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Offer Price per Acre #1759498
06/13/16 05:07 AM
06/13/16 05:07 AM
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bamahunt Offline OP
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I am considering making an offer on 40 acres that neighbors some family land and would like to ask what everyone thinks is an acceptable offer price on the property. Please give me a range of what you would offer on the property based on the notes below. I am not sure if they owner would like to sell it, but based on their use of the land (cutting and not replanting and not currently leasing hunting rights to produce income) I am hoping to offer them cash and get them to sell.

-It is a 40 acre parcel that was clear cut and not replanted in 2008
-There is around 8 acres of SMZs that were not cut and have mature hardwoods on them.
-The site is adjacent to a county highway
-The site is 8 miles from a local saw mill
-The site is positioned on "high ground" that stays fairly dry in the winter with the exception of the SMZs
-I would like to purchase and plant loblolly for future resale
-The property is valued at $1500/acre based off of tax records
-The property is owned by an out of state private land owner who acquired it through inheritance and to my knowledge has no sentimental ties to the property and does not visit it regularly at all

Re: Offer Price per Acre [Re: bamahunt] #1759502
06/13/16 05:12 AM
06/13/16 05:12 AM
Joined: Feb 2013
Posts: 7,899
Huntsville AL
Rocket62 Offline
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Huntsville AL
[edited]

Last edited by Rocket62; 06/13/16 05:59 AM. Reason: thought you were asking about hunting lease with an option to farm



I don't want to pass quietly into the night. I want to slide in sideways kickin and screamin
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Re: Offer Price per Acre [Re: bamahunt] #1759510
06/13/16 05:22 AM
06/13/16 05:22 AM
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Alabama
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3FFarms Offline
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I'd offer $1K/acre as a starting point based on what you've described and see if you got anywhere. He's milked it as far as cutting it for the foreseeable future and, in his opinion, it's just sitting there. $40K prob sounds pretty decent to him for land in another state that he never accesses and he's already gotten paid for once through timber sales.


Originally Posted by CNC
Ya'll are just overthinking it now

Re: Offer Price per Acre [Re: bamahunt] #1759514
06/13/16 05:24 AM
06/13/16 05:24 AM
Joined: Oct 2012
Posts: 10,502
Central, Al
Bustinbeards Offline
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By my math 1500$x40=60k tops. You might be able to get them to negotiatiate. GLWS


Originally Posted By: Wiley Coyote
Well, the way I see it is there's just too many assholes
On a good day there's a bunch of assholes in here. On a bad day there's too many assholes in here.
Re: Offer Price per Acre [Re: bamahunt] #1759524
06/13/16 05:38 AM
06/13/16 05:38 AM
Joined: Oct 2003
Posts: 25,687
South Alabama
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Rebelman Offline
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What county? How close is the nearest town? Any encumbrances on the property?

Re: Offer Price per Acre [Re: 3FFarms] #1759591
06/13/16 07:48 AM
06/13/16 07:48 AM
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USA
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Remington270 Offline
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Originally Posted By: 3FFarms
I'd offer $1K/acre as a starting point based on what you've described and see if you got anywhere. He's milked it as far as cutting it for the foreseeable future and, in his opinion, it's just sitting there. $40K prob sounds pretty decent to him for land in another state that he never accesses and he's already gotten paid for once through timber sales.


Yep, this is what I'd do. Although there are several areas where $1,000/acre is too high.

Re: Offer Price per Acre [Re: Remington270] #1760340
06/14/16 05:51 AM
06/14/16 05:51 AM
Joined: Jan 2005
Posts: 1,962
Northport
Thisldu Offline
8 point
Thisldu  Offline
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I just bought 38 acres in a very similar situation that borders us except it was clear cut 2 years ago and not replanted.

Got it for $1,000 an acre.

Had it not bordered us it would not have been worth $1,000, but it was to us.


"The future's uncertain and the end is always near"
Re: Offer Price per Acre [Re: bamahunt] #1760386
06/14/16 06:36 AM
06/14/16 06:36 AM
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Lincoln, Alabama
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blumsden Offline
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Lincoln, Alabama
I agree, start low, and let him counter offer. You have to decide how much it is worth to you, not anybody else. It's only a bad deal, if you feel that way.

Re: Offer Price per Acre [Re: bamahunt] #1760431
06/14/16 07:33 AM
06/14/16 07:33 AM
Joined: Nov 2012
Posts: 10,046
Northport, Al.
BOFF Offline
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Originally Posted By: bamahunt


-It is a 40 acre parcel that was clear cut and not replanted in 2008

-I would like to purchase and plant loblolly for future resale
-


You also have to figure in what it's going to cost you per acre to (spray/burn/prep/trees/labor) replant he land since it's been 8 years after cutting.

God Bless,
David B.


Premium member #8925
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Re: Offer Price per Acre [Re: BOFF] #1761925
06/16/16 03:15 AM
06/16/16 03:15 AM
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Pelham
Ben2 Offline
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Pelham
Originally Posted By: BOFF
Originally Posted By: bamahunt


-It is a 40 acre parcel that was clear cut and not replanted in 2008

-I would like to purchase and plant loblolly for future resale
-


You also have to figure in what it's going to cost you per acre to (spray/burn/prep/trees/labor) replant he land since it's been 8 years after cutting.

God Bless,
David B.


This ^^^^

Re: Offer Price per Acre [Re: bamahunt] #1761984
06/16/16 04:21 AM
06/16/16 04:21 AM
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bamahunt Offline OP
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Can anyone give me a ballpark cost range to prep and plant loblolly on a site that has 8 years of clearcut growth per acre on a 40 acre tract?

Last edited by bamahunt; 06/16/16 04:23 AM.
Re: Offer Price per Acre [Re: bamahunt] #1762041
06/16/16 05:20 AM
06/16/16 05:20 AM
Joined: Jan 2014
Posts: 1,189
Lamar
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Fishduck Offline
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Lamar
As it borders family land, it may be worth more to you than anyone else. 8 years of growth is problematic because the trees may be big enough that bulldozer clearing may be the best option. I would have a forester look at the tract & give an estimate for site prep.

Re: Offer Price per Acre [Re: bamahunt] #1762100
06/16/16 06:30 AM
06/16/16 06:30 AM
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Posts: 20,017
PDL, Fl
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timbercruiser Offline
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Ballpark - $250/ac to spray, burn, seedlings and plant.

Re: Offer Price per Acre [Re: bamahunt] #1762204
06/16/16 08:11 AM
06/16/16 08:11 AM
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Posts: 3,996
Central AL
March15 Offline
10 point
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Central AL
You have to answer Rebels question. What county and nearest town are huge.

Re: Offer Price per Acre [Re: timbercruiser] #1762515
06/16/16 01:51 PM
06/16/16 01:51 PM
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South Alabama
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Rebelman Offline
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Originally Posted By: timbercruiser
Ballpark - $250/ac to spray, burn, seedlings and plant.


I doubt it on an 8 year old cutover. It's going to need mechanical. I'd wager it would be closer to $400/ac

Re: Offer Price per Acre [Re: timbercruiser] #1762534
06/16/16 02:17 PM
06/16/16 02:17 PM
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Posts: 2,374
Andalusia
sanderson Offline
8 point
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Andalusia
Originally Posted By: timbercruiser
Ballpark - $250/ac to spray, burn, seedlings and plant.


No way that's gone happen


3 things that define what kind of person a man is: women, money, and deer
Re: Offer Price per Acre [Re: bamahunt] #1766517
06/21/16 09:03 AM
06/21/16 09:03 AM
Joined: Feb 2016
Posts: 826
Chelsea, AL
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Spottedbass Offline
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Chelsea, AL
Yes I would agree with timbercruiser...between $210-$250/ac with site prep & machine planting 3rd Gen Lob

Re: Offer Price per Acre [Re: Rebelman] #1766522
06/21/16 09:06 AM
06/21/16 09:06 AM
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PDL, Fl
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timbercruiser Offline
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Originally Posted By: Rebelman

Originally Posted By: timbercruiser
Ballpark - $250/ac to spray, burn, seedlings and plant.


I doubt it on an 8 year old cutover. It's going to need mechanical. I'd wager it would be closer to $400/ac


You are way high Reb.

Re: Offer Price per Acre [Re: bamahunt] #1766878
06/21/16 03:43 PM
06/21/16 03:43 PM
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South Alabama
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Rebelman Offline
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Maybe.

Chop $120/ac
Spray $80/ac
Burn $45/ac
Plant $100/ac

Re: Offer Price per Acre [Re: bamahunt] #1811376
08/11/16 12:57 AM
08/11/16 12:57 AM
Joined: Jan 2016
Posts: 35
Central Alabama
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Softailrider00 Offline
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Central Alabama
I realize this thread is a couple of months old but I'd like comment on the replanting discussion. If it were hardwoods that were clear cut I'd leave it alone considering it's been 8 years. If it were pines I'd recommend you have a forester to walk the property and see how trees per acre you have at the moment. If there's a good amount of trees to the acre and they're 8 years old you'd be going backwards to cut it and replant. If you can pay for the property without the need of cutting the timber and do decide to replant I'd highly recommend planting hardwoods. Hardwoods are getting harder and harder to find, in central Alabama at least, and the price of hardwood it getting higher everyday whereas pine prices are falling.

Re: Offer Price per Acre [Re: Softailrider00] #1811419
08/11/16 02:15 AM
08/11/16 02:15 AM
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South Alabama
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Rebelman Offline
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Originally Posted By: Softailrider00
I realize this thread is a couple of months old but I'd like comment on the replanting discussion. If it were hardwoods that were clear cut I'd leave it alone considering it's been 8 years. If it were pines I'd recommend you have a forester to walk the property and see how trees per acre you have at the moment. If there's a good amount of trees to the acre and they're 8 years old you'd be going backwards to cut it and replant. If you can pay for the property without the need of cutting the timber and do decide to replant I'd highly recommend planting hardwoods. Hardwoods are getting harder and harder to find, in central Alabama at least, and the price of hardwood it getting higher everyday whereas pine prices are falling.


Why would you recommend walking away from an 8 year old natural HW stand but 'highly recommend' to replant hardwoods?

Re: Offer Price per Acre [Re: Rebelman] #1811457
08/11/16 03:02 AM
08/11/16 03:02 AM
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Hampton Cove
foldemup Offline
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Hampton Cove
Originally Posted By: Rebelman

Originally Posted By: Softailrider00
I realize this thread is a couple of months old but I'd like comment on the replanting discussion. If it were hardwoods that were clear cut I'd leave it alone considering it's been 8 years. If it were pines I'd recommend you have a forester to walk the property and see how trees per acre you have at the moment. If there's a good amount of trees to the acre and they're 8 years old you'd be going backwards to cut it and replant. If you can pay for the property without the need of cutting the timber and do decide to replant I'd highly recommend planting hardwoods. Hardwoods are getting harder and harder to find, in central Alabama at least, and the price of hardwood it getting higher everyday whereas pine prices are falling.


Why would you recommend walking away from an 8 year old natural HW stand but 'highly recommend' to replant hardwoods?


I think he was recommending not killing the 8 yo hardwoods.....not walking away from the land.


If you want to always win, never play anyone better than you!
Re: Offer Price per Acre [Re: Spottedbass] #1811461
08/11/16 03:07 AM
08/11/16 03:07 AM
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LASW
turkey247 Offline
10 point
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Originally Posted By: Spottedbass
Yes I would agree with timbercruiser...between $210-$250/ac with site prep & machine planting 3rd Gen Lob


8 years! 8 freaking year old natural growth. And you guys think you can get a decent regeneration job for 250/ac or less, which is average cost or below for "normal" regen. An 8 year old natural stand in SW AL would have 1000-1500 tpa of various species already 20-30 feet tall. And 2000 more tpa of suppressed trees, bushes and vines in places you couldn't walk through, etc. Comparing that to a freshly harvested area with normal, timely regen practices.

Alrighty then.

Re: Offer Price per Acre [Re: bamahunt] #1811507
08/11/16 03:59 AM
08/11/16 03:59 AM
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PDL, Fl
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timbercruiser Offline
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Turkey I can show you a tract, about 800 acres that had a 12 or so year old clear cut thicket of junk hardwoods, privet, etc on it. I had a helicopter nuke it, we planted with mechanical planters with no burning or anything. That was about 7 years ago and there is a nice plantation right now out there. It was a LOT less than $250 an acre.

Re: Offer Price per Acre [Re: timbercruiser] #1811537
08/11/16 04:27 AM
08/11/16 04:27 AM
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turkey247 Offline
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Originally Posted By: timbercruiser
Turkey I can show you a tract, about 800 acres that had a 12 or so year old clear cut thicket of junk hardwoods, privet, etc on it. I had a helicopter nuke it, we planted with mechanical planters with no burning or anything. That was about 7 years ago and there is a nice plantation right now out there. It was a LOT less than $250 an acre.


What's a LOT less?

I just don't see it. I know what average, timely industrial regen costs are here in the timber belt. Maybe you have a viable plantation on par with industry standards - I don't know. But there's a lot of professionals around here - the best in the business - that can't get desired results at that cost ( whatever a LOT less actually is). If you have a stand that can be thinned at age 11-13, and that scenario is true - I say congratulations.

Re: Offer Price per Acre [Re: bamahunt] #1811711
08/11/16 07:21 AM
08/11/16 07:21 AM
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PDL, Fl
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timbercruiser Offline
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Good chance it might be thinned at 11 - 13, it is growing well, but it isn't that old yet. I don't remember the exact cost, but I'll try to dig it up. This was a cheap landowner experiment, but I don't see anything wrong with the stand at this time.

Re: Offer Price per Acre [Re: timbercruiser] #1811778
08/11/16 08:20 AM
08/11/16 08:20 AM
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turkey247 Offline
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Originally Posted By: timbercruiser
Good chance it might be thinned at 11 - 13, it is growing well, but it isn't that old yet. I don't remember the exact cost, but I'll try to dig it up. This was a cheap landowner experiment, but I don't see anything wrong with the stand at this time.


Ok, but you do understand that it's not industry standard and has very little chance of producing desired results in 95% of landscapes in AL - with that particular budget in 2016. The original topic, I thought, was to give the guy some idea of industry standards.

I gave you credit where credit is due. But your cheap landowner experiment is not applicable to the discussion to be fair.

Last edited by turkey247; 08/11/16 08:27 AM.
Re: Offer Price per Acre [Re: bamahunt] #1811795
08/11/16 08:39 AM
08/11/16 08:39 AM
Joined: Aug 2002
Posts: 5,727
Lower AL
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k bush Offline
12 point
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Lower AL
What kills me is a tract I just saw offered for a little under $1.5 million for 240 acres. Has a decent sized lake and new construction lodge that's pretty nice. Even if you value the ammenities at 250,000 that's still 5,000 an acre for land and timber. The topography and site index are pretty much crap too. Steep slopes and highly erodible sandy textured soil from what I saw when I was on the property several months ago.


"Cull" is just another four letter word...
Re: Offer Price per Acre [Re: k bush] #1811822
08/11/16 09:16 AM
08/11/16 09:16 AM
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Posts: 1,892
south of hills, north of plain...
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RareBreed Offline
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south of hills, north of plain...
And it will rot on the market at that price.


"I didn’t mean to kill nobody, I just meant to shoot him once in the head and two times in the chest. Him dying was between he and the Lord."
Legendary bluesman R.L. Burnside
Re: Offer Price per Acre [Re: turkey247] #1812330
08/11/16 05:05 PM
08/11/16 05:05 PM
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PDL, Fl
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timbercruiser Offline
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Originally Posted By: turkey247
Originally Posted By: timbercruiser
Good chance it might be thinned at 11 - 13, it is growing well, but it isn't that old yet. I don't remember the exact cost, but I'll try to dig it up. This was a cheap landowner experiment, but I don't see anything wrong with the stand at this time.


Ok, but you do understand that it's not industry standard and has very little chance of producing desired results in 95% of landscapes in AL - with that particular budget in 2016. The original topic, I thought, was to give the guy some idea of industry standards.

I gave you credit where credit is due. But your cheap landowner experiment is not applicable to the discussion to be fair.


Ok, I'm giving a price on a normal spray, burn, hand plant with gen 3 loblolly at about 726 per acre next week, it is going to be around $240 per acre in the ground.

Re: Offer Price per Acre [Re: bamahunt] #1812354
08/11/16 05:27 PM
08/11/16 05:27 PM
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LASW
turkey247 Offline
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I'm with you on that cost - that is what's typically used when calculating cost analysis for acquisitions and disposals south-wide.

We may have to agree to disagree that it will be enough on an average 8 year old natural regen in AL - to produce a viable plantation. Just a lot for normal prescriptions to overcome in most all cases. There's more than a few reasons why mechanical site prep is still fairly popular, and recovering neglected stands is a big one.

Re: Offer Price per Acre [Re: bamahunt] #1812408
08/12/16 01:15 AM
08/12/16 01:15 AM
Joined: Oct 2007
Posts: 1,708
Opelika ,AL
bwhunter Offline
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I would say at least $350 for site prep and planting on an 8 year old clear cut, maybe up to $400. It cost $250 for a recent cut over if you include site prep burning and quality seedlings.
I would not offer more than $800 an acre considering they let it grow up in 8 year old cut over. If it's left to naturally regenerate it's going to be a long time before you have any decent timber value on the property.

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