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Bellmont Pinnacle – Verra Parcel

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Available
$120,000
114 Acres
Timberland
Bellmont, Franklin Co., NY
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Property Details

Location: Bellmont, Franklin Co., NY
Price: $120,000
Acres: 114
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 Verra 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 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 0.56 miles down this road past the adjoining Canadian Parcel. From this point, an old woods road travels southeast into the parcel for about 1,000 feet and becomes more of a trail afterward. This trail continues through the land and passes a log landing situated on higher ground. 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 characterized by a gentle uphill slope, with variably rolling terrain in the northern two-thirds. This area features a small ridge that runs north to south along the western border adjacent to the Canadian Parcel. There are some ledge and rock outcroppings along this ridgeline and its edges. In the southern section, the terrain slopes downward toward Foster Brook, which flows through the property. Most of the land is well-drained and has productive soils that are well-suited for hardwood timber development. In addition to the long-term appreciation opportunities for hardwood timber, this land offers well-maintained internal trails, wildlife habitat suitable for deer and turkey, and attractive terrain. These features provide excellent prospects for recreational activities, hunting, and future enjoyment of seasonal camping.

Timber Resource

Historically, this parcel has primarily been used for the production of sawtimber and other wood products. A previous owner harvested a significant portion of the northern section of the land in the 1980s. In 2014, the current owner conducted a managed improvement harvest operation throughout the parcel to enhance the species composition and stem quality of the future forest.

The timber data presented here is based on a forest management plan timber inventory conducted by the owner’s forest consultant. This data indicates a total volume of 15.41 cords per acre. Regional stumpage values were applied to estimate the parcel-wide Capital Timber Value (CTV) at approximately $45,000.

There are five designated forest stands: 83.3 acres consist of Northern Hardwood Large Poletimber and 31 acres are Northern Hardwood Small Sawtimber. Overall, the forest’s overstory stocking is below average for the region, with a basal area (BA) of 43 square feet per acre. The total density for the three major species is as follows: Sugar Maple 29%, Red Maple 25%, and Yellow Birch 23%. Additionally, smaller components include Black Cherry and Beech both 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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