Should You Sell Land With or Without the Timber?
All through my career I have been asked to sell timber, and then, a few years later, I am asked to sell the land. Is it better to sell land and timber together or separate? Different circumstances require different approaches, but generally, we absolutely suggest selling land and timber together.
Very simply put, land with timber has much more character than clear-cut land. You have many more options with the timber standing. Many of our clients have never sold timber before and do not understand the process, nor realize how unsightly a cutover tract of land is. It has been my experience in executing hundreds of timber harvests that all land after a timber harvest looks bad. Now, the timber harvest will look better in time (explained below), but this is the process of timber management. For the purpose of selling your land, why make it look worse and make a negative effect on price and marketing of your investment? If you plan on selling your land within the next few years, the outcome will be better and quicker with a stand of timber on the land.
Facts pertaining to land sales and timber harvest
- Land with timber has more character making it more marketable
- Timber can always be sold in a relatively short time if necessary. At any point during the sale of the land, we can quickly get a price for the timber if circumstances require.
- Pine stands heal quicker than hardwood stands after being clear-cut. Reforested pine stands heal in a few years, whereas hardwood stands take decades to regain character, thus negatively affecting sale of land.
- Clear-cut land takes longer to sell and sells at a lower price than land with standing timber.
- Road systems are usually in worse condition after logging if not professionally handled, further damaging character and the value of your property.
Benefits of Good Timber Stand and Good Road System when Selling Land
When timber is still on the land, we inventory the timber to ascertain the timber value. This is the most important part of doing a professional job of valuing your land. If you have a realtor that has no idea of timber value or what to do with the timber, you are not being fully or properly represented. Having the option of utilizing timber in the land sale presents many opportunities and tools at our disposal. As Foresters and Land Brokers, we can inventory timber, sell timber, and do a simultaneous land and timber sale.
Timber provides a means of helping with financing or managing the sale price. If the buyer does not want the timber or cannot afford the timber, we can presell the timber to make the price manageable for the land buyer. We have land management options to help the new buyer obtain their goals if we have timber on the property. This makes property more attractive to buyer and more usable. Having potential cash flow is very important to most buyers.
Knowing How to utilize the Benefits of Your Land in selling land for Top Dollar
Land with the timber still on it has many advantages and options. An experienced land broker and forester should be able to recognize this value and apply their management expertise to help the landowner and potential buyers realize their goals. We have sold land that has been cutover and has no timber. As we have explained above, contacting a professional land broker and forester before making any decisions will certainly enhance your sale and provide endless opportunity and benefit in selling your land! GHLT wants your business and the opportunity to help you with your land and timber.