Anyone on here invested in timber land before?

Why would someone want to buy land from you with NO timber for 20 years or mineral rights. Sounds like a bag holder

Many people pass on land that have no mineral rights. That can come back to haunt you one day if you are the dirt owner and exploration starts into development.&

How close is the land to a sawmill cause it will be tough to get a reputable logger’s attention at 80 acres?

Is the land under any easement program currently?

Are there any wells on the property now?

Get it surveyed before buying - could help avoid future issues.

How much does this land cost per acre and how much is clear cut land selling for?

Good hunting land seems to be fetching a premium these days. I’m not sure the best strategy would be to completely clear cut.

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within 30 miles of a sawmill?

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Yes.

It's not currently at $50k

It's an off market deal and I could get it for $1000/acre

It's a family that's not in state and just want the gas royalties. They've had it leased to guys to hunt and they've never been approached for the timber.

It has deeded access and the neighbors had their set logged.

My thought process is if I bought it could I clear cut it and sell the timber then either keep the land and lease it for hunting, plant it snd harvest the timber again in 30 years or flat out flip the land.

I'm thinking I could get some trail cam photos and hire whitetail properties guys and try to get $70-$80/acre without mineral rights.

I would need to be able to net $800-$1000 an acre to justify buying it with essentially no risk.

Even if I could break even on the land I wouldn't mind having 80 acres extra to hunt that cost only property tax

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Have they been doing burns?

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It's not a farm. This is raw natural land.

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If not it is probably pretty crappy hunting land anyways.

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This is maybe the only thing I can 100% guarantee it's not. It's slammed with deer and I know one of the guys in the club. They harvested at 164" bucks on it in '21.

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Have the already thinned the trees out. Usually there are tons of companies willing to thin them out for free if they get the trees.

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Nope, to their knowledge the land has never been cut.

Which parish? I was able to get timber property in Winn parish for around $2k an acre. It's been decent hunting for deer and wood ducks which was the main reason for the purchase but it is plantation planted with 16 year old pines. We'll be looking to do our first thinning next year. The thinning should help the deer hunting and I suppose potentially help value of the land for any future harvest. I consider any timber revenue as lagniappe.

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How much does this land cost per acre and how much is clear cut land selling for?

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I can get it for $1k/acre

Clear cut land is selling for $2k-$3500 with mineral rights

I would want to sell it for $700-$800 clear cut with no mineral rights (as I would not maintain them)

So I would have to find someone who wants 80 acres of recreational property for $50-$60k that clear cut.

Or lease the land to a large wood producer like Weyerhaeuser

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I don't think your plan is terrible, I'm just not sure it will go super smooth as there are people that do this for a living. But if you can be patient and hold the land and have some buffer built in, I'd say do it.

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Thanks man. Yeah I'm not trying to compete in the market with anyone. Just seeing an opportunity on the side and seeing if it's as good as it looks on paper or if I'm missing something.

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Has land really gone that far down in value? A year or 2 ago it was damn near impossible to find acreage for under $2000/ acre almost anywhere thanks to preppers moving to the country due to covid.

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It's off market deals where folks want to maintain their mineral rights.

There's clear cut land close by with mineral rights that's on the market at $5,500/acre

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I'm not even sure how much it would cost to have 80 acres surveyed but it would be needed for sure

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Paid $7,500 to have 130 acres of heavily wooded land surveyed

If you can buy it for a fraction of the purported fair market value, why are you messing around asking us what we think? You could give the timber away and still make money, supposedly. Jump on it.

Otoh, I thought in LA you couldn’t permanently decouple the surface and mineral rights.