How much is land typically discounted if it has been clear cut and not replanted? No road frontage or utilities.

That is a big ol mystery question. Location and what it is going to be used for, number of acres, access, a lot of variables. I wouldn't want to pay over $800 an acre.

In So Cullman Co about $1000/ac.

As much as your willing to pay. I saw some in Marion Co a few years ago for 600. But that was was before Trump.

MAGA

Timber investors have cooled on planting or investing in plantation pines. Opens up opportunities for the recreational buyer . More folks opting for natural regeneration, wide roads, bigger foodplots, lake or pond. Nice if the parcel at least has some SMZs. In my area, $900-1100 for what u have described.

I'm not familiar with SMZ's. Can you learn me?

Streamside Management Zone, leaving a strip of timber uncut along sides streams and creeks to prevent erosion , tops and limbs from clogging the stream and such.

http://www.forestry.alabama.gov/Publications/BMPs/Streamside_Management_Zones.pdf

Depends on the area and tons of other factors. Truth is, any landowner doing that is not the definition of “timber investor” anymore. That land can be classified as something else. A timberland company may do that to a small piece of land or a fraction of ownership, but that land is not timberland anymore technically.

Timberland owners in my area have not and will not “cool” on planting, managing, and maintaining sustainable pine plantations. Of course, where I work currently, if you find a decent hill with a view anywhere - you can see the smoke stacks of some type of mill.

IMHO if a landowner has an intention of selling a tract of land, the last thing he should do is clear cut the timber. Offer the land as is, with a cruise showing the potential buyers the value, and let them cut the timber if they want to.

Thanks for all of the feedback.

Agree. Timberlands are transitioning into recreational tracts in No Alabama. IP Courtland affect and more disposable income

I walked a 150 acre tract this week listed for $650/acre that was not worth it. Maybe $500...maybe. Poor dirt and topography. It actually was replanted in pine.

If you are in south Alabama as your user info suggests, you could range anywhere from 500-1000 per acre for just dirt, in my opinion if no road frontage of any kind (how do you get there?). Other factors would be, how long ago was it clear cut? It is just a big huge mess? Is it small or large tract? What's on it? Where is it? In short, not enough information.

Timber is no longer a good investment. I've been saying this on here for years and getting chastised for it. Takes a couple of Wall Street Journal articles before anyone else is on board.

Even at 500-1000 per acre for just the dirt depending on your financial situation.... how many on here have an extra $200k laying around to dump into "recreational property" that gets a poor return. You can certainly do that but unless you can truly afford to have $200k sitting not making squat for you I would advise against it. For some there is more to life than money so to each their own. You'll have some great memories and an empty wallet.

Yep. With that $200,000 in a safe, dividend bearing stock, you could make $1,000 a month doing absolutely nothing.

Disagree. I’ve made a small fortune tree farmer 😂

There isn't a specific tract I'm interested in but I would like to acquire one someday. I just wanted to get some opinions on the value of undesirable property as a starting point.

There ain’t no such think as undesirable land these days Bambam.

You made a small one because you started with a large one

There's PLENTY of land that's undesirable. Not worth anywhere near $1,000/acre. Plenty. No timber value, no utilities, maybe poor access, etc. Poor dirt...

Yeah, I think pine is over rated. Unless you have over a thousand acre plantation.

Maybe for some people and some areas, with each situation being different. The articles I read always seem to have an example of a landowner in a bad local market area that is mill deficient - and of course that’s gonna be a problem.

But if you think it’s a bad investment, you need to come sit at the intersection of Hwy 5 and Hwy 10 in Pine Hill, AL for a day. It will change your mind.

Timberlands will always have value. Tracts in our area (So Cullman) $1000/ac is the floor. There is still money to be made by buying cheap land and making improvements and resale. Small to medium size tracts with good access roads and a pond are in high demand if located close to a populated area (which is most of No Alabama). I understand that the biggest threat to farming in North Alabama is increasing land values. Land is getting too expensive to farm. Also when we went through the financial crisis in 2008 I was glad that part of my investments was in land. I watched my IRA go from a $1 to $.54 while land values held firm. Don’t let chicken little scare anyone away from buying land. I think, weather it’s 1 ac or 1000 acs, everyone should own some land

Plus it's not like it's still being made. What land we got is what we got. It's not gonna devalue

Find me some in North Alabama for under A 1000.

Go find some Lamar county clear cut with red dirt hills. $1,000 will get you 2 acres.

Not even clear cut, and $850/acre

https://www.landandfarm.com/property/Sulligent_Hunting_Tract_on_Blue_Bird_Road-8410364/

Totally agree

NO, but it will be. 20 acres of 9 year old planted pies but the remainder is under contract to be cut, according to the ad details. Still looks like a good deal to me on the surface. Wonder about access? The pic showed not much in the way of roads in the area. You could spend $200 per acre replanting the place after they cut the contracted timber and still be in it for $1100 an acre or less.

Might could get it for less. Maybe not replant and work with a blank canvas.

Just a pinch to far for me.

There's plenty of other places. I just posted that one to dispel the myth that "you can't get land for $1k/acre in north Alabama". Sure you can. But it will be ugly. Not a mature hardwood bottom with a gobbler on every white oak at dawn.

To far and for the record that ain’t North Alabama. That’s at least an 1and a half from me.

How is something that is north of North of Birmingham not considered North Alabama?
Doesn't the state work like, North of Birmingham is North Alabama, between Montgomery and Birmingham is Central Alabama and Montgomery south is South Alabama?

Ask someone from Dothan if Lamar county is North Alabama.

Hell it's right next to Connecticut ain't it?

Yep, that's the way I always figured it.

LOL, Shotgun Willy's and Cowboys.

In my immediate area, if you can get the dirt for $1300/acre or less, it is a pretty decent deal.
There are site specific variables, or course. But, that is a good general rule.

My dad just purchased 35 acres in Franklin county this week for 17,500 It had recently been clearcut, but for 500$ an acre he couldn't pass it up. Plus its loaded with deer.

That’s a deal. For North Alabama land.

...and a parcel that size. Almost anyone with a job could afford that.

Exactly. That’s why I’m so surprised he coulda find a small particle like that so cheap.

$500/acre around Montgomery. Ain't seen that for any parcel of any kind.

Dr. B

Doesn’t exist there. Too many people and too many deer.

That one word. Blackbelt.

There is a tract of 30 acres that joins some property of mine in Colbert that was clear cut two years ago. The regrow is so thick a dozer can't push it down. An offer of 1250 an acre was turned down a couple months ago on it. He wants 2,000 an acre for it! OUCH!

I just bought a small farm that was set up for cattle here in Colbert. It is 80% pasture, and about 20% woods. Loaded with deer also. Wife is a realtor so we bought this to sell the rest of the sellers properties (13 in all) here in Colbert. I will be listing it on here in a few years. It is going to be costly, but small hobby farms the city folks are looking for have skyrocketed.

We'll buy all we can like that at that price. Better investment than money in the bank.

B