance contracts command the higher end. A company generating $200,000 in SDE with strong contracts could be valued at $500,000–$800,000.
Annual recurring maintenance contracts are the most powerful value driver in landscaping. Each dollar of contracted revenue is worth significantly more than one-time project revenue in a buyer's eyes.
Buyers include PE-backed landscaping roll-up platforms, larger regional landscapers, and owner-operators. Illinois has seen significant consolidation activity in the landscaping space over the past several years.
Many sellers prefer to list in late fall or winter, giving time to work through the process ahead of the busy season. However, the right time to sell is when your financials are at their strongest and you're personally ready.
Most landscaping company sales in Mattoon close within 4–9 months. The process tends to move faster for companies with clean contracts, documented equipment lists, and organized financials.
Most Mattoon asset sales file Illinois Form CBS-1 at least 10 business days before closing. Coles County does not use Chicago’s 45-day city notice unless the business also operates there. Municipal licenses and the lease still need their own calendar.
The first serious call in Mattoon is usually an owner-operator or a neighboring shop, not a coastal fund. Coles County buyers already know the trade area. Seller financing and a clean lease matter more than a headline multiple.
No. The planning multiple for landscaping companies is a statewide starting point, not a Mattoon appraisal. Buyers in Coles County still adjust seller’s discretionary earnings, then argue the lease, licenses, labor, and owner dependency.
Service Area
Landscaping Company Brokerage Near Mattoon
We serve landscaping companies owners and buyers across Coles County and the surrounding region.