Jim,
Here is a letter that I was going
to write to a guy in response to an inquiry on what timberland was
running for here in northern Idaho. It might be of interest to the
blog readers.
In the northwest, when looking for a retreat most of us are looking
for timbered property. We imagine tall big trees with a house settled
down in the hallow or located in some vantage point and defensible.
I have given a lot of thought to the idea that if I had the assets
what
would I be looking for in timberland, best bang for my buck so to
speak. A stand of mature timber comes with some advantages and many
disadvantages.
Large timber on property allows good thermal cover and a good screen
from a distance. It can pose some fire danger and in fierce winds it
does not matter if the stand is dense or not--it can be very intimidating.
With merchantable timber you will pay for the timber on the property.
If the prior owner logs it, he logs it to his prescribed cut (i.e.
taking what he wants, not what you would like to be
there.) The end results being something other than the vision you had
for your
retreat. Once
logged, large trees further become risks as they are now susceptible
to wind throw, unless, the tree has been open grown for awhile so that
wind firmness applies. The advantages of buying property without merchantable
timber outweighs the disadvantages in my mind. You do not pay for
a cruise to determine standing volume and thus pay the owner for that
capital on the stump.The best case is the property was logged a while
ago, allowing time to catch up and the regenerated seedlings to grow
and the slash to decompose.
The ideal: Something that was logged 15-to-20 years ago. Hopefully, it
would have been burned and planted. Ideally, trees that are 3-to-4
inches in diameter at 4.5 feet [from the ground], anywhere from 16-to-30
feet
tall, with good healthy crowns occupying 40% or more of the bole. These
trees would be in prime growing condition, if spaced properly, and
could soon be usable. ("Soon" being in another 10-15 years.)
This scenario, unfortunately for the retreat hunter, would be a rare
case indeed.
Most stands for sale are left with the poorest specimens of the trees
that existed prior to harvest. These are left as seed trees. Usually,
the lowest value species are also left. So, you end up with land full
of slash, often choked with trees that are of poor genetics, and often
not the best species to have growing on your land. What you have then
is a lot of work in clean up.
Whatever area you happen to be looking in, it is always wise to become
familiar with what tree species are present, where they grow best,
etc. It can tell you a lot about the site. An example: In my area of
northern
Idaho, lodgepole and spruce with an absence of Red Cedar means you
are in a pretty cold area. You should also be aware that certain species
are susceptible to pests and diseases that can soon wipe out all your
cover and future firewood. In the lowlands, with sedimentary soils,
grand fir, here in northern Idaho will become infected with root rot
and beetle attacks fairly easily and you will soon have a stand of
gray snags before you know it.
Questions to Ask: Ask the local forest
professionals.
My recommendation would be to ask foresters with some of the larger
private forest industries. These are individuals who have to deal with
many different species across many different land types. They also
know the best most cost effective way to handle forest pathology. They
are normally more than willing to take a little time to talk to you.
They
are usually delighted somebody from the public would even ask their
opinion. Personally, I would not advise asking the local forest service.
These are folks who have developed into experts with appeasing irate
environmentalists and dealing with bureaucratic paperwork---not practical
forest solutions.
As for the money: A good rule of thumb for bare timberland
(treeless) value, that timber companies would be interested in, is
approximately $500 an acre. However, this is often bare land that is
very remote with little or no access. Value, obviously, increases the
closer to a paved or county road the property lies. Timberland assessors
look
at distance from mills, stocking (amount of the ground that is occupied
by timber), species that the ground is stocked with (i.e. red cedar
versus ponderosa pine, grand fir, or douglas fir), the age of the stand,
and the amount of net saw (the amount of wood that is not defective
or rotten.) Available timbered property that borders good drivable
roads is in high demand in many areas of northern Idaho. Prices are
being driven up almost unreasonably.
To find out how much your timber is worth, the easiest thing to do
is hire a timber cruising firm to perform a cruise on the land. That
service could run you a bare minimum of $400 for a small parcel
or 20 dollars a plot with fees for calculations and office work, (
Just a note: $20 a plot is low end, and $35 would be along the lines
of
a premium service) with 1 plot per acre being a fairly intensive cruise
for large parcels, but reasonable for medium to small parcels, or one
plot for every
3-5 acres if the land is large and has a fairly uniform timber type.[JWR
Adds: If the property is more than 60 acres and the stand of timber
is fairly uniform, then I recommend that you just ask for a "strip" cruise.
This type of cruise only evaluates zebra stripes from the parcel,
and the cruise report then extrapolates the total board footage. A
strip cruise will still give you a good approximation of the value
of the
timber
yet will cost a lot less money than a detailed cruise of the entire
parcel.]
Lastly, if you are interested in managing your own forest land I
would suggest a few more rules of thumb. #1) Timber always grows
best when the canopy of one tree is not touching the canopy of another
(i.e.
closed canopy.) So, give them some space and room to grow. #2) All
your Bambis, bear, and elk like open area's for feed with places
of cover
to run through and hide in--that is to say diversity, make sure they've
got a little of everything so that it's inviting to them. And diversity
does
not mean to always leave the biggest trees. Biggest isn't always best.
#3) Plan your open areas so that they are areas where you have good
vantage and cover for yourself, for home defense, as well as the opportune
hunting. May Christ Lift You Up - Eric in Northern Idaho
