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re: What area of louisiana has the sandiest soil?
Posted on 8/30/23 at 1:05 pm to turkish
Posted on 8/30/23 at 1:05 pm to turkish
quote:Pine timber will be in a slump for a while given the inventory. If I had some young plantation I’d push them to poles via pruning or some other (unknown to me) niche product. Or clear cut and convert to pasture.
Yeah. But if you’re financing, you’re sure as heck not making any money on pine timber, either.
This post was edited on 8/30/23 at 1:06 pm
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Posted on 8/30/23 at 1:07 pm to turkish
quote:That’s the only way I see it happening, or find and idiot to sell their Haynesville rights.
Again, unless you’re buying below market value to resell, you probably won’t make an ROI on land if you’re financing much.
Posted on 8/30/23 at 1:10 pm to Piebald Panther
quote:I get these funds and what have you are cash poor looking for inflation hedge, etc. And those type landlords will squeeze the frick out of a baw on the farming end.
ou'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 1:11 pm to KemoSabe65
quote:What parish, Kemosabe?
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.
might be time FSBO.
Posted on 8/30/23 at 1:31 pm to White Bear
Better roi buying prime hunting land. Always deep pockets looking to chase whitetail. Though even my shitty pine plantation riddled with creek bottom has doubled in value over the last 7 years. Paid $1870/acre could easily get $3,000 and possibly $3500-4000 an acre. Feel good to own acreage and use it recreationally if nothing else
Posted on 8/30/23 at 2:00 pm to Chang Wung
quote:
I’m no arborist but understand that well draining/sandy soil is ideal, and was wondering what parish/region fits the bill
You are 100% looking for an area to build a golf course or buy great, sandy land and flip it to a developer. I’d love for you to. Just be honest.
Posted on 8/30/23 at 2:14 pm to Chang Wung
Winn Parish has sandy loom soil and a shitload of pine trees
Posted on 8/30/23 at 2:14 pm to Chang Wung
Does it have to be Louisiana? Southeast MS has plenty of sandy soil in the pine belt. I have 160 acres of it and just sold 2 40 acre tracts nearby. Good pine growth, half decent hunting and close enough to go anytime I have a free day. The pines won't make much money though; low purchase price and increasing RE values are the returns so far.
Posted on 8/30/23 at 2:40 pm to dat yat
My dad had 80 acres in between sikes & dodson (winn parish). He clear cut 40 acres & got in this government pine tree program. They pay you to plant long leaf pines (they actually reimburse you for planting them). They also pay to burn it every other year & pay to maintain fire lanes as well. The program is through the NRCS.
https://www.nrcs.usda.gov/programs-initiatives/longleaf-pine-initiative
The 40 acres he clear cut was full of hardwoods, lots of nut bearing trees & it had a creek running through the middle. Those stupid pine trees completely ruined the property. He sold it in december because the hunting absolutely sucked after he planted the pines. Deer do not eat pine cones!
I know I'll probably catch a bunch of shite for this post but planting a pine plantation takes time. Don't do it unless you are in it for the long haul. The 1st 5 or 6 years are going to be absolutely brutal for hunting until the trees get tall enough to provide sufficient cover for the deer & other critters.
https://www.nrcs.usda.gov/programs-initiatives/longleaf-pine-initiative
The 40 acres he clear cut was full of hardwoods, lots of nut bearing trees & it had a creek running through the middle. Those stupid pine trees completely ruined the property. He sold it in december because the hunting absolutely sucked after he planted the pines. Deer do not eat pine cones!
I know I'll probably catch a bunch of shite for this post but planting a pine plantation takes time. Don't do it unless you are in it for the long haul. The 1st 5 or 6 years are going to be absolutely brutal for hunting until the trees get tall enough to provide sufficient cover for the deer & other critters.
Posted on 8/30/23 at 2:45 pm to jsmoke222000
quote:
The 1st 5 or 6 years are going to be absolutely brutal for hunting until the trees get tall enough to provide sufficient cover for the deer & other critters.
Not necessarily.
I have two large tracts, one in Winn and one in Jackson. Stuff a year and a half ago had deer crossing it all the time last season. You will just have to scout a little more.
Posted on 8/30/23 at 2:52 pm to TigerDeacon
A larger tract might me different. I can only speak for the 40 acres he had. I cussed those pines 1000 times over the past 4 years. I'd personally take mature nut bearing hardwoods over pines any day of the week, twice on sunday.
Posted on 8/30/23 at 2:57 pm to jsmoke222000
quote:
The 1st 5 or 6 years are going to be absolutely brutal for hunting until the trees get tall enough to provide sufficient cover for the deer & other critters.
We have noticed something different at our places: the 1st 1-7ish years are great hunting in the little pines with all that brush, then years 8-14 are slow once the canopy closes and before the thinning. Hunting is good again after the thinning.
The original post was about investing in pineywoods, and pines are a slow way to make money so you better enjoy hunting in there between cuts.
Posted on 8/30/23 at 3:06 pm to Chang Wung
Posted on 8/30/23 at 3:34 pm to Chang Wung
Washington Parish northern tangi parish and Pike County Ms.
Posted on 8/30/23 at 3:45 pm to dat yat
quote:
pines are a slow way to make money so you better enjoy hunting in there between cuts.
Agreed. Definitely a long term investment.
Posted on 8/30/23 at 4:19 pm to jsmoke222000
I’d recommend checking the cash flow closely. Seems to me that almost regardless of the tree species on the ground, in today’s timber market, the long term ROI comes primarily from the land appreciation. In other words, buy it right!
This post was edited on 8/30/23 at 4:25 pm
Posted on 8/30/23 at 4:28 pm to turkish
I didn't deal with anything as far as money. I can only tell you what my dad did with his place.
He bought the 40 acres @ $1,250 an acre. He clear cut the property & sold all the timber. I believe he got around $40,000 for the timber. He then got in the NRCS long leaf program. He paid a guy with a dozer to come in and put in fire lanes. He paid to have the 40 acres replanted with long leaf pines. The NRCS reimbursed him for both, 100%. He then took a burn class with the state & got certified to burn so that when it was time to burn, he could do it himself. Simply turn in an invoice & they pay you. They also paid for fire lane maintenance. I have no idea what the numbers were in the reimbursements, but everything was paid for 100%. I believe there are set rates for fire lane maintenance & burning. x amount per acre I believe. He maintained the fire lanes himself & turned in an invoice. He claims that the property basically paid for itself by getting in this long leaf program.
He bought the 40 acres @ $1,250 an acre. He clear cut the property & sold all the timber. I believe he got around $40,000 for the timber. He then got in the NRCS long leaf program. He paid a guy with a dozer to come in and put in fire lanes. He paid to have the 40 acres replanted with long leaf pines. The NRCS reimbursed him for both, 100%. He then took a burn class with the state & got certified to burn so that when it was time to burn, he could do it himself. Simply turn in an invoice & they pay you. They also paid for fire lane maintenance. I have no idea what the numbers were in the reimbursements, but everything was paid for 100%. I believe there are set rates for fire lane maintenance & burning. x amount per acre I believe. He maintained the fire lanes himself & turned in an invoice. He claims that the property basically paid for itself by getting in this long leaf program.
This post was edited on 8/30/23 at 4:30 pm
Posted on 8/30/23 at 4:43 pm to jsmoke222000
He did well if he bought land recently at a bare dirt price of $250/ac. He bought it right and will likely make a great return when/if he sells because of this fact. The timber on the ground today won’t factor into the eventual ROI as significantly.
This post was edited on 8/30/23 at 5:09 pm
Posted on 8/30/23 at 6:00 pm to LSUA 75
Yeh the only way to make money on timber is to have a shite ton of land
And to own a shite ton of land you have to spend a shite ton of money, so it will take you a shite ton of time before you get back your initial investment and actually start profiting
Now, if you inherit the shite ton of land, your golden
And to own a shite ton of land you have to spend a shite ton of money, so it will take you a shite ton of time before you get back your initial investment and actually start profiting
Now, if you inherit the shite ton of land, your golden
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