Lets Speculate on Land Prices

[Jim Timber]

The pulp mill in Cloquet has been buying up aspen/birch for $90/cord on their landing at the transfer yard in Pillager, but the cost of getting the wood there still makes it a break-even proposition unless you can haul it yourself 4 cord a load (they won't unload you any less) and they want 100 cord contracts. I've decided to let it rot if I can't cut it up for firewood first, because getting it out of my woods whole isn't possible without hiring it out.

My neighbor had their hardwoods cut last winter, and despite high demand for oak and maple, he had to call 7 loggers before he got one to agree to do it (likely because of poor access).

Having timber doesn't mean anything unless you plan on making it into lumber or firewood and are ok with putting a ton of work into processing it into something of value.

 

[MoBuckChaser]

Value of timber and what a logger will pay for stumpage can be a spread, so big, people get pissed that own it. Its funny how people react when there $240 a cord for saw logs are only worth $20 a cord to the logger!

 

[bat man]

Agreed, if you have good timber that does give you an insurance policy. I remember seeing land back in the mid-90's under $500 an acre so in today's dollar maybe the low is $600-800 an acre up North.

Bigger parcels of land are already selling for $600 and less in the Mille Lacs area.

 

[wiscwhip]

That ^^^ might be good for you Fish!;)

 

[bat man]

the MN DNR is literally killing the land values here in MN.

Which raises the question. How good can your parcel become if you are surrounded by 2 day kill them all neighbors? Anybody hear experiencing well above average hunting despite their neighbors, and what factors make it a reality?

Would one rather have the right 200 acres at $500 an acre or the right 40 acres at $2500?

 

[wiscwhip]

If this new rule stands up you might have wolves sooner than later.

 

[bwoods11]

Bigger parcels of land are already selling for $600 and less in the Mille Lacs area.

How much of the land prices at $600 an acre is high ground??

 

[bat man]

How much of the land prices at $600 an acre is high ground??

50/50 high low

 

[bat man]

I have 27 adjacent landowners and we always do very well, the difference is 1) low pressure hunting 2) thermal bedding 3) foodplots. In our area the right 80 of hardwood for $320k is the better choice than the deal cedar swamp 80 for $170 k

Typical 80 acre piece in your area would see how many mature bucks (3.5 plus) taken each year?

 

[bat man]

Hunted properly? 4 we have 1 mature/ 20 acres

Thats impressive. Your land is almost 7 times the cost of mine and you have 8 - 10 times the mature bucks I house.

 

[bat man]

Funny how that coorelates

My property taxes after SFIA money are about $3 an acre. $60 an acre for taxes and I could pay my whole place of in under 12 years. Do you guys have programs to offset that tax load?

 

[shawnv]

Land by my home farm is going $4000-$6000 an acre and increasing. To the north is a population hub and south is buffalo and trempealeau county so it's a double whammy. My back 20 acres is around $700 a year in taxes, which is strictly rec land.

 

[shawnv]

I have to say I am a little worried about wolves expanding down to my 30 acres 30 miles east of my home farm and killing the value along with the deer long term. At least for now it is wolf free with the pack staying 4-5 miles away. I do suspect the Amish keep any wolves around in check though.

 

[bueller]

There are already wolf packs near my property and loners that stray very near by. Although we haven't gotten a pic yet there have been roadkills and reported sightings within a couple miles. I don't want wolves on my property for obvious reasons but I'm not afraid of them causing my land value to plummet. We are in a very popular recreation area with ATV routes everywhere, two huge lakes with developments popping up all around them, and public fishing spots that attract people from surrounding states every year. And we are close to Wisconsin Dells. We may not have the best deer hunting but its not the only game in town.