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Offer Price per Acre #1759498
06/13/16 05:07 AM
06/13/16 05:07 AM
Joined: Jan 2011
Posts: 76
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bamahunt Offline OP
spike
bamahunt  Offline OP
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Joined: Jan 2011
Posts: 76
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
14 point
Rocket62  Offline
14 point
Joined: Feb 2013
Posts: 7,899
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
Life really is awesome ... Soak it up while you can ...
Re: Offer Price per Acre [Re: bamahunt] #1759510
06/13/16 05:22 AM
06/13/16 05:22 AM
Joined: Apr 2013
Posts: 6,778
Alabama
3
3FFarms Offline
ALDEER SPONSOR
3FFarms  Offline
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Alabama
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: 10,501
Central, Al
Bustinbeards Offline
Booner
Bustinbeards  Offline
Booner
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Posts: 10,501
Central, Al
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: 25,686
South Alabama
R
Rebelman Offline
Freak of Nature
Rebelman  Offline
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South Alabama
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
Joined: Nov 2011
Posts: 21,751
USA
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Remington270 Offline
Freak of Nature
Remington270  Offline
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USA
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
8 point
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Posts: 1,962
Northport
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
Joined: Jun 2013
Posts: 5,648
Lincoln, Alabama
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blumsden Offline
12 point
blumsden  Offline
12 point
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Posts: 5,648
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
Booner
BOFF  Offline
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Posts: 10,046
Northport, Al.
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
Team Rack Addicts
2016 Aldeer Deer Champions

Re: Offer Price per Acre [Re: BOFF] #1761925
06/16/16 03:15 AM
06/16/16 03:15 AM
Joined: Jan 2013
Posts: 19,616
Pelham
Ben2 Offline
Old Mossy Horns
Ben2  Offline
Old Mossy Horns
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Posts: 19,616
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
Joined: Jan 2011
Posts: 76
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bamahunt Offline OP
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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
F
Fishduck Offline
6 point
Fishduck  Offline
6 point
F
Joined: Jan 2014
Posts: 1,189
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
Joined: May 2011
Posts: 20,017
PDL, Fl
T
timbercruiser Offline
Freak of Nature
timbercruiser  Offline
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Posts: 20,017
PDL, Fl
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
Joined: Dec 2004
Posts: 3,996
Central AL
March15 Offline
10 point
March15  Offline
10 point
Joined: Dec 2004
Posts: 3,996
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
Joined: Oct 2003
Posts: 25,686
South Alabama
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Rebelman Offline
Freak of Nature
Rebelman  Offline
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South Alabama

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
Joined: Jan 2009
Posts: 2,374
Andalusia
sanderson Offline
8 point
sanderson  Offline
8 point
Joined: Jan 2009
Posts: 2,374
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
S
Spottedbass Offline
6 point
Spottedbass  Offline
6 point
S
Joined: Feb 2016
Posts: 826
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
Joined: May 2011
Posts: 20,017
PDL, Fl
T
timbercruiser Offline
Freak of Nature
timbercruiser  Offline
Freak of Nature
T
Joined: May 2011
Posts: 20,017
PDL, Fl
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
Joined: Oct 2003
Posts: 25,686
South Alabama
R
Rebelman Offline
Freak of Nature
Rebelman  Offline
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South Alabama
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
spike
Softailrider00  Offline
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Posts: 35
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.

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