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Bellmont Pinnacle – Canadian Parcel

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Available
$110,000
87 Acres
Timberland
Bellmont, Franklin Co., NY
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Property Details

Location: Bellmont, Franklin Co., NY
Price: $110,000
Acres: 87
Type: Timberland

Property Overview

The Bellmont Pinnacle Parcels offer three individually managed forest parcels along seasonal access old-town roads. The Bellmont-Pinnacle Road Parcels have rolling topography, streams, abundant internal trails, abundant wildlife, long-term timber appreciation opportunities, and lots of privacy. Early homesteaders cleared this land for pasture in the mid-1800s. Since then, as this area of New York State transitioned away from widespread farming practices, it has reverted to forest. Over the years, former owners have used parcels for firewood, hunting, and local wood products. Each parcel is remote, with no utilities available, but it offers strong recreational and seasonal cabin site attributes, which its long-term forestry potential can boost. According to the seller, the sale of this parcel will be structured to accommodate a ‘1031 Exchange’ to the best of the attorney’s, seller’s, and buyer’s ability.

Location

All three parcels are located in the Town of Bellmont, south of County Route 24 (Brainardsville Road) and Bellmont Center, in the north-central section of New York’s Adirondack Park. The northern sections of the Chazy Highlands Wild Forest, a large wilderness within the park, are situated just south of the parcels.

This scenic area lies along the transition from the dense, well-timbered Adirondack forests to the south to the rolling St. Lawrence River Valley to the North and West. The surrounding landscape is characterized by mostly undeveloped forestland.

The neighboring ownership patterns comprise a patchwork of seasonal camps, hunting camps, privately owned working forests, timber company tracts, and state forestland. Also nearby is the Titus Mountain Ski Center, 15 miles to the southwest.

The largest population centers nearby are the Village of Malone (5,340), 10 miles to the west, and the small City of Plattsburgh (18,900), a 50-minute drive to the east. Both communities offer a full range of retail and dining amenities. The Olympic Village of Lake Placid, one of Adirondack’s most popular four-season resort towns, is a 75-minute drive from these parcels. Albany, the state’s capital and home of the Albany International Airport, is a 3-hour drive. Montreal, Canada, is a 1.75-hour drive, and Ottawa, Canada, is a 2.5-hour drive.

Access

The Canadian Parcel is located along Pinnacle Road, which is maintained year-round by the town for approximately 1.14 miles south of Brainardsville Road, extending to just before Collins Creek. Beyond this point, the road is only seasonally maintained and is suitable for four-wheel drive vehicles with good ground clearance for .83 miles until a sharp turn to the east. The property features approximately 660 feet of frontage on East Pinnacle Road, which can only be accessed by four-wheel drive vehicles or ATVs when the land is dry. The property is approximately 0.44 miles down this road. Internal access is provided by a good network of skid trails from previous timber harvest operations throughout the tract.

Property Description

The topography of the parcel is gently sloped uphill, featuring variably rolling terrain in the northern two-thirds, including a pleasant side hill to the east. In the remaining southern section, the terrain descends toward Foster Brook, which flows through the southeast corner of the tract. Most of the land is well-drained and has productive soils that are ideal for hardwood timber development. As you enter the property from the access road, you will quickly encounter an old hunting camp located in the northwest corner. This structure has the potential to be repaired for future use. A 2008 survey map of the parcel indicates a possible border with New York State Forest Lands in the southwest section; however, there is no obvious physical evidence on the ground to confirm this. In addition to the long-term appreciation potential for hardwood timber, this land provides good internal trails, wildlife habitat for deer and turkey, and attractive terrain, all of which contribute to enjoyable recreational activities, hunting, and seasonal camping experiences.

Timber Resource

Historically, this parcel of land has primarily been used for the production of sawtimber and other wood products. Previous ownership harvested a significant portion of the northern section following the Ice Storm of 1998. In 2015, the current owner conducted a managed improvement harvest throughout the parcel to enhance both the species composition and stem quality of the future forest.

The timber data provided here is based on a forest management plan timber inventory conducted by the owner’s forest consultant. This inventory shows a total volume of 11.30 cords per acre. Regional stumpage values were then applied, resulting in an estimated Capital Timber Value (CTV) of approximately $43,000 for the entire parcel.

There are seven designated forest stands comprising 86 acres of the total 87.14 acres. These stands include 50 acres of pioneer hardwood small sawtimber, 5 acres of mixed wood large poletimber, and 31 acres of northern hardwood large poletimber.

Overall, the forest overstory stocking is slightly below average for the region, with a Basal Area (BA) of 60 square feet per acre. The density of the three major species is as follows: Yellow Birch at 33%, Red Maple at 24%, and Sugar Maple at 20%. Smaller components include Spruce/Fir at 7%, Beech at 6%, and Black Cherry at 5%.

Parcel Map

Broker Disclosure: Under agency law, you are considered a customer, unless you have a written brokerage agreement with Fountains Land (in which case you are a client). While you are a customer, Fountains is NOT obligated to keep confidential the information that you might share with us; therefore, you should not reveal any information that could harm your bargaining position.

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Tom Gilman, CF

New York Regional Manager & Real Estate Agent
Tupper Lake, New York & Montpelier, Vermont
80 Park St., Suite 4 Tupper Lake, NY 12986
518-354-1060
518-359-3089

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