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Cranberry Forest

Colton and Clifton, St. Lawrence County, NY
14428
Price: $4,680,000
Acres: 7,211
Type: Timber
Availability: Available
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Introduction
Location
Access
Site Description
Timber
Easement

Introduction

The property is located in a rural, highly scenic region of northern New York, situated just north of Cranberry Lake, the 3rd largest lake in the Adirondack Park. The small community of Cranberry Lake is located at the lake's northern end and just south of the land.

The region is known for its productive forest resource, particularly its black cherry, maple and softwood stands, with well-developed forest product markets extending over the border into Canada.

The community of Tupper Lake is located 26 miles to the east. New York City is a 5.25-hour drive to the south, while Montreal, Canada is a 2.45-hour drive to the northeast.

Location

The property is located in a rural, highly scenic region of northern New York, situated just north of Cranberry Lake, the 3rd largest lake in the Adirondack Park. The small community of Cranberry Lake is located at the lake's northern end and just south of the land.

The region is known for its productive forest resource, particularly its black cherry, maple and softwood stands, with well-developed forest product markets extending over the border into Canada.

The community of Tupper Lake is located 26 miles to the east. New York City is a 5.25-hour drive to the south, while Montreal, Canada is a 2.45-hour drive to the northeast.

Access

Cranberry Forest offers ideal access, facilitating forest management activities on all of the land. Access to the property is via State Route 3, Tooley Pond Road, right of ways, and a comprehensive internal road network.

The southern section of the land is accessed by Route 3 where there is 1.1 miles of frontage and a developed right-of-way road north of the Grasse River. The western end of the land offers 2.63 miles of frontage along the paved Tooley Pond Road.

Internal access is provided by over 15 miles of developed gravel roads, suitable for summer, fall and winter forest operations. Winter roads add an additional 3.5 miles of access. The entire road network has developed landing areas ready to support future silvicultural operations. Amply established gravel pits facilitate future road maintenance.

Site Description

The property holds a considerable footprint, spanning nearly 5 miles east to west and nearly 2.6 miles north to south. This landscape covers various terrain, with the commercial timberland characterized by mostly rolling slopes. The upland sites support northern hardwoods and black cherry stands, while the lower, level sites host mixed species and softwood stands. The center of the tract is bisected by the wild and scenic South Branch of the Grass River, a water and forever wild forest corridor owned by the State of New York. Two truck bridges cross the river connecting the southern and northern forest units.

Elevation throughout the land ranges from a high point of 1,652' to a low point of 1,400' at Dillon Pond. This relatively narrow, high-to-low elevation gap creates mostly rolling terrain with minimal steep slopes, facilitating forest management activities and road maintenance. 

There are five named streams running through the property and various wetland habitat areas supporting several small, scenic ponds. The protected, 16-acre Dillon Pond is located along Tooley Pond Road's southwestern edge of the land.

The 36 acres west of Tooley Pond Road are not covered by the conservation easement and are available for the new owner to build a camp or homesite.

Considering the land's large size, this is one of the more carefully managed forest properties in the region, where for 40 years the silvicultural focus has been on producing high-quality stands.

Timber

The data reveals a total sawlog volume of 35,562 MBF International ¼" scale (5.6 MBF/acre) and 78,047 pulpwood cords (12.3 cords/acre). The combined total per acre volume is 23.5 cords. F&W assigned stumpage values to the volumes in September of 2022, producing a property-wide Capital Timber Value (CTV) of $6,162,700 ($968/commercial acre).

A species composition dominated by hardwoods prevails, with hardwoods at 73% and softwoods at 27% of total volume. Species composition for all products combined offers a favorable mix and is dominated by black cherry (30%), The Maples (34%), yellow birch (7%), Spruce/Fir (12%), and white pine (9%), with the balance consisting of miscellaneous species. The sawlog species breakdown is led by black cherry, with softwoods and The Maples accounting for much of the balance.

The average diameter for all products combined by volume is 14", while the average sawlog diameter is 16". The average diameters for the four major species are black cherry 17.5", The Maples 15", white pine 24.5", and spruce/fir 10". Of particular interest is that the white pine and black cherry resource is mature and available for considerable income generation once cash flow is desired.

The forest has been carefully and professionally managed for the last 40 years by the same forest management team to concentrate growth on the best crop trees and promote a mature age class. The silvicultural accomplishment is visible over the entire property setting the stage for robust asset appreciation over the coming decade.

Easement

The State of New York holds the conservation easement on the property with the easement terms administered by the Department of Environmental Conservation (DEC). A working forest "partnership" with The DEC offers the new owner predictability and cooperation, given the long history and solid reputation this Agency has in overseeing other conservation easements under its stewardship.

The primary objectives of the easement are to limit development, prohibit subdivision, protect scenic & natural resource values, allow for sustainable forestry, and provide opportunities for recreational uses. 

Easement highlights include:

  • Most sustainable and traditional forestry and sugarbush activities are permitted to support the long-term stewardship of the protected property;
  • Public recreation is allowed from December 16 until Labor Day weekend;
  • Silvicultural activities are limited to sustainable levels;
  • Certain no-harvest buffer zones apply along various streams and wetlands;
  • Three additional camps are allowed in a designated zone.
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