Why are you considering south Alabama acreage? Investment, income, growth, recreation, hunting, fishing, future development? Well, why not find a parcel with most if not all of these attributes? It’s easier than you may think! First, I would like to make mention of a conversation that a good buddy of mine and I recently had.

My friend Jimmy and I have been friends and in the same hunting club for some four years now. After a morning hunt last year, we were in for lunch when he made a comment about the developers building houses next to our hunting land and how they must have had insight as to where to invest. My response was that, I thought the developers had simply followed good highways and roads out of the steadily growing city until they reached the “sticks” or “boondocks” as many say; referring to land that’s cheap, somewhat distant and at that time had little value. Now after years past and natural growth in population, the “sticks” are no longer the “sticks!”

Now, with that conversation in mind, let’s start narrowing things down. What are your priorities when seeking Alabama acreage for sale? Let’s say investment property or recreational land are at the top of your list. Geographically, where would you like to be? Since investment potential is important to you, you will want to be near a small town or city that is near a larger more populated area with easy access. You are speculating that one day, the small town will be large and your land will no longer be the “sticks!” Furthermore, if your land is already on a paved road this could make your property more desirable sooner than later. Although, land accessed by dirt or clay roads may offer a little quieter more private atmosphere and if they do eventually pave your dirt/clay road, your property’s value should rise.

Since we’re talking about rising value, let’s make sure to take the timber value into consideration. What timber is growing on the property? Hardwoods? Pine plantation? What kind of pine? How old? Is it merchantable? If so, for how much now and later? All of this should be available from the timber evaluation or “stand map” that the land owner should have. If there is no timber information, simply ask the seller to provide an estimate. If this property becomes more of an interest to you, seek out a qualified, registered forester to perform an estimate to confirm the first. A bank or other lending institution may require a Timber Cruise which will give a detailed analysis, as well as the current and future value of the timber. Since much of the acreage for sale in Alabama contains timber, information on its value will be readily available.

As far as recreational acreage for sale in Alabama, how about hunting land and horses for an example. If hunting is your priority and you plan on building a camp, then you can buy further out and probably for less. However, if you prefer a heated hotel room near some warm food prepared by someone else, then choose your property accordingly, closer to a town with amenities. As for horses, you probably would rather be closer to a town than farther for convenience to feed stores and supplies. It is not uncommon to find an all in one convenience/feed/gas store in the rural Alabama. Stop in to such stores to introduce yourself and ask questions about the hunting, you may be surprised to the openness of the locals. Ask around as to the quality of hunting. Ask the seller for photos and again, don’t hesitate to ask a stranger at the gas pump. Look up area hunting clubs and leases to get an idea of the areas potential as for the game and the cost of hunting privileges. Don’t forget to ask the local Game Warden and Biologist for their valuable input! Remember, once you have your own land, one of the most fulfilling parts is managing it for quantity as well as the quality of game by planting food plots and other wildlife friendly habitat.

The first step I take is hiring an Alabama registered and licensed forester, preferably one recommended by a trusted source. I’ll ask him to provide a timber evaluation, also referred to as a “cruise.” The cruise will give the age, type, quantity, estimated volume, present dollar value and future value if managed properly. I will also ask him to make note of any parasites and diseases and to provide recommendations, such as burning, fertilizing, pesticides… and in his opinion, where would he put wildlife attracting green fields for hunting.

When considering timber management, it is important to understand that at some point between seedling and maturity the trees will have outgrown their area. At that point they will begin competing with each other for sun and water. As a result, the stand (area of same age trees) will begin to suffer and basically stop to growing in both size and weight. That’s very bad because it is the timber’s weight that determines its sale value. So… now what? Now, it’s time for “select thinning,” which simply means harvesting every 3rd or 4th row (about 25% to 30%) and any stunted or non desired trees out of the stand. This is repeated every time they “outgrow the dirt” until only large, mature timber remains. Each time you thin the timber on your hunting property, the remaining trees get a chance to age, become larger and increase in quality thereby enhancing the sale value of your next harvest.

Choosing and hiring an established and reputable timber company is not a task to be taken lightly. Nightmare stories abound from contracting with “fly by nighters”. In all parts of the country, including Alabama, word of mouth is a great way to find quality companies. Once found, research them and ask them to look at your property and give their bids. Remember to reference the forester’s notes, to show the placement of green fields. They will then, provide a list of the different types of trees to be harvested and how much they’re willing to pay per ton.

Once the high bidders are found, ask them to show you some of their older and most recent work. Also, don’t hesitate to ask the landowners about their experiences with the timber company. Looking at other sites will give you an idea of the quality of work by that company and show the differences of appearance between lesser and heavier thinning.

Now is the time to ask for “favors!” If you need some ditching, road repair, a culvert replaced (you provide culvert) a raw road pushed up or any dozer work this is when you need to ask!

Once a company is chosen and all is agreed, a contract with all mentioned, from the sale prices quoted, percentage to be harvested, (where and which rows) favors and the time in which they have to be finished, is written and signed by both parties. If you’re ever uncomfortable, never hesitate to run any questions by a real estate attorney before proceeding. If someone “can’t wait”, just walk away from the deal. The risks just outweigh the rewards.

Now, hire a kid! Yes, hire a kid or someone to take a ledger of the timber as it leaves the hunting land. Simply set up an area for someone to take a picture of the back of each truck’s load of timber as it’s leaving. Make sure the camera is set to show the date and time. Most do not go to this measure but it’s a good way to be sure that all is accounted for. On that note, you should receive payment for the sale of harvested timber within 10 days to two weeks. This should continue regularly, as long as the weather does not interfere.

What to expect and do next. First, expect the property to look awful! There’s nothing pretty about logging or their aftermath. They’re noisy, destructive and because of the typical south Alabama mud, the roads may be impassible by average vehicles. But, this may be necessary to accomplish their goal. Unfortunately, others, such as hunters do not, or will not want to accept this. Therefore, sometimes, war has been known to break out between the two. So, if hunters are part of the equation, make sure to let them know exactly when and on which part of the hunting land the logging will take place. Furthermore, insist that both the loggers and hunters respect YOU by respecting one another or you will dissolve any further agreements. Be prepared to stand by your words and never lose control of either party. Periodically, drop in and check things out. The logging is quite interesting to watch and it’s a good idea to make sure things are going “as planned” because once cut, there’s no putting them back!

Okay, the thinning is complete. But while at it, why not go ahead and complete all that’s good for your trees to further help them out? Again, refer to the forester’s notes as to any pesticides that may need to be applied. Also, consider a controlled burning, followed by chemical brush killers to keep the underbrush from building back up anytime soon. If needed, fertilizing should complete the process for some time. The less underbrush, the more sun, water and other essential nutrients will reach the pines resulting in healthy, heavy, valuable timber for the next thinning. Also, the previously unassailable property, due to its thick underbrush will soon be full of wildlife coming in to take advantage of the fresh green shoots and new found habitat, resulting in much better hunting land. Not to mention, if a wildfire threatens your property, the risk of damage is far less than before because the fuel (underbrush) has been removed! Oh, yes. By the next year and each to follow, the property will grow prettier and take on an all new look.

This Property For Sale

Location, dirt value, timber value, positives and negatives, it’s that easy! The location is of the utmost importance because even if you find a great deal but…. it doesn’t support your wants and needs, it’s not a good deal for you unless you look at it as an opportunity, but that’s another subject. Dirt value simply means the worth of the raw land without consideration of any of its other assets. Timber value is the current market value of the tress on the parcel of land. Now, the market value is the sum total of the property’s assets less any quantifiable negatives or liabilities.

As for the location, stay focused and look at property in Alabama that suits your needs and don’t waste your time and others by looking elsewhere. Sometimes a real estate agent will bring you a “spectacular deal” on a property that is nowhere near the area you are focused on. Keep in mind, a real estate agent’s ultimate goal is to sell property…any property. You should make them understand up front that your are looking for acreage in a specific area of Alabama. Most realtors will comply with your intentions. If not, promptly fire them and find one who will! There is no shortage of honest, hard working agents that will comply with your requests. Don’t waste your valuable time trying to work with an agent who won’t listen to your requests.

Evaluating the “dirt” can be complicated. Why? How many properties in the area are completely clear of timber and have just been sold? Keep in mind I mention “recent sales”. A property’s market value is based on recent transactions on land that is comparable to the parcel you’re currently evaluating. These are called comps, short for comparable or like properties. To estimate the value of the dirt, it’s best to work it out backwards. Using the purchase price of a comparable property, deduct the value of the assets (timber, etc) and the remaining balance is your estimated dirt value.

It’s typically simple to ascertain the value of the timber. Ask the seller for any timber info, if none is available, simply ask the seller to hire an Alabama licensed, registered forester to either give an estimate or a full evaluation on all merchantable and future merchantable timber. If you’re serious about the property, try to work with the seller if they balk at hiring a forester. When you have the timber estimate, add that value to your total. Just remember that timber is sold by volume (its weight) and prices per ton are constantly changing due to their demand. Another thing to remember is that there are several kinds of timber and markets for each type. Historically, timber prices and markets fluctuate within a certain range, so consult with the forester to understand the typical norms in market prices.

Next you identify any other assets and liabilities and list them separately. Assets to go in the “plus” column would be mineral rights, roads, power, water, lakes, ponds and any structures on the property. Liabilities would consist of anything you do not need and cannot sell.

Well, that’s basically it in a nutshell. But, remember to take into consideration a few intangibles like distance from your residence, hunting and recreational uses of the land and even potential for development in the region. So, good luck and I hope these few notes help you on your way!

Alabama Land For Sale