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Started By
Message
What area of louisiana has the sandiest soil?
Posted on 8/30/23 at 9:56 am
Posted on 8/30/23 at 9:56 am
I’m interested in buying a small tract for pine trees as an investment sometime in the next couple of years. I’m no arborist but understand that well draining/sandy soil is ideal, and was wondering what parish/region fits the bill
15
Posted on 8/30/23 at 10:06 am to Chang Wung
quote:
What area of louisiana has the sandiest soil?
Grand Isle..
Posted on 8/30/23 at 10:21 am to Chang Wung
A lot of watermelons are grown in Washington parish, and watermelons grow well in sandy soil. That's all I've got.
This post was edited on 8/30/23 at 10:22 am
Posted on 8/30/23 at 10:25 am to Chang Wung
quote:
Chang Wung
quote:
Wilmington, NC
quote:
investment
Posted on 8/30/23 at 10:25 am to Chang Wung
If you plant pine trees please plant longleaf.
Posted on 8/30/23 at 10:27 am to Chang Wung
Definitely new Orleans.
Posted on 8/30/23 at 10:34 am to Chang Wung
Not to get all in your business but I hope this is a very small part of your portfolio specifically used for diversification. Pines don’t pay squat, I’ve got 500 acres of them. I use it mostly for hunting but I am steadily mulching and replacing with hardwoods. Maybe pines come back around at some point but paper is used less and less as we move to digital methods for things.
Also, as another poster said, plant long leaf and not a hybrid or loblolly. They take longer to grow but produce better income, are better for wildlife, and are much more hardy.
Also, as another poster said, plant long leaf and not a hybrid or loblolly. They take longer to grow but produce better income, are better for wildlife, and are much more hardy.
Posted on 8/30/23 at 10:48 am to Buck_Rogers
quote:
Washington parish
yuuup, Hwy 16 - between Franklinton and Enon has lots of sand and gravel pits .... pretty sure it's all privately owned
Posted on 8/30/23 at 10:55 am to Chang Wung
Timberland is a really bad investment unless you derive significant personal enjoyment from using it. It can be a better investment if you can find land for sale below market value that you can flip. If you want to diversify into land, I’d recommend row crop land for a higher, more consistent return. Higher cost up front, though.
And I say that as a timberland owner, looking to buy more.
And I say that as a timberland owner, looking to buy more.
This post was edited on 8/30/23 at 10:57 am
Posted on 8/30/23 at 11:11 am to Buck_Rogers
Beauregard and Vernon parish seem to be pine tree central ,also where lots of fires are currently.
To be honest,pine timber is not a very good investment.International Paper and Boise Cascade sold all their timber land.
I got into it starting in 1985,I bought cutover land from relatives(family estate) and had it planted.Got 10% timber restoration tax credit and amortized the rest over 7 years.
I have one solid 70 acre tract that’s been thinned twice.Took several years to find someone to thin it second time and that was with my cousin having 30 acres adjoining,so 100 acres.
Her husband is a forester and it took him awhile to get anyone to cut it.And we didn’t get very good price.
I have another 11 acres on other side of property they wouldn’t even cut because they thought it was too far to drag and they didn’t want to move their equipment.
Long story short,I’ve about broken even after 37 years but I live on the property and have reasonably good hunting and I don’t have any close neighbors to pester me.
Reality is the less land you own the less interest you’ll get.A logging crew has a minimum of 1 million $ in their equipment and they typically lose a day moving in and a day moving out.Insurance for logging crews and log trucks is high.
Another factor is how far away a buyer for the timber is,in my case they had to haul it a pretty long distance.
To be honest,pine timber is not a very good investment.International Paper and Boise Cascade sold all their timber land.
I got into it starting in 1985,I bought cutover land from relatives(family estate) and had it planted.Got 10% timber restoration tax credit and amortized the rest over 7 years.
I have one solid 70 acre tract that’s been thinned twice.Took several years to find someone to thin it second time and that was with my cousin having 30 acres adjoining,so 100 acres.
Her husband is a forester and it took him awhile to get anyone to cut it.And we didn’t get very good price.
I have another 11 acres on other side of property they wouldn’t even cut because they thought it was too far to drag and they didn’t want to move their equipment.
Long story short,I’ve about broken even after 37 years but I live on the property and have reasonably good hunting and I don’t have any close neighbors to pester me.
Reality is the less land you own the less interest you’ll get.A logging crew has a minimum of 1 million $ in their equipment and they typically lose a day moving in and a day moving out.Insurance for logging crews and log trucks is high.
Another factor is how far away a buyer for the timber is,in my case they had to haul it a pretty long distance.
Posted on 8/30/23 at 11:17 am to Chang Wung
First thing you need to do is establish the market demand in the area. If there isn’t a mill to buy it you’ll have timber you can’t sell.
Then, once you find a parcel in an area with sufficient demand, go to web soil survey and determine the site index based on the soils. I can tell you, there’s some sandy clay soils that will grow the shite out of some pines.
Then, once you find a parcel in an area with sufficient demand, go to web soil survey and determine the site index based on the soils. I can tell you, there’s some sandy clay soils that will grow the shite out of some pines.
Posted on 8/30/23 at 11:24 am to Chang Wung
Vernon/Beauregard to the Florida Parishes.
It's kind of a belt across CENLA turning downward to the SE following the Austin Chalk Trend.
It's kind of a belt across CENLA turning downward to the SE following the Austin Chalk Trend.
Posted on 8/30/23 at 11:36 am to Chang Wung
We could barley give pine away last time we cut.
Maybe it will be worth more in the future? I don’t know.
Maybe it will be worth more in the future? I don’t know.
Posted on 8/30/23 at 11:52 am to turkish
quote:
I’d recommend row crop land for a higher, more consistent return. Higher cost up front, though.
Better have Deep pockets if you’re buying irrigated/leveled loam. Three farms have sold around me for $8k per ac this summer, bought by an investment bank out of Denver. My returns are less than a CD so I am seriously questioning their reasoning or pricing.
Posted on 8/30/23 at 12:08 pm to KemoSabe65
I can imagine 5% could be hard to get to.
Posted on 8/30/23 at 12:13 pm to KemoSabe65
With a good tenant, even at 8k an acre they're going to make some money over the long-term and they still have the land to sell in the future.
If it's a tract that can be developed into other uses, then it will have value later on.
8k is about the very maximum that a buyer can pay cash for row crop they aren't farming and be above break even.
There are better ROIs out there than farmland, but having control of large areas of land has advantages.
If it's a tract that can be developed into other uses, then it will have value later on.
8k is about the very maximum that a buyer can pay cash for row crop they aren't farming and be above break even.
There are better ROIs out there than farmland, but having control of large areas of land has advantages.
Posted on 8/30/23 at 12:19 pm to Piebald Panther
quote:Let’s say they financed for discussion purposes, there is no fking way to service that debt even at $200/ac rent. That’s a 2.5% cap rate at $200/ac.
With a good tenant, even at 8k an acre they're going to make some money over the long-term and they still have the land to sell in the future. If it's a tract that can be developed into other uses, then it will have value later on. 8k is about the very maximum that a buyer can pay cash for row crop they aren't farming and be above break even. There are better ROIs out there than farmland, but having control of large areas of land has advantages.
Posted on 8/30/23 at 12:21 pm to White Bear
Yeah. But if you’re financing, you’re sure as heck not making any money on pine timber, either.
Again, unless you’re buying below market value to resell, you probably won’t make an ROI on land if you’re financing much. Can explain away some of that if you’re getting personal enjoyment from it.
Again, unless you’re buying below market value to resell, you probably won’t make an ROI on land if you’re financing much. Can explain away some of that if you’re getting personal enjoyment from it.
This post was edited on 8/30/23 at 12:24 pm
Posted on 8/30/23 at 12:26 pm to White Bear
You're right there's no way to finance at those levels and make the numbers work. I dealt with one property that had $225 per acre rent and price of $7,500 per acre. 3% cap rate. Without the cash in hand, you can't buy at those prices. Even with the with cash in hand, it's barely a return.
Posted on 8/30/23 at 12:31 pm to Piebald Panther
There is less than zero development options in the delta unless you sell to the state for a lake and park like poverty point. You would need to be in the cabal down at the capitol in BR.
Heck I doubt we need to reserve minerals when we sell.
Heck I doubt we need to reserve minerals when we sell.
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